Tmvelandleisureis the world'slargestandfastest growing industf,v This book anticipates the increasingdemandfor dil'ersehotels,resoru,and leisuelime amenitiesnow appearingworldwide. Hotel Design, Planning and Development presentsthe nnge of significanthotel fipes being del'elopedtodal and illustntesthem in their fiil globalmat' of senings.The bookdiscusses thelatest trends from guestrcomsperchedatop ultn-tall mked-usetowersto lal'ishdesertvillasshadedbl high-risestructuresto exoticalh'themedresorts risingoutof pristinetropicalislandweters.The book planninganddesignconsiderations outlinesessential basedon the latestdau. supportedb1' techdcal infomationandillustrations. includingorignalplans. Analsis and theory supportseachof the major trends that is presented,highlightinghow the designer's work fits into the development of the industryasawhole,andgi\ingaclearunde$tanding of how successfi:l newconcepts de\'-elop. Theoperiencedauthorteamandtheirconffibutors represent boththepmfessional andacademic sidesof the subject.In majorsectionscoveringHotpllJrpps, Design, ajnd Derelopment,the]' provide the developer, architect,designer. and hotel executive with a comprehensive and practicalintemadonal over!iew of hoteldesign. COMENTS: Forc$'ordby Glo Obata, Michael Bedner, andBjomHanson:Part 1- HOIELTI?ES:1.Overview: 2, DowntownHotels;3, SububanHotels;4. Resorts; 5, ConlEntion Hotels; 6,Conference Centers; 7,Residential andCondominium Hotels: 8,N{uite andLrtendefta,v Hotels; 10,Updating L-dsting Hotelsi 9.Super-luxuq'Hotels; 11,Mega-hotels; 12.Mixed-us€ Developmensj 13,Caiino Hotels.Part 2 - DESIGN GIIDE:14,SiteandMaster Floor;16.Guesffoom Plrrung;15,1heGuesffoom iurd SuiteDesign; ll, PublicSpace Design; 18,Administntion l9,TednicalCoodination; 20. l|ndBackrlf-house Design; SpecialSystems; 21. Construction. Pafi 3 DEVEIOPMEI'IT 22,Derdopmeff Planniry; 2J, GUIDE: 24, Future De\,'elopment. Hotel Managenent; APFENDICES: Envimnmental Plaoning Checklisl Budget Coordhation Checklist; HotelClassincations, Ten-year Forccast ofNetOperating lncome:Mark€t Trend ChecHist; Intemational HotelandTravel Organizations; Bibliognphy; Illustration ListandIdeaFinder: Listof hoperti€sand Credits; Inde\.Includes sideba$by I.M.Pei,JohnC. Portman, RobertE. Jl RobefiA.M.Stem.Ian Schrager V/01ff. f\armerValenrine A.khr andHoward J
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< Ill)epage. Anincredibly welc1ne rest1tation (see RattlesH0tel,Singapore r 202).Creative developments ofthemid-1980s suchastheresiorati0n ofthis iconol\telcoming h0teldesiqn helped torchoffthem0stast0nishiu ntessential ngwave 01pr0gress observed intheindustry formany decades. Therevival 0t :rlsfamed east-meets-west hoteldemonstrates thevalue01restoring amaslef'r neo-Renaissance faqade renovatinq l03 deuxesuites, andcrealing anadia :eft mixed-use developrnenl c0mprising 65specialty shops anda mLseum. ll keyinterest arethepublic interiors, highlighting the1920s era,when ihe -Oteserved asboththeworkplace andplayground 01liieraryluminafies such asSomerset l\4augham andNdelCoward. Thehotelis named in h0n0r 0f Singap0re's f0under, SirStamf0rd Raffles.
< A superluxuty h)telt0remenbet tour Seasons Hotel,NewYork(see :: 170and350).Theinnovaiive andelegant rotunda l0bbyof LNl.Pei'sexcit-: Ces creates awarmarrival space l0rNewYork's tallesthotel.Located 0n 0n :-:- Street, amidst lhebestsh0pping andbusiness destlnalions, thehotel ':r: vesacc0 ades l0rits370oversized r00ms andgraciOus style andservice. --: guesls multlevel obbyoflers a variety 0f pOsjtions fromwhjch t0vjew y turning :..:'s-andbeviellved magical lhemassive space intoanintimate i'::'ence,everwhile at0ne011he world's busiest crOssroads. > A tallerultntelKowloon MTRT0we1, HongKong,China(see p.205).C0nsidered 0ne0fthemoslimaginative ultra-high-rise multiuse holeldesigns, thisc0l0ssus of102slories bVS0llArchitects features a peaked r00landornamental spire, traditionally c0unted ina building's height. o'ficia More technically complex forbeing built aspa 0fa land jnKowl00n project reclamati0n Bay, lheproiect combines arestauranl and observatory atitstop,0fficefl00rsinthemiddle, andafive-star hotelwith a 23-st0ry podium atrium al ils base, atopa commercial andparking Thel0caii0n 0fthehotelr00ms, highlighted lntheaccompanyOarage. rg keydlagrams, varies based 0nmarket trend analysis.
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Firstpublished 2001 o Walter A.Rutes, Richad H.funner, andLawrence Adams 2001 Allrights reserved. N0part0fthispublicati0n maybereproduced in pholocopying anymaterial lorm(including 0rstoring inanym€dium by electronic means andwhether 0rnotlransienlly 0rincidenlally tosome permission 0ther useollhispublication) without thewritten 0lthe holder inaccordance copyright except withthepr0visions 0ltheCopyrighl, Designs andPalents Act19880runder thetermsofa licence issued bythe Copyright Licensing Agency Lld,90Tottenham CourlRoad, London, England W1P oLPApplications forlhecopyfight holder's written permission t0reproduce anypaft0flhispublication should beaddressed tothepublishers 0isclaimer Theintormalion andstatemenls herein arebelieved t0bereliable, butarenotlo beconstrued asa waffanty orrepresentatiofl l0rwhichthe authors 0rpublishers legal responsibility. assume Users should undertake veriiicalion sufficient andleslinq t0determine thesuitabilily l0rtheir purpose ownpadicular ol anyinl0mation 0rproducts rcferred toherein. purpose Nowarranty oJlitness l0ra particula ismade. BritishLibrary Calal0gulng in Publication Dala A catalooue recod l0rthisbook isavailable lromtheBrilish Library Library 0l Congrcss Catal0guing in Publication Data A catalogu€ record lorthisbookisavailable iromtheLibnryofCongress rsBN 0 750646071 Produced byGray Publishino, Tunbridqe Wells, Kent Pintedandbound inGreat Britain P€ssLtd,Trowbridge, byCromwell Wilts
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ACKNOWIEOOTNENIS \-/
his bookis the resultof manyyearsof experiencein thespecialized lieldof hotelarchitectureandinteriordesign-theexperience of the providedus with -ores of peoplewho generously
R. NicholasLoope,AllisonD. Mehta,Alejandro (ASW), N/orales JohnNicolls, MichaelNowlis, Don Olson,DavidOswald,BradfordPerkins, JohnPortmanlll,JamesRappaport, l\4ichael Redlin,Roque r insightsabout design and with examplesof Rey(ASW),ForrestRichardson, lllonaRider,Debra pho- Robinson, work.Wecreditthearchitects, designers, Robson,CoreySannes,Eliot Stephani andotherswhoencouraged usandpro- Soffes,DavidStipanuk, WilliamTablerJr.,Garritt uswithmaterialabouttheiroroiectsintheList Toohey, KimWalker, JamesTortorella, JohnWall,Dr. Oedits becauselhere are morethan we can lvlarkWarner,Elizabeth Wedge,MonetteWilliams, acknowledgehere. GailWilson, GeorgeWong,Kellogg Wong,Stanley k owea specialdebtto threegiantsintheindus- Wong,JimWood,AsegulYalim,and LarryZiebarth. archilectGyoObata,designerMichaelBedner, We cannotofferenoughthanksfor the patience nnancial consultant BjornHanson, whoagreed and enormousgood judgmentof the editorsat itroduce the book with personalobservations Architeclural Pressin Oxford,GrayPublishing in theirdistinguished careersand with projec- Kent,andW.WNortonin NewYork:lvarieN4ilmore, aboutthe futureof hotelarchitecture, design, Sian Cryer, Neil Warnock-Smith, Lesley Gray, In addition,sincerethanksto develooment. NancyGreen,JulieTillerand RobertGraywithout Kastner, ValLehr,LM.Pei,JohnPortman, Jr., whoseassistance thisbookwouldnotbe oossible. RobertA.M.Stern,and HowardWolff Also,overthe pastfewyears,studentsat Cornell, Schrager, for NewYorkUniversity, and otheruniversities took on fovidinga seriesof sidebarcommentaries projects chapters. individual research orassisted withthemany and manygoodfriendspro- drawingsthat illustratethe book. These include Or ownassociates helpfulcomments throughout thewritingof the JeromeChen(Cornell), (NYU), JeanDubyna Carlos (NYU), andotherswentfar beyondthe callof dutyin Fernandez NaomiHori(NYU), Keisuke Nakae go to Peter (University resources. Thanksespecially of NewHaven),EduardoOuintero(CorMustafa Abadan,Brandon Adams,RajAhuja, nell),CarlaSilva(Cornell), andCassyTristam(RMII RobertAshton.FaustoBaba,Robert l\4elbourne). Ed(Aexander, Theirinterestand enthusiasm for the JodieBenzer, HorstBinzer, detailsof hotelplanningissuesareinfectious. JamesBelluardo, WendyBrenman, 8Mh, TedBrumleve, Pope Thereare too many individualcontributorsto RobertoCapponi,JackClark,MarkCoffee, acknowledge eachone.Wewantto thank,however, Dann,ArthurDawson,KennethDemay,Jan the manyhotelexecutives whoidentified theircomPeter Dixon, Sandra Dove-Lowther, pany's most excitingnew properties,the repreEaton, Dr Blair Ford, Robert Glazier, sentatives of thescoresof architectural andinterior Gossen,MichaelGawron,Amy Hall,Sid designfirmswho providedmaterial,the photograYoshiroHashimoto, GregHartmann, Alan pherswhoculledtheirverybestshots,all of whom BillHendrickson, TiffanyHighfield, JohnHill, willingly metourendlessrequests foradditional inlorHomiah,MarkHornberger, TomHurley, Steve mation.Mostof all,however, we mustrecognize the VictorKell,PeterKuttner, UndaKastner, Nick sacrifices madeby ourfamilieswhohaveprovided David O. Levine,Anne Lloyd-Jones, J. us withincredible supportand encouragement to Loughran, WilliamLouie,RobertJ. Lynch, complete thisproject. Thankyouall.
Dedication Wededicate thisbookto ourpartners, children, andgrand-children, withloveanddeepappreciation fortheirsupportandencouragement.
Contents
ColorPortlolio
c-1
Acknowledgmenls Foreword . Biorn Hanson Bednet Gyo0bata. MichaelJ. Preface
Part1 HotelTypes 1 overview
Il
vi
2 4
' . Genealogy Tree. Varieties Evolutionary . Planning andDesign Classilicati0ns . Hotel Milestones Considerations
Hotels 2 Downtown
12
Hotels' Devel0pment andTourist Downtown Business . Design Considerations andPlanning 'Sense . Place andTheatef by of considerations ' ' . Guestrooms Public Spaces A.l\4. Stern Robert ' . . H0tels Boutique Reuse Trends Adaptive ' Modern and toEconomy Size. Luxury ' . Renovation and TraditionalNewConstruction . Amenilies and t0Chain Quifty Independent . 'More toSleep' bylan thana Place Gimmicks ' . Planninq Considentions and SchragerDesign ' . Hotels Entertainment Trends Downt0wn Hotels Downtown Waterlront
Holels 3 Suburban
42
. Trends . Airport Hotels andl\4otels Roadside ' 0lfice andDesign Consideralions Hotels. Planning InnsandBedandBreaklast Hotels. Country Park . Hyblids and Inry'B&B Categories lnns. Country . . Inns lvlallHotels University 0therSubuhan . Planning . SmallTown H0tels andDesign Holeis . TIends Considerations
4 Resorts
' . Trends . Significant Examples Considentions ' Resorts andCondominium Vacation 0wnership ' . Condominium Resorts Examples Signilicant . . andOesign Hotels Planning Trends Marina ' Ski ' Trends . Signilicant Examples Considerations ' . Considerations andPlanning Resorts Development ' . Enmples Significant Design Considerations . Ecoloqical . EcotouristResorts Trcnds ' ' Trends . l\4ain-line Ecotourism ResDonsibility . Theme Destinati0n ComplexesResort Multires0rt . . Planning . lntluences l\4ethodology Parks . Signilicant Devel0pment Considerati0ns . Tlends . Cruise Ships. Trends Examples
Holels 5 Convention
'126
. Downtown Planning andDesign Considerati0ns . Center Hotels Conventi0n Headquarters Conventi0n . orResort Convention Hotels Suburban ' Trends . Public Areas Hotels Planning
Cenlers 6 Conlerence
136
. Conlerence Types: Center l\4eetings lvlarket TheSmall andNolfoFProfit University, Resort, Corp0rate, Executive, ' . Planning andDesign Considerations Centers . ExamplesTrends Signilicant
152 H0tels andCondominium 7 Residenlial ' Design C0nsiderations andPlanning Devel0pment ' Trends . Significant Examples Considerations
Hotels andEnended-stay I All-suiie
158
Holels I Superluxury
166
. Signilicant Considerations Planninq andDesign . . Residential Trends Trends Examples
64
. Planning Besorts Beach, Goll, andTennis . . considetati0ns Design C0nsiderati0ns ' . F.xamples Significant Envir0nmental Consideralions . Planning and SpaBesorts Development . Significanl . Desiqn Considerations Considerations . . . 0evelopment ExamplesTrends VacationVillages . . Design Planning Considentions Considentions
. Guestrooms . Public Spaces Design Considerations .'FoulSeasons . andSuitesBack-ot-houseAreas byLNLPei' New York, Luxury 0n57thStreel' Hotel . Trends C0nsiderati0ns Devel0pment andPlanninq
Holels 10 Updaling Eristing
174
11 mega-holels
1S4
. Adaptive . Restorations. Additions Renovations . Re-use Trends . Significant C0nsiderati0ns Planning andDesign . Trcnds Examples
contents Developmenls 12 Mixed-use
200
. Development Mixed-use C0mplexes andPlanning . Design . Significant C0nsiderations C0nsiderati0ns . Trends . Planned Eramples Communily . Senior . Developments andAssisled-living Residences . Development Retirement Conlinuing-care Communities . Design . andPlanning C0nsiderations Considerations . lvledical Trends Hotels
Hotels It Gasino
240
Part3 Developnent Cuide
256
22 Developmenl Planning 360 . FeasibilityAnalysis . Facilities ProjectSequence ' 'Development Programming software' by . Prototype Bobert E.Kastner Development
Resort Sites. Suburban Sites. ljrban Sites. Analfzing theProlect Site. Developing lhel\4asler Plan. Trends Analyzing Alternative PlanConfigurations: Slab, Tower, . Defining Atrium C0nfiguralions theGuestroom and . Documenting Program Suite theGuestroom l\4ix
Guestroom andSuileDesigo
266
. Room Establishinq Design Criteria Dimensions and . Designing Configurations theIndividual . Suites. Accessible Guestr0om Guestroom/ . Guest . Gueslroom Design Bathroom Universal . Prop0sing Equipment andTechn0logy theGuestr0om . Trends ff&EBudgel
Space Design f? Pnblic
280
Anival. Lobby. 'Hotel Public Space' byJ0hnC. hrtman, Jr. . F00d andBeverage outlets. Program . Design . andPlanning 0bjectives 0biectives . . Function Space Pr0gram andPlanning objectives . . . oesign Criteria Recreati0n Facilities Parking Signage andlconographics: Tabletop, Artand Uniforms, Mitacis.
I
350
. Construclion . Furniture, Proiect Delivery Schedule Fixtures, andEquiDmenl
238
Flool 15 lhe Guestroom
342
. Telecommunications . Energy Information Processing 'The . . Conlrol Life-salety Systems Sensible Application olHigh Technology Design' t0Hotel byValentine A. . Audio bhr . Securily Systems andVideo Systems
21 Conslruclion
Planning &'leandMaster
f
20 Special Syslems
224
. Planning l)€vel0pmenl Considerali0ns andDesign . Considerations TheCasin0 Gaming Floor. . Trends Examples Significant
2 Design Guide
19 Technical Coordination 326 . Types 0tProlessional Services Agreements . Technical Budgeting, Estimating, andCostControl . Architectural . Guides andEngineerin0 Systems Building andLile-safety Codes
ldminislrationandBack-ol-h0use Design s12 Adminislration offices. Food Preparation andSt0rage Areas. Receiving, Trash, andGeneral St0rage . Laundryand lcas . EmployeeAreas . Engineering tlousekeeping andlvlechanical Areas
358
23 HotelManagemenl 378 . Housekeeping . Rooms Department Department . Human Food andBeverage Department Resources . Accounting . Marketing Department Department . Prope(y andSales Department operations . Multi-unit Deoartment 00erati0ns
24 Future Developmenl
384
Appendices
392
. 'Spacetels Innovative Trends andMarinetels' by . Howard J.Woltf l\4emonble Spaces
A B C D E F G H
EnvironmentalPlanningChecklist Budget Coordination Checklist HotelClassilications Ten-year Forecast of Netoperating Income Nlarket Trend Checklist International HotelandTravel 0rganizations Bibliography lllustration ListandldeaFinder
393 394 399 400 402 403 404 405
ListofProperties andCredits
410
ln0ex
415
"I
Foreword
Architect'sPerspective
Eventhe Basicamenities also are important. Do smallestdetailscanaffecta guesl'sexperience. papers? room my ls the bathI have to spread out GyoObata,FNA roombigenoughto setoutmytoiletries? CanI easand Co-Chaiman Co-Founder get lobby from my room? Are the wallsthick ily to the Helmuth,Obata+ Kassabaum, lnc hear my neighbor's television? enough so I don't Sf. Louls,M/ssourl Theseall are questionswe must consideras we As business andleisure travelbecomemoreinter- designhotelsand resortsfor today'sdiscerning twined, today's hotels must accommodatethe traveler. Hotels overlapping desiresandneedsof thetraveler. need to providemorethingsto more people-a Second HoDes for Bus;ness Guests placeto work,relax,gather,entertain thefamily,eat, wireless We shouldtry to make hotels,especiallyurban, drink,and shop. Modems,computers, hotels,feellikesecond and convention phones,andfaxmachines arebecoming roomstan- suburban, expectations are now homesfor businessguests.Thesehotelsmust dards while entertainment andleisure amenities greater thanjusta tenniscourtor indoorpool.The offera fullrangeof business convergenceof the themed hotel has brought We recentlycompleteda leadershipcenterfor a major corporationin St. Louis.The design was increased competition to the hotelindustry. Butwhetherit is an urbanhigh-rise or a remote drivenby the company'sdesireto createa collaborativelearningenvironment-aplacewherepeohumanexperience ultimalely determines a retreat, the companycould come Whataretravelers lookingfor?After ple from throughout hotel'ssuccess. group.ll is crucial togetherto exchangeinformationand redesign all,theyarenota homogeneous Thisprivate that hoteldesignstake intoaccounlthis diversity. processes-tolearnto thinkdifferently. 'leadershipretreat'consistsof a workshoparea Our designsmustreflectthe imageof the owner and operatoralong with the natureof the local for lectures,break-outrooms,a dining room, surroundings-andproducespacethat embraces lodges,and livingareas. Becauseemployees these{actors.lvlyjob as an architectis to create stay at the centerfor severaldays al a time,we wonderful destinations of preference thatprovidethe spenta greatdeal of time studyingthe roomfeaand tures.Theroomshadto be warm,comlortable returnsfor the ownerand operator. rightfrnancial whilealsobeingconducive forconducting In thisbook,Rutes,Penner, andAdamsdissect inviting, planningand DUSrness. the emergingtrendsand essential designcriteriaof many differenttypes of hotels throughout theworld.Eachtypeoffersits ownrenMixed.use Pror?cls ditionof a wonderful travelexperience, WhenI travel,size-or lackthereof-isveryimpor- Mixed-usecentersthat incorporatehotels offer optionsforthebusiness andholiday travtant.I preferto stayin small,quainthotels.On the unlimited LeftBankof Paris,roomsmaybe slightlycramped, eler.These'citieswithincities'benefitthe retailer, butit is allaboutatmosphere. Inboutiquehotelsthe hotelowner, andguests. Wedesigned TheGalleria architectis givena greatopportunity to createan in Houstonas one of the lirstshoppingmallsto interesting environment aroundeverycorner.Larg- incorporate mixeduses,Galleriaguestscan ice A er hotels,though,neednot oveMhelmvisitors. skate indoorsbetweenbusinessmeetingswhile largerprogramprovidesan opportunity for design- watchingcolleaguesshop. Over the years,The ers to breakthe hotelinto smallercomponents, Galleriahas capturedthe public'simagination its attraction to local.national,and bringingit downto a humanscale.Thisgivesvisitors and maintained a morecomfortable and personalexperience. international visitors.
Foreword vii The designerof mixed-use developments and hotelsalsomuslconsider andstudythesurrounding area.ArenaCentral,a mixed-use facilitywe're currentlydesigningin Birmingham,England, includes a 450-bedhotel,officeandresidential components,and an arrayot entertainment and leisure facilities. Reintegrating the sitewithcentralBirmingham's urbanfabricwasthe majorchallenge. A comprehensive understanding of the site'shistory context,andcurrentcondition-andappreciation for the city'sarchitecture-helped formulatethe redevelopment strategy.
cernin the design,Supporting stiltselevateguestroombungalows abovetherainforestfloorto preservethefragilenatureof theflora,launa,andwater lable.Themainlodgerestson an'expressed base of localriverstone.Interiorlobbyfinishesfeaturea selectpaletteof Indonesian woods,marble,and stone.Allfurnishings andtextiles weredesignedand manufactured in Indonesia. A 250-bedresortandhealthspahotelontheDead Seain Jordan,ownedby BTCof Jordanand operated by MarriottInternalional, also shows how important it is to relyon theknowledge of theowner, operator, andlocalcommunity. HOK,asthearchitect, reliedon collaboration withthe localdesign,engi Besort Hoters neering, andconstruction community inAmman.The Travelers expecttoday'shospitality facilities to reflect resortplanusesindigenous Jordanian architecture, inwhichtheyarelocat- bothin termsof materials andenhance theenvironment andshading techniques. ed.Thisis especially truewithresorts.Thearchitect Theschemecreatesa lushinnercourtfeaturinga mustunderstand the land,sile,and environmental two-tierpoolwithwaterfalls, whirlpools, and local considerations in additionto the culture.Thechal- plantlife.Theinterior drawson localmaterials to crelengeforthearchitectis,first,to identifywhat'sspe- ate a welcoming, cool,and relaxing environment. cialaboutthe locationand,second,to capitalize on Responding to thetherapeutic wondersof theDead withoutmimicking ts strengths otherplaces. Sea,a full-service healthand beautyspa liesnear Goneare the dayswhen a beachand a hotel theshoreline, Thesuccessful designofthescheme made a resort.Today'sguests are active and springsfroma combination of technology andoper Forinstance, demandto be entertained. theyprefer ationalknow-howalongwiththeskillandenergyof hteractingwithnatureinsteadof justgazingat it. ln thelocalclientteam. Flawaii, Hiltonawaitsfinalpermitapprovalto begin I cannottalk about traveldestinations without of anartificial lagoonreef,complete @nstruction with mentioningski resorts.I love to ski. l've never ish, walkways, waterfalls, and undersea caves. designeda skiresortbutI havea greatideaforone, Becauseskiersareloadeddownwithbootsandski equipment, I thinkit's important to minimize the Emtircnmen|8, and Cuttua,Sensilivily changein elevation wherepeoplewalk,shop,dine, I wantto emDhasize theimDortance of environmental and catchlitts.Makingit easyfor peopleto move We are designingresort seemssimple,butit'sso important. ad culturalsensitivity. projectsall over the world and recognizethat Thepointis thatplanning a successiul hotelor rcrking in differentcountriesrequiresan apprecia- resortis allaboutimproving thehumanexperience. :x| for ditferentcriteria.Unspoiledbeautyand naf WhetherDeooletravelto an urbanhoteltoweron drawtoday'stourists-it's both businessor to a ski resorton vacation,guestswalk rral environmenls esponsibleand greatbusiness. awayfeelinggood,bad,or indifferent. lf thefeeling The mosteffectiveway we havefoundto take is notgood,you'velostyouraudience. assets,localcustoms, dvantage of environmental td culturesis to usethe owner'sand operatols An Unquenchabre thirst For More Elth ol knowledge.We also form collaborative ctalionships with local design prolessionals, I congratulate theauthorsof thisbookfor preparing mnufacturers,and suppliersto makesurethatwe such a comprehensivereferencepiece. Hotel brporate indigenousmaterialsthroughoutour Design.Planning andDevelopment Vovidespractical lsorts. adviceon howto maximize thehumanexoerience TheSheraton TimikaHotel,a remoteresortat the inthisever-changing industry| alsoapplaudtheownof a tropicalrainforestin lrianJaya,Indone- ersandoperators thathaveresponded to travelers' is oneof myfavoriteprojects,andillustrates the unquenchable thirstformore.Thedemand formore o1 the relationshipbetweena resort specificandcomprehensive hotelsand resortshas its environmenl. Minimizing the impactof the helpedcreatea moresophisticated designindustry. on the environment wasa criticalcon- Justturnthe pagesandtakea look.
I
t'_
Foreworo
Iv|||
InteriorDesigner'sPerspective
Perspective Developer's
MichaelJ. Bedner and CEO CoJounder HilschBednerAssoc/ates SantaMonica, California
Dr BjornHanson,Ph.D. LJP PricewaterhouseCoopers GloballndusuyPaftner, NewYotk,NewYotk
HirschBednerAssociateshas been fortunateto playa significant designindusrolein thehospitality try for morethan35 years.Duringthattime,we've introducednew conceptsand helped redefine olderones.We'veseentrendscomeand go, and comebackagain.Throughit all,we've sometimes andthe learned to distinguish between thetimeless transitoryin terms of emotions,lifestyles,and desrgns. designof Likemosttypesof design,theinterior hotelsand resortsevolveswith the changesand aswellasthe in materials andtechnology advances shifting experiencesand expectationsof the guests.Unlikemosttypesof buildings, hotelsand resortsare designedfrom the insideout, with a greateremphasis spacesandhowthe on theinterior guestswillinteractwithinthem. Addingto the challengesol creatingfunctional, pleasing, andtimeless designsforhotelsandresorts are othercomplexvariables.Today'stouristsand moreselective, andfar arebettereducated, travelers more sociallyresponsible.They demand more for, local culturaland attentionto, and sensitivity and concerns.Succircumstances environmental designmusthavea senseof style cessfulhospitality andoffera specialfeelingof place.Flashygimmicks with designelements and temporaryexperiments to achievingthe idealbalare majorimpediments anceof graceand beautywhilerespectingpractical operatingconsiderations. Thoseof us at HBAare pleasedand proudto haveworkedwiththe authorsof thisbookin a varietyof waysoverthe pastthreedecades.Weshare in a dynamicandexciting enterwiththeman interest prise*thedesignof hotelsandresortsin allcorners of theworld.Theysharewithus our understanding notonlyrnbotof whatmakesa projectsuccesstul, in more important aspects, but tom-linebusiness designandhumanterms.
The past 10 yearshavebeen a periodof extraof thelodgingindusordinary changeinthehistory and for development try withso manyimplications linancing. Just a few of thesechangesand their aregivenbelow. implications lo,wer bteek even an of USlodgingdatahighlights Ourfirm'sanalysis astoundingstructuralchange in the occupancy occurequired fora hotelto breakeven:break-even pancyhasdecreasedfrom65.5percentin the late 1980sto 51.5 percent.Thelargestfactorinthisdraeffectof increases maticchangeis the cumulative in theaverageroomrateabovetherateof inflation. more revenuefrom rate meansless Essentially, Othertactors revenueis neededfromoccupancy. is thereducednumoccupancy lowering break-even '100occupiedroomsfroma ber of employeesper high of 81 in 1986to about75 today.This is the resultof management actionssuch as employee programs, makingsome services empowerment optional(suchas turn-downservice),useoJtechnology (reducingaccounting,switchboardand lessprofitable andde-emphasizing otherpositions), as wellas thechangein mixto limit departments, ed-servicehotels.Other factorsthat have contributedto lower break-evenoccupancyinclude lowinterestrates. lowerdebtleverage andrelatively occupancyis that The resultof lowerbreak-even developers and lendersface lessriskof the types in the early1990sthan of lossestheyencountered coverat anytime in historyand that debt-service age ratios,the primarytestusedby lenders,areat alltimehighs. Increasing scgmentatton Thereis a greaterrangeof choicesof lodgingproductsthaneverbefore.Manyo{ theseexhibithighly requireverysmallparcelsof favorableeconomics, project land,havelower costsand,therefore,are and limitedfinance. Some extended-stay easierto less on thanone conceptscanbedeveloped service a range of speacre.Guestsmaychooseacross price points, many lodging types and cialized for which, in turn, allows increasingdemand, properties in additional the developmentof new
i
Foreworo .,rl markets. Thisincremental demandis notonlydriven turn, has fueledrapid consolidation with the five by price.lt is fueledby emergingtastesand pre- largestlodgingcompaniesnowcontrolling over40 ferencesfor suchofferingsas eco-lodging, adven- brands. holidays,and learning ture travel,health-oriented vacations. lndusry Globalization few Dramaticchangesalsohaveoccurredwithsources Forexample, intheearly1990s, of capital. onlyfive percentof holel roomsin the united stateswere In2000thenumberis over underoublicownershio. 18 oercent.Also imoortantis that the numberof roomscontrolled by publiccompanies, whether management, is throughownership, or franchise, now over 62 percent.In exchangefor accessto relatively inexpensive capitalthesecompaniesare subjectto the analysisand scrutinyof the public markets and,asa result,arehighlyfocusedon quargroMhin earnteFover-quarter and yeaFover-year ings. Returnsfrom dividendsto shareholders typicallyare only aboutonejourthof the cost of orivatedebt.Accessto caoitalfuelsnewconstrucThisaccesslo capital.in tionand consolidation.
Inthe1980s,majorinternational lodgingcompanies werealmostexclusively focusedontheirhomecountry whetherit was in the UnitedStates,Europe,or Asia. But as the lodgingconsumerhas become moreinternational, so havethe hotelmanagement globalization companies. This increasing is supported by the lower cost of international travel, increasedinternational businessactivity,and the increasing availability oftechnology, At theturnof the century,unlikeonlya fewyearsago,two of thefive largestlodgingcompaniesin the worldare based outside theUSA. Theseandothermajorissues willcontinue to shape the industryin the nextdecades.Therehas never beena timewithso manycomplexities andpossibilitiesfor developers, lenders,and investors-ora futurefullof suchchallenges andopportunities.
l
Ire u/fatelShanghaiWorld Financial Center, propossd China(seepp.209-210). Everburgeoning Shanghai's second multiuse vertically lieredultratellowe (94stories), byKPFArchitects, combines hotel,office,andrelated amenities ina unique andstfiking design, focused 0na speclacular rcofto0 visitors' cenler neafthelop.Thesizeandlocation 0f theh0telcomponent withinsuchstructures, ashighlighted in theaccompanying keydiaqram, is based 0npredesign market-trend research.
Preface
illuminating thetimeless l-or theirkindForeword goals of the world's largest industry we F Bedner, I immensely thankGyoObata,lVlichael the majordisciand BjornHanson,who represent plinesinvolved withhoteldevelopment anddesign. As architects, we admitto a certaintinglingsensationeachtimewe hearof another'ultratel'tower, hotelprototypesdevone of the most impressive book,Hotel elopedinthe15yearssinceourprevious Planningand Design,was published.Perhapsthe nextfewdecadeswll seeas excitingconceptsfor new environments, such as 'spacetels,'and 'marinetels.' proportion Withan increasing of developmentworldwidestimulatedby holelsand new it is megatrends changingtheiressential character, againtime to analyzethe changingstateof art in hoteldesign,planning, anddevelopment. meaning Theinqulry beginswiththeword'hotel,' mansion,borrowedfromthe Frenchsoonafterthe ArnericanRevolutionin an effortto expressthe of the new multifacetedinns that soohistication appeared.Fromtheironset,thesenovelmixed-use establishments servedthevariedneedsof a rapidly new resiexpandingsociety,freelyincorporating and industrialfeaturesin dential,commercial. hotels.Theseincludedthe firstgrandballroomin NewYork,an atriumand lvlerchants' Exchangein lobbyin NewOrleans, Eoston,a domedEuropean Their anda theater, shops,andlaundryin London, naturecompetitive natureadvanced the competitive ns/vesttechnologies suchas gasandelectriclight irg, centralheat,telephones, and elevators. needsand desiresmorethan ever Consumer today,ranging dive hoteldesignanddevelopment from 100-storyultratelsto a varietyof new enterhotelslilerally illuminating locations tainment suchas tla/v York'sTimesSquareand Toronto's SkyDome othernovelconcepts include the sladiumcomplex. tatestnicheboutiquehotelsand the responseto megatrendwith urban ttE healthconsciousness a€sortspas. Our imaginations happllypassthroughdifferent as architecls, educators, and fbms of experience lDtel executives, but we are unanimousin never succession bdorehavingseena moreextraordinary
of inspireddesignscreatedbythecollaboration and wisdomof ownersand developers, archilectsand designers, operators andconsultants. Theyknowlull well that successlies in the most oooularand foMard-looking marketdesignconcepts.While supportedby socioeconomic research,as in all growingindustries, thehotelindustry thrives on the markelresearch ol prevailing trendsto shapefulure development. Such trendsincludea vast emergingglobal marketplace and,mostimportantly, increasingly sophisticated consumers, freelypursuinghighlyper sonalizedDerceotions of choiceand value,These oftenarecombined withavidinterests inecotourism, environmental conservation, historicpreservation, educationand self-development, as well as the pophealthconsciousness expanding of a maturing ulation. Otherexpectations include increasing numbers of familyvacations,in part enhancedby vacation ownership, and greateropportunities and business travelforwomen.l\4ostguestsclearlypreferinformal buthigh-styled residential decorandfunctionality in the guestroomor suitecombinedwithexcitingcuisineandentertainment, dramatic themedshopping, exoticgamingvenues,and uniquesportsexperiengolf,shared yachtownership, cesincluding spectacular and year-round skiing.New choicesfor getaways include vacation o\,{nership andcruiseships,urbanand parks,low-density suburban leisure multiuse communities,and pioneering resorlregions. ecotourist In the followingchapterswe expandupon the producltrends of today's huge and budding rangingfromnovelthemingto demandgenerators, the internet.We observethat many of today's productattributes did notevenexista decadeortwo ago.Sosophisticated aretoday'smarketsthatcertain once-popular conceptshavefadedintooblivion whilesomepreviouslynegativetrailsare now consideredpositiveattractions. Therefore, we are pleasedto be ableto interpret loday'sdesign,technology,and creativeconceptswhich offer such brightprospectsfor the future. WalterA. Futes,Richard H. Pennet and Lawrence Adams
Part1
MallHotel
F-lctel Types iih conceptsranging downtownand suburban emphasis on strongly f romresorttheme structures reinvent their targetingspecificmarket parksto efficient ambiance throughinnovativesectorsso thatthe hotelmay renovations, extended-stays andfrom restoration, betterfulfillitsfunction.For highJashion boutique hotels additions, and adaptive example,luxuryresortsand virtualofficesuites, reuse. to flexible super-luxury hotelsneed Part1 reviewsmorethan50 small,superbrestaurants and different typesof hotelsnow Thesuccessf ul conference healthspasto maintain their flourishing in today's center,whichsignificantly clientele. increasingly customized differsfromthe convention marketplace. resortor mega-hotel, Thispartbeginswithan Separate for chaptersaredevotedto each instance, is clearlyaddressedoverview tracingthehotel's For in termsof designoptions, evolution of 12 majorcategories. andthe latest planning, hotels example, suburban anddevelopment forecastsof itsfuture as wellas development, viewedin an offermanychoicesas varied considerations perspective, as airporthotelsarefrom socialandcultural historical and inns,whileresorts implications. country Future trends summarizes thesein a chart an ever-widening areoutlinedin eachcategory on hotelmilestones. The encompass andsummarized in thefinal evolutionary treediagramis arrayas uniqueas the n h e n t o r n f P r r t ? A retreat is from the ecotourist another themethreading resort.Countless continuing convention themeis the throughthesechapters.
Airpod Hoiel ExecutiveTfoiningCenter Unive6ly Conference Cantgr SuburbonConvenlionCenler SuburbonCommunity Holel Office PorkHote Shopping Moll Holel
Mid-EqstCqfovonsqry
RoqdsideMotel
Nlid-EosiKhqn
LimitedServiceslo Super-Budgel Ryokon/ Indiqn Dqk Bungoow
Monqsticlnn
Country nn
Hospice EuropeonInn
DowniownBusiness & TourlslHo'iel Downtown Convent on HoJel Mixed Use& EnledoinmentHoiel
RoikoodHoiel
Hi-RiseMegoiel BouliqueHotel Adopiive Reuse- Reslorqtion Ciy Club, WellnessCenler / Heqllhlel A
li\, ^^
Dac'd6..6
SeniorResidences Eiended-Sloys All-Suites Hoiel ResldentioiHolel Condo Holel Ful SeNce Condo Hotel Coslle Hotel SuperLLauryHofe Condo Bed & Bfeokfost Vocoiion Ownership Allvi lo ResortCommuniiy Convention Resort ResodTheme PqIk Mego-Hotel Cosino Resod NotiveAmerlcon Cos no Resort Ecolourst Resort/ Relreol Scenlc mounloin / Beoch Resod Morlno Hote VocoflonVillqge SkjLodge MulliresodComplex Golf / TennisResorl CruiseShip Medcol/ MinerolSpo
Fitness Spo CountryClub ''-'(!_1lvlonele' YEAR
,"",lreolmfl-_ffir-
1v--==
H1telvaieties nultiplyEvolutionary treediaglam.Thediagram il ustrates theincreasingly diverse types0l hotels, mostly nginthepastfewdecades, emerg and their related r00tsDrawinq byAdams Solfes Wood.
Overv r.iving ir lsfahan centuries ago.youcoud stay outside lhecly gatesat a roadside caravan / \sary nowcarledtheS1aAbbas.Or desi.i'lg youmightcontinue :.1er service, to TheKhan,an -:cwnhotelAs a 'lrequent journeying traveler' to ::-ne. youcouldstayaLa dowltown-ansione,a ::ardlng houseon the AppianWay,or at a spa /\ A
and resortdevelopments upgradingthe areas' economies, incudlngone n Connectlcut valuedat $1 bi lion(seeChapter13).And one of the most successful newprototypes oftheera,a 2,145-room complexadjacentto the Orando Convention Center, isthef rstmajorconvention resortdesigned groups(seeChapter lorcost-sensitive consumer 5), provides a sectorforwhichtheindustry traditionally l'ighslarda'dsat attoroable ratesoflenar p.ices below those which are feasible.Targeting the designis a goodwayof givingeachgroupmore choicein theirpreferred benefits. Othermajorprototype and 'protopad' developmentsincludehotelswiththemedshoppingand entertainment atriurns, cruiseships,all-villa enclaves and varioustypesof vacationownership resorts, spasand'healthtels' aswellasultra-high-rise towers, dubbed'ultratels,' withvarious vertically integrated mlxed-uses including officesandtradecenters with flex-suites affording virtualotfcing.A widerangeof theera'smostsignificant hoteltypes,extending from futureconcepts forworld-class multiresort destinations to the most innovative and cost-etfective prototypes limited-servlce areillustrated in theirfull
,Vhile thequality of hotelshasadvanced immeay : -'ab overseveral centuries, the basicelements -:-ainedalmostassimpleandfamiliar asinancient '-.es. Butwithgrowingguestsophistication and -aginativedesignand development, the world's .:';estindustry anticipates a vastdemandfor the -:'easinglydiverse andpopularcustornized types :' "otels,resortsand leisure{ime amenities now Amongthe morethan 50 :::cearingworldwide. : "erenttypesof hotelsillustrated anddiscussed in '- s partof the book,manyvariations are being -:'-ed and theirmarketsassessed. Theyrange ":-r sensible extended-stay residentialJeel unitsto ::-sitivelydesignedurbanboutiquehotels.Hotel :+.elopment encompasses manydiverse fieldsfrom :.- or and assisted-living residences to authentic n:::ouristretreats as wellas exemplary adaptive ^v t,^wt rw^o , | a^ .,. I^a. ,y^r u r r v r L | r g 5 . -a-seandrestoration of existing urbaninfrastructure. Parts2 and 3 provideinformation on how to :-r thelatterprovides a varietyof finehotelsand program anddevelop thevarious hoteltypes,while r-::dainmentamenities thatdramatically upgrade thelatestexanrples in eachcategory areillustrated - -:' cityenvironments. Withongoing'imagineer- inthechapters of Part1,wheredifferent features of -: familytherneparksincreasingly continue to eachtypeof hotelaredescribed withexamples. For i:-. e asmultiresorts formalorcorporate tradeexhi instance, foroneofthenewesttypes,seethesection :: lrs and conventions as wellas for advanced on theentertainment hotelin Chapter 2. a :-re parkcommunities. 3asedon resortexamples rangingfromCosta : -eralda,Sardinia, to Branson, l\lissoul,regional Varieties ;::romies are benefiting frominnovative tourism growthof over30 : :^ring (seeChapter4). Forexample, studies charted signiflcant the latter Earlier 'ij:,'6s a uniouegalaxyof star perlor.ralce diversified hotelprototypes developed largely in US Notsurprisingly, :: aces,showcasing favorite regional thecountof rnajortypes countryand markets. ..,:s:ernentertainment, stimulating thedevelopment shownontheaccompanying treedtagram is nowup :' -ew resorts. Also,at numerous Native American to 50worldwide, andstillrising. '::a'vations, Forthefirsttimethehotelclassification casinos areattracting additional hotel systemhas
Part1: HotelTypes new to recognize expandedits basiccategories hoteltypessuchas all-suitesand extended-stays and the parametersof new and redefinedrate luxluxury-deluxe, suchas super-luxury categories economy, and mid-rate, limited-service, ury,upscale, C). budget(seeAppendix
Genealogy tree reachingfrom its Visualize an evolutionary a treebudding historicrootsto itshighestbranches, newhoteland resortconcepts.Conslderthe roadof thecoachinnandpostsidemotel,descendant inn and ing station,in turnrootedin the monastic of the MiddleAges,as well as the caravansary allcatering to thetravelers of their Romanrnansione, infancy, a typestillin relalive times.Thenconsider asa hybrid hotel,whichwasdeveloped theall-suite whilea hoteland condominium, of the residential unit,aswe know ownership thirdtype,thevacation with the destination combinesthe condominium resort,creatinga superblamily destinationwiih historical viewtrace Foran illuminating tradability. typesof hotelsin the listof the originsof different laterinthechapter aswellasinthe hotelmilestones lreediagram. protoof howa successful A clearunderstanding in developing newconcepts typeevolvesis essential and projectingtheir growth(see Chapier22). China'smalorexpansion of downtown Forexample, and tourist hotels to better serve international travelers and obtainforeign touristsand business creditsmovessteadily ahead,including exchange mixed-use variednearly10o-story two strikingly 'ultratels' (seeChapter 12),WhileChina inShanghai has greatlybenefitedfrom the latestworldwide catering experience in thedesignof hotels,initially it plans asitseconomyadvances to foreigntravelers, neededhotelsand resorts othertypesof ultimaiely topology throughadapting today'smostinnovative to itsownrequired standards andtraditions. Inindustrialized nations, a familiarity withthenew hoteltypesis essential in orderfor developers to plan their expansionstrategiesand devisemore prototypicalfeaturesthat attractnew imaginative groups.As sometypesof hotelsareas diiferentas homeis froma high-rise a singlejamily apartment field,it is essential for the towerin the residential designer to understand the variations in facilities, patterns foreachnew areas,andcirculation required oi thediverse formof hotel.Also,anoverallfamiliarity of ideas:for typesencourages crossjertilization example, introducing largerhealthspasto Jillrelax-
centers, addingmeeting ationneedsat conference roomsto turncountryinnsintoinstantconference reireats,and borrowingattributesol super-luxury artwork, to upgradeother hotels,suchas original typesof hotels.Newideastor betterhotelscome team,ranging fromeachmemberof theconsulting food and beverage researchers to from market from a variety of disciplines and including specialists, talented landscape systems experts to high{ech The fields in architeclsand environmentalists. andrequired, whichconsultants arerecommended. in 19. areconsidered Chapter
Classifications
by location, funcSincehotelsusuallyareclassified given hotel characteristics, a tion,andotherspecial category For exammayenterintomorethanone ple,theW Hotelin UnionSquare, NewYork,is both of a boutiquehotelandan example adaptivereuse. However, theoverlapshouldnotimpairthe usefulin this the classification systemreterenced nessof permits access to information book, which easy thatareusedin the hotel usingsubjectheadings public. the fieldandareclearto for the are necessary WhilehotelclassiJicatlons purposes information andreferencing oforganizing for theyareby no meansperfectand no substitute individual character and of the specificknowledge ol the hotel.As theNewHaven detailedingredienis Registerlamented: Along withnew hotel lypesand almostinfinitecombina' tionsand varieties,it is increasinglydifficultfot gueststo selecta hotelwhen labelsare inadequateot misleading. Downtown hotelshaveas manytenniscoufts,poolsand sauras as resorfs.Fesorlshaveas manyconventionor confercnceguesfsas downtownconventionhotelsor airpaftmeetingcenters.Motorinnsare nat necessari! 'inns'are not necessarily old. superiorto motels.And 'Lodge,''spa,''guestranch,'arealsounclearlabels.Price is na indicator-expensivehotelsmayhavesmallrooms, whilebudget hotelshavelarget befterappointedrooms. Buyingon the basisol ingredientslookslikethenewwave.
But continuingresearchsays do not counton it, no matterwhatons maywish.lt is likelythattoday's oxymoronmarketingmantraof mass customization is increasingin the hotelfield,afterbringinggold to industriesrangingfrom clothingto personalized vitamins.lt respondsto the consumels desirefor impersonal individualtreatmentin an increasingly world.lf thetypicalguestbuysdesignerclothesand made{o-ordermusicCD'sfrom a longquestionnaire thenwhy not a virtualRitzat TimesSquare?
Overview t Therefore, inthisbookguestperception is emphain types.Inother srzedaswellas actualdilferences trords,what'sin at the inn is evenas importantas wfiat'sin it.
Designconsiderations also vary by type. For example, resorts require largerrooms,closets, and drawerspace than downtownhotelsdue to the longerstaysof theirguestsandlhegreater number of occupantsperroom.Someroadsidemotelsmay needlargerrestauranls thanotherhotelsfor peak periodssuchas breakfast, Planninqand Desiqn but no roomservice. Conside-rations Casinohotelsrequire a gliltering design, whileconlerencecenterd6corneedsto be moreunderstated. Snce eachhoteltypehasa differentgoalas to the Alsosimilardesignconcepts areexpressed differhnd of guestit seeks,itsplanning requirements will entlyin eachhoteltype.Forexample, the social varyby the locationselected,size.image.space pastimeof people-watching in the downtown or gandards. circulation. andothersimilar characteris- suburban hotelis accommodated by its lobbyor convention hotelsandconference atriumspace.Thesamepurposeis servedby ihe lix. Forexample, centersrequireproximity to airports,whilevacation pooldeckin a resort, thesundeckattheskilodge, ullagesand ski lodgesdo not.Airporthotelsand thecommonsareaal theconference center, theoutroadsidemotelsneedhighvisibility and signage, doorbaratthepiazzaof thevacationvillage,thetea wfiile conlerencecenters,countryinns,vacation loungeof thesuper-luxury hotel,orthehighjashion riillages, andecotourist retreats seekseclusion. And lobbyof theboutique hotel. rfiile super-luxury hotelsmustbe smallio createan Whilethe specificfacilities, areaprograms, and rtimateatmosphere, luxuryandupscalehotelsmust technicalrequirements are discussedin Parts2 be large enoughto justifythe great nurnberof and 3,thispartsummarizes themainvariations and restaurants, lounges,and banquetroomsrequired trendsof currentplanningand designfor each or five-starinternational tryfirst-class standards, distincthoteltvoe.
HotelMilestones aswellasnewtechn0logy, Electingsocialchange thjslisttraces themostsignificant events inthedevelopment oflodging, fromancient trcs totoday's worldwide advances Boardinq houses existed. Firstresorts atmineral andh0isprings inGreece. government-sancti0ned Marslores builtal0ng Roman roads i0 lodge travelers; innsexisted forothers. Romans (inns)in England. spread sparesorts t0England, Swilzerland, l\4iddle Easl;introduced ca,qrpona Riviera 00Dular withPh0enician andGreek traders. provided Catavansaties, cl0istered courtyad caravan stops, bygovernment al0ngroads inihel\4iddle Eastand khars. smallinns.established intowns. lords, lvlanorial abbeys, andmonasteries sheltered some travelers. lvlonastic innsrunbyreligious orders. Hospices built ashospitals andsheliers fortravelers. (nomeals). Some inns devel0ped inlarger towns R00ming houses used asrelay stations formail,g0vernment transport, teststops, andchanging h0rces. Hospitalers created shelters forCrusaders andpilgrims traveling toH0lyLand. Tmvel became safefin Europe. Innsprospercd withfreedom andrightt0travel, declined intimes0f lawlessness. TheEuropean innqradually developed. TheThree Kings lnninBasle, Switzerland, opened; lheearliest innstilloperating. Guest houses andcourier mailstations developed inChina andMongolia. B0oming andrelay stations opened formail,govemment transportation, andrestslops. Cour St.Georges Innopened inGhent, Belgium. Angel Innopened inGrantham, Linc0lnshire, England. TheEnqlish country inndevel0ped. Castle Innfounded inTaunton, Somerset, Enqland. pmpey plusthree French lawrequired innkeepers t0replace stolen iimesitsvalue asdamages t0victims.
l
I'
Part 1: HotelTypes
register. French lawinlroduced requjrcment 10r a hotel English lawestablished regulations forinns. reuseconverted lr0ma resdence. TheKrone InninS0lothrun, Switzerland, isearliesl adaplive
present-day Eur0pean revived inCarlsbad Czech Bepublic. spas andMarienbad, devel0ped, R0man r0ad system; teams changed, carriages checked andtfavelers Stagec0aches using accommodated atposting houses. English innkeeper setpattern forEurope andUSA t0foll0w; 6000innsinEngland. r00ms Innplantook10rm ofefclosed cobble courtwilharched enlrance, alongtwosideskitchen andpublc r0oms stabljng atfroni, andstorage atrear. guide published First tmvelers' rating innsinFrance 'at plaque, Hotel industry inEur0pe withwell-placed 0na metal developed andrelabe cllsine sign0f nsignia grating itsrugged hinges inevery wind.' inPhiladelphia. Seap0rt inns deve 0ped inIJScilies, e.g. TheBlue Anch0r Vlllage inns lawinall towns, e.g.0ldYarmorth nnatYam0uthp0r1. devel0ped asrequired byMassachusets Firsl scheduled coach service established inErgland. l0dges devel0ped lnuSA. Clubhouses simlartoBrtishclubs andl\,4as0nic WestVirgin Sparcsorts developed inYell0w Springs, Pennsylvania andWhile Sulphuf Springs, a. B00dles inL0nd0n. andCoventry Clubhouses opened Market Square Taverne founded inWilliamsburg, Virginia. PaceVendome, Pafis, wasthefirstrnix€d-use complex. Dessien's, Calais, France, andCovent Garden InninL0ndon werc early large inns. Industrial revolution hotels inEngland, Europe, resorts devel0ped. stimulated andUSA; H0tel andCityHotel inNewY0rk were firstd0wnt0wn hotels. Corr€'s reuse. Hotel D'Angleterre opened inC0penhagen, Denmark, wasearliest adaplive New York, Sarat0qa Sprinqs, developed asaspareso. England.
guest Ryokan h0uses devel0ped inJapan. guest government Dak 24h0ur runbyIndian . bungalow, stops, 1820$
Catskill N/l0unlain House inNew York wasanearly, major resOd. Siaie gaslighting. lvlaryland, CityHoielinBaltirnore, wasfirslh0tewithpartial passenger B&0Baihoad began service. Tremont House inB0ston isfirstlururyd0wntown hotelwithindoor toilets, doorlocks0nrcoms, andd lacademenu.
1830s
Safatoga SprngsHotel inNew York opened State. American Hotel inNew Y0rk throughout. Citywasfirstwithgaslighting H0use Astor 0pened inNew York City. St.Charles andSt.L0uis Hotels inNew Louisiana. eslablished 0rleans, Holt's HotelNew York Ciiy,wasthelirstwitha baggage elevator. Reform hadcourtyard roofed intobecome ClubinLondon anearly atfium. Euston Stati0n H0tel, L0nd0n, wasanearly example 01anilroad hotel.
1840s
Railr0ads replaced c0aches, coach-route inns declined Shephard's Hotel !nCair0, Egypt wasanearly maj0r reuse adaptive Hotel desTr0is C0ur0nnes lounded inVevey inZurich, andBarauLacHoteL opened Switzerland. New York H0tel inNewYork Citywasfirstwilhprivate baths. Planters Horel l0lrded inSl. 0uis, \ilssou' . TheH0mestead eslabllshed if HotSprifgs, Virgiria. Beso'ls inColey'sland, \ewYork. devel0ped
Overview Sparesorts reached height 0fpopularity. Resorts developed inNiagara Falls, New York, andNew Jersey shore, (rebullt MillsH0use opened inCharleston, South Carolina in'1970). (rebuilt Parker House established inBoston in1927). Fifth Avenue H01el inNewYork Cityisfirstwithpassenger elevators, Railroad teminal hotels suchasCharing Cross inLondon were main typedeveloped through the'1920s. l\4ohonk l\40untain House established intheCatskills, New York State. joined. Centlal andUnion kcificRailroads were lsland, Coney NewYork,isathemed seaside res0rt withQueen Anneand0riental-slyle hotels andanamusement park witha rollercoaster. Fashionable Vendome Hotel builtin80st0n. Sherman House founded inChicago. fulmer House opened inChicago waslargest atthetimeandthefirstbuiltwithafireproof structure (rebuilr in'1925). hlaceHotel inSanFrancisco wastheearliest h0tel wiiha large atrium. Grand Hotel builtinPoint Clear, Alabama. (restored Continental opened inPads in'1970 byInteF00ntinental). Hotel Dell\4onte established inMonterey, Calilornia. Hotel Everett, NewYork City, wasthBflrstwithpartial electric lights. Sagamore Hotel atLake George, New York, wasfirstwithelectricity inallr00ms. Chelsea Hotel, New York City,wasfirstlarge resjdential h0tel. lvlountainview House established inWhitelield, NewHampshire. Ponce DeLeon Hotel, St.Augustine, Florida, wasthefirstbuiltofconcrete, GnndHotel, Mackinac lsland, l\4ichigan, hadthelarqest veranda. Victoria Hotel, Kansas City,l\4issouri, wasthefirstwithbaihs inallr00ms. Hotel DelCoronado, SanDiego, California, wasthelargest resort ofitstime. Whiteface InnandGolfClubfounded inl-ake Placid, New Y0rk. Savoy inLondon p ntsh0p, wasthelirsthotel withatheater, chapel, andlaundry. TheBroadmoor opened inColorado Springs, Colorado. Brown Palace, Denver, C0lorado, hadtheearliest hotel atrium still0perating. Copley Square Hotel opened inBoston. Ecole HoteliCre, husanne, Swiherland waslirsthotel school. H0tel Netherland, New York City,wasthefirstwithtelephones inallr00ms. (rebuilt TheBreakers opened inhlm Beach, Florida in1906and1926). l-ake Placid Clubestablished inLake Placid, New Y0rk. 0riginalWaldorf=Ast0ria (laterthesiteofthe1o2-slory builtin NewYorkCity,tallest0f itstime,at'17stories Empire State Building). Wentw0rth-bylhe-Sea opened inNewCastle, NewHampshire. Berkeley, Claridges, andConnaught allopened inLondon. TheRilzfounded inLondon. TheWillard opened inWashington, DC. ThePlaza, St.Regis, andTheAstor builtinNew York City. (restored TajMahal Hotel opened inBombay in'1972 byInteF00ntinental). Ellsworlh lvl.Statler principles ofButfalo, New York, setthemainplanning formoden multistory hotels. Firstcr0ss-c0unlry autoiripintheUS. Grand Central Terminal inNew York Citywasanearly mixed-use complex. Boardinq house resofts developed intheCatskills, New York State. TheBellevue-Stratford opened inPhiladelphia, Copley Plaza builtinBoston. Beverly HillsH0tel established inCalifornia. TheGreenbrier opened inWhite Sulphur Springs, West Virginia. Asilomar near Camel, California, wasthelirstnonprofit conference center. Kahler Hotel inRochester, l\4innesota. wasthetirstmedical hotel. First trans-Atlantic flightandlirstscheduled airline. Hotel Pennsylvania inNewYork Cityhas2,200 rooms-largest 0tthetime.
I'o
P a r t l : H o t e lI y p e s
prosperity. Hotelboon#1 gerceted byec0n0mic withfivehotels. New York Citywasatransp0rtalion complex c0nnecled Grand Central Stalion, PlaTa Holels. e.g.Flamingo, Panc0ast, andRoney [i]iamBeach devel0ped withl\,4editerranean stylearchitecture, university Sch00l ofHotel Adminislrati0n established atC0rnel plane First cross country f ight. nonstop Baker hote s Opened inDallas, Iexas. andAd0lphus B0yal Hawajian established inHonolu u. Pr0hibiti0n caused decline 0fhOtel/restaurant business Public Gardens. TheRitzCalrton 0pened 0nlheB0st0n TheStat erinB0st0n wasfirstmixed-use hotel/0flice buiding. National Park inCalilornia. Ahwahnee Holel bulltinYosenrite Arlzona Barbara, california Arizona Biltmore builtn Phoenix, Biltmore f0unded n Santa Hotel inChicago had2,700 roomslargesl otthetime. Stevens inSealsandGe0rgla. TheCloisler opened Depression forced most UShoiels intoreceivership. York largesl0f thelime,built during theDepressi0n Thenev! Wald0rf=Astoria inNew City,
durinq W0rld War| . Statler, Washington, DC,isone0ffewholels built hotel. Flamingo inhs Vegas isafirstcasino Texas wereamOng thefirstposlwarhoiels. hotels inLosAngeles, Calllornia, Hartl0rd, Connecticut, andDallas, Statler SanSoucl inl\,4iamiwas firslnewpostwarres0rt. andmass travel. Hotelboon#2 genetated byexpanded education Resofis developed intheCaribbean vlllage byClub Nled. Vacati0n concept deveL0ped Holiday Innwasfirstm0telwith laeetooms. inLasVegas, Nevada. Casin0 hotels developed inl\liamBeach. Fountainbleau 0pened jetseryice. Frstcommercial trans-Atlanlc Airlines developing hote s. began motels, and170chains operated. Inthel.lSA 23,000 h0te1s,40,000 Greece, andYugoslavia. inSpanish l\iledite(anean, Portuqal, Balearic lslands, Scandinavia, Resorts devel0ped Hyatt ReOency inAtlanta, Georgia, reintr0duced atrium. New York, andGenelal Eectric C0.in H0use Tarryt0wn House inTarrytown, Arden 0lColumbia University y bybusinesses. New Y0rk, were lirstc0nference centers used exiensiv€ Cf0t0nvllle, wasmaj0r hotel/mixed-use complex Sheraton atPrudentia Center inBoston prefablicated m0dules. Palacio inSan Antoni0 Texas, waslirstbuilll{ithconcrete Hilt0n delRi0Hotel
1970s
thlouqh subsidiary chains B0eing 747intr0duced; airlines became active inhotel development andc0nversi0ns 01h01els t0apartments andolfice New hotel expansi0n i00kupslack caused bydem0litlon buildings. hotel/amusement desllnatjon center. Walt Disney W0rld Resort near 0rland0, Fl0rida, opened aslirstmaj0r generated East by0ilprospeflty. Extensive h0tel development ln[,4iddle olfering hotel services. Luxury c0ndominiums developed H0terest0rati0ns extensively devel0ped. First hotels lr0mc0nd0minlums suite converted developed. andc0ndominlum resorts Timesharing andIircc0des changes inbuilding llreinLas Veqas caused MGNI Grand casino hotel phiacauses in banknlptcy andchanges Holelin Phllade atTheBellevue-Stratford 0fLegionnaires' disease outbreak andmalntenance operations. engineering effect inUSFederal buildings. N0-smokinO rules take hoiel. built wlth70stories-tallest Peachtree Plaza inAtlanta, Georgia, l\,4exico. Hawaii, andCancun, devel0p€d inl\4aui, N4ultiresort c0mplexes 0llaciities t0 participate indeve opment hotel experts inviled tourisls; intelnational opened 10foreiqn China increase values 0lhotels andresos. inIJSrealestate lvlid-east investrnenis
Overview Hotetboom #3 generated byinnovative marketing anddevelopment ofspecialized types ofhotels; many withlarge-scale combined c0mmercial complexes suchasCopley Place andtifayette Place inBoston. Airport hotels, conlerence centers, all-suite hotels, vacati0n villages, health spas, marina hotels, skilodges, timesharinq, andc0ndominium resorts rapidly. expanded Casino hotels inAtlantic developed City,New Jersey. Condominium hotels developed, suchasTheRitz-Carlton andFourSeasons in Boston andUNPlaza in NewYork City, groMh. Limited-seruice motels budget continued rapid Popular revival inns. ofcountry Marriott l\,4arquis inAtlanta waslargest convention hotel. project. Marriott lvlarquis inTimes inNewYork Square Citywashighest costhotel Hyatt andMarriott opened mega-hotels in0rlando, Florida. HolelB00minChina; 50maiorhotels under c0nstruction including ordesign 2,000-r00m Liduin Beijing; increase peryeare&ected from200,000 visitors atbeginning 0fdecade t05,000,000 byendol century. Embassy Suites andCrov/ne Plaza byHoliday Inn,Courtyard byMarriott, andResidence Inndebut. investments Japanese ifl USrealestate increase values 0l hotels andr€sorts. Americans withDisabilities Act(ADA) began t0atfect bmad areas 0fhoteloperati0n anddesign. Electronic keycard forhotel r00ms introduced byVing. Gulfwarslows tourism, Recession of 1991resu ltedin lowest financial record inhotelhistory, withmajority of hotels notmeeting debt service. prevalent. GroMh throuqh conversi0ns became more 0ver75percent oftop25IJSchains engaged inqlobal hotels. gained Casinos andhotels 0nNative American reseruations acceptance. Riverboat Gaming 0nMississippi River andGullCoast. Budget h0tels became industry's leading money makers. (nowDisneyland Saudiinvestor bailsoutFakmont andFourSeasons Hotels aswellastheEuroDisney hris Resort) development nearhds. hlace0ltheLostCity!nAfrica washighest costcasino resort. Vacation ownership b00ming with5 million members. perroom. Regent Four Seasons builtinNew York washiqhest costhotelproject l\ilega-casino themed resorts rapidly expanded in l-asVegas including NewY0rk,NewYork,Bellagio, Mandalay Bay, theVenetian, andfuris,attracting family market. population. Cruise shipsbooming dueto unmatched appeal t0affluent elderly guests. Business centers witha self-service 0lfice available to hotel parkincluding Universal Studios opened resort maior theme mega-hot€l inorlando. WaltDisney Company announced expansion 0f luxury resort, retail,dining, andentertainment center atDisneyland, park Anaheim, California, andadded theme andmallatDisneyland hris Resort inMarne-la-Valle, France. Atlantis mega-hotel opened 0nPandise lsland, Bahamas. pervaded Technology hotels withInternet connections, n€wcommunications, andentertainment systems. Hotelhoon#4 genented byadvanced technology, imaginative design andthesuccessful marketing ofmass customiation ofhotels, resorts. andleisure-time amenities. Spas b00ming tobaby-boomers whoperceive them asessential tohealth. Boutique hotels boomlng t0 business travelers, withdevelopers rapidly converting andbuilding newproperties as wellasnewchains bytheoriginators, lanSchrager Hotels, Kimco/Palomar, brand lrybyStarw0od Hotels, and others. partially Billion-dollar Native American mixed-use casino complex completed andstillexpanding inConnecticut, gaming catapulting theregion intoa major center. Entertainment hotels being introduced indowntown areas including NewYork. HiltonHotels acquired Promus, owner ol Embassy Suites/Doubletree, reordering leading worldwide chainrankings t0l\4arri0tt, Star$/ood, Hilton, Bass, andAccor. over250luxury andupscale hotels announced fordevelopment worldwide. tJltra-high+ise mixed-use hotels 0nriseinShanghai, Bangkok, andother maj0r cities.
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DcwntownF-lcte Downtown Business and Tourist Hotels he CityHotelbuiltin 1794on lowerBroadway in New YorkCity trumpeieda new form of hospitality buildingdistinctfrom European rns andUSseaport andvillageinnsof thatperiod. lesignedby Benjamin Latrobe andlargerthanany .n, theCityHotelwasfivestoriestall,had73 guest'ooms,but,mostsignificantly, houseda ballroom andbanquet hall publicspacesthatjorecastthe 1ew rolethat hotelswouldplayas the centerof lowntownsocialandbusiness lifefor centuries to :ome. Expanding on that new role in 1809,the :xchange Coffee House in Bostonfeaturedan assortment of publicsocialandbusiness functions ^cludinga ballroom, a restaurant, a coffeeroom, and a merchant's exchangefioorbeneatha '100ft 30 m) diameter sky-litdomemakingthisthe first a!riumhotelandfurther defining thisnewdowntown cusiness andtouristholeloenre. It was the TremontHousein Bostonthat estabshedhotelsas enduringmonuments in the cityscape.Cladin Quincygranite, theTremont wasthe 'nostcostlybuildingin the USAin 1828.lt earned :he title 'TheAdam and Eveof the l\,4odern Hotel !xdustry'by setting thestandard fordeluxeinnovations ncludingprivatelockedrooms,indoorbathrooms, e a cartemenus,thefirstbellboys, andanannunciaior system thatallowedgueststo callthefrontdeskfrom treir rooms.The architect,lsaiahRogers,devised an ingeniousfloor plan of crossingcorridorsthat splayed thepublicroomsacrossthefrontofthebuildng withcourtyards in the backand an intersecting guestroom wing'thatseparatedpublicfromprivate realms. Envious oftheTremont's stature, JohnJacob AstorhiredRogerssevenyearslaterto designthe Astor Housein New YorkCity as the new best rotelinthecountry. OtherUScjtiesjoinedthecomDetition as eachmajorcitysoughtto ownthemost crestigious hotelintheland.InNewOrleans, French
citizens boasted theSt.LouisHotelwhiletheEnglish hadtheSt.Charles. Innovative designcontinued to flourishas each new hotelvied to outdothe previous with such amenities as hot and cold runningwaterin the rooms, balhrooms oneachfloor,gaslighting, steam heat,and roomservice.But no invention had a greater effecton futurehoielsand,indeed, thevery skyline of thecitythanthe passenger elevator first usedin 1859in theFifthAvenueHotelin NewYork City.Thelocalsreferredto theelevatoras a 'vertical screwrailway' whiletheEnglish calleditthe'ascendingroom.' Bytheturnof ihe centurymostmajorcitieshad at leastoneprestigious hotel.TheAstorandWaldorf hotelsweredeveloped on NewYork'sFifthAvenue. The PalmerHouseand the ShermanHouse,the largesthotelsof theirtlme,becamethe prideof Chicago'sStateStreet,whileThe Palaceon San Francisco's l\,4arket Streetandthe BrownPalacein downtown Denver displayed theirimpressive atriums. Feedingotf the freneticgroMh in US cities,the Savoyin Londonadvanced themixed-use natureof hotelsby including a theaterand a chapel.The Savoyhad its own in-house laundryand,with67 bathrooms to its 400guestrooms, the builderwas prompted to askthedeveloper if hewascatering to guests. amphibian Perhaps no hotelexhibited theextraordinary role that lhey would play as epicentersof the urban social,politjcal, andbusiness activity astheoriginal =Astoria, Waldorf designed by H.J.Hardenbergh as two separatehotelsfor the feudingAstorcousins. Theeventual reconciljatjon ledto oneof the prize publicconcourses of thedayas Peacock Alleymarriedthetwohotelsandwaspermanently symbolized in the hotel'sofiicialspellingwiththe equalmark between WaldorfandAstor.Asthe 'unofficial Palace -Astoria'shugeballroom of NewYork,'the Waldorf and40 publicroomswereusedlor themostimportant socialand politicaleventsof the day.Peacock Alleywasa fashionable runway whereelegantgowns
(seepp.17and286).CadinscuLpted precast-c0ncrete pane fheversatile b1utique business andt?urisl h}telWSanFrancisco, s,ihe30-st0ry, 423Calilornia pf0ject, r00mh0teis bulltinYerba Buena Gadens, a 25-yeaf urban renewai S0uth 0f N.4arket nthehea 0l downtown. Located nextd00rt0 Aratasozaks l\4us€um 0flModern ArtandnearMoscone Convention Center, theSonyNletreon Enterta nment Center, andUnionSquare's luxury relailshops, theh0te1 serves a vafiety ot downtown rnarkets, including conventi0neers, thelashionset, Inlernet ertrepreneurs, andthe neveFending strcam 0ft0uristst0the citybythebay.'
F.
Types Partl:Hotel
andthelatestattirewereon displayforthosewho cameto seeandbe seen.TheBullandBearmen's caf6waswhereJ.P l\,4organ and HenryClayFrick close oftheNewYorkStock metto cutdealsafterthe Exchange. Theearlytwentieth centurysawtheadventof the hotel. Ellsworth estabmoderncommercial Statler principles hotels lished main of modern high-rise the whenhebuilttheBuifalo in 1908 in New York Statler State,bringingthe servicedepartments up to the groundfloor,surrounding themwith restaurants, facilities, themto bars,andbanquet andconnecting guestroom floorsby meansof serviceelevators. the Although theRitzin Pariswastheflrsthotelto provideeachguestroom withitsownprivate baih,the Statlerintroduced the modelfor today'sbedroom planning andbathroom setandexemplified efficient guest-level floor of double-loaded corridorsand ^l.nc
/eo6
ah.^tAr
16\
provedmonumenprototype innovative Statler's talas it defineda modelof businesstouristhotels in citiesfor decadesto come.Everevolvingand hotelboomof the cataly,tic rntheposLwardowntown itsinfluence continues todayfind1920sand1930s, ingnewlormsin therapidexpansion of newtypes hotels,downtown entertainmen suchas boutique hoteLs, andmixed-use complexes.
prizewithr? Pfitzker fhenewdowntawn'city ac/ry'TheRit-Carlton,MilleniaSingapore. l0cated inlvlarina winning Kevin R0che designed thisslendef 32storytower Center, architect gr0wing fastest businessand commercial Development Singapore's newcitywithin acityanditslargestand and Planning Integati0n 01extefl0r expressi0n withinterior experience isachieved 0nanurban scale center. Considerations playof lighl window asmetal andglasscanopies adorn eachguestr0om creating atextufal thecharacter 0fthe608guestrcom interiofs. andshadow onthebuildln0's skinwhiledellninq Railtravelin the earlytwentiethcenturyjostered Allguest bathr00ms arepositi0ned onthe0utside wallwilhlargeociaqonalwindows directof hotelsnearcityrailroad terminals. panoramic providing development views0fthecity'sskyline and0ccasionally ly overthetubproviding madeacresof primesites NewYorkCentralRailroad passers-by wilhsensational views intotheh01el aswell.
available alongParkAvenuein the Terminal City and develoDment aroundGrandCentralTerminal Evenafterthedecline manyhotelstookadvantage. of railtravel,manyof theselocations remain viable holeldevelopment sitessincetheyhaveevolvedinto ceniersof concentrated businessand retailactivity andthe terminals themselves havebecomecommuterstations. Infact,restaurants andbarsof hotels trainstations areusually attheir builtnearcommuter peakjustafterquitting time. Thelocation of a hotelin the cityin manyways Inadditionto rail definesiis marketanditscharacter. terminalsurbanhotelshavegravitated to locatlons closeto activebusiness centersand fashionable shopping districts suchas NewYork'sFifthAvenue, Chicago's lvagnificent lvljle, or Tokyo's GinzaStrip. polishedalabaster The12-story faQade of thesumptuousHotelSeiyoGinzais surrounded bytheworld's highestpricedreal estateat the heartof Tokyo's
Downtown Hotels
Acreditto theiconofhist1ric business andtoutist hotels TheFaimonl,SanJose,California. Thedevelopers directed thearchitects todesign provided hotelmodeled 0nthetraditi0nal roletlratgrand hotels a modern ofiheearlytwentieth asepicenters century ofdowntown socialactivproject, provides ity.The583-ro0m hotel,sitedatthecr0ssroads 01a multiblock udanredevelopment a stronq civicpresence andinvites city guests dwellers aswellashotel t0utilize andenj0y itsiacilities, amenities, andhospitalily.
greatfashion andIinance center(seecolorsection, p. C-7).High-endresidential neighborhoods with lashionable shops,museums, andartgalleries often providea magnetfor luxuryhotelswhosecharacter borrowsfrom the residentialsurroundings(see Chapter 9).Somehotelsareidentilied withmajorcity and olazas Darkssuchas the PlazaHoielon New York'sCentral Park,theSt.Francis onSanFrancisco's The Ritz-Carlton UnionSquare,and on Boston's PublicGardens. A new wave of urban entertainment venues, ledby the resurgence Times of Squarein NewYork City, the HakataCity developmentin Fukuoka, in San Japan,andtheareaaroundtheSonyMetreon provided Francjsco's Southof Marketarea,have fertilegroundfor a new type of hotelexemplified bv E Walk,The WeslinNewYorkon 42nd Street.
As ciies realizethe valueoJtheirwaterfronts after longperiodsof neglect;mixed-use developments that includehotelsare prospering in the context of cruise-ship and ferrylerminals,waterfront recreationfacilities, and the air,light,and spectacular viewsaffordedby the openexpanseat the water's edge. Boutique hotelsoriginated in marginal neighborhoodswhereinexpensive and obsoletebuildings weretransformed intohighJashion lodgings. With iheir explosivepopularityand heavy investment from majorchains,boutiqueshaveexpandedto morecentralupscalelocations in the city.Other marketsthatdrivelocationin the cityarefor hotels Iocatednear malormedicalcenters,government centers,conventioncenters,financialmarkets, courts,universities, andcityhalls
'uI
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Part1: HotelTypes Pubtic incen{rves
Landvaluesin urbanareasnormally areso high thatdevelopmeni callsfor buildingthe maximum allowable floorareathata sitecanbear.Cityplannersregulate densityin different areasof the city basedon the desireto keepthe character of a residential neighborhood low-scale orto encourage large-scale development andhigh-rise construction in otherareas.Density, therefore, is regulated by a formularelatingthe areaof the zoninglot witha density factorsometmescalledthe'floorarearatio' (FAR).FARis a multiplier usedto calculate the amount offloorareathatcanbe builtonthesite.For 'nstarce. ifwe havea sirethat;s 10.000 ft (930m-l andthernandated FARonthesiteis 15then150,000 (10,000 x 15)ft2of zoningf oorareacanbe builton thesite.Cellars andsubcellars usually areunlimited. It this areaturnsout to be insufficient thenother opiionsmaybe available suchas FAFbonuses or purchasing air rights(alsocaled unuseddeveloprnentrights)frornan adjacentproperty.The New YorkCityzoningrnapdescribes a theater subdistrict that,in orderto encourage the construction and provides renovation of theaters, floorareabonuses for developers who build or renovateiegitirnate theaters inthatdistrlci inaddition to theirowndevelopmentproject.
Redevelooment andurbanrenewal effortsoftenseek hotel develoomentas a catalvstto attraclother development or to providea necessary ingredient forthesuccess of a project. TheMiamiBeachCity Cornrnission teamedup withseveral SouthFlorida busjness andcivicleadersin planning the renovatlonandexpansion of theMiamiBeachConvention Centerbut,in orderto be successful in attracting largeconventions andtradeshows,theshortage of nearbyfirst-class hotelfacilities hadto be solved. process, Following a highly cornpetitive selection the develooers for the Loewsl\,4iami BeachHotelwere awarded financing, land $29millionin city-backed parking valuedat $20.6million, and an 800-space facilityfromthecityredevelopment agencyasdevel(seeChapter oprnent incentives 5). In downtown SanJos6,Californla, the Fairmont Hotelprovidesa vitalcentralelementin the flrst phaseof a multiblock prolect.The redeveloprnent hotelsiteis bordered by a newlght-rail transitmall ontheeast,a retailmal on thesouth,CityHallPark to thewest,and an urbanp azato the norththat servesas a forecourt to a newofficebuilding and a museumaddition.Responding to this pivotal plan,thehotel's location intheredevelopment master presence providing designdisplays a strongcivic Planning Contrors an arcadesurrounding the hotelanda lobbyplan pedestrian thatencourages trafficto crossthrough Cityzoningregulations alsomaycontroltheshape thebuilding. Herethehotel'spufrlicareasbecome of the buildingin orderto defineviewcorridors, partof the systemof downtownpedestrian circula- street walls,andbuilding height. Butmostoftenbulk tion,further unifying thehotelwithintheJabric ofthe regulations areaimedat preventing dark,stagnant city. streetscapes andaredesigned to permitlightand A decidlngfactorin hotellocationis veryoften air to oenetratedownto streetleveland makeit a theinfluence oJcityzoningregulations thatcontrol healthier environment. Theseregulations sornetirnes use,denslty, and bulkon anygivendevelopment arereferred to as heightandsetbackrulesandare site.Cityguidelines mayalsoofferzoningbonuses best illustrated by NewYorkCity's1916zoning programs or tax incentive thataimat fostering the ordinance that dictatedspecificprescriptlons Jor qualities bene{icial a hotelbringsto a neighborhood. steppingbackupperfloorsfromthestreetbasedon Zoningconstraints can rule out a site for hotel sunanglestudies. Theresultof thatlawdefined the development by not permitting the transient use, character of slryscraper designfordecades, asillusnotallowing sufficient floorareato be builtfor the tratedbytheremarkable renderings of HughFerriss. projectto beconre Jeasible, or throughsorneother TheSheldonHotel,the world'stallesihotelwhen goals.For builtin 1923with34 floorsand1200rooms,wasa regulation thatstymiesthe developer's prime proportioned examDle, one downtown sitecouldnot be beautifully response to 1916zoning developed greatbuildasa hotelbecause, although cityzoning andsetthetoneformanyof NewYork's regulations required twoloadingberthsbasedonthe ingsof the 1920sand 1930s. proposedsize of the hotel,anotherregulation Useregulations alsocan haveimportant ramifiprohibited curbcutsalongtheavenuelrontage. In cationsin the designand development of hotels. orderto solvethe dilemma, the developer hadto Retail continuity wasa requirement foronehotelbuilt acquirean adjacentparcelof land that fronted on a Jashionable shoppingstreetin New York. anotherstreetso that the hotelcould buildthe According to thezoningregulation, only20 percent required loadinoberths. of thestreetfrontage couldbe anyihing otherthan
Downtown Hotels .|t l
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Fourth level rheversatile boutique buslness andtourist hotel (seepp.12 and286).Inresponse planning W Holel,SanFrancisco, Galilornia tourban goalstheposilion portecochere oftheguesttowerelevator coreandthethrough-block dictated thelocation ofthefrontdeskattheopposite :ndoftheplanfromthemainstreet-level entrance. Pedestrians enter alhree-story octagonal rotunda thatconnects therestaurant, bar,andmeetrgfacilities tothehotel lobby
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Part1: HotelTypes retailuse.Thehotelentrance therefore becamevery narrowcontradicting the developer's wishesfor the hotelto havegreatpresenceon the street.The architects, therefore, werecompelled to raisethe lobbyro the secondlevelby terracingup over the storesthatflankedthe entrance. Similarly, the SoHoGrandwas builtin a districtprimarily slated formanufacturing useandzoningdictated thatonly a manutacturing companycouldoccupytheground floor.Thehotelwaspermitted onlyan entranceand accessto a stairandelevatorto reachthe lobbyon thesecondfloor. Thetowermassing of theW SanFrancisco came aboutout of negotiations with the city planning agencyand civic concernover visibilitybetween important citybuildings. Builtadjacent to the San Francisco MuseumoJModernArtandacrossfrom thelvloscone Centerconvention hall,thearchitects set the towerof the hotelbackfromthe cornerto ensuresightlinesbetweenthesetwo prominent A lower, buildings. three-story rotundahousing the grandstair of the hotelanchorsthe corner,successfully emphasizing itsimportance at streetlevel goals. in thedelicate balance o{ urbanplanning l\4any now have cities commissions andagencies whooversee construction on or nearitshistoric buildingsandlandmarks. Inmanycases,wholeneighborhoodsare designatedlandmarkdistrictsand any newbuilding mustbe scrutinized for itsconlextual
appropriateness. Architectsand developersoften must conductexhaustive researchand oreoare convincing documentation to presentto the landmark authorityfor approvalbelore construction. Thedegreeto whichfaithful reproduction o{details anddesignis required usually depends onthevalue andstatusof thelandmark itself.In Paris,Hotelde Crillonrecently underwent an extravagant renovation undertheausoices of theFrenchNational Landmark Commission and.in London. theextensive interior reconstruction oi TheLanesborough wasreviewed by four separatehistoricalpreservation organizations.Construction onThel\,4ercer in NewYorkCity's SoHocasiirondistrictwascloselymonitored bythe city'sLandmarks Commission. Trcffic, Parking, and Selice
Parkingis lessof a necessityin downtownhotels than in most otherhoteltypes,sincebusiness travelersare less likelyto drive and there is an abundance of publictransport. lvlanyof the city's restaurants, museums, stores,andofficebuildings areusually withinwalking distance. Guestsat a cily hoteloftenleavetheircarsparkedfortheentirestay, sincedrivingon citystreetsandtryingto findparkingis farlessdesirable thancallinga cab,hopping on a bus,or usingunderground transit. Manycities nowdiscourage theconstruclion of parkinggarages in order10encourage useof publictransport as a wayoJcuttingdownon congestion and pollution. Thispresentsa problemfor new hotels,sincea moratorium mayexiston creatingnewparkjng. In fact,manycityhotelsleaseparkingand usevalets to parkguests'cars.Wherepossible, hotelsshould provide0.4-0.8parkingspacesperroomin larger citiesand 1.2-1.4spacesin smallercitieswhere guestsrelymoreon theirautomobiles. Entrancecourtsand portecocheresare rarein dense,urbansettings. Exceptions include theNew YorkHiltonHotelwhichhas a block-longcovered entrance court,theW SanFrancisco, andTheRitzCarlton on NobHill.N/orecommonis a hoteldropolf zonewheretaxisand limousines arepermitted to waitfor hotelcustomers. Oneimportant considerationwhenevaluating a siteon a busyurbanstreet is to makea noleof busstops,firehydrants, and otherfeatures thatcouldprevent the creation of a passenger drop-off areaforthehotel. While building isof utmostimportance signage for fheb\utiquebusiness andt1urist hotelSoHoGrand,NewYork.Thedecor0lthehotel's many hotel types, including both roadside and publicspaces draws itsinspiration 1r0m thearchitecture ofthesurr0undinq SoHoCastkon Landmark District. Z0ninq lawspermit 0nlymanulacturing useonthefirstfloor,s0thehotel suburbanlodgingsihat dependon recognition in downtown Iocations lobby,restaurant andbaroccupy thesecond 1100r accessed lromtheentrance bya glant froma speedingautomobile, blackened steel andboltle-olass staircase. the buildinoitselfis reliedon for identification
DowntownHotels :.-chiiecturalcritics historicallyhave feasted on to obtain.Due diligence to avoidthesetypesof -3leldesigners who,dueto theirlackof imagination problems is essential. - givingthebuilding personality andidentity, have Viewsadd realvalueto a hotelproperty.Hotels 'esorted to largesignson top.lt is,however, impor- routinely demandhigherratesfor roomswithgreat ::rt for a hotelrestaurant to havesomeidentifying viewsof the skyline, thewaterfront, or a parkthan -aature inthewayofa sign,canopy, ormarquee that thosefacingan adjacent Therefore, offce building. 's pedestrians. perhaps, be read by A separate entrance to il importanl lo know :an and. to predicr hotelis a distinctadvan- whereviewswillexist.lt maygoverndecisions : .estaurant in a downtown on -age.Hotelrestaurants howhighroburldto ensure do notsharetheluxury of a rhatupperI oorspecially thatresoar restaurants or evensub- suitesgain a spectacular vew oversurrounding :aotiveaudience have.Thecityis lullof -'aan andairportrestaurants buildings. A developer maybe facedwithan econ-Cependent restaurants, oftenwithinwalkingdis- omicdecision hotelwith10keys to builda so-story per :ance,andso thehotelrestaurant mustcompete at flooras opposedto a moreetficient and less :eraly ihesamelevel-atstreetlevel.Withoutestab- costly2s-storyhotelwith 20 keysper foor. The witha notedcheior spectacular addedexpense shinga reputation of building thetallerstructure rnust :acor,a restaurant thatis tuckedawayin the public be weighedagainstthe potentlal of higherroom ratesfortheaddedvalueof spectacular zeasof a hotelwillbe cornpromised. viewsand As indicatedabove,off-streetloadingdocksare trrei4tangible valueo[ a n-oresignf cantpreserce ^eededand usuallymandatory in cityhotels.The on theclty'sskyline. :'oblem that ariseson tight urbansites is in Whendesigning the RIHGARoyalHotelin New :catng the loadingareawithits odorsand noise YorkCity,thearchitects anddeveloper wereaware as possible. In of plansfora largebulkyofficetowerdrreclly :s distantfromthe hotelentrance across '-e caseof sitesthatfronton morethanonestreet, thestreetthatwouldlimitanyviewfacingsouth.In :.ovidedthatcurbcutsarepermitted, thisshould response theydeviseda systemof baywindowsso -3t bedifficult. OnehotelinTimesSquare hadenor- that everyroom had viewsfacingeast and west. -ous siteconstraints and optedfor a 40 x 14 ft Similarly, sunlightand shadowsare anothercon:2 x 4.5m) hydraulic truckelevator connected to sideration whendesigning a hotelintheurbanlandpossible, loadingfacility. Thebasement included scape:whenever a subcellar roofterraces andmain : giantturntable to turnthetruckaroundso thatit entrances shouldbe arranged to receive maximum ::uld backup to theunderground dock. light. presents collection manyspecialchal Garbage :rges in an urbansetting,not leastof whichis Size ^rise.Traffic problems usually meanthatcollection s donein the middleof the night.Noisefromthe Following the applicat on of elevators to hotels, :''lcksechoesfromsurrounding buildings disturb- Americans developed largehotelsin themid-nine^g guests.Many luxurypropertiesgo to the teenth whileEuropeans century cherished theirsmdl high-quality :rpenseof providing sound-resistanthotels,resisting the construction of hotelsof over ,',rdow systernssuch as triple-g azingon lower 500roomsuntilwellintothe1960s. the Completing - :orswl-ererhisproblern is worst. circlein the1990s, UScitiesembraced tl'eboutique hotelir returning ro a modelthatprovides a Europeanlevelof personaliTed service andatrrosphe.e. Site Factors Theoptimurr-size hotelofter is determined by :.swithanyhoteldevelopment, a survey of elements 'threshold' factors, or pointsbeyondwhich: slrrounding thesiteisasimportant assurveying the r additional roomsare neededto offsetthe high ::e itself.The densityof urbansettingspresents landcosts : multitudeof specialproblems.Placingyour I anextraelevator orsecondbankof elevators must :"rrancenextto anadjacentproperty's loadingdock be added -ay be worsethannextto yourown.Careshould r an additional restaurant is needed :e takenwhenlocatingcloseto a movietheater r iheaddilional building heightnecessitates a more .',rerelongticketqueuesand exitingcrowdsmay sophisticated structural system : sruptyourentrance. Somecitieshaveregulations r theaddedloadsdictatemorecomplex foundations '-at prohibit alcoholic beverages to be servedwith- r another coolingtower,chiller, or boilerbecomes - a cenaindisrancefrom a placeo[ religious necessary .,,J'shipso ihata liquorlicensemaybe impossible r structured parkingis needed.
trl
l'o
Part1: HotelTypes
infLuence Butwhilesuchelements optimumsizing withina rangeof 50 100rooms,theyarerelatively minorfactorswhen comparedwith the inherent efficiency of smdlversus medium and administrative large-size hotels. Twohundred roomsis a threshold beyondwhich managernent beginsto shiftfroma directhandson styleof operationto a moreintricatesystemof managers. In multidepartment headsandassistant themanagement a hotelwithfewerihan200rooms, withfewersupervisors stylecanbe morepersonal, required, moreproductlve andhappier employees, more satisfjedguests,and reducedoperating expenses. Any economies of scaleto offsetthis untila sizeof 500-600 usuallyare not achieved Inotherwords,laborproductivity roomsis reached. peaksat 200roorns, declines, andis notovertaken by size economyuntil there are at least 500 rooms. Notethatamongindependent nonchain hotels, mostareunder200rooms.Thisprovestheirsize is basicallyefiicientand profitable evenw thout advantagesof the the rnarketingand reservatlon large hotel restaurants large chains.l\,4oreover, tend to be overstaffed and haveoversized,overin part becauseof additional equippedkitchens, banquetareas,whilesmallhotelsoftenleaseout their restaurantsto more effectiveindividual operators. Although lessefficient to manage,hotelsin the 200-500range otten are rnore convenient to lendinginstrtutions marketand{inance. Forexample, may preferto investin two 500-roomhotelsin I000-room different citiesthanin onemoreefficient facility, no matterhow greatthe marketdemand. But these midsizehotelsneed to economize moreon theircapitalcoststo offsettheirlower hotels efflciencies. Conversely, thesmaller andlarger theirsuperiorprofitability into rnore can translate attractive designs, suchas atriums or moreelegant oecor.
Thailand. haleiBaiyoke SkyHotel,Bangkok, Thetallest d1wnt1wn theg ory0l While severa h0tels in larce mixed usepfojects share buidings, the673-100m Baiy0ke SkyHolel, some 0fiheword'stallest hotel wilh94hotel100rs,laysc aim10thetitleottallesldownlown inthewofld.
elevatedthe self-esteemof cities since architect lsaiah Rogers produced the TremontHouse in Bostonand the AstorHousein NewYorkCityin the early1800s. l\,4aking a dominantvisualstatementon the skyline has longbeena goal of hotelownersand supportDesignConsiderations ed by architects and developers alike.The malestlc Theprestige of Atlanta, Georgia soaredafteritsfirst donredroofof the St.LouisHoteiin earlynineteenthAtlanta, triggered centuryNewOrleanscouldbe seenfor mjlesaway atriumhotel,the HyattRegency a wave of new development and catapultedthe by boats on the l\lississippiRiverand the superb city into the future,iurtherdefiningits role as twin copper spires of the Waldorf:Astora have capitalof 'thenewSouth.'Thesymbolicimageof adornedNew YorkCity'sskylinefor 70 years.The Quebechaslongbeenshapedby the command- RIHGAFoyallaidclaimto beingthe tallesthotelin ingpresence of Le Chateau Frontenac highabove NewYorkCityuntilthe FourSeasonsHotelNewYork the bluffson the St. Lawrence River.Hotelsas topped ii a few yearslater Usurpedas world'stallest highlyvisiblemonurnents have with the completiono{ the Burl Al Arab Hotel in andprizedtrophies
Downtown Hotels
,t I
theBaiyoke Dubai, SllyHotelin Bangkok stillclaims thetitleof tallestdowntown hotelin theworld.Unlike many01lhe hugemixed-use towersseenin other partsof Asia,at 94 floors,withthe exceptionof a handfulof floors in the base given over 1o a merchandisemart, the BaiyokeSky is all hotel. projectssuchas the Shinjuku Mixed-use Towerin TokyoortheShanghai WorldFinancial Centerallow hotelsto bask in the gloryol thesemagnificent whileoccupyingonlya fractionof the skyscrapers floorarea.TheGrandHyattShanghaisitson top of SOI/'S1,380ft (420m)tallJinN/aoTowerandclaims to be the world'shighesthotel(as opposedto tallest).lt also boasts havingthe tallest atrium ever built-and the longestlaundrychute (see 12.) ChaDter
realvalueto preserving a senseof placein the city. The FourSeasonsHotel,MexicoCity is an eighlstory 240-keyluxuryhotellocatedon Paseode la preReforma nearthefamedZonaRosa,Mexico's miershopping area.Thedesignofthehotelcenlers on a largeinnercourtyard thatfeaturesa decorative centralfountainand is surroundedby a gracelul colonnade expressing the Spanish Colonial architeciuralheritageinherentin the city.Thecourtyard provides an oasisof quietelegance thatcombines naturallight,lushvegetation, andthesoothing sound ol thefountain agajnst thetumultof thisenormous hletlind
marr^n^lic
Slyfe and Theater Interestin postmodern architecture in hoteldesign asanalternative to theinternational stylehaswaned. Interesthas beenrenewedin lhe fundamentals of modernarchitecture, and a new modernism has in this realmare alfected emerged.Explorations strongly bytheburgeoning boutique, waterfront, and hotels-discussedin separatesecentertainment tionsof thischapter.Together theyhaveturnedthe typicaldowntownbusinessand touristhotelintoa moreinviting location throughout lheworld'sdowniownareas,as illustrated in thesepages.Examples include: in Japan, the harbor-frontYokohama Hotel,SeaHawk, Grand,HotelSeiyoGinza,Nilojiko D-Hotel,HolelKyocera,ParkHyattTokyo,and JR Towers; Riyadh's Al Faisaliah; HotelReyJuan Central AdelphiHotelin l\,4elbourne; CarlosI in Barcelonai the two ultra{owered Shanghai WorldFinancial Center andtheJinMaoTowerin Shanghai; theShangri-La FarEastern PlazainTaipei;Martinspark in Germany; and.in the UnitedStates,SanFrancisco's W boutiquehotel,NewYork'spioneering E Walkenterhotel,Chambers, tainment RIHGARoyal,and the FourSeasonsHotel,NewYork. The attributesof high slyle and theaterhave cometogetheras a welcomerelieffromthe sameness of most downtownlourisl and business hotels. Ptace and T'adition In the lmperialHotel,Tokyo,FrankLloydWright demonstrated early in the twenliethcenturythat hotelsmustrefleclplaceand tradition.Hotelsthat establish theirprimaryaestheticidentityby creating a conte)dual fit to thearchitectural heritage of thecity reflect thissamesensitivity theyinhabit andprovide
fhec1ntextual downt1wn hotelFoutSeasons Hotel,MexicoCily,Mexico.L0cated premier atthecenter 0ftheworld'slaruest cityneafthelamed ZonaRosa, lvlexic0's shoppingdistrict, thedesign 0ftheeight-slory, 240-r0om hotelexpresses theSpanish Colonial architectunl heritage 0fthecity.Alargeinnercourtyard leaturcs atradiiional foundec0ralive providing tainandis surrounded bya gfaceful colonnade anoasisfromthelrcnetic lile0n thestreet.
Senseof Placeand Thealer RobeftA.M.Stern,FAIA RobeftA.M.Stern Principal, and Dean, Architects, YaleUnivetsvSchoolof Architecture
anchoring theguestin a place something butalsointroducing dimension. of a cultural Because so muclrmodern in is lnternational architecture ^h.r'^ta.
tha
ni..a-hrea.l
than hotelis moreimportant everbefore. A hotel,evena business stage, hotel,is an inhabited A greathotelis morethan jngarchitecture and conrbin it is an roomsandservlces; mixthathas showmanship-a a storyllne idea,a narrative, to ourprotesbeentraditional thatclearlydrawstheguest sionsincetheRenaissance, intoa uniqueworldthatwill whenarchtectswereputin or pleahelpmakebusiness chargeof thegrandentertalnThemore surelravelspecial. patrons. mentsof powerfuL we travel,themorethings hasa lotto blur-so thatthosehotelsthat Hotelarchitecture do withtheaterandtheatricalidefnedas archlaresharply audttransports ty:thetheater tecturestandoutandcomtimein order encesto another mandourpatronage. disbelief andfree to suspend hotel A sharplyjocused andfor canmakeus see up minds{orpleasure architecture newideas.Sotoo nnusla things:forthe manyditferent to be a traveler, whohaslittle hotel.Thereneeds business 'other,' theexotic timeto getoutandaboul,the senseof the or theotherwise senseof the'local'is perhaps theforeign, unaitalnable. notonly themostimportant,
Beyondhorelsr.lal collai''] faci Les lor oelor as discussedbelow in mance and enterta!nment the secton on downtownentertanmenthotels,there is a fundamentalqua ity of downtownhotels in providinga settingwhere the theatero{ human Lapiduslaidbarethe theatrlcal lifeis played.l\,4orris aspect of hotels ln the 1950s with his designs and Eden Roc hotels in for the Fontainebleau V i a n . l v i a ni B e d c h .H e r e .g J e s ' s w e r ec a s ' a s pefo'mer. wl'ile dir rg or an eleva'ed stagel k e r e s t a L r a lo t r d e s c e ' d i n ga g a r d s l a i rt l ^ a t mighthavebeen builtfor LorettaYoungor Scarlett O'Hara.FrorntheAstorHotelto E Wa k, hotelshave iry lofg e-ood eo an a'ch,rectLreof ltsealrrca defininga placeforthe dramaof hurnanactivityand experence. Space Maximization The densty of urbansitesrequlresa much tlghter controlover mattersof efficiencyand layout.The designermust make everysquarefoot count to a
'sliversile' h\tel HolelSolitel,NewYork. dDv'/ntu/n Theefficient inh0tels areas fasf€sulted sitesn many urban Scarcity 0l buldabLe planning 10ovelc0m andslrrcl!ragynlTastics thatreqrire nnovative lootpfinls Ths 400 theI smalOddshapec ifhefentln thed lfculties nosetowefwtll a bLlL T' shaped r00mh0teincudesa 30-st0ry from mid-bl0ck w ng that tefraces back shaped
degree noi usualy requiredin other hotel types en>.a e n ^ l such a premum such as at
\^/hara
hotels. resorts andsuburban
Wnere trAF iff ils tl-e amoJ' ol rrea tl dLca'l be
bu lt on a partculars te, and slncecellarsand subcelars are usuallyexcludedf rom r-ARca culations componentsof the hotelthatdo not requre natura lightand airshouldbe locatedbelowgrade ln addjtion to mechanicalspaces,and r the governing
Downtown Hotels ,a I buildingcodespermit,this usuallyincludesmost back-of-house functionssuch as laundrykitchen, storage, engineering, housekeeping, andemployee areas.Executive offices,meetingrooms,and the h€althclub even may be locatedbelow grade floorareato be utilized :o allowvaluable for addi:ionalguestrooms. The high cost ol excavation is offsetbythevalueaddedto thepropertyby utilizing every allowable space for revenue-producing functions. Therearelocationswherecellarsarenot suchas NewOrleans wheremuchof the oossible, crtyis belowsealevelandthewatertableis nearthe Also,manyof thehotelsintheTerminal surface. City develooment aroundGrandCentral Terminal such as the Biltmoreand the Waldorf=Astoria werenot ableto utilizecellarsbecausetheywerebuiltover f|e subterranean railroadtracks. A convention hotelpresents a particular design fora tighlurbansitelnthattowercolumns challenge and core must be kept awayfromthe clear-span Thisgenerally meansthatthesitemustbe ballroom. targeenoughto containbothelements independently,otheMiseenormousstructuralgymnastics arerequiredto transferthe massiveloadsfromthe !or,/eraroundthe ballroom.In manycases,the use girders andmechanical of hugetransfer offsets are r€ededin orderto transfertower columnsandshear wallsandto providea feasible columnpiacement n the publicareasof the hotel.lt's all partof the eeenseof building downtown. The twint1wet business andt1utist hotelFarEastern Plaza Hotel, TheHotelSofitel,NewYork,a 400-room30-story Taipei, Taiwan. The elegant twin towers 0f lhe hotel are linked althe 'T'-shaped hotel,is builton a difficult mid-block site base byadramatic circular roiunda lhatserves asthemaln entrance public 0fthebuilding's spaces. Theskilllul 6| 45thStreetwith a 35 ft (10.5m) wide leg out andasthelulcrum compositi0n, reflected in itssculpted interi0f v0lLmes, b 44thStreet.The architects{oundthat the most geometric Taiwan's burge0ning skyline. dficienttowerconfiguration resultedfrom placing enhances tr€ elevatorcore at the intersectionof the two Egs of the 'T'. The structural engjneers devised a systemof shearwallsin lieuof columnsthat Back of.house Elticiency reduced the numberof columns, therebysimplifyprocess. r! theconstruction A 5 ft (1,5m)thickcon- Back-of-house operations in downtownhotelsprecretetransfermat was requiredoverthe 2,500ft' sentmanychallenges not usuallyencountered in to pickup 23 storiesof tower hoteltypeswithlessconstrained @5 m') ballroom space.Oftenrelegatedto cellarswherevaluableabove-grade cdumns. areas Fiercecompetition in manycitiesoverthe short arelimitedto guestusage,manyfunctions haveto grpply of usablehotelsites,coupledwith extra- operatewith clockworkprecisionto ensurethat groMhdueto increased odinaryrevenue downtown guestservicesareprovidedin a timelyandefficient room rates,has developers vyingfor all types o1 manner.Efiiciency oI operations wasthe battle-cry dct-shapedsites. HolidayInn abandonedits of Ellsworth M. Statlerin developing the backrighfangles-or-dte cookie-cutter, formulain order of-house functions for the BuffaloStatlerin 1908. b buildon a 4,000fi' (370m') lrapezoid-shaped FollowingStatler'slead, Warrenand Wetmore sre nearWallStreet.Hotelsknownas 'sliver'build- designedNewYork'sBiltmore Hotelin '1913with wedgedintosmallnarrowmid- excellenl ags, tallbuildings functional organization and machine-like &ck sites,are on the increaseas larqesitesare precision. Statleas theorieson hotelorganization Ecoming scarcer. havewithstoodthe tesi of time as architectssuch
I'O
Part1:HotelTypes
wherethe sky-lobbyis {oundat the Shanghai, (see Chapter10); and in base of a sky-atrium otherhotelssuch as HotelJuan Carloslin Barcelona, wherehigh-drama designstilldrawsa crowd. Erected in timefortheOlyrnpic Gamesol 1992, modernbuilding HotelJuanCarlosI is a strikingly the highestaspirations of Catalonian embodying shapedatriumis opento the design.A parabolic northwitha 14-story curtainwallthatfacesdownCarlos townBarcelona. Stylistically, the archltects, Cartana,designedthe Ferrater and Jose l\,4aria the shock-value dramaof John atriumcomblning Portman's{amed hotel lobbieswith the refined Starckinterior newmodernelegance of a Philippe PublicSpaces ribbonsof polishedmetalrailsJorma Undulating Theradialorganization of Iuncis oftenobscured and glittering spectacle. Sincea hotel'sarchitecture Portman's concepto{ the tionsatthelobbyfloorutilizes by itsdenseurbansurroundings, overwhelmed bars, tworestaurants, hotelsmustmake sharedspace,as reception, entrancelobbiesin downtown bordertheakiumat the Morethan andotherpublicamenities boldstatements andlasting impressions. thelobbyquickly setsthehotel's groundfloor. anyotherelement, Postage-stamp-sized sites,combinedwithsecurtoneandambience. streets andoccaabouttheovercrowded The grandhotelsof the 1920sand 1930ssaw ityconcerns TirnesSquare, have of sionalhugecrowdsin NewYork's dramaticswingsin the sizeand extravagance -Astoria Theoriginal Waldorf was promptedseveralhotelsin that areato raisetheir theirpublicspaces. renderedobsoleteby the PlazaHotelwhen it lobbyabovethe streetlevel.The EmbassySuites opened,olferingNew Yorksocietyits immense TimesSquare,that shareda sitewithan historic and sumptuous PalmCourt,parlors, and theater,resortedto massivesteeltrussesandother ballroom gymnastics to buildthe hotellobbyand lobbies. TheNewNetherland, builtin NewYorkin structural Thesehotelsmustnecessarily avoidedlavishpublichalls toweroverthetheater. 1926duringProhibition, andplaceditsemphasis on luxurious appointments employadditionalreceptionstaffat groundlevelto and realms ofguestrooms andsuites. Then ensureihat guestsare greetedappropriately intheprivate withtheirluggage and emergedin 1931to reclaim ushered uptothelobbysafely thenewWaldorf:Astoria palaceof NewYork,'asvast to prevent into fromwandering unwanted sightseers thetitieasthe'unofiicial lobbies and ballroomsonce again became thehotel. fashionable. In the late 1960s,The HyattRegencyAtlanta expandedon historicmodels,such as the San Guestrooms FranciscoPalaceHotel and Denver'sBrown to quantify in the Palace, andsetthepacewithitstowering atriumfor Thesizeof hotelroomsis difficult contextsincethereareso manysubtypes a bold, new dramaticform of downtownhotel downtown Amongtheseare adaptive-reuse of lobby.Withor withoutatriums,the trend in the to consider. whereverydeeproomlayouts are 1970sand early1980swas for largeimpressive offlcebuildings lobbles.In reaction to the expense and perceived gererated.boutiquehotelswhererricro-roorrs returned lackof warmth, manydevelopers to more chargetop rates,andloftysuitesof luxurystylesuch intimate interior spacesandfocusedinterior budgets as The Mercer.Standardroomsat super-luxur Hotel,NewYork materials, lighting, hotelssuchas the FourSeasons on high-quality and artworkto grandeur at ft'?(57 m'?). Size is constant onlyin the a sense of start 610 achieve andtheresult issimilar tothesuburban Far{rom dead,the atriumhas foundnew liJe majorchains downtownin suitehotelssuchas The Embassy lypes. Sincethe averagelengthoJ stay and number Suitesat BatteryPark City in New York,where perroomaresimilar, guestroom sizes in-linesuitessharein the atrium'sdaylight(see of occupants hotelsareequivalent to thosein subChapter8); mixed-usedevelopments such as in downtown Centerin urbanand airporthotels.The basic12.5x 18 ft Jin lVaoTowerand the WorldFinancial
hisapproach, as WilliamB. Tablerhaveadvanced improving on efficiency andeconomyin hundreds of hotels and widely in{luencingfunctional desrgn. certain Some hoiel chains have centralized functions,such as the laundry back-of-house in a region. offsiteto supportseveralproperties to urbanproperties This has provenbeneficial and reassigned, wherespacecan be recaptured freeingup floorareaior much-needed administraadditional meetingspace,or guesf tivefunctions, rooms.
oo*nto*n Hot"t.l ,3.8x 5.5 m) clearroomdimension variesonly ,vithin 10percent, basedon specialprelerences of ownersor operators who believea slightlylarger 'oom will give them a competitiveadvantage. =xperience has shownthat a foot of widthis less mportantin makingthe roomseemlargerthan a ightercoloror otherdecorative scheme. Forexamcle,in therestoration of NewYork'sInter-Continen:alHotel,a mirrored wallwasinstalled in one11.5ft 3.5m) wideroom.Mostguestsjelttheroomwas argerand prelenedjt to a 12.5ft widestandard 'oom. Whileincreased widthprovides a smallamount cf additionalspace betweenthe bed and the Cresser, this spacedoesnot allowfor additional 'urniture, whereasincreased lengthcan provide 'or an extrachairor sola bed. Also, increased ,vidthaddsmorecostthanlenglh,sinceit increasesstructural spans,slabthicknesses, andtheexte'iorfaqade. nicrc-h1tel Toyoko Capsule Hotelohmori,Tokyo, Japan.Renled overnight There{ore, lengthening theroomis less fhedownt1wn provided accommodations bycapsule hotels withguestm0dcostlyand more benelicialto the guest than orbythehour,theminimal ulesOften nolarger thana sleeping c0mpartment ona trainserue animpoilant market in .videning it. professionals Japan's business community. Young wOrking long h0urs in the clty often find No hotelprototype expresses the densityand theseinexpensive lodgings a welc0me alternative t0 theirlongcommute t0 andfromtheir crowdingissuesfacedby downtown hotelsmore suburban aoartments. :hanthe capsulehotelsin Japan.TheJapanese, ,vhosepopulation densityis 10 timesgreaterthan :heUS,havea longhistoryof inventing ingenious .vays of utilizing minimal space.Theprimary market 'or capsulehotelsis young professionals who AdaptiveReuse ve in the outer suburbsof Tokyowhererent is :heaperthan in the city.Oftenkept late at work Thepastfewyearshaveseena numberof urban anddreading the longtrajnridehomeonlyto turn officebuildings converted intohotels.Hotelchains few hourslaterto return, arounda theyfrequently are showingstronginterestin establishing new seekinexpensive overnight lodging.Thesehotels, properties in downtownareas,butsuitablesitesfor locatednear railwaystations,can newconstructaon :onveniently arescarceandexpensive. At the containup to 1,000units,calledcapsules. A cap- sametime,olderofficebuildingsare becoming suleis a sleepingcompartment, not unlikethose functionally obsolete anddevalued in thecompeti'cund on trains,exceptthat they usuallyare tive office space market.Convertingolder office enteredfromone end ratherthanfromthe side. buildings to hotelshas provedto be an attractive Approximately 6.75fi (2m)longby3.5ft (1m)wide development opportunity. Inmostcasesthecostof oy 3.5ft (1m) high,theyarestacked twohighand acquisition and renovation has been less than louble-loaded on longcorridors. ForY4000($35) the costof newconstruction. Thefeasibility often o€r nightyou get a clean,privatecapsulemade dependson severalfactorsincludingzoning, ol moldedplastic,equipped witha firmmattress, building tootprint,window modules, building a ry mountedto the ceiling,a radio,an alarm tagade,floor-to-ceiling heighi,and structural sys:lock, a readinglightwith a dimmerswitch,a tems. (SeeChapter10 for more discussion on '1irro(a cornershelfand a controllable ventilation adaptive reuse.) -ozzlesirnilar to thosefoundonairolanes. Caosules 'or menand womenare on separate floors.The cublicareasof thehotelusually includea cafeteria Trends pool,bothof and a bathhouse witha communal ,lfrichareopenall night.Thisepitomeof nojrills I Ecotourism willcometo town.'Green' hotels such accornmodation servesan important marketin a asSheraton Rittenhouse, Philadelphia, utilize envi-niquely vibrantmetropolis. ronmentally friendlyand nontoxic materials and
P.t 1:Hotetrypes -6
particularly develop in mixed-use Virtual officing, ments,willallowgueststo leaseotficespaceon or in one a transient basisin thesamebullding, tower,in orderto conadjacentto theguestroom duct businesson the road. With high-tech inteleconferenci advances officingcapabilities, willmake and proliferation Brandsegmentation the possystems, communications and Internet it possible fora singlehotelto offermultiple-brand sibilityexistsfor officetime-share productsto fromsharing products underoneroofandbenefit to an urbanresiden emergeas add-onfeatures facilities, andmostback-of-house hotelemployees hotel. or eftended-stay tialtime-share registration separate entrances, whilemaintaining and lounges,guestroom I lvlanynewJormsandformulasof extended-sta lobbies,restaurants vacation fractional ownership, urbantime-share, wemaysee clubs.Forinstance, floors, andhealth and other hybrid clubs,hotelcondominiums, a J.W l\,4arriott, a Fiesidence Courtyard, a lvlarriott productswill emergeto blurthe linebetween in Vacation Clubfunctioning Inn,and a l\,'larriott transien ownershipand iraditional residential l^armony allwithinonebuilding. is related to the Thisexpansion accommodations. servicefunctons within Chainswill consolidate servlce increasingdemandfor personalized theirlaundryfacility a region.Hiltoncentralized ownersseekthe condominium whereresidential that included NewYorkCity, for a largeregion Thlstrendwillnot only luxuryof hotelservices. and northernNewJersey. westernConnecticut havea dramaticeffecton the way hotelsare properties to {reeup much Thisallowedmany traditionally operated,but also the way urban administration, residential neededspaceforback-of-house, arerentedandsold. apartments guestrooms and and,in somecases,additronal will accommodations meetingspace.Thistrendshouldcontinueas I Thethirstfor super-luxury prosgrow possible ecoromy remains to as the continde is made of otherfunctions centralization perousand moreguestscan affordtop-qualit and Internet computerization throughincreased iacilities and a higherlevel of personalize and reservations, suchasaccounting, capabiliiies services. functions. someadministration 'urbanresort' willbecomemorethanan thatcontainhotelswill I Theterm Mixed-use developments resorts andspaswillcontinu oxymoron. Urban and Theservices to flourish downtown. continue 'baby propagate makeup a large as boomers' provided to as by hotelsarerecognized arnenities percentage consumers and of healthconscious of building typeslncluding a beneJit to a multitude They seek state-of-thefitnessenthusiasts. condominiums, univerresidential officebuildings, profaciliiies, the latestspa treatment enteTtain- exercise transportation centers, sitycampuses, juice grams bars and fresh and techniques, centers, shopping mentcomplexes, conference hotels to offer Look for these organicrestaurants. rrals, andmedicalcomplexes. specialdietsanddiningplans,healtheducatio of business sophistication lncreasing technical and sophisticat medicalsupervision, training, travelersand the explosionof inforrnation massage programs in addition to andtreatment technologyhas produceda dramaticnew programs. exercise hotels.Guestin downtown business emphasis roomsmadeto functionas officeworkspaces and high{echbusinesscentersare becomtng of these hotels.lvlajor essentialcomponents new conceptsfor the chainsare developing worktraveler that includeguestroom business 'boutique to devattributed hotel'is largely stationswith an ergonomicchair,a two-level Theterm desk, adjustabletask lighting,and multiple eloperslan Schragerand his late partnerSteve designmakeover of l\,4organ poweranddataoutets.Newguestrooms inthese Rubellforthedrarnatic to an inde midtownbuilding, such a small,dilapidated furniture facilities alsomayincludeflexible TheIinaldecade high-styled hotelin 1984. to a smallconference pendent as a tablethat converts of hotels centurysawtheemergence ior Interneivideo ofthetwentieth tableand in-roomterminals urbanprop fewerthan100rooms), insmall(usually conferencing.
guestswitha health- I systems aimedat providing environmentally andencouraging ierenvironrnent Advances in responsible buildingtechnologies. willmakeit moreeconomically thesetechnologies feasible in urbanapplications. I
I
I
I
Boutique Hotels
Downtown Hotels ,rl
1- l -:
..:;-;
-\e beach b1utique hoteiDelano, MiamiBeach,Flo]ida.Addin0 t0thesurreal compOsiti0n 0fthehotels outdoor features, Philippe Starck's water sal0ngivesnew 'shallow -reanlng tonotion ofthe end0llhep001.' A largepart01thep00l'sareaisonly1ft (0.3m)deepandturnished wilh0rnate cast-alumintm tables andchars, provided ^ilhi00dandbeverage service bybarefo0t wailers withlheirpanllegsr0lled up.
erties where the key descriptiveelernentsare iashion, glamour, style,chic,hip,flair,elegant, and cool.Today, theterm,'boutique hotel,'transcends :he earlierdefinitions and bridgesmultiplehotel classifications lromsmallto large,luxury to affordable,urbanto resori,modernto traditional, reno!,ation to newconstruction, and,wlththecreation of :he W brand, from independent to a rapidly expanding segment of a majorchain.Theboutique has,in fact,blossomed segment intomultiple subsegments. N.4any examples of smallfashionable hotelsexisted in Paris,SanFrancisco, NewYork,andLosAngeespredating theterm,including L'Hotel in Parjs, the -owellin l\.4anhattan, andHotelVintageCourtin San ;rancisco that,byourstandard definition, wouldbe considered boutique hotels.Thetermhadjustnot /et beencoined.
Bydefinition a boutique is'small, fashionable and independent.'A strongemphasis on highfashion is seenas theessential ingredient commonto those of thisgenre. Inreaction to themediocrity anddrearyuniformity of conventional hoteldesign, entrepreneurs working in NewYork,as wellas pioneering SanFrancisco developer Bill Kimpton,realizedthat uniqueand provocatve architectureand design could be a veryfertilemarketing asset.A substantial marketwas discovered forfashion-minded travelers seeking an atmosphere wherethey could enjoyan artistic lifestyle;a settingthat immersedthem in the avanfgardewherethey couldfeel they belonged to a communityof insiderswhose taste was unequrvocal. Thepopularity oftheboutique hotelmaybeattributableto thegrowing sophistication of thetraveling
l"
Part1:HotelTypes
moviestars,entertainrnent moguls, models, attracts WithdesignerPhilippe Starck,the and designers. Royalton and Paramount soonlollowedln [,4anhaf tan,and someyearslater,lViamiBeach'sDelano and LosAngeles'Mondrian. LikeStudio54,these propertiesdependedon hip cachetand chic renownfor theirpopularity. Attracting trendsetters and celebrities, boutique in thereturnof thehotellobby hotelshaveushered as a downtown social-gathering spot,an important on thewanesincethegrandhotels urbanfunction of thegoldenagewhenhotelswereat a clty'sepipolitics, centerof fashion, andhighsociety. Grand withtheirstylish hotelshavelongbeenassociated interiors. Although at a different scale,butin greaf this newattentionto innovative stylein er quantity, manywaysis a return to thegrandeur ol nineieenth centuryhoiels-cosmopolitan, elegant,and distinctive-acultureof design.
Size
connotes smallness andmost Theterm'boutique' hotels. While oftenis usedto referto small,intimate rnanyautomatically usethetermto referto a hotel with fewerthan 100 rooms,this is not entirely in NewYork accurate. Threeforerunners of boutiques Cityopenedwithmorethan100rooms:Morgans with 170, and the Hotelwith 113, the Royalton the Paramount with600.Hence,fromitsinception, boutiquehotelhashadmuchmoreto do withavantpublic,especially operation the younger,style-conscious,gardedesignand stylishcutting-edge predlctable W literreaction than size. The recent opening of the brand, businesstraveler, in to the =Astoria, n ol the Waldorf attempts of the establlshed hotel trade. According ally the shadow blandness hotel. of boutiquehotels to bringtheboutique ambience to a 700-room to Kimpton:'Theindividuality You can have a 2,000-room boutique hotel as long appealsespecially to travelersin their30s and designapproach anda 40s, a generation who has seeneveMhingthat as il offersa fresh,original originalattitude, according to one piothe chain hotelshaveto offer.'Today'syoung distinctive neering developer. This may be true, but onlyat the travelers requiresomethingnew and innovative. since Theydemandsexappealandexcitement. Theywant expense of targeting a specialized audience, increased a broader market is necessitated by size. sunoundings thatstimulate andastonish them,an 'the for of large boutique antithetic to Kemmon Wilson's bestsurprise is The challenge developers Holiday hotelswillbe to maintain thehighlevelof personalno surprise' Inn. were ized service characteristic of thissegrnent. Schrager and Rubell ableto addressthis This includes many smaller hotels,not untappedmarketby instillingin their lodging hoteltype properties glamorous hightheatrical magic and necessarily independent, not necessarily thesame retrofit, and sometimes not mystique thatsucceeded forthemat theirlegendary style,urban, or upscale particularly With hotels' f nancial nightclub, Studio54. Theyrealized that a whole srnall. boutique generation had beenoverlooked rnanyhavecometo usethetermlargely by the lodging success, whenlackinginnovative industryWithlvlorgans in l\ilanhattan, arguablythe as a salestool.However, progenitor hotelsare operation, thesesmaller of the species,with designerAndr6e designor stylish in in violation of the fundamental boutique leitrnotif and Putmanthey transformed a seedy hotel an property unstylishmidtownlocationinto a that aremerelysmall.
andarchilectural fab Theluxutyb1utique h.telTheMercer,NewYo*. Thehighceilings guests factory bullding wercrecrealed t0 pr0vide withtheloftllvingexperricofthe0riginal SoH0district.Inn0vative r00mlayouts include ienceuniquely characteristic 01NewY0rk's thatopendireclly intotheroomthrough a pairol spacious whitemarble andtilebalhr00ms guests expanding ther00mspatially andlnviting t0balhe whleenj0ying dayf0lding doors, (see p.C-l3forafurther view). light andvievis 0fS0H0
diversiy inboutique Stylistic rofelsTheHempel andBlakesHotel,London, England. Theconirastinq slyles0fAnouska Hempel's twoLond0n .realio nsisnowhere more evid entthaninthedecorative (seep.C 12 10rlu herviews). treatment 0ftheouest balh r00ms
Luxuryto Economy Thewidespread appealand tinancial successof boutique hotelshascausedthelabelto be usedvery b.oadlyto includesegments andproperties notoriginallythoughtol as boutiques. Forexample, a 370key, ultra-luxury chain hotel,referredto in travel brochures as a boutique hotel,ostensibly because ol its superbmoderndesignby a worldjamous architect, drawsa chicandfashionable clientele. lt ,s moreuselulto consider thishotelwithotherluxpropeftles. LJry On the otherhand,The lvlercerin l\4anhattan's SoHodistrictis an excellent example of a boutique attheluxuryendol thescale.Conceived by Andre Balazs withdesigner Christian Liaigre, The[,4ercer otferslarge,sumptuously furnished roomswithhigh lushmaterials, personalceilings, andimpeccable, zed service. The luxuryaccommodalions at The MerceraresoopulentthatfashionbaronCalvinKlein 'eportedly postponed hisexpensive SoHoapartment renovationand opted to extend his stay there rndefinitely. In renovating the 600-roomParamount hotelthe Ceveloper lan Schragermade the decisionnot
to gut the interiorin orderto combinerooms. Instead, he kepttheoriginal smallroomconfigurationsintactand construction costslow in orderto createan affordablealternative hotel.He declared that his goal with the Paramountwas to create a SuperYMCA.Theapproach wasJurther compared to the accomplishments of the retailchain,The Gap, in offeringatfordablestyle.W has gone one step furtherby commissioning the creative staffof a highlyregarded commercial designteam to managethe stylingof its expansion, cashingin on mass-market successesof trend-conscious retailchainssuchas BananaRepublic, CK, and DKNY Boutique hotelsonihe luxury endof thesegment caterto an upmarketclientelerequiringa high degreeol luxuryand personalized service.The LeadingHotelsof theWorld,Ltd,an organization that represents over300 luxuryhotels,includes in the five-starboutiquecategorythe Hotel (65 keys)and the Hotel Splendidoin Portofino Bel-Airin BeverlyHills(90keys).LeeAndrewsof Leading Hotelsnotedthatthesmaller thehotel,the higherthe guest'sexpectation for high-quality service.
PartI:HotelTypes
TheHerncreated thesamedesigner contradiction Zen-inspired pel witha stark,minimalachromatic interior. need styledboutiques Tofitthernold,tradjtionally of originality element somedistinguishing to express includlng Severalof KimptonGroup'sproperties, are traditionally in Francisco, l\,4onaco San Hotel flair, witha noteof whirnsy, butareachieved styled, give more from the them distinciion humor that and hoteldesign. of conventional trappings mundane Hotelby renovated Algonquin NewYork'sskillfully a mightbe considered Alexandra Champalimaud the creative ln capturing while highly boutique, but uniquespirit of that famoushotel it is better restoration as historic characterized prevalent designmotiJs contemporary Farrnore palette The segmentis hotels. of boutique arethe that emb'race of those with examples replete tresh a new and in establishing modernism in LonAldwych and One The l\,4etropoltan imagery. in the D Hotel Osaka, Kirketon in Sydney, don,The New York, and Franklin in The TimeHotel,and of a new manyothershaveadoptedtheiconography modernrsm.
New Constructionand Renovation
hotelsmaybe at boutique Theattraction to develop partlally number of older to the attributable least cost than for far less be refurbished hotelsthatcan San the reason that Part of fromscratch. h0te building boutique constructed NewYoIk.Thisrec€ntly h1telGhambels, Thegaetyb\utique hotels is due to a boutique hasso rnany I Group and Francisco Designed bytheBockwe neighbors. fromitsartconscious inspiration draws be inexthat could galery older hotels of over400 largeinventory asa exhibiting th€hOtel itselfluncti0ns W00d Architects, Adams Soffes In the absence s lashioned asanartist'slOft pensively and upgraded. acquired 0lthe77guestrooms otadbysome100altists.Each Dleces per pieces llrnest0ne, the room. Clad in Macedonian havealso m nimum 0l thre€ ofjginal developers a hotelsto renovate, containing of suitable l5sl0ryiaEad€slepsbackll0milsnarrowlot,punctuatedwithlrenchd00lSopeningt0glass outmoded downtown reuse oJ turnedto adaptive raiLings. balc0net steel andblackened The buildings. andotherindustrial officebuildings In warehouse. from an old was converted l\,4ercer reuse, adaptjve examples of oneofthemostcreative in Cologne a watertower converted Andr6ePutman Hotel im Wasserturm 88-room intothespectacular Modernand Traditional havehiredUK and BrianN,4cNally PhilipPilevsky to convert theAmerican DavidChipperfield One only needsto look at the two Londonhotels architect Park. New York's Bryant on Officebuilding Standard conceivedand designedby AnouskaHempelto Life Beaux-Arts Guardian styleembracing StaMoodconvertedthe appreciatethe rangeof architectural Hotel in its third W the boutiquemodel.A firmlytraditionalapproach buildingon UnionSquareto NewYork. was takenwith BlakesHoteland twistedwith lust Thesuccess of thegenrehasledmanydevelopenoughspin to cause a second look and to see fromthegroundup.Sinceboutique wallstrimmed ersto construct deeperartisticintent.Black-painted with ornategildedcrownsand moldingsand over- hotelshavelongbeenthoughtof as renovatlons boutiques asa consizedtesterbeds cloakedwith heaw rich-colored manyregardnewconstruction include the 62-key in terms.Examples fabricssetthe styleof BlakesHotel.Almostin exact tradictlon
Downtown Hotels at
I
ll Palazzo in Fukuoka, Japan;theSoHoGrand,and in tr|e TribecaGrandin NewYork,the lvlalmaison D Hotel GlasgowandArt'otelPotsdamin Germany. n Osakawasbuilton a tinysitewithonlytworooms lobby. on eachof itssevenfloorsabovea miniature Theguestrooms of Chambers, a new77-keyluxury hotelon West56thSlreetin NewYork,will feature pipes,tracklighting, exposed sprinkler andconcrete floorsalluding to the atmosphere bathroom of an artist'sloft.
lndependentto Chain netoperating incomelevelsat 40 percent, Reporting theattention of major boutiquehotelshaveattracted hotelchainswhichareattempting to drawthechic hotels. andglamorous crowdto theirboutique The to justifythe highcostsof dynamicis instructive: and to recapthe profitsthatbig chainoperations needtheyabandon thesmall,intimate companies nature original of thebouiique ethosandgo bigger. Forexample,the initialW in NewYorkCitywasa 700roomboutiquehotel;theconceptthenexpandedto numerous majorcities. Whileoneindependent devhotelsare eloperwassaidto havewarned:'Boutique products,and I don'tseehowa chainof alternative them can be an alternative,' othersare jinding in expanding corporately withfinancial advantages oartners. Anotherpioneering WilliamKimpton, developer, workingcloselywith his designers, formedThe Palomarbrandwitha newphilosophyof aesthetic expression creating'moreof a collection thana boutiquechain, chain.'The first international Malmaison, based in the UK, emphasized the importanceof creatingsisters,not twins,when rolling outboutiques, eachproperty fusingcorrelaf ing designand operational style wilh regional attributes. AndreBalazs' hotelin LosAngeles, TheStandard, was conceivedas a prototypefor a chainof inexpensive hotels, combining classical modernism with futurist chic,fortheyoungbusiness traveler. Others include expanding to chains Art'otel, a smdlGerman whoposits chain,andHoteldelSolbyChipConley, intoa chainit is thatwhenexpanding boutiques perception. important not10losetheowner/operator
'h1tel fheboutique ofke Starc'Mondrian, WestHollywood, Calilornia. Schrager ard Starck translormed this1959hotel0f 245rcoms onSunset Boulevard intoonethalrecapturcstheglamour of Holi!'v00d. Justoffthemainlobby, the0utd00r dininqterrace ofthe h01el's specialty restaurant, CocoPazzo, is covered withI ft (2.4m)highterracotta flower potsthatprovide whileframing shade andprivacy todiners spectacular views0f LOs Angelestothesouth.
My Lavelyreplacesthe Gideons'Blble. At the poolside Delano, furniture is arranged in thewater poolwhere salonattheshallowendoftheswimming waiterswill wade in to serve your cuba libre. Morgansis so hip its namedoesn'tappearon thebuilding's Iagade. TheNewYorkCityW refersto itselfas an urbanspa and resort.TheInternational HouseHotelin NewOrleansholdsvoodooceremoniesat an allarin the lobby.TheBeachHouse at HermosaBeach near Los Angelesfeatures oceanloftsinsteadof rooms.The Franklin, New YorkCity,placesa teddy-bear on the pillownextto QuirkyAmenitiesand Gimmicks the mint.(lt is rumoredthattoy czarTyWarnermay go one betterat his recentlypurchasedFour TheHotelMonacooffersa petgoldfishduringyour Seasons Hoiel,NewYorkandputan LM.Pei'beanie stay.At theMondrian, Raymond Chandler's Farewel/ baby'on the pillow)Boutique hotelsaregoingto
Types Part1: Hotel la, priseis no surprise.' Forme, thereis nothingbetterthana goodsurprise whsnyougo into a hotelandcanhavefunthere. Thereasonthattherearen't lan Schraget,Chaiman, lan Qthraaar llatal< anyinnovations in thehotel industry is because it is so I believethatthe hotelbusiness capitalintensive and the syshasdescended to a commodity tem doesn'tencourage new business. it hasbecomegener- ideas.Thefinancial institutions, partof ic; it hasbeeninstitutionalized.whicharea necessary Theonlyopportuniiy for distin- anyhoieldeveloprnent, arenot guishing yourproduct from interested in seeingnewideas; anothercompany'sproductis theyarenot interested in geton price,likeallcommodities. tingpeopleexcitedabout That'sthemythof the brand.I something, aboutwalkingright dont thinkthatanybodystays up to theedgeanddoing in a hotel,excepttor perhaps something thathasn'tbeen FourSeasons or Ritz-Carlton- donebefore.Theyonlywantto whichconjure up inyourmind seesomething thatalready a wholebunchof anticipahasbeendone-but perhaps tions-becauseof its name. in a different coloror a differThereiore, we conceived our entfinish.Theywantto see companyon beingan antisomething thatis provento be brand,notbeinggeneric, not successful andjustredoit. beinginstitutional. Thereis Nobodyis reallywillingto go wrongwhenyou something outtheleanddo something stayat a hotelin LosAngeles thathasn'tbeendonebefore. andit is exactlythesamehotel Well,thatis whatwe'retrying aswhenyougo to Londonor to do, comeup withsomething Miami. A hotelshouldgivea thathasn'tbeendonebefore, senseof timeandplace,and Treata hotelas morethanjust thatbasically wasouropporlu- a placeto sleep-a placefor nity.Peoplelikemyselfand my somebody to havefun,a visual formerpartnerSteveRubell Ieast.Walkinsideandsee wereableto meetwithsome something thatyouhaven't successbecausetherehadn't seenbefore,Walkin the lobby beena newideain the hotel andexcitepeople,be ableto business, lthink,sinceStaller cuttheelectricity in theair. invented the modernhotel indefinable, Something the roomand Portman in the 1960s samekindsof thingsthaimake cameup withthe atnumhotel. youwantto purchase a caror Thehotelsin theUSAare buya houseor picka mate. predicaied on themass-market Thosearethekindsof things model.Therewasa virtuein thatwe dealin and it wasvery personallo us.Thesewerethe beingthesame. eveMhing Therewasa virtuein coming kindof hotelsI wantedto stay up withan ideaand 'cookiein. I wasn'tlookingto do a hotel people. cutting'it acrossthecountry fora hundred million I Thosewhoareold enoughmay waslookingto do a hotelthatI remember the Holidaylnn wouldlikeand,by chance, froma fewyears therewouldbe otherpeople advertisement agothatsaid,'Thebestsurouttherewhoalsowouldlikeit.
More than a Place to Sleep
greatlengthsto differentrate themselves fromthe pack as even this segmenris slanng to gel crowoeo. Perhapsno one has shownthe diversity and creativity in comingup wiih otfbeatproductstargetingmicro-niches of ChipConleywithJoiede VivreHospitality, a San Francisco boutiquehotel groupwhichboasts13 boutiquehotels,two boutiquemotels,and a boutiqueJapanese day spa. Trueto SanFrancisco's bohemian legacyandlaid backcharm,Conleyhasproperties thatoffereverythingfrompoetryreadrngs, aLgae shakes, vitamin pillsonthepilloWandin-house psychiatrists to free tarotcardreadings andbackrubs.AttheBilouHotel there'sa miniature movietheaterrightoffthelobby thatshowsfilmsaboutthe'citybythebay.'Popcorn andjuniormintsaresoldat thefrontdesk.At one propertles, of ltsfour-star Joiede Vivreoffersa spepackage cialp asticsurgery formanywhotravelto Amenities San Franciscofor these operations. includeridesto andfromtheclinic,a nurseon call, anda footmassage to takeyourmindotftherecovery.Joiede Vivre'sCostanoas a boutique campingresortsouthof SanFrancisco whereguestscan ordera caf6 atteto theirtentafterroughing it on a longhikethroughthe woods.The dea hereis to allowgueststo connect withnaturein an upmarket fashion.
fheb1utique h1teladditi1, Shoreham Hotelll, NewYork.Phase two0fthehotels devel0pment incudedthetransformalj0n andaddi tl0nofasmall1960solficebuilding totheadjacent 87-key bOullqLe just4 yearsbelore. hotej,a 1920sbuilding thalhadbeenrenovated ThetwodissimiLar buildin0s werej0inedatlheground fl0or,thereby glassback d0ubling tlrehotel's keyc0unt. Thetextur€d wall0flhegardenr00m,a private dinngr00mofl theh0te'smainreslaurant, is washed innatural light 1r0m a skylghtabove.
Downtown Hotels ta I
Planningand Design Considerations Thevalueof good hoteldesrgnis no longerequaf ed with the use of expensivematerials.Boutique ^otelswithlinoleum Jloorsandchrome-plated fittings are getting the same averagedaily rate (ADR) as :onventionalluxuryhotelswith marblelloors and orassfjttings.Qualitydesignand architecture are esseniialvaluesof the servicethatthe boutiquehotel 'good -Trust the old adage, deliver.Notwithstanding Jesigndoesn'tcost moreto build,'it may,in fact, :ost morein designleesas developers competefor :elebritydesignersto add marketappealto their cropertiesand to stayaheadof the fashioncurve. Andr6ePutman,PhilippeStarck,ChristianLiaigre, ?afaelVinoly,DavidChipperfield, David Rockwell, lichard l\,4eier, JeanNouvel,and othersare in high lemand to provideprestigevalueas wellas originalityand vision.EvenfashiondesigngianisSonia lykiel, Todd Oldham, and Giorgio Armani are :ourtedfor exclusivedesiqnsin this domain.
fhenightclub bautique holelTheStandard, LosAngeles, California. Afewdoorsnland fromtheMondfian Boulevard onSunset lnWeslH0llywood, Andre Balazs' 142roomhotel prices y0unger hiohstyle t0a decidedly delivers atbudgel Caterinq sel,theundu ating baconies 0f theformer retiremenl h0me 0verl00k theLAbasin andtheelectric blue Astroturf of thep00ldeck. Witha DJat thelrontdesk, TheStandard underscores the (A)Guests trefdthathotelshavebec0me thenightclubs 0f thenewcentury. checking-il aredazzled byperformance artistsina largeglassvitrinebehlnd thefronldesk.(B)Slyled teamn c0mbination byShawrHausman andTheSlandard design 0l ciasscalmodernisn guestr0Oms andfuturist c chic,thelarge feature Gi0P0nti-inspired viny beds, silver 'day-gl0 pfintdrap€s, beanbao chairs, AndyWarhol llower and 0mnge andwhit€ DalnI00ms.
I'o
Part1. HotelTypes
staffto makethe bed As we haveseen,designstylesfor this niche roomfor ihe housekeeping in the threatof a strikeby the hotel segmentare as variedas the marketstheyserve. and resulted Whatever theboutique designer's man- union. themarket, Historically, havehad subboutiqueproperties dateis to bringto theprojecta highlevelof creativity back-of-house andadministration areas andoriginality, to designan arnbience thatmakes functional goingto visualpyrotechnics guestsfeelthattheyarestaying place withallemphasis and in anexciting hotelswere wheresleepingis the last thingon theirminds. hippersona. Sincemostearlyboutique poorconditions theyofteninherited However,there is a dangerof lettinginnovative renovations, slowelevators designapproaches overshadow otherfundamentals fromthestart.Cramped basements, facilities areinherent conditions of hoteldesign.Somefall intothe trap of style andlackof loading guestrooms Inoneexample, were that causeunduehardshipin the operationof oversubstance. The experimental natureof this withthebedfloatingin the middleof the theseproperties. designed smallroomwitha longnarrowledgeverycloseto type o' horel also presentsunusualdesign for operationsand back of house. oneside.Unfortunately, thisuniquelayoutgaveno challenges An all-whiteguestroomd6cor and bellmenin Armanisuitsplaceaddedburdenson the housekeepingdepartment.Freshexotic fruit in the food and beverage room requiresspecialized service.Pet goldflshfor the guestsmay require for one chain.Demand an aquariurn department personalized forhigh-level service in luxury boutique hotelsnormallyrequiresa much higherstaff-toguestratiothat impactsall employee areas.Like and adminlstratio any hotel,the back-othouse style areasneedto be tailoredto the operational thiscan be in many of the hotel.Withboutiques ways as uniqueand originalas the physical design.
Trends
Theboutique leading segmentis gettingcrowded, someexpertsto cautionagainstover-saturatio lvlorethan 30 boutiquehotelsexist,are under construction, or are beingplannedin Manhattan (revenue peravailable alone.Evenso,withRevPAR room) runninglrom 10 to 40 percentabove industryaverage,the lodginggiantsare either in development or areplanning theirparticalready Wemayverywell ipationin theboutique bonanza. seeeverylargehotelchainwitha lineof boutiques pioneers lvleanwhile, inthenearfuture. theboutique are busy brandingtheir productsand creating mini-chains. Perhaps hotel thegreatest appealof theboutique in a worldof segmentation is its beingthe most products Boutique segmentable segment. continue form to crossjertilize with other hotel types to unTheic\n0l a theatrical enteftainnent hotellheWestin NewYorkat TimesSquare. The hybrids. The Paris Airport Hotel, expected Sheraton mainentrance tothe863r00mhotelon43rdStreet andasecond leatured enlrance 0n42nd weredesigned by Andr6ePutman, linkthehotelpublicspaces t0EWalk, the200,000 fl'Z(18,580 m1retai, restaurant, whoseinteriors Streel may well the first boutique airporlhotel.lt is be afdenteainment c0mplex thatextends 400It(122m)eastward towards Times Square. The we will conceivable that some day see boutique 45-story tower stands asadrama|c icon0nthel\,4anhattan marking speclacular skyline, the entance t0theheart olTimes Square frorn thewest(seep.C 32fofafurther view). casinohotels,boutiquecruiseships, boutique
Downtown Hotels tu officepark hotels,and perhapsevena boutique facilityfor aging 'baby boomers.' assisted-living Justas we'veseenboutiquedevelopers borrowing from the successfulformulas of mass-market retailchainswe maysee design-conscious commercialcompaniesenter the fray with hotelsof theirown such as HotelNike,AbsolutHotel,or Microsoft.hotel.com. To datewe haveseenurbanboutiouedeveloomentlimitedto themostelitecitieswithestablished culturalcredentials, Butas thetravelingpopulation to growmoresophisticated continues thereis no reasonto believethatthe attraction will not spread to secondary andeventertiarymarkets. Asthepublic becomesmoresophisticated it valuesleadingedge design.The enduranceof the boutique phenomenon mayreston the continuing demand personalized for individual servicein a lodging environment thatexhibitsa highlevelof innovation and artisticexpression.
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hotelsiaceeachotheracrossWest42ndStreetlike bookendsembracing the evolvingrenaissance, The Westin New York at Trmes Square Heraldedas a gatewayto the newTimesSquare, Arquilectonica's designforthe45-story WestinNew Yorkis conceived as a sweepingmulticolored tower split by a piercingarc o{ light into two dramatic high+iseelements,one bluetonedverticaltower setagainsta bronze-colored elementwithhorizontal
Downtown Entertainment Hotels Personifying thethealricality of the'GreatWhiteWay', theAstorHotelbuiltin TimesSquarein 1904wasa palacewith earlythemedrestauvastamusement rants, elaboratebanquet halls, and a famous rooftopwintergarden thatbroughta festivepresence to Broadway. The Astorwas a rousingforerunner of downtownentertainment hotelswhose lobby includedmanytheatrical andthematicelements, the mostdazzling of whichwastheOrangerie, a room withamazing scenographics andlightingeffectsthat providedguests with a virtualapparitionof the Mediterranean, Hotsummer nightsin NewYorkCity rendered thenonair-conditioned Broadway theaters so uncomfortable that manyclosedtheirdoorsfor the season.Outdoorperformances, however, were in the night staged cool air of the ouldoorrooftop theaterof theAstor'swintergarden. Thewintergarden roof was encircledin sparklinglanternsadorning thebuilding's cornice lineandpresenting a spectacle to merrymakers of the night,perhapsforetelling theglittering lightshowthatplaysin TimesSquare today. Afteryearsof decline,TimesSquarehas been Anenteftainnent hotelatthe'w0d's cr,ssr1ads' HiltonTimesSquare,NewY0rk.Ris revitalized with massivenew officebuildings,tele- ing25siories above lheCrossroads 0ftheWorld across thestreetlrom TheWestin NewY0rk visionstudios,themedretailoutlets,renewedpublic 0n42ndSireei, the444-r00m hotelisattached 10a 335,000 ft2(31,120 m2)entertainment investment andprivate intheaters, andentertainment- andretailcomplex thatincludes lvladame Tussaud's Waxlvluseum, a 25-screen cineplex, a basedhoteldevelopment. Twosuchentertainment music store, andmany other dininq andretail outlets.
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Part1:HotelTypes Leqen0 9 Bakoom I R€staurant 10 Funclion lerrace 2 Bar 11Hosptally suile 3 Kihhen 12 Gueslroom 4 Loadin! dock 13Suile 5 Pote cocherc 14 Administralon 6 Meeting room l5 Pafk ng 7 Prc-lunclion l6 Condomin um I Prep kihhen
bands.Thegentlycurvingboltof lightsymbolicall connects the skyline to the street below Developed by Tishman Realty& Construction, the ftZ(5,300m'z)siteis thecenterpiece ol joint 57,5OO effortsof the NewYorkStateUrbanDevelopment and the New YorkCity Economic Commission Development Corporation to transform 42ndStreet hustlersand Iroma seedystripwithitsever-present sexshopsintoa glitzyfarnily-oriented entertainmen center. Thefirstphaseof theprojectis E Walk,a sculpturedblockthatextends400ft (122m\ along42nd remiStreetas a seriesof stage-setlike buildings niscentof otherfagadeson the streetand layered with lights-and signs.lt containsa 200.000ft' (18,500 m') retail,restaurant, and entertainmen complex,includlng13 multiplexmovietheaters, numerous shopsand restaurants, and a virtuaF venuecalledBroadway reality Jamily entertainment designed by D'Agostino lzzoQuirk City.Thecornplex, Architecls, also containsa 13,500ft' (1,250m') resiaurant located onthegroundandsecondfloors anda nightclub featuring liveentertainment evocahistoryRisingbehindE tiveof theneighborhood's Walk,theglittering bisected towerof the863-room from43rdStreet, hotelwillbe entered butinternally linkedto theentertainment cornplex. Hilton Times Square, New York City
Directlyacrossfrom E Walkon the southside of provides 42ndStreet, theHilton TimesSquare a similarconceptwith335,000 ft2(30,000 m2)of retailand functionsir^cludinq a 140,000ft' entertainment (13.000 m").2s-screen moviemultiplex. a 60.000 fl2 (5,500m') lvadameTussaud's WaxMuseum,a 20,000ft2(1,850m2)recordand musicstore,and a 20,000 ft2(1,850m'Z) shoestorethatwillfeature a for to try out the footlvear. basketball court customers Developed by ForestCityRatnerand designedby BeyerBlinderBelleArchitects, the complexalso (3,250 includes m2) franchised foodand 35,000ft2 of beverageoperationswith a Joodcourt,fast-food LikeThe operations, andthemedcaf6restaurants. 2s-story, 444-key Hilton hotel Westin, the toweris set back behinda clusterof sculptedfaqadeswith Entrances are themedsignageandflashylighting. on 42nd and 41st Street.The hotelincludesa restaurant andloungeto takeadvantage sky-lobby of v ewsof theTimesSquareareaandexpress elefhesp1rts resOri TheWestinParkTowers, SanDiego,Califolnia.Con- vatorsto transportguestsfrom streetlevelto the entertainnenl nected 10theSanDieg0 Padres' newdowntown baseball stadium, the512-rc0m h0teltOwef lobby. preluncti0n Bothofthesehotelsprimarily areoriented toward is0rienled 10giveguests aview01theballfieldwhiletheballr00m l0bbyopens wide10theocean breezes 0fthePacilic middle-market leisureouests attractedto the
DowntownHotels
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educati1nal enlertainnent h1telMoodyGadensHolel,Galveston, Texas. Adjacent t0 thePyramids 0f M00dy Gardens, anelab0rate c0mplex 0feducat0nal pr0vides :rdenterlainment venues 0ver!o0king Galveston's Offats Bayou, this303r0mhotel cOnvenli0n facilities ircludinga15,000ftz(1,390mr) balr00m,suptheneighboring Galvest0n lsland C0nvent 0nCenter. :lementing
entertainment venuesofTimesSquare.Buttheyalso ,viI servetheneedsof business travelers associated withthe influxof mediacompanybusinesses n the huge new officetowersnearbysuch as londe Nast,Viacom,and Reuiersand fromiheir oroximity to the JavitsConvention Centerto the .vesI. Ttre Westin Park Towers, San Diego, Catilomia Ihe SanDiegoPadresarebuilding a new46,000seat baseballstadiumas part of a $1 billion 'edevelopment enterprise that will includehotel, development withina 26lff ce,retail,andresidential justoutside section oftheEastVillage, square-block :re GasLampQuarter of downtown SanDiego. The lwnerofthePadres is alsobuilding TheWesiin Park -owers adjacentand attachedto the stadiumby a :onnectingbridge.Designedby San Francisco Hornberger + Worstell, theorientation of architects :f e hoteltowerwillallowmostgueststo viewtheball windows.On game 3amesfromtheirguestroom ray,thesehotelroomsbecomesupersky-boxes. guestsmayenterthestadiumbycrosstrlternatively, ^g a bridgethatconnects fromthehotelobbylevel, 'aisedaboveseveral parkinglevels. The512-room ,VestinParkTowersalso will includea ballroom evelthatopensto a largebalcony overlooking the oeach.The glasswall separating the ballroom lrom the balconycompletely 3refunction retracts, as doesthe ballroom wallitself,so ihatbanquets ray be heldcompleiely opento the Pacificsea Jreeze.
Thesp?rts entertainnent n t0[/,,/es0/f SkyDome Renaissance Hotel, T0]onto, Canada. Builtlnlegmt0T0r0nt0's iuturistic d0med stadirm, thehotelolfers 700fils346gLrest ro0ms gLests wllhwlndows facingdirectly ontolheplaying fieldwhere maywatchbaseball, f00t bal, hockey, c0nce s andother sp0rting andenlertainment lromlhecomlorl €vents and convenience oltheir hotel room.
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Part1: HotelTypes
gateway Waler taxisfromnearby Logan Airportaregreeted bythehotel's d\wntjwnwatet-frcnt h1telBostonHarborH0tel,Boston,Massachusetts. B1ston's quests projecl, gnndarchthatwelcomes itsimportant Wharf redevelopment 0nethatenhanced thecity'swaterfronl whilereclaiming sealalin tothelamedRowe's heriiaqe.
Moody Gardens lfotet Thesigninvitesyou to 'experience the earth,the heavens,and the seasat the Pyramidsof lvoody Gardens.'Coveting242 acres(98 ha) in the city of Galveston, Texas,lvloodyGardensis a premier 'eduiainment' glass complexfeaturing a 1O-story Pyramid; NorthAmerica's firstlN,4AX Rainforest 3D B/ramiddesignedin conjuncTheater, theDiscovery tionwithNASA,andthenew1z-storyhighAquarium Pvramid.Alsoleaturedat l\y'oodv Gardensarethe
Galveston lslandConvention Centerandthe l\iloody GardensHotel.lvlorethanjust an entertainme park,thegoalsof thecomplex areresearch-bas programsdedicated to humanitari educational issues. andenvironmental Nestledin the valleyof the Pyramids, the 303room l\,4oody GardensHoteland Spa,designe by lvlorrisArchitects, is an essentialcomponentof thecomplex.Theimmenseeducational/recrealio campusis far moretl^ananyonecan experienc
Downtown Hotels
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- ,r < r.lp rlav cn -hp l^^ta epn,ps the demandS Of
:re multiple-dayguest who spends a weekend :. longer.Also,the relatedactivityof the Galveston s and ConventionCenteris servedby the hotel .,'hlchoperatesa 15,000ft2(1,400rn2)ballroomand :iher conferencefacilitiesto go withthe 38,000ft'? 3.500m'?)exhibition hallof ihe Convention Center. Panoramic viewsof thegardensand pyramidsare :ervasve throughout the hotel'spublicspaces.The -Jtel blends with its surroundings,providinga argecascadingwaterfeaturein the centerof the jbby and special-effectslightrng simulatinga -ult coloredsky.A rooftoprestaurantprovidesviews :'the Gulf of lVexlco,Galveston'sOffats Bayou, :^d a bird's-eye viewof theentirecampusof l\,4oody 3ardens.
Downtown Waterfront Hotels --e
f rsthotelsin NorthAmerica wereseaportinns lcated in the harbordistrictsof citiesaong the watelrjntview holelSeaport H0tel,Boston, L0cated Massachusetls. onthe :-drric coas. DLringcoloria imes beforethe fheurban waterfront adiacent t0 the Wor d Trade Center Bost0n the 426-100m hOlel l0$'€r is 0refted -oreasein travelby stagecoach, prlvatecarriage, t0malimize v ewsoltheharbor afd0lthed0wntown skvline. :^d horseback thatresuied in theconstruction of -rs and tavernsalongthe highwayroutes,ships "lm Europewerethe mostimportant meansof ''avelandseaport innscatered io iheneedsof inter::ntinental travelandcommerce. n theworld'sseafaring towns,waterfronts have : g beer u iizedforcoTrTre.cerelating to water::rne foregntrade.Technologica developments - :he shippingindustrysuchas containerization :: rpledwithexpansion of lrucking ontheinterstate - jhwaysystemrendered obsolete manyportcity ',?:erfronts anddockneighborhoods thatdepended maritime commerce forther prosperity. - - overseas nowseekto reclaim ,'can renewal efforts thecites' ',aierfronts for recreation and leisurelimeenjoy-:ft. Waterfronts in manywayshavebecomethe : : eslastfrontier. NewYorkCityalonehas578rniles mostof it inaccessible :30 km)of waterfront, or -- Jerutilized. Eoston ttarbor rlotef, Massachuselts --: Rowe'sWharfdevelopment ln Bostonis a .:- -neexarnple of a city recLaiming its waterfront. --: reocationof an elevatedtraffrcarteryremoved fhewaterlrant c1nventi1n h01el PanPacificHotelVanc0uvet, Canada. Th€506r00m hOtel -hat .
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: : stonfrornthisformerseapo(areaandrestricted Trade Centre Office compextheVanc0uver C0nference andExhibitioit C€ntre andCafada's '.,:ansionto the east.Rowe'sWharfreconnected aroest cruise shio terminal.
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Pan Pacilic Hotet Vancouveh Canada
downtown CanadaPlace,intheheartofVancouver's harborfronl, beganas the CanadianPavilionfor EXPO'86 and laterwas convertedto the VancouverConlerence andExhibition Centre. Today, inadditionto theconference center,the complexcontains Vancouver's cruiseshipterminal, embarkation/d pointfor over250vesselscarryingin embarkation excessof 550,000passengers annually, the World TradeCentrewith over200,000ft2 (18,500m2)of olficespace,andthePanPacificHotelwlth506keys meetingfacilrties. Thecruiseshipterandextensive minal,withitsdistinctive whitesaildesign,is easily vessels recognized inthedistance byapproaching Thecomplexis situatedat the hub o{ Vancouver' passenger transportation systemwithaccessto elevatedrapidlranslt,commuter ferryservice,heliport andbusservices. seaplane, Perched ontop of CanadaPlaceabovetheWorld TradeCentreofficecomplex,thehotelbenefitsfrom panoramicviewsof the city, harbor,and coasta mountains.The three-storylobby atrium,which includes housesthe a totempoleand a waterfall, lounge,restaurant, and caf6,all withviewsof the harborand mountains. Thehoteltoweris oriented so that80 percentol the roomshavewaterviews. Yokohama Gtand lnte,Aoont nental Hoter, Japan 'sail' The towering atthewalerb edge Yokohama GlandIntercontinenlal Hotel, Japan. hoteltowerprovides L0cated adjacent t0thecity'sSeaside Park, this600-r00m a dramatic to ihe Pacifico Yokohama Waterlroni Develo0ment. TheV-shaDed centralelemeni olan (see haveviews0l theharbor conliguration 0f theguest lloorsensures thatall r00ms o.C-28 foralurther view).
downtown to theharborandenhanced Boston'shistoricidentity as a seafaring town.Thecityplanning authoritydirectedthe development of the complex goalslhat includeda publicinterface outlining to preservation watertransportation, of specificcity views,andencouragement of pedestrian circulation. The masterplan called for the developmentof offices,condominiums, and a hotel,designedby grand Theacclaimed Skidmore, Owings& N/errill. archofthe230-keyBostonHarborHotelprominently the mainentryto the complexfromthe signifies
Oneof the leadingportsof Japan,andsecondonly was almost to Tokyoin size,the cily of Yokohama totallydestroyedin 1923by an earthquake. Graduaccording to government designs allyreconstructed in the city now is amongthe most sophisticated Japan.TherecentlydevelopedMinatoMiraiwaterfrontareahas becomethe newcommercial cenler ofYokohama. Withinthiscenter, theYokohama Grand lnter-Continental Hotelis built on the harborconnectedto thevastfacilities Yokoham of thePacifico International Convention Center andExhibition Hall Thedramatic 31-story towerdesignofthehoteldraws fromthecity'snautical heritage and,froma distance resembles a hugesailingvesselthathasitsmassive sailfilledwiththewind.TheV-shaped towerconfigurationprovidesall 600 guestrooms with excellen viewsof Yokohama harborand SeasidePark.The oversizedguestroomwindowsgive guests the impression of beingon a cruiseshipintheharbor.
Downtown Hotels ot I Sea tfawk llotet & Resolt, Fukuoka, Japan Over700yearsago on two separatevoyages,the invading to land armiesof KublaiKhanattempted neartheancientcityof Hakata, Japan,theclosest naturalport to the mainlandof Korea.Both jailedwhentyphoons cameto therescue attempts the of Japan'sdefendingarmy and devastated enemylleet. Thesetyphoonswere nicknamed kamikaze meaningdivinewind.CesarPelll'sdesign builton thissame of theSeaHawkHotel& Resort, siteon theedgeof themodernportcityof Fukuoka overlooking HakataBay,embodies the spiritof slender the wind and the waterwithits elegantly outto towerresembling a giantship'sprowpointing againstthetautcurvesof the36sea.Cornposed with storytower,whichlocatesall1,052guestrooms curvingbarrela viewto thewater,is a voluptuous vaultedglassatriumwhosehorn-shaped volume wrapsaroundthetowerandlacesthesea. a buildThehotelis conceived asanurbanresort, lng that offersan escapefromdailyroutine,yet publicamenities valuable to the city.lt is orovides to a 40,000-seat baseballstadiumthat builtadjacent has a high{echthree-part retractable domeand function(similar enterlainment sharesa downtown Urbanhotels to SanDiego'sWestinParkTowers). in Japandependon largepublicfunctions to supcortand bringlifeto the hotel.Unlikeits western is a secondary theguestroom source counlerpart, of revenue.The spectacularatriumof Sea Hawk lavishwedding facilities, elaborate restausupports .anls. bars, l'ealrhclub, shoppingconcourse. meeting, andbanquetroomsthatalloperaleasdesof theirown, independent of the hotel. :inations planned as an urbanplaza,theatriumis filledwith 'ountains, paving, andcopious suntrees,patterned Lght. Instarkcontrast, thequretelegance ol thehotel themultiple rolesof a largehotel obbydemonstrates n thelifeof a citvin Jaoan.
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fhedjwnt1wn watelrcnl /esOrt SeaHawkHotel& Resort,Fukuoka, Japan.Planned as plazalhedramatic gass-vaulted atrumwnps anelaborately landscaped ind00r urban curving meel a spectacular backdrop fofw€ddinqs, around the36 st0ryh0teltowerandprOvides publicspaces ings,dininq, andsh0pping whileserying asthecentral elemeni 0fthehotel's (see forafurlher view). o.C-30
Suburbanl--l ote r his 1898 treatise,Garden Cities of Tomoffow, Sir EbenezerHoward describedthree options :or livingin the industrialage: town, country,or
':rn country. In promoting his utopianmodelhe -::ed thatcitieshadbecomealienating, unsanitary :^d unlivable; whilethe countryofieringnatural freshair,andhealthfulness, :€auty, lacked thesocial :Jvantages of citylife.Earlysuburban or'pseud-.|]an'development soughtto offera refugefromthe -cise,diriyair,crime,andcongestion of latenine:eenth-century urbanlifewhilemitigating thecultura deficiencies of thecountryside. The Riverside Hotel,one of the flrstsuburban -otels,wasbuiltin 1870,9mileswestof downtown lllinois-anearlycommuter lnicagoinRiverside, sub-lb plannedby Frederick LawOlmstedand Calveft , aux.Riverside wasfounded in 1868asa newsub-rban communitycombining'the beautiesand -ealthyproperties of a parkwiththe conveniences andimprovements of the city.'Overlooking the Des )iainesRiver, thehotelwasdesigned bynotedChicaJo architectWilliamLeBaronJenny,who also mostof Riverside's Jesigned houses. Eventhough :ris elitesuburban development wastieddirectly to lowntownChicagoby the Budington Railroad line parkway (alsodesigned anda limitedservice byOlmstedand Vaux),the developers wentbankruptas it .vasconsidered at thattimetoo far outof town. Following WorldWarll, majorinvestment in the nterstate highwaysystemand b'illions of dollars Tade available throughthe US FederalHousing Administration andtheVeterans Administration for suburbanhome development fueled explosive suburban residential development. By1950,1.5million new housestartsper year in the US were spurred on by the post-war suburban babyboom. Withexpansive residential suburban development camethegrowthof the large-scale regional shoppingcenterdrawingpatronsfroma widegeographic Iuelingsuburban areaand[u.1her expansion. ln the 1950s,industryand commercebegan relocating nearmajorhighways in the suburbsas
truckingsuperseded railways. Suburban siteswith goodhighwayaccess,lowerlandcosts,plentyof parking,attractive landscaping, andnearbyservices spurreddevelopment of industrialparks and research anddevelopment centers. Eventually, corporationsbeganio realizeadvantagesin decentralizingand relocating to the suburbsthat were cleaner, lesscongested, lessexpensive, andsafer thanthe city. Bythe1970s, mid-rise apartment buildings, business and scienceparks,mega-shopping malls, satelliteuniversities, sports cornplexes, airport commercial developments, entertainment centers, parks, themeparks,research institutes, industrial medicalcomplexes, and a widevarietyol hotels madeup therichfabricof suburbia. As commuting patterns changedto accommodate the increasing population wholivein onesuburbandwork,shop, andplayin another, highway interchanges became the epicenters of commercial development. No longerjustan interchange, the highwaycloverleaf hadbecomea destination in andof itself.Naturally,a strongdemandarosefor hotelsnearthisburgeoningsuburban business energy. Priorto the 1940s,withtheexception of resorts, mosthotelswereiocatedin citiesand towns.As highwayssuperseded railroads, the rnarket.for accomn'rodation alongthe roadwaysand nearresidentialsuburbsexpanded rapidly. Earlyhotelsin suburbia tookthe formof motelsand motorinns catering mostlyto theneedsof themotorist. Motels locatednear airpodsservedairlinecrewsand passengers stranded andprovided an inexpensive alternative to downtown lodging. As business activity in the suburbsincreased, suburban hotelstook on a ditferent roleandbeganto resemble downtown hotelswithmeeting rooms,restaurants, shops,health clubs,andotherfull-service amenities. Expansion of growth, suburb,an especially aroundairports, malls, parksgenerated and business a multitude of user segments andpricecategories. Toa largeextent, the broad marketseornentation that has definedthe
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'flagship' The0naipart holelHyattRegency, Paris-Charles deGaulle, Roissy, France. When seekinO tslirstloothold inthe0ne01thew0rd s grealest t0urst Hyatl andbusness centers, didnot choose thecentef 01Pafs, bulthe internat Orabusiness srburban reg0n arOund Charles deGaulleArporl n Roissy. Arch tect HelmutJahr c0rcevedthe hot€desiqn asa six-slory hghg asslra inkinotwosilverw ngsol guestrooms epitomizinq thehqhtechwOrd 0l aviatiOr Symboizngthenraqic 0ffLiCht, theatrium restaurant I esbeneallr a 12ton(11 t0nne) incinedmetadisksusperded lromabOve.
parkingnextto yourdoor,no tipping,payment-inwithout thecheck-ou: andeasydeparture advance, ritual. lndividual cabinsof touristcourtsoftenwere dressedup in a varietyof fancifulwaysto catchthe eyeof the passingmotoristand to iantalzetheir irnagination and fantasy.Wigwams,log cabins igloos,adobehuts,and so on thesestorybook ot cabinswerehoteldesign'searliestexamples cabinssimply Lessflamboyant themearchitecture. Thedolldonnedredroofsto be seenmoreeasily. were cabins eventually house-|kefreestanding houslng replacedby linearone-storystructures roof. roomsundera singlecontinuous l'/otelin ArthurHeinman openedthe Milestone in 1926andimmediately CaliJornia, SanLuisObispo, evolnventing theterm'motel.'The claimed credit{or forrnfroma seriesof unconlutionof the building lineof roomsmight nectedcabinsto a continuous firsttook be tracedto earlyprototypes WorldWarI, whenAmericans Following of the 1930swherea the needfor road- guest'sautomobile to the roadin greatnumbers, beneatha rool was sheltered The that spannedbetween expanded dramaticaly. accommodation side as two cabins.EventuaLly, of convenience, lodgingdemandincreased, wereinsearch rnajority of motorists thesecarportswere not offeredby the more closedin to makeadditional and inforrnality economy, rooms,therebyformhotels. Thisgaveriseto a vari downtown upmarket roomsfacingan open ing a stringof connected inns,tourist cabins, andmotorcourts parkinglot.Later,as the significant etyof roadside ol economies Thesefacilities construction the major thoroughfares. lining ofthisnewformwere andrnaintenance bv realized, cabinsoperated oftenwerea seriesof detached a secondfloorwasadded. theregistraa familywhosenearbyhomeprovided lodgBytheearly1930smanyof theseroadside of town,rnost ingsgainedunsavory tionoffice.Locatedon the outskirts as lodgings of ill reputations 'Hotsheetmotels,' of the convenience offereda casualatmosohere, were astheywerecalled, repute. asked.In a 1940 rentedby the hour,no questions 'Campsof crime,'FBIchiefJ. Edgar articleentitled Hooverdeclared thaimanymotes weredensof vice 'gangsof desperados thatharbored andcorruption terrltories.' whopreyuponsurrounding onoftheinterFollowing WorldWarll,theexpans systemin the UScreatedan explostatehighway en route sivedemandfor safe,clean,cornfortable lodging.The potentialof this lucrativemarket like quickly of hotelentrepreneurs drewtheattention a respectable KemmonsWilsonwho developed motelsnamedafterthe Hollychainof family-style lnn.HolidayInn'schiefinnowoodmovieHoliday of a restaurant thatmade vationwasthe inclusion thusconrpleting theevornorehotel-like, thefacility lutionJromtouristcourtto motelto motorInnand of motel. motorhotel.Bythelate1950sanexplosion motorhotelandmotorinnchans suchas Howard lnnfoundkey TraveLodge, andRamada Johnson's, By highway system. on the new interstate locations NorthAmerica. Visibility lr0mtheroadis nalelMotel6 protolype, raadside fhebudget than hotel rooms were more motel rooms I954 there with0ut leser 0Jtheilcustomers arewalk-ins inns a largemaiority essential f0rroadside .1972 doubled motelroomnumbers b€c0mes in the US.By andl\,4cDonald s archilecture Johnson's vali0fs.F0ll0winq themodel0l HOward thoseof hotels. 0fpassing motor sls thatc0mpete 10rthealt€nti0n signage formany grewoutofthediverinthe1990s hospitality industry Infact, hotelmarkets. inthesuburban sityreflected hoteltypesthatwefind lnthesuburban It is perhaps pLayed outto andsegmentation brandproliferation Somehotelchainshaveas manyas themaximum. marto subsegment sevenseparate brandstailored Hotel kets,all foundwith suburbanappLications. have marketresearch, chains,throughextensive cost customized theirproductsfor broad-ranging targetmarketsbeyond and fine-tuned categories approto createapplications lelsure and business priateto today'stravelneeds.
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rcrsatile nid toupscale hotellmolel product Gourtyard byManioftprototype. Anexample ofresearch-based development tightlyfocused onthetnnsienl business market segments, theCourtyard (A)Sitedesign :.,: ieisure brand takes theformofathree-orlour-story hotelranging insizefrom90to 156rooms. focuson criteria goodvisibility :c'rizing thenumber ofunitsperacrewhilerequiring frommajorroadways. Landscape design elements include thesignature walled courtyard with pool,andpatioarea; parking i 7:ebo,outdoor self-contained wrtha 1:l parking space-to-room ratio;service/trash enclosures outofsightfromguestrooms andaniv',: juests;andperimeter landscape buffers tocontrol undesirable offsite views.(BandC)Theprototypical interior layout responds t0 guestpreference lorlheadded :t:-'ityofinterior corridors; a modest butwellappointed foodandbeverage outlet; anda residential atmosphere andamenities thatfacilitate business andsocial t-
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fhesuperbudget r1adside m0leiFormule 1 prototype, France. L0w-c0st t0urism iswell lurniture served bythehighlyeflicient andinnovalive arrangement thatpefmits threeguesls t0comlortably share a 96fi' (9m')questro0m.
FrankLloydWrightdescribInhisautobiography, ed a newtypeof American architecture, related to 'Thegreathighway ontheroadway: anddependeni is becoming, andrapidly, thenewhorizontal lineof Freedom fromoceanto ocean.'Wright, extending who wasveryinterested in the marriage of automobileandbuilding, designed Miomotelsin 1956. TheWielandl\4otel wasdesigned withtenbilevelcir pods splayedout on a shallow cularguestroom crescent ina garden-like fjeldwithcarstuckedunder portion a of the secondlevels.TheBramlettl\ilotor Hotel,designed for a N,4emphis suburb,hadthree round,nine-story towersconnected atthebasewith lobby,registration, andparkingandlinkedatthetop bya restaurant andoutdoor diningwithviewsof the Memphis skyline in thedistance. Entersegmentation. Products ofthemajorchains beganto become moreelaborate, addingswimming pools,coffeeshops,giftshops,meeting rooms, and normallyassociated with fullyfledged amenities hotels.Thiscompetition drovemostof the 'momand-pop' operators outbutlefta gapintheeconomy market. Bytheearly1960sa wholenewgeneration of budgetmotelsbeganto appearasstrippeddown versions lvlotel of thebig chainproducts. 6 rented, for$6 pernight.DaysInnadvertised appropriately, luxurybudgetroomsfor $B pernight.By the mid1970ssegmentation hadrendered andbranding the word'motel'obsolete. Nolongerdescribed interms of its locationon the highway,suchproductsnow were referredto by categories such as limited-
wrth service budgethotelsormid-priced full-service, newbrandnamesendingwithInn,Lodge,Hotel,s butnotlvlotel. Suites, Unfortunately, the corporatization of the motd resultedin a bland uniformiiyof design that oromoled NewYorklmes criticAdaLouiseHuxtable 'Hospitality in 1973, to write andtheplastic esthetic' 'thetotally whereshecondemns uniform andcheap manufacture' of the consistency of taste and plastic ubiquitous room.A newappreciation of the funkydesignstylesof the 1950sand1960s earlier in placeslikeWildmotelshasemerged, however, 'doo-wop' wood,NewJerseywhere architecture is the retro{renddu iour. Torecapture markets turnedoffby boththehighprices innsandthecheap, er of themoreelaborate unimaginative designsof mostbudgetmotels,a new wave of well-managedmotel chains has inventive lowrateswith unveiled designs combining a fresher, moresophisticated ambience. Theseinhotelcompanies as cludesuchrapidlyexpanding Accorand Choice,eachof whichhasdeveloped severalinnovative brandsin the budget/economy sector. Primarily locatedontheoutskirts cities, of European Accor'sFormulet hotelsrepreseni an ingenious in low-cost Thissuper-budget development tourism. hotel's rooms, at8 x 12ft (2.5x 3.5m),arethesmalf estof anychain-operated hotel.Designed to sleep a uniquearrangeihreepeople,the roomfearures mentof a loft-bedelevatedovera doublebed with beneath, a retractable a clothesracksuspended Tv/radio, deskandstool,a ceiling-mounted anda Every smalltriangular sinkin onecorner. fourrooms sharea tub and showeralongthe hallwhichare with the guest'screditcard and are accessible chemically seltcleaned aftereachuse. Microtel laysclaimio being'theonlyallnewly constructedinteriorcorridorhotelchainin the budget/econornysecior.' lvlicrotel,an international chain,baseditsdesignprototype on carefulmarket research to providethebasicneedsyetkeepamenitiesto a minimum so thattheguestdoesn'tpayfor whatisn'tused.Theinterior corridoris offeredas an important securityfeature.The $35 per night l\,4icrosaver roomsolferefficientbuilt-infurniture, mattresses approved bytheAmerican Chiropractic proudly Association, and free cableTV l\,4icrotel Act (ADA) exhibitsits Americans with Disabilities rooms,marketed compliant as the bestavailable in the budget sector.To introduceits new product,Microtelconstructedexactreplicasof its roomprototypes on a 60-lttruckandtoured33 US cities.
a Suburban Hoiels classif ications, Straddling economy andmid-prlce indoorcorridors, a swimming Rodeway lnnprovides pool, and a breakfastroom in a three-storyelethatseniorcitizens vatoredbuilding.Recognizing represent 30% of lodgingdemandand 50% of Rodeway developed theRodeway repeatbusiness, telephones ChoiceRoomfeaturinglarge-button lighting, leverhandles brighter andremotecontrols, andgrabbarsintheshower on doorsandfaucets, andbath. Tomakefoodserviceavailable, andto avoidthe a restaurant, somebudget expenseof operating partof theirsiteto a fasf chainsleaseor co-develop justofftheexitrampsoutsideof foodchain.Today, villages, acres majormetroareas,youfindhighway canchoosefrom of asphaltwherethewearytraveler several brandsof roadsideinnsanda varietyof food lvlostaresituated in a roadside mini-mdlwith outlets. groceries, laundry facilities, drugstores, bookstores, to servetheneeds andotherretailoutletsdesigned of interstate travelers.
Trends
America travelplazain Commerce City,Colorado, quarters although no actualsleeping areolfered, a marble weary drivermay use the double-size modeledon a Ritz-Carlton hotel showers, literally bathroom, freewith a purchase of 50 gallonsof totheparkdieselfuel.Theguestalsocansubscribe whichturnsthetruckcab intoa and-view systern, virtualrnotelroom,complete with24-houre-rnail, service cabletelevision, anda wake-upcall.Laundry ThePetroCompany's Wheeler Ridge is alsoavailable. centernearBakersfield, California, has a 40-seat lounge. movietheaterandan Internet
Airport Hotels Morethanjust placesto arriveor departfor your flight,today'sairports have,in manyways,become in themselves. Theyarebusiness and destinations for fastmoving conferencecenters executives, shopping mallsidealforpickingupfamilygifis;they and food courts,art galleries, sport restaurants museumsand, more than ever,elaborateand e^hhieti..ra.l
isthe Onenewvariantof roadsideaccommodations new'supertruckstop.'At thenewTravel Centers oi
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hotelsbuiltinrecent Someof themostinteresting yearshavebeenat or nearairports.A far cry from
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ne 1n-airy1rt hoaei Kempinski AirportHotelMunich,Germany. Blending efiortlessly withtherunways, airlinehangars, contfol blended Helmul hoteldesign f0rmspart0l a technologically andcOnference center linkedto :".wer, andterminal buildinqs, Jahn's advanced business -e airport p.C-Bforafurther (see terminal view).
47
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Partl: HotelTypes
Rois. ParisAilportHotelCharles deGaulle, fhe1n-aipaft interchange rolelSheraton lodging, th€270sy,Flance.Provdlnga gl mpseinlothefutufe0f transportatlon-based ralltravel 0ntop0famai0[ regional holeislocated altheabso uleintersection 0lairand room ls,andmotorways. 0fpeople rnovers, monoTa tralnstation andatthecrossr0ads
yesleryear whenairporthotelsweredowdy,cheap, noisyone-nighfstands of necessity, cateringto dsgrun ed passengerc on )ayovet p ots and aiiine
personnel, andguestssimplywanting to avoidthe hassleand expenseof stayingdowntown. While airporthotelsstillservethesemarkets, theyhave seen vast growthin the buslnessand leisure segments that now represent 85 percentof their guests.Today,most hotelcornpanies wouldnot dreamof building a full-service airporthotelwithout slgniiicant meeting iacilities including a ballroom, a 24-hourhightech business center,a healthspa, someformoJsport-ing facility, luxurysuiteson a concierge level,at leasttworestaurants, andother previously upmarket arnenities limited to downtown hotelsandresorts. N/uchof the explosivegrowthin airporthotel development can be attributed to busycorporate
'Whenyouonlygo executives askingthequestion: fromthe airportto the hotelandthe hotelbackto the airportwhy wouldyou wantto stayanywhere worldhascome else?'Theinternational corporate favor meeting at airports where the locationis to guests in from cities, idealforbusiness to fly dilfereni holdtheirsessions, andbe offin minutes, avoiding traffic.Airporthotels, longtripsthroughdowntown all other with occupancyrates outperforming segments andwiththe highestaverage dailyrate present (ADR) 1ntheindustry, serious competition to globalizatjon fuel hotels.As contjnues to downtown travel, amenities for thepaceandreachof business to workand meet ihe indivldual business traveler rapidly. onsiteareexpanding Everymalorairportnow hasa majorairportcity nextto it fullof newhotels.Architect Helnnut Jahn 'inaddition to theirroleof movnotedthatairports, havebecomeself-sufficien ingpeopleandfreight, nodes,micro-cities thatare economic andcultural nolongerdependent satellites oftheolddowntown.' approachto airport In settingfortha conceptual typology, Jahncontends hotelsas a newbuilding ol that airporthotelsmustdeliverthe excitement anda senseof theromance beingat a crossroads and adventure of travel. Airport Hotel,the Jahn'sdesignfortheKempinski AirportCenter(IVAC), a firstbuilding oi thel\,4unich plannedstate-of-the-art and conterence business The is a primeexample ofthisnewtypology. center, {orm,withitshugeglassatriumandtransbuilding's parentfrontand rearfaQades, is suggestive of a hangar, a contextual nodto thecomlargeaircraft nextdoor.Thehotelis munityoJairportstructures withan elaborate building tiedto themainterminal systemof movjngsidewalksthat circulatethrough theentireairDort. and typologically similarto the Conceptually Mudch mode),Jahndesignedthe HyattBegency Paris-Charlesde GaulleAirpod,toutedby Hyattas anarchitectural masterpiece, lt hasa spectacular sixstoryhighatriumbetweentwo glistening metallic wingsof hotelrooms. Thehotelwasbuilt5 minutes fromtheairport, andonlya shortdistance fromthe Villepinte TradeShowand Exhibition Centerand so serves thiscomplementary market aswellasthe airporl. London's Heathrow Hiltonisanexample of anonairporihotel,onethatis actually on theproperty of theairport andattached to a terrninal. Alsostyledas an aircrafthangar, itslargeatriumconnects twoparallelwingsof thehotelanddirectsthevjewin one directiontowardan activerunwayand in the other at theterminal building. Roomsonthenorthsideof
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0nefl00fabove hotel'sl0bbyandatriumis elevated 0rlandoInlernational Airport,Florida.The446-f0om Theintegruted aipaftteminalhatelHyallRegency th€aiIpolt'SmaindepartU|eandarrjVa]|eVe|,ploVidingitwilhdjrectaccess10ticketc0UnteISa|d0lheramenit ierminal's ooerations. thernain
Concorde's thehotelhavea viewof thesupersonic dockingstation. HiltonChicago O'Hare Airport, one The858-room of onof the first and perhapsthe best-known four hotels, is centered between theairport's a!rport whichare easilyaccessible vja undertermlnals, groundmovingsidewalks. Thehotelhasan airline in itslobbyand withbaggage service t cketcounter information available on monitors arrival/departure televisions. Frequent n thelobbyandonguestroom guestsare glvenprivatemailboxes wherethey p ck up theirroom keysand any messageson arnval. atopthel\,4odule d'Echanges, thecentral Situated hubintheheartof Charles de Gaulle transportation
Airport, theSheraton ParisAirportHotelrepresents of an airporthotel, notonlya futuristic embodiment in a spectacular milestone the evoutionoftransbut portation-related lodging.The 'moduJe' formsthe (peoplemover)that intersection of the travelator 2, a monorall a shortd stanceintoTerminal extends to Terminal 1 and io remote car-parks, thatconnects and the TGV (high ihe primaryairportroadway, train stationswhich speed)and REB (regional) to the rest of theParlsian metroconnect theairoort polis.Thehotel'sreception and publicspacesare n'rodule on thepaththat locatedwrthintheexchange traln stations andtheairlne travelers takebetween lerrnina.and frorn the morora.lLhal'aclitares Abovethjslevelarefourfloorsof connecting flights.
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Part1:HotelTypes guestrooms in an airfoil-shaped structure mounted Marriott, a lessexpensive Courtyard, anda Fairfield entirely on vibration-isolation springsandcladwitha Inn,eachwithitsownfrontdesk. doublejrarnednoise-resistant exteriorskin.Rooms A growingnumberoJnewlyweds stay at airport perhaps surround a lozenge-shaped atrium, thefirst hotelswithluxuryaccommodations including fine everwitha glassfloor,opento daylight fromabove restaurants andfullyequipped spasbeforeleaving and belowexpressing a senseof weightlessnesson honeymoon. Hotelcompanies, recognizing the and flight.The interiors,designedby Andr6e diversity ofthismarket,aimto provideamenities that gueststo staymorethantheusualone Putman, aresleekand colorful. meantto evokea encourage senseof travelandtransition, buckingtheusualtrap- or two nights.The HiltonMiamiAirport& Towers pingsandpurposely avoiding thecozyatmosphere resembles a resorthotel,builton a peninsula inthe previously thoughtwantedby road-weary iravelers. middleof a 1oo-acre artificial lakefeaturing tennis, The HyattHotelat OrlandoInternational Airport water-skiing, andjetskiing. Downtheroad,theHotel was builtas an integralpartof the terminalexpan- Sofitel, alsonearMiamiInternational Airport, hasa sion in phasell of the airportdevelopment. This Frenchrestaurantand bakerythal offersa free hotel,builtonelloorabovethemainterminal depar- baguette to eachguestat check-out. lureandarrivallevel,is directly accessible without lf thereis a downside to thisremarkable transforpatterns. conflicting withpassenger circulation The mationof airporthotelsit is that airlinecrewsand hotel'slargeatriumconnects to theterminal at the budget-minded travelers of the early1990shave concourse levelwiththelobbysituated on an open beenpushedoutandreplaced byhigh-yielding cormezzanine overlooking theatriumon onesideand porateandgroupmeeting accounts. Hiltonreports themonorail stations thatconnecttheterminal to the that68 percent of itsguestsareindividual or group passenger gateson the otherside.Thishotel,in business travelers, 20 percen'i areleisure travelers, manyways,represents theperfectsynergybetween andonly11 percentareairlineandairportpersonhotelandan airDort an airDort terminal. Asidefrom nel.Countering thistrend,newhotels, suchasAurothe guestroom accommodations, airlinetravelers ra International Hotelat London'sHeathrowarebuilt mayavailrhemselves of the40,000 ft213,200 m'1of specilically to caterto airlinepersonnel. As for the meeting facilities. including a new11,000tt'(1000m2) budgelmindedand delayedpassengers, new state-of-the-art ballroom, ultra-high-tech business formsof guestaccommodations are surfacingfor services, soa,healthclub,andtworestaurants inthe thosewaiting forflightsandnotin needa full-nighi's hotel.One of the restaurants is on the top floor stavat an airporthotel.At NaritaAirportin Japan, withpanoramic viewsof the airport.ln turn,hotel 'refresh rooms'areprovided off the maintermjnal guests,onlyminutes fromtheterminal concourse, concourse thatotfera cleanandcomfortable room may instantly availthemselves of ticketcounters, witha showerwheretravelerscan restor sleepfor travel services,high-endand moderate-priceda fewhours.A similar facility, Cocoon, on theshoppinglevelinTerminal retailshops,andmultiple diningoptions. 1 at Charles Airport, de Gaulle LiketheairportitselffandBourbonStreetfor that provides 59 micro-guestrooms of 70 ft2 (6.5m2), matter), theHiltonNewOrleans Airportanditsfacil- whicharerentedby thehourwitha maximum stay itiesareopen24 hoursa day.Builtacrossthestreet of 16hours. fromMoisantFieldbeneath the approachpathto runway 10,thehotelhasa 24-hour business center Planningand Design withvending machines forcornputer disksandother Considerations business supplies. Thestate-of-the-art Jitness center,alsoopen24-hours, includes a built-in walking Thes(y-litlobbyatrium,no longerpopularfordowntrack,outdoorlightedtenniscourt,puttinggreen, townlocationswherethe expenseand dramanow pool. andswimming is tradedfor moreintimate luxuryfindgoodusein As we haveseenwithotherhoteltypes,the air- airporthotelsas a comfortto guestswho have porthotelsegment hassprouted subsegments. Air- arrived fromlongflightsin crampedaircraft cabins portsinsmaller markets orat smaller airports where andwhohunger forexpansive spaceandair These {ull-service hotelsmighrnotmakeeconomic sense atriumsprovidea senseof lightandtransparency areseeingthedevelopment of limited-service facil- andof beingcloserto thesky,maintaining themilieu itiessuchas Comfort lnnsandHiltonGardenlnns. of flight.Theatriumdesignalsoreducesairportnoise In 1996Nilarrioti split its 782-roomhotelat l\,4iami {orthoseroomsthatfacethe interior. lnternational Airportto threeseparaie hotelsrepreThehistorically shortguestlength-of-stay characsenting different market segments: a full-service J.W teristicof airporthotelsand the needto respondto
Suburban Hotels ut l place unforeseen arrivals due to flightproblems, on thehotel'sadministrative and soecialdemands areas.Fooms'division, accounting back-of-house offices, fronfdeskareas,housekeeping, foodservice, areallheavlly impacted by andengineering divisions theoperational needsuniqueto ai'portl'otels. percentof airporthotelsareafflliated Eightyjive withchainswhichreouire thatthesehotelsbe within 3 miles(5 km)or 10 minutes of a terminal, offer foodservice24 hoursa day,freeairpoTt vans,sarnedaylaundry andpressing service, business centers, andmultilingual receptionists. Witha newfocuson the individualbusinesstravelerand corporate meetinggroups,designrequirements suitable for centersandf ex-off ce guestrooms disconterence shouldbe revlewed. Airport cussedin otherchapters hotelguestrooms shouldbe equippedwith large workdeskswithergonomic seatlng, faxmachines, two-linephones,Internet access,speaker-phones andvoicemdl,aswellasotheramenities appropriate to today'sbusiness traveler. for all buildings in thevicinity Heightrestrictions of airportsare strictlyregulatedby government Aviation Adrninisagencies suchastheUSFederal playsan lmportant rolein traiion.Noiseobviously for a hotel;planning shouldaccount siteseleciion for the air traificpatternsincludingarrivaland routesaroundihe airport.Furtherrnore, departure newnoisereduction technologies are sophisticated including available andshouldbeemployed, theuse of triple-glazed windows,resilientwallmounting springs,and amplified clips, vibration-isolation sound-cancellation systems.
Office Park Hotels in the USas a natural Officeparkswereestablished outgroMhof suburban expansion. l\,4any ofthesame qualities residential development to ihe thatattracted outerboroughs-greenspace,lowercosts,easler access,and safety-alsoattractedbusinessdevelopmentsin the formof suburbanotficecomplexes. Therapiddecentralization o1thecentral business districtsto perimeterdevelopments was a necessary phasein the evolution of the moderncity,as major officelowertenantsmovedto the suburbanotfice market. parksweretheprecursors Whileindustrial of the genre, ledthewayto earlyoffice hightechindustries parkdevelopment. Silicon Valley, California, wasan park. of a modernoffice/science earlymanifestation Intheearlv1960stheareaaroundStanford Univer-
thehighlech 1lficepatuh1telHotelKyocera, Kokubu Hayato Technopolis Centei l(agoshima, Hayato Techn0p0lis whichadj0ins Japan.Intheheart0flheKokubu Center Kag0shima Arpo , lhehotelserves theneeds 0iirternati0nal lechr0lOgy c0mpan €saswell facilil aslocaenter0rises withitsstate oftheartbusiness cenler andconference eswhile (see p.C-8l0rafurther maintaining theatm0sphere 01a res0rl hotel view).
sitybeca-e a havenfor compuiersc.encegraduates wantingto establishtheirbusinesses ln closeproximityto the university's researchfacilities.HewlettPackardwas the first malor company to locate its CaLiforn a headquartersin SiliconValleyto take advantageof the research-rich environment. In the 1970scorporategiant lBN,'l movedlrom its l\,4anhattan officeheadquarters to suburbanArmonk,New York,and solitoff eniirenew divisionsto othersuburbanareasacrossthe US.Othermaiorcoroorations followedsuitin theirexodusfrom downtown. In Europe,Britishdeveloper StuartLiptoncreated StockleyParkadjacentto London'sHeathrowAirport as a Us-stylebusinesspark.Llpton'semphasiswas
Part1: HotelTypes provideaccommodations Airporthotelsfrequently as on landscape designand qualityarchitecture to nearbybusiness/office important amenities his tenants. Accordand amenities olfered to essential at majorairportsto servethe ing to Liplon:'lt wasall aboutPhDsrollingin the parksbeingdeveloped Examples grass.'Thetheorywasthatlertilemindsfunction needsof international tradeandbusiness. 'fly-inbusinessparks'includeStockley Park pleasant of a buqoJ these in open environment better the ([/]AC), and Munich Airport Center park Heathrow, cacophony of a cit| at ness rhanrhecrowded Trade and Exhibition Center Villepinte Show the olficeblock. for high{ech nearCharlesde Gaulle.Developed Officeparksusuallyfall underthe controlof a plan Airportin Park, next to Schipol industries, Chipshol out a master and single entity that sets 'chip'from got name from combining guidelines Amsterdam, its restrictions. and definesdevelopmenl and 'Shol'fromSchipol.The Sheraton Amenitiesare importantto tenantsand their microchip l\4unich in the immediate SchipolAirportHoteland the Kempinski and,if not available employees hotels designed provided Hotel are representalive ol These Airport on lhe site. area,they mustbe and dynamicsynergy landscaping, day- 1osupportthe luxtaposition includegoodparking, attractive lravel aclivityand the business outlets, fitness ol contemporary food and beverage carelacilities, functional requirements of corporate compatible centers,outdoor recreation,businesssuppori park tenants. {acilities, and office centers,meetingand conference Cente(which The KokubuHayatoTechnopolis accommodations. Sincehotelscan proovernight planned Kagoshima Airport, was as oneof adjoins underonerool,they videmanyof theseamenities principal parks. into the information age excursions Japan's area naturalfit for office providing for the offices to high-lech enterprises Longacres Park otfice by TheBoeingCompanybuilt the In heart of lhe Technopolis Center, million fulure. the with2.9 ftz campusin Fenton,Washington Kisho was by architect (270,000 Hotel Kyocera designed Designed by lhe architecm') of facilities. were Kurokawato meet the needs of internalional buildings turalfirmSOM,theclusiersof low-rise withtwo levelsof ponds, business and localcompanies meadow with sitedsensitively on a farmland grade andboardrooms, green pastures. facilities below care conference Thedesigners took trails,and restaurant, and bar overlooking preserve the business center, to thenaturalwetlandsandto enhance parklikesettingso thatotficeworkerscouldinteract a dazzlingelliptical13-storyatrium.Thisbusiness byjoggingthroughit orwatch- hotelhas the Jeelingof a resortwiih viewsof the withtheenvironment and KinkoBay throughits Kifishimal\ilountains inglhe seasons changeastheywalktonearbymeef purifies faqade. A dramatic,glazedtenicurved water transparent ings.A uniquewaterfiltrationsystem ponds, park at the base of the atriumcatersto shaoed chaDel througha systemof run-offfromthecar plants, The Hotel groMh festlve activities. weddings and other encouraging the of a varietyofwetland qualifications the hybrid nature of many Kyocera is exemplary of Parkasthe ol Longacres addingto the international trade, park. hotels as its serves suburban firstecobusiness leisure travel, and communaty local enterprise, HiltonGardenInn,a shortand TheSeattle/Renton (seeplanson p.285). pleasantstrollfromLongacres Park,is characteris- functions tic of a mid-pricedhotelfittingthe needsof office park businessvisitorsand tenants.Eachof the guestrooms has an hotel's150 executive-style lamp,an ergonomic task oversize desk,a halogen chair,data cabling,and multipletwo-linephone is 12 x 26 ft The standardguestroom locations. to the oversized work [3.6x 8 m) and,in addition Englishand from eighteenth-century area,containsa hospitality centerwilh microwave, Descended inns, of the oldest forms of hospitality and coffee brewer Typicalof Hilton European one refrigerator, fastest publlc of the industry's has endured to become one areasof the hotelare GardenInns,the growing. have pavilion inns and B&Bs experienced Country housedin a separate in {rontof the main groMhin thelasttwodecadesas patrons guestroom wingandinclude thelobby,registration, explosive personal charm,intimate scale,andbucoa businesscenter,and catered seekthe two restaurants, In1980there pavilion by smaller facilities. licsettings otfered meetingfacilities. The is designedas a presents 1 inns serving about a a com- were approximately,000 centerpiece to the buildingand guesls industry estimates million in the US. Current business fortable residential scalewhilemaintaininq placethe figurescloseto 25,000innsserving50 functionality.
Gountry lnns and Bed and Breakfast lnns
Hotels ut Suburban
l
guests, figuresarehardto find, million International butjust oneof the dozensof B&B-listing organizamembers worldwide. Manyfactionsclaims27,000 tors havecontributed to thistremendous surgeof newcountryinnsand B&Bs,butit is thetraditional qualities inthesefacilities inherenl thatremaincentralto lheirever-expanding appeal.Thesequalities personalattention, includegeneroushospitality, interestingor owner involvement, architecturally historicstructures,individuallydecoratedrooms, andunhurried surroundings. comfortable ambiance, Thoughendlessvarietyexislswiththeseinns, manyguestsenvisiona quaintcountrycottageor farmhousewith a wide frontporchlull of rocking chairs,a cozyfireplace,a floral-wallpapered bedroomwitha four-poster bed,clawjootedbathtubs, and delicious countrycookingall servedup by a Thepersonality charming andgregarious couple. of the innkeeper oftenis tanlamountto the character of the inn itselfand the qualityof the stay.Some referral organizations actuallysuggesta phonechat hostto confirmpersonalcomwiththe prospective patibilitybeforebooking. personalized The trend towardshigh-quality serviceis evidentin manyhotelsegmentsand,as wilhtheexpandeddevelopment oJluxuryproperties andthegrowthof boutiquehotelsin urbanareas,is reasonedto be reactionto lhe impersonal service of the largecorporatehotels.The friendlydownhome appealof countryinns and B&Bsis often preferred overlhe grandimpressions and commercialapproachesfollowedby other types of lodging. Thisnewpopularity hascausedstiffcompetition locations wherea virtualB&B in manyhigh-profile glut has occurred. To compete,someinns have sweetenedtheir amenily packagesby offering gourmetmeals,whirlpool baths,modemconnecForthefirsttime,countions,andcookingclasses. try inns and B&Bs have begun marketingto mid-weekbusinesstravelersand corporaleretreat fhesuper-luxury c\untty lrnTwinFarms, Barnard, Vermont. With accommodations rangplannersby providingfax machines,secretarial ingfrom$700 pernight, high-styled the t0$'1,500 thiselegant country estate demonstrates services,and meetingrooms.These inns have rapid innconcepl with0ther hospitality expansion andinteqration 0lthecountry segments becomeoooularwithfemalebusiness travelers who including (see p.C-19 boutique andsupeFluxury lorafurther view). appreciatethe addedsenseof securityand high level of personalserviceofferedby the owner/ beenableto entera profitable segment lvlanyinnsin morenaturalistic innkeepers, settings entrepreneur capitalrequirehavebenefitedby attractingbirdwatchers, hikers, of thehotelindustryfreeof prohibitive mentsor strongchaincompetition. TheInternei has and ecotourists.The diversityof new inns is matchedbythe culturaldiversity of theirpatronsas providedthe meansfor small-scaleoperatorsto younger, theirinnsinexpensively withoutpayingfor moresophisticated, and moreethnically advertise a reservationsystem.There are thousandsof diversetravelersarechangingthe market. whenchainsoveMhelmed homemadewebsitesdescribingminutedetails Notsincethe 1950s, thecustomer the individual hotelowner,has the independent of theseinns,in manycasesallowing
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Part1:Hotel Types
to view photographsand ratesof everyavailable guestroom ior advance selection. Often themed,individualguestroomdesigns innsandB&Bs. haveongbeena feature oJcountry In fact,the appealis greaterif no two roomsare alike.The ArtistsInn B&B in SouthPasadena, roomsinspiredand named California, decorated afterlamousartistsincludingGauguin,lvlatisse, and Degas,AnotherB&Bcloseto a collegetown with a famousfootballteam has rooms called Legends oftheGameRoom,theTrophy Room,and theAlmal\y'ater Room.Accommodations at country innscovera broadrangeof economic categories, fromsimpleroomsfor under$50 to the elegant luxuryof the five-starTwinFarmsCountryEstate in Vermont wherethe Washington Roommay be had for $950per nightor TheStudioCottagefor innYustharaVisitorsGenter, Japan.Thepristine natural setting forlhis $l.500. fheecocjuntty ultn-modern innisnowhere more evidenl thaninone0flhecommunal baths wilhitsstretched Theever-broadening diversityof typesof country canvas r00fandcarelully framed Zen-view 01briqhtly colored hillside f0liage(seep. C-10 ledtheProfessional Association inns and B&Bs has vi€w). ioralurther (PAll)to codifythe International of Innkeepers varieties typeof of innsbasedon typeof building, services, ownership and operation, size,location, The PAlldefinitions rangefrom and amenities. 'homestay' to 'countryinn'to 'bed and breakfast hotel'asdetailed intheaccompanying sidebarThe largertheproperty andthelessinvolved theowner is in theday{o-dayoperations, the moreit is perceivedas a hotelinsteadof an inn bVthe traveler. Anyfacility withover30 roomsis generally considereda B&Bhotel. thinksof countrynnsor B&Bs One commonly as restoredhistoricbuildingsor renovatedfarmandfine houses wherethecharming characteristics oI oasterasareessentialvalues ofthe craftsmanshio experience. Creating a B&Bor countryinnfroman historicstructureusuallymeanscarvingout guestroornsand bathswherenoneexistedor adding whenundergoing renovations wings.lt is important of thiskindto maintain thestyleandqualily of workmanship to thebuilding. Housing ol adminoriginal functions,such as istrationand back-othouse laundry/housekeeping, food preparation, or repair shopsisoftenaccomplished incellars, outbuildings, or awayfromthe site. Therealso are manyexamplesof newlybuilt to countryinnsthatrangein stylefromtraditional Manyot the new countryinnsare ultra-modern. designed to capturea senseof history andregional personality byemploying thearchilectural styles, detailing, workmanship, materials, traditional furnishinnN0t0Monzen FamilyInn,lshikawa, Japan.Thishyper-m0dern fhefututistic country of an earlierperiod.ThePitcher guestcabins manifestati0n 0i a country innstrings itscoppeFroofed alonganarching out- ings,andartifacts garden Vermont, recently was builton the a seajacing Japanese andculminates inafancilul doorspinethatencircles obser- lnn,in Warren, p.C 10forafurther (see vation towef view). samesiteastheeighteenth-century original thathad
Srbrdr". H"t"b Fil
CountryInn/B&BCategories floDestay, Hosl Horne
supporta familyunit,so the accommodations. lvlodified job parhefs B&B is plan often one (MAP) American country private An owner-occupied and the other has outside inns serve dinner to overnight homewherethebusiness of income.Oftenthe propertyis guestsonly,andthe costof payingguestsis secondary to purchased specifically to be a dinnerandbreakfast is its useas a privateresidence. generally B&8, but many are converted included in the room Thehostsareprimarily julllamily homes. Reservations rate. A country inn with a interested in meeting new -,--gervice maybe madedirectlywiththe restaurant servesthese peopleandmakingsome property. additional meals to the general additional incomewhile public. To be a country inn,a continuing lheirpresent does not have to be Property employment or retirement. B&B lnn located in rural a area. Room Frequently locatedin residential Generally small,owner-operatednumbers tendto rangefromsix ,ratc 7^nin^ ^r ^thar provjding businesses the to 30. government restrictions may primary financial suppoftof the prevent theuseof signs,public owner.Usuallytheownerlives adverlising, etc.Usually B&B/Seff-contained on premises. Thebuilding's between oneandthreerooms, primary usageis for business. Cottage thesehomesareoftena Innsadvertise, havebusiness A detached building affording memberof,andusually produce privacy ljcenses, their own and seclusion to guests, inspectedby a reservation brochures, comply with providing with owner minimal (RSO)but serviceorganization government payall services.Breakfast ordinances, is either a.e rarelyrequiredto be post appropriate taxes and delivered to the room, taken licensed or inspected by local signs. Breakfast is the only with others in a central dining governmental applicable mealservedandonlyto placedpriorto arrival room or agencies, Breakfast is theonly guests. (oron dailycleaning) overnight Theinnmay in lhe mealserved.ln some host events such as weddings, cottage kitchen faciliiies. Owner inerzn^aa it m.v ha .n small business meetings, elc. is usually available {or unhostedapartment where Roomnumbers rangefromfour questions, guests butgenerally breakfastis self-serve. to 20 witha small,but choosethisstyleof B&Bwhen increasing numberup to 30. theywantlittlehelp,Thelight, Reservations personal may be made touchandmemorable B&A (Bed and Brcaffiast) directlywiththe property. Note B&Bd6corjurtherdistinguish Formerly a singlefamily thaithe distinction betweena thisgenrefromthevacation 'B&B'anda 'B&Binn'is dwelling usuallyin thefouFto not rental/condominium. five-room range,thisownerreadily apparent, excepiwith occupied establishment hasan regardto building usage. B&B Hotet equally mjxeduseas homeand lodging withlodging Thesearehistoricproperties Country tnn superseding homemoreoften withover30 roomso{fering thannot.It is locatedin a legally A businessofferingovernight breakfast thatcanonlybe zonedareaand meetsall the lodgingandmealswherethe considered hotels.Onlythe tax,fire,building, andhealth owneris actively involved in historic structure, andperhaps requirements forthissizeand dailyoperations, oftenliving somedecorating components rea ^{ nr^narh/ Thie onsite.Theseestablishments andbreakfast provide theB&B establishment advertises are,in fact,B&Blnnswhich {eel. publicly andcanlegallyposta serveat leastone mealin sjgn.Likethehomestay or host additionto breakfast, (Source; and Prolessional home,because of itssize, operateas 'restaurants' as well Assoclatlon of Innkeepers theseB&Bsusually cannot as overnjghtlodging lnternational.)
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Partl:Hotel Types
houses. Instarkcontrast to thetradbeendestroyedby fire.Painstaking carewasused English country structure Iaithfully: itionalnotionof a countryinn,the NotoMonzen to followthestyleof theoriginal larmhouse wilha redbarnin FamilyInn, sited in lhe Japanesecountryside a big,whitecolonial structure, the innwasable overlooking the Seaof Japan,represents a hyperthe back.As a new-built planfor modernevolution archian efficient operational of the genre.lts futuristic to easilyincorporate a newand unrque approach bothfront-and back-of-house as wellas eouioits iecturedemonstrates pods strungalonga 14 stylishguestrooms with the modernamenities to lodging,with guestroom hotel.ThePitcher lnn pedestriandeck that frames a carefullycrafted normally Joundin a first-class provides the seaand leadsto the lobby anotherhigh-quality exampleof themed gardenoverlooking guestrooms, whichinclude theTroutBoomwithils..' and a lookouttower. France, overfly-tying Hoteldu SaintJames,in Bouliac, sculptured table,the SchoolRoomwitha by a vinevintageblackboard andan antiqueglobe,andthe lookinga smallvillageand surrounded yard, represents a beautifulharmonyof bucolic Hayloft, locatedin thebarn. in a design setiingandcontemporary architecture Contemporaryapproachesto the design of notionof countryinn.Jean the traditional countryinns haveproducedsomedazzlingnew befitting 18-room Babington House,situated Nouveldesigned thisrustic,yetstunning, architecture andinteriors. estatein Somerset,Eng- inn as tour simplebox housesclad in russet on an eighteenth-century givingthem the appearance of the land,12 miles(20km)soulhof Bath,is a boutique latticework, The tobacco-drying shedsof theregion. countryinnsetin an antiquemanorhouse.Redec- traditional louvers openmechanically kinelicmetallic oratedwith brushedsteelstaircases and suede faQade's goose-down pillows,this countryinn has a con- revealingthe spectacularpanoramicview of the in the distance. At iemporarystylinguncharacleristic of traditional vallevandihe cltvoJBordeaux
subulban markels LaJollaatAventine, SanDiego, Calitolnia. Serving several The nultiple segnent urbane subwban h,telHyall Regency ft2 hotelshares theAventine c0mplex vlitha225,000 spa,g0ll,rnall,andc0nlercnce center, the400-100m including luxury, university, officepark, (20,900 fivelirct-class reslaurants anda rcstaunnt village thatfeatures mr)oificebuilding, a 32,000 ftr (2,970m')worldclassfitness center,
Suburban Hotets of hybridhoteltypesthat caterto an evenwider varietyof markets.Thesehotelsare characterized as accommodating a multitude of regional functions including shoppingmalls,universities, museums, amusementparks, medical centers, restaurant villages, and evensmalltownsin additionto the largeraudiences discussed abovesuchasairports and office parks.l\4ostsuburbanhotelsaccommodatemorethan one geographical marketand so it wouldnotbe surprising to finda majorchain hotelservinga smalluniversity townnearan airport park,a stone'sthrowfroma major fly-inbusiness regional shoppingcenter.In addiiionto satisfying price categoryrequirements ihese hotelsmust providea v{riety ol amenitiesand facilitiesthat satisfyall potbntial usertypes.HiltonGardenInns have developeda managementsystemreterred to as focusedservicewherethe staff members are cross-trained to performmultipletasksand to idenlifya guest'sparticular travelingneedson check-in andso providetailoredservices whilemaintainingcostelfectiveoperations. Designed by architect Michael Graves, theHyatt RegencyLa Jolla at Aventine,a 400-roomluxury suburban hybridlocated fromtheUniver5 minutes sity of California-San Diego campus, wasbuiltas Ihesuburban hotelin anexpanding ubanarcalhe Manhanan pan of a includes complex that a 225.OOO tC1Zt ,OOO Hotel,Mafuhari, ChibaPlelecture, Japan.Located hallway building,fiverestaurants, anda 32,000ft2 between T0kV0 andNarita Intemalional Air00rl lhehotel calers 10the m'z)otficefitnesscenierandspa.The nearby Nippon c0nvenii0n center andt0other regional business con- (3,000m') world-class cerns. Thegleaming 21-story alabaster t0werwith itsgreen-tinted win hotelfeatures the 11,800ft'?(1,100m2)Aventine rises fromcenter dows oflvlakuhari l\.4esse, thec0rporate str0nghold Ballroomand the 6,400ft2 (590 m2), Barcino ofthedistrict. glass-enclosed Pavilion banquet facility forweddings, tradeshows,receptions, and business meetings. Theclose-byUniversity TowneShoppingCenterand thesametimetherustygrillesconceal theauslere La Jolla VillageSquareMall provideshopping luxuryof plasterwalls,polishedconcretefloors, opportunjties and the world{amous TorreyPines bleached woodfurnishings, and high,softcountry GolfCourseis only a few milesdownthe road. bedsof the guestroom interiors. The simple,yet Withthis multitudeof facilities, this hotelcould elegant, torms derived from local vernacular be considereda luxury/university/office park/spa/ architecture allowstheinnto blendcomfortably inlo mall/golf retreat/restaurant village/conf erencecenler theFrench countryside. hotel. As the countryinncontinues to evolveas oneof hospitality's mostenduring forms,itwillbethehomelikeatmosphere thatcontinues to drawgueststo the Mall Hotels cozy hearth,pleasantconversation, and tranquil ambiancethatit offers. Shopping mallsreached theirpeaklnthelate1970s withthe naturalgrowthof residential suburbsand servedas a potentcatalystfor furtherresidential and business expansion. Suburban hoteldevelopment gravitatedto these locations,lured to the crossroadsby the same magneticattractionthat growth.The fueledresidential, retail,andbusiness Theexplosive development andexpansive diversity areasurrounding SouthCenterMallnearSeattle, found in the suburbshas led to a wide variety Washington,has attractedthe developmentof
Hybrids and Other Suburban lnns
sl
lsB
P a r l1 : H o t e lT y p e s
Estate, the acre(3,240 ha)historic Biltmore Estate, Asheville, N0dhCarolina. Sited 0nthe8,000 Thesnallcityhotellm ontheBiltmole by Richard nnge and 0i lhe magnijicenl Beaux Arts mansi0n designed lealures views 0f the Blue Ridge m0untain 224r0omhotel spectacular lvlorris Hunl 10rCornelius Vanderbill.
hotels,ranging morethan a dozenbrand-name hybrids, lrom economyto full service.Essentially to the thesehotelsprovideguestswith proximity energetic shoppingactivityoJthe mallas wellas Sea-Tac International Airport,several neighboring corporatebusinessparks,and other suburban attractions. a majoreast-coast shopping Pyramid Company, recently helda think{ankto investicenterdeveloper, gatethefeasibility of attaching a hoteldirectly to a large suburbanshoppingmall therebyoffering gueststheopportunity to comefora two-or threevacation. Designandplanning dayshopping-spree lor such a hotelmight naturally considerations includelargerroomsand moreluggagehandling triple-leafed mirrors andstoragespace.Full-length and a largededicateddressingareawith good lighting wouldcertainly appealto thosewhocome A whirlpoolbath shoppingfor a new wardrobe. to those'shop-'tilor soaking tubwouldbe inviting you-drop'guests.Othersuitableamenities might includedaycarefacilities, beautysalons,a health facilities. Theadjacency to a spa,and recreational
entertainment, mallthathasa varietyo{restaurants, and recreationfeaturesmay warranta paring and otherfunctions downof food and beverage arelikelyto withinthe hotelsincetheseamenities be easilyaccessiblein the mall. Collaboration between thehotelandthemallstoresmightprovide displayedin the hotel'spublic for advertising in the rooms,or spaces,currentstorecatalogues offeredwitheach evencouponsandstorediscounts night'sstay. Located directlyacrossthestreetfromthefashionable ShortHillsN/allin NewJersey,the 300-room HiltonprovidesguesVshoppers withdeluxeaccomperfectly modations suitedto therigorsof a shopping holiday.In additionto offeringeasyaccessto the malls,a largearrayof upmarketstoresincluding andSaksFifthAvenue, the Tiffany, Chanel,Hdrmes, hotel also houses an elaboratefirst-classfully healthspawithindoorandoutdoor swimequipped staffof mingpools,tenniscourts,anda professional physical trainers. Thespagivesgueststheopportunity to refreshthemselves beforeanotherday of (seep. 305). spending
'museun-quality' The holelNaoshima Conlemporary Arl Museum andAnnex,Naoshima, Japan.L0cated onNaoshima, a smallisland in theSeaofJapan neartheport0fTakarnatsu, thismuseum wasdesiqned byafchitect Tadao Andot0 include a smallhotelasanannex that includes fourtwinr00ms, gallery. twosuites, a caf6,anda sl'leltered 0utd00r Withmost0f itsv0lume constructed underground t0 protect the park garden natural setting, thehotel wraps around anovalc0urt witha sculpted water inthecenter.
UniversityHotels Universjties havealwaysprovideda profitable marketforthehotelindustry in accommodating visiting familiesand jriends,invitedlecturers, conference attendees,research-related business people, administrative functions, sporting eventgoers,and so on. HarrisonConference Centers,a Hilton Hotelsbrandand a premierconference and educationcentermanagement companywithexecutive education andtraining asthecornerstone oJitsmission,hasdeveloped several of its productsin universitysettings. TheThomasCenteris locatedonthe campusof DukeUniversity in the heartof North Research Carolina's Triangle andcombines state-ofthe-artmeetingareas,high-techsupportsystems and a widearrayo1recreation and leisureoptions. The111 guestrooms of theThomasCenterinclude a dedicatedstudy area equippedwith a large desk,retractable readingchairwithottoman,analogmodemlineson anethernet ring,andvoicemail.
Iheunive$iu h?tellheStatlelHotel,Cornell t niversily, lthaca,NewYork.The150-r0om campus hotelandexecutive cOnference center serues themyriad university business, leisur€, andgtoupmarkets. lt contains threerestaurants andavariely 0fbanquet andmeeling rooms, including prcgrams. a94seatamphitheater used10runiversity advanced-management
F'
Part1:HolelTypes
The facilityalso includes24-houraccessto six storyEolaHotelloomsovertheothertwo-andthreeguestloungesfor informalmeetingsand study slorybuildings thatmakeup the smalldownlown lvlississippi, a townbuilton the PCs areaof Natchez, sessions,networkedand Internet-linked the river.Foroverhalfa century, and laserprinters, and fullystockedkitchenettes bluffsoverlooking lobbyand snacksand beverages(see thehotel,builtin 1927,withitssumptuous with complimentary restaurant andtopjloorballroomservedasthecen6). Chapter ter of socialactivityfor the iown untilcompetilion from newerroadsideinns causedits closure.A ol riverrenewedtourismindustry, the introduction SmallTownHotels boat gambling,and a programto revilalizethe to hireCharles perhaps themostcross- downtownareainspireddevelopers Smdltownhotelsrepresent renovate the hotel lvloore and Perez Associates to Regarded bylhe largechainsas bredof allhybrids. were mid-1980s. Balconies for river views in the market, smalltownhotelscanbe foundin a tertiary 'Topot Peacock Alley was restored and the added, suburban theformof motels,budgetto fullservice Lounge to the Moonflower holels.Often theTown'wasconverted hotels,countryinns,or smalldowntown epihotel regained its stature as the social as the staffedby localpeople,theylackthe regimentation center of Natchez. accommodations. characteristic of lessdown-home Thesehotelsoftentakea rolein communityafiairs asthatof thelocalhighschoolortown as prominent hall.Theyoftenarethe settingfor functionsas var- Planningand Design ied as weddingreceptions, highschoolreunions, Considerations localawardsceremonies, beautypageants,bingo hotels,in manyrespecls, seasonal festivals, and Thedesignof suburban nights,Elksclubmeetings, less than lhat of lheir downtown is challenging poolsandhealthclubs Swimming othertownevents. Lower real estate valuesand increascounterparts. fora smalladmisoftenareopento localresidents result in significantly largerbuilding ed availability restaurants in sionor membershio fee, Uomarket parcels Larger of land and less reslrictive sites. thesehotelsoftenarethe onlyonesin townand in massing zoning usually allow for more flexibility hotel naturally becomea socialepicenter. Similarly, make functional layouts easier to achieve and providethe discotheques andnightclubs sometimes The larger, less restrictive than on tight urban sites. bestnightlife. These include versions ot sites have many advantages. Somesmalllownhotelsareminiature vehicular areas, convenient and better arrival thedowntown hotelsfoundin largecities.Thesevenplentifulparking,sensiblelobby layoutsbased on oDtimumelevatorcore oositionand column to spacing.Thesehotelsalso havethe potential locatecirculation of servicevehiclesand loading facilities outof sightof themainguestentrance and outdoorareasand space enoughfor outdoor recreation includingswimmingpoolsand tennis courts. inthesuburbs oftenmandate Zoningregulations the heightand densityrestrictions appropriate'io regional architeciuralcharacter.Airport hotels may haveveryslrictheightrestrictions if nearthe approachor departurepath of an activerunway. hotelstendlo be smallerin sizethan Suburban downtown holels,usuallyunder300 rooms.The abilityto spread out over the site lends itsell Mississippi. fhesmalltownriveyiew rofelEolaHotel,Natchez, and,therefore. less to low-or mid-riseconstruction L00ming overlhe1w0andthree-story downtown buildings andvis building methods, further reducing expensive ibleformiles,iheseven-story hotelhistorically served asa symb0l governing covenants andasitscenter 0f socialactivity. Thrcugh projectcosts.Lessrestrictive ofthei0wn'sprosperity guestroom placement the the and configuration oJ anexlensive ren0vation thatincluded theaddition 0Jbalconies t0 guestr0om viewsofthemightyriver,theh0telregained its towerfavorsa morelogicalcolumngrid and frees enhance prominence. forlobbies, ballrooms, former up long-span areassuitable
Suburban Horels
Ut l
andindoorpools.IVore flexible towerplacernent also Guestroorn sizesfor mostsuburban and airport permitslocating guestsandservice elevator cores hotelsare generally the standard12.5 x 18 ft closerto theirrelated Junctions andleadsto a more (3.8x 5.5m)withinslgnificant variations of no more effiicierr back-o'-house conIguration. than5 percentin eitherdirection dueto minordifProminentvisibilityfrom surroundingroads ferences imposed byvarious chainsand/orowners. continues to be a featureof successful suburban, Whilethe 12 x 16 ft (3.7x 4.9 m) room,origina ly airport,and roadsidehotels.Drive-incustomers established by HolidayInnsandlaterincreased to withoutreservations account forover15percent of 12 x 18 ft (3.7x 5.5 m) in moreupmarket areas, theiroccupancy, compared withlessthan5 percent becamethestandard in thernotelindustryFurther for downtownand resort hotels. Potentialsites variations are beingpresented to the travelerto rnustbe evaluated fortheirnatural contours, vislbil- choosefromon a price-value basis.By contrast, ity of buildingsignage,or otheralternatives for budgetchainssuchas lbishavemaintained food freestanding signs.For similarreasons, entrance andbeverage facilities, butreducedroomsizesto patterns approach whichprovide easyauioaccess 12 x 14 ft (3.7x 4.3 m). This moresegmented andflowforthetraveler including adequate decel marketgivespeoplea choicedepending on what eration lanes,stacking space,andturningradiiare theywantto spendandhowtheywantto spendit equally essential. and provides an opportunity for smallerentrepreThetradition of distinctive signage datesbackto neurswhohaveunlocked thesemarketing secreis theEuropean innsthatopenedin townsandalong to be ableto competesuccessfully withthe giant theFloman roadways serving thetravelers oftheday. chainsof theindustry. As hotelownerRen6Hurerecorded, each nn was Increasing technical sophist cationof business painted knownby'thesightof ltsinsignia, ona rnetal travelers andtheexplosion of information technology plaque, gratingitsruggedhingesineverywind,sig- hasproduced a dramatic newemphasis inbusiness nifyingthe comfortof good lodgingand blissof hotels. Guestrooms madeto function asofficework goodcuisine.' Onecanpicturethetraveler s smile spacesandhigh{echbusiness centers arebecomon firstspottingthe sign beingequalto that of ingessential components of business hotels.Martoday'swearytraveler. riott,in a jointventure withAT&TandSteelcase, is With almosttota relianceon auto access,a developing a newconceptforthebusiness traveler suburban location's abilityto developitsfullpoten- calledthe'roomthatworks.'It includes a gueslroom tialfor occupancy andoutsidebusiness, including workstation withanergonomic chaila two-level desk, restaurant. lounge.and meetinguse. is ofte't adjustable tasklighting, andmutiplepoweranddata governed by its abilityto provideadequate onsite outlets. parKrng. Othernewproducts thatfeaturehigh-tech busihotelsgenerally Suburban require a minimum of nessguestrooms include Westin's'guest offlce'and L2 carsperroom(seeChapter 17),orabout50per- 'Room2000,'Hyatt's'business plan'and Hilton's centmoreparkingthanthatof theaverage down- 'GardenInns.'Newguestrooms in thesefaciities town or resort property.Thls reflectsabout g0 mayalsoincludeflexible furniture suchas a table percent of guestswithcars,including approximate- thatconverts to a smallconference tableand inly 50 percentwithrentalcarsat airporthotels,75 roomterminals for Internet videoconferencing. percentof employees withcars,and one car for Club Hotelsby Doubletree featurea 6,000ft2 every2.5outsjde customers of food,beverage, and (550m2)'business clubroorn' thatincludes a fullmeeting lacilities. Parking facilities shouldbe sized servicebusinesscenter,personalworkspaces, generally to meetpeakrequirements, 8-10p.m.on srnallmeetingrooms,and a caf6.Guestrooms at a Fridayor Saturday nightif the hotelhasa malor ClubHotelsaredeslgned witha residential offce banquetfacilityor nightclub. At thesepeaktirnes atmosphere. TheRenaissance Hotelin Chicagois mostguestshavereturned to the hoteland the connected to a 24-hour Kinko's business center that restaurants andlounges areoperating at fullcapa- hasvideoconferencing, meetingrooms,fax,and city.Oneof theadvantages of a mixed-use devel- computer rentals. opmentisthatsomeoftheparking spaceassigned Theseexamples indicate theextent to whichsub 1otheofficebuildings canbe usedbythehoteldur- urbanand airporthotelshaveaddedamenities ngsuchpeaks, reducing overall requirements byup approaching downtown hotels. At majorairports or peakparkinghoursfor regional :o 15 percent.However, shopping or officecenters hotelsfoodand apartments andshopping mallsprevent overlapping beverage facilities andretailareasareequivalent to or s gnificant sharingby a hotel. thoseofihedowntown hotel, whiletheirmeeting and
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Part1:Hotel Types
functionspacesaverageabout20 percentlessand It isthistrendtowardworldwide digitalcommunispacesapproximately cationthat has the travelindustryand hospitality theirlobbiesandcirculation companies concerned thatthe needfor business 25 percenlless. Lobbies,circulation By the sametoken,telespace,and retailareasin travelmaybe lessening. hotelsandmotelsaregen- commuting froma homeotfice smalltownandroadside usingcomputers erally50 percentlessthanthosesamespacesin callsinto questionthe very natureof suburban and is thoughtto be at leastpartially suburban andairporthotels.Butdueto thegreater development percentage fora generalpopulation increase in rural of guestseatingbreakfastin the hotel, responsible the roadsidehotelrequires about5 percentmore areas. peak.Since restaurant spaceto handlethebreakfast I In manymedium-sized US cities,more otfice therestaurant spaceis notfullyusedforlunchor dinexistsin outlyingareasthanin spacecurrently ner,thisresults in inordinate operating costsaswell the centralbusiness district.Historyhasshown as capitalcoststo provideadequatefoodand bevthat certainbusiness functions mustremainat Butreducing service or lowering stanerageservice. requirefacetothe core of the city-those that Toresolve dardswouldriskguestsatisfaction. this face contactin the dailyconductof business. dilemma, someroadside hotelshaveeliminated this Banking, law,finance, advertising broadcasting, lf thereareno restaurants serviceentirely. closeby, publishing, entertainment, and selected corporate somemotelsleaseportionsol theirsitesto {astfood wherepeoplestill headquarters are among those restaurants to providefor chainsor free-standing needto meet.Businesstravelrelaledto these guests'convenience as wellas to attractsulficient industries willendure.Evenwiththe increasing outsidebusinessto suDDort the restaurants on sophistication of virtual otficing, videoconferenctheirown. perhaps ing, and even holographic conferencing, Roadside hotelsrequireabout25 percentless peoplewill continueto travelfor interpersonal meetingspacethanthat of the averagesuburban interaction. andservice or airporthotel,andtheiradministrative lessthanthoseof other I Anironictrendreversal in places areasareabout20 percent canbe de'iected like [,4illennium Pointin Birmingham, England. typesof hotelssincefewerguestservices aregenfor smalltown Here,lowpropertyvaluesareattracting high{ech erallyrequired. Spacestandards young companies. industriesand energeLic hotelsaresimilarto thoseof roadsidehotelsbutusuallywith15percent moremeeting spaceallowed for whicharedrawnfromthesuburbsto thevitalityof groups. thecityanditstransportation, shopping, cultural, and otheradvantages.
Trends
I Ina returnto thebasicorincioles of SirEbenezer Howardand othertraditional city planners, a growingmovement seeks callednewurbanism to addressthe sprawland isolation causedby growth.Seadecadesof poorlyplannedsuburban is perhaps side,Florida, thebesfknownexample oJ a traditionally stylednew communitywith narrowstreels,Iront porches,and back alleys designed to enhance thesenseof neighborhood. According lo Vincent Scully:'Likethesuccessful older neighborhoods and smalltownswhere manyof us grewup, the designsof the New integrate housing, shops,workplaces, Urbanists parksand civic facilitiesinto close-knit communities thatarebothcharming andfunctional.' Fundamental is a reduced to thisnewurbanism dependence on the autoand increased useof lightrail and otherformsof masstransit(see 12). ChaDter
The expansion highwayand of the intormation the explosivegrowthof digitaltechnologies have guessingwherecommercein the new everyone millennium willreside. Strategic usesof information inthedevelopment technology areprimaryconcerns parks science/technology oi new research-based suchas Tsukuba ScienceCityin Japan,SophiaAntipolis Research ParkontheFrench Riviera, Oulu Technopolis in Finland, and Hsinchu SciencePark in Taiwan.Experiments are underwayto promote citieslinkedand functioning independent of their particular locationin an intricate information web polis(MFP).The question calleda multifunction posedbytheIVIFP experiment is:why,givenglobal electroniccommunications, does commercial activity haveto be gathered in oneplacelikebusinessparksor lraditional cities? Canit notbe a net oI smallnodeslinkedelectronicallv all aroundthe I [,4ajorhotelcompanieshavecometo learnthat qlobe? environmental responsibility, ecological design,
Hotels ua Suburban I andsustainable architecture aregoodbusiness. activitiesa holiday experience theweather canThetrendwillcontinue asglobalwarming, ozone notspoil. depletion, andthedevastation of ourenvironment I Regional facllities management is a coursethat continue to be sharpreminders of the delicate manyof thelargerhotelchainsareemploying in balance of ourecosystems. Suburban hotelswill largemetropolitan areaswhereanywhere fromfive bedesigned to ensure minimum disruption oIthe to 25 propertiesare abie to elfectivelyshare surroundings duringconstruction and preserve storagefacilities and back-of-house functions in resources. existing ecological centralfacilities closeby. HiltonHotelsrecently builta centrallaundry operation for several of its I Short-break holidayswill gain in popularity as propedies covering New York northern City and publicexperiences thegeneral continually decreasNewJersey.Thefacilityallowsmanyol thehotels ingleisureandvacation time.Urbanandsuburban to recoupthe areaformerly dedicated lo an inresidents willseekvacation spotscloserto home house laundry for needed meeting badly spaces, wheretheycanenjoya quickescapeand relax heallhclub,administration olfices, orotherservice over a long weekendat a suburbanresort. functions. TheCenterParcsCompany hasdeveloped more thana dozenshort-stay holiday villages through- I Suburban hotelswillcontinue to be a laboratory outEurope, allin closeproximity to majormetrofor new prototypesand hybrids.Just as the politan areas.Inrecognizing thata shortvacation diversityreflectedin suburbanmarketsled to couldeasilybe rainedout,especially in northern marketsegmentation broad-reaching and new productssuch as all-suiteand eKtended-stay Europe, thecompany hasdeveloped itssubtropparadise, icalswimming a domedstructure covhotels,suburbia willcontinue to be fertileground eringa tropicallandscape of waterrecreation for newlodginginnovations.
I
HESOrIS
he firstresortswereseasidespas in ancient growthof healthconsciousness andfitnessmegaGreeceand Rome,a conceptwhichsoon trends(seep. 402).Resortprogramming, sitelayadvanced throughout theRomanEmpire(see out,andhoteldesignarevitallyinfluenced by such thelistof Hotell\4ilestones in Chapter 1).Altertheir cultural andmarkettrends. intheN,4iddle Ages,spaswererevived decline along Cultural andenvironmental consideraiions deterwiththeartsandsciences intheRenaissance, and mine whetherthe resortbuildingsare low-rise returnedto prominence throughoutEurope.For structures sensitively blendedwiththe traditional example, the resortcommunity of Bath,England, landscape, asat CostaSmeralda in Sardinia, or midfoundedin Romantimes,stillflourishes today.And risetowers, asattheJumeirah BeachResort, orthe 'ultratels' the mostfamousof ancientspas,BadenBaden, striking as theBurjAl ArabHotel,bothin luxurious considered bytheEmperor Caracalla, was Dubai(seepp.106-110). recently restored withnewmarblearounditspools Whilemostvacationsootsareolacesonetravels on itscolumns. Following andgoldbanding similar to, frequently welloff the beatenpath,newtypesof origins,the earliestAmericanresortswerespas, resort-like cityhotelsaredesignedto advance weekstarting inthe1750sinWhiteSulphur Wesi endor othernontraveling vacations. Springs, Oftenlocated Virginia, and in the resortcommunity of Saratoga on theurbanwaterfront or in theupscale shopping Springs, NewYork, whichreached itsheight of popu- districl,and olferingelaborate spa facilities, they larityas a national socialcenterin the 1850s. function effectively as'urbanresorts,' designed for Duringtheearlyyearsof theindustrial revolution, touristsaswellas localguestspreferring convenient resortsremained the provinceof the well-to-do. nearbyvacationsthat save on travel-timeand Fashionable hotelssuch as lvlohonkl\,4ountainexpense. Housein upstateNewYorkandtheHoteldelcoroWorldwide resortexpansion ranging fromspasto prospered nadoin SanDiego,California, in diverse themeparksis organized intotenbasiccategories Butthehffen- in thischapter, scsnicmountain andseaside settings. withsuchresort-like hotelsas the tiethcenturysawthe resortbecomeincreasingly entertainment hotel,mega-hotel and casinohotel accessible to themiddleclass,through steadily ris- typesdiscussed in Chapters separately 2, 11,and partic- 13,respectively. ingdisposable incomeandpaidvacations, ularlyfollowing WorldWarll.Thisincluded dramatic increasesin leisuretravel by Europeansand Asians,primarily Japanese, as wellas Americans. Resortsexperienced a sustainedgroMh boom, eventually evolving, as did otherhotels,intomore customizedcategoriesservingdifferenttypes of vacationers aswillbe discussed in thischapter. Beyondtype,locationis a primeinfluence on Fromthe Sardinian coastto the Gulfof California, resortdevelopment. ln established resortregions Capetownto the Canaries, and KeyWestto Kauai, suchas Hawaiior thedeserlareasin southernCal mostvacationers headforthecoast,whereseemifornia, resodamenities areprovided in virtually all inglyendlessbeachJronts continue to supplyidylhotelsforincreased flexibility andbecause theyare lic sitesfor mostnewresorts. Spectacular views, preferredand expectedby mosttravelersin these water sports, and imaginativeaccommodations regions. Also,resortamenities ofienareaddedto keepthe secondoldesiformof resort,afterthe nonresortoroDerties becauseof the continued healthspa,themostpopularof all.l\/alorbeach{ront
Beach, Golf and Tennis Resorts
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Part1:Hotel Types
PlanningConsiderations
Althoughcloseness to the wateris the essential ingredient of the beachjrontresort,environmenta particularly regulations inmanyareas, forthoselackingcomprehensive masterplans,mandate largesetbacksof 200ft (61m) or morefromtheshoreline. Whileguestroom balconies andfullexterior window wallshelpdramatize beachviews,designers add pools suchwaierfeaturesas canalsanddecorative to enhance thehotel'srelaiionship to theshoreand to compensate wherethehotelis offthebeach. This is doneat the Kahalal\,4andarin Hotelin Oriental Honolulu, Hawaii, whichhas its own largelagoon anddolphinoond,andat theCaminoFealin Cancun,[,4exico, whichis entirely surrounded by pools. Boththe lvlauna KeaBeachand MaunaLaniBay on TheBiglslandof Hawaiifeatureindoor fheseaside sitecontextual resO/l TheWestinRegina GollandBeachResorl,LosCabos, resoTts Mexico.The238guestrooms coloredreeffish,whilean octoareif lwosingle-loaded buidings\{ithviews0lthesea,and canalswithbrightly lOw-rise terfaced structures. Free lormp00ls arel0cated near thebeach andinthespac€ pusprovides hoursof entertainment forchildrenand behind theoueslroom wall. adultsat the MaunaLani. Shadestructures, whether moveable, trellised, or landscape types,increase comlortalongbeaches, resortsprovidetop golf,tennisand spa facilities and are essential at swimmingpoolsand other matching thoseof thescenicmountain anddesert watersportsfacilities, whirlpools, bars,and food resortsthatspecialize intheseactivities. Suchresort service areas.Sitingthehotelatorcloseto theshoreamenities alsoattractthetypicalbusiness traveler line,or in a lagoon,becomes moreinteresting and whooftenchooses them,whereavailable, overdown- exciting whenenvironmentally compatible, suchas town or suburbanhotels.And corporategroups atClublvledinCancun, Mexico, andtheBuriAlArab preferresorts increasjngly gatherings, forbusiness Hotelin Dubai(seeviewson pp.87 andC-24). as theirmorerelaxedatmosphere oromotes teamwork Hotelsbuiltintoshoreline bluffsor cliffscan be 'Evenwhenpeopleplay strikinglyeifective,as at the Tahara andcloserpersonal contacts. on the Tahiti a badroundof golftogether, it bringsthemcloser,' coast,Princeville ontheKauaicoast,andtheAmanonemanager observed-€orporate meetingplanners dariresortoverlooking a rivergorgein centralBali. providewaterviewsfor virtually feelthatresorts: Resorts all rooms. r combine themosteffective training atmosphere, Themore-etficient double-loaded corridor designs witha touchof rewardaddedas motivation perpendicular areoriented to theshoreline, allowing t are self-contained, with conference and recre- interesting 90' viewsof bothlandandwater.Singleationalamenities closelyintegrated, makingit eas- loadedhotelwingsprovidethe guestwitha 180" ierto keepa grouptogether in a moreproductive waterviewbuttheconstruction costsareaboutI5 seriesof meetings percenthigher, sincetheyrequire twicethenormal I go 'allout'to pleaseaesthetically, withimagina- corridorsoaceplusadditional wallswithwinexterior tivedesign,lushsceneryandrecreationalleaturesdowsin the corridors and relatedair conditioning. thatleavegroupswitha senseof rewardfortheir Knownas 'costguzzlers,' theynotonlyarewasteworkingmeetings. ful of energyand land,but requireadditional staff dueto ihestructure's increased servicing distances. Buttheabovefactorsapplyonlyif the resortpro- But a smallpercentage of single-loaded spaces videsthe highestqualityconferencing particularly technology, oftencan be mostcosteffective, where uppermost in the meetingplanners' requirements. it helpsDrovide an economical solution to an other Ofequalimportance, to attractbothfamilyandbusi- wiseunusable problem. siteor building orientation nessgroups,resortsrnustprovidethewidestand However, perrnitthe single-loaded whereclimates mostimaginative arrayof sportsandrecreation activ- hotelto havean openairbalconycorridor, it costs ities,fromgolfto aerobicsand teenactivities, to aboutthesameasthedouble-loaded scheme, and ensuresatistying allguestsin thegroup. maypresent a viablesolution.
Resorts
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Aswithothertypesof lodging,architects canplan resorts ina variety ofways.Atriums wjthsingle-loaded interiorbalconycorridorsmaybe justifiedin luxury resorts withthehighest rates.Forexample, ifthearchitectlocatesguestrooms on threesidesof themajor lobbyspace,alloriented towardtheocean,theguests arerewarded withviewsoi thecrashing surf.Thetotal landarearequirement Jora luxuryresort,however, dependson largerconsiderations thanthecoverage or bulkof its buildings. Forexample, a 500-room mid-risebeachjronthotelgenerallyrequiresabout poolandrelaf 10acres(4ha),including a swimming with most parkingplacedbelow ed landscaping, grade.However, the totallanddevelopment for the resortdependson the extento{ majorrecreational components suchas golf,tennis,and othersuch amenities. Forinstance, atenniscenterwith tencourts wouldrequire an additional 3 acres(1.2ha)andan 18-holegolf courseapproximately 110-'160acres (4ffi4 ha).
DesignConsiderations Architect lvlarcel Breuerpointedoutthatthe main peoplefocusonarethelandscaping visualfeatures andthebuilding finishes. Butwhilebuilding mater ialsmayvaryin theirappeal,properlandscaping praise. alwaysreceives Andthisis nevermoretrue thanat a resort.lt alsorelates the development to itsnatural environment, whether coastal, mountain, or desert.Outstanding examples include TheRitzCarltonKapaluaand the Four SeasonsResort Hualalai in Hawaii, Atlantis on Paradlse lslandinthe Bahamas, andCostaSmeralda in Sardinia. Architects and interiordesigners appropriately drawon the beautyoI the naturallandscapeas a vitalthemeof theresort's design.Sinceguestsare drawnto theirfavoriteenvironments, suchas the Caribbean forthebeachandsun,or mountain locationsfor scenerysuchnaturalattractions arereinforcedby boththearchiteciure and interior design throughcolor,form,and materials. For example, earth tones and rugged finishesotten psychopastelcolors logically blendwithmountain resorts, greeninterior morecloselyrecallbeachlocations, accentscomplement forestsettings,and natural sandstone finishes harmonize withdesertsites.ln addition,localartworkand decorative motifsrecall andinformtheguestof thearea'straditions. Then1dernbeachlr1nt reso Sandals RoyalBahamian Resort& Spa,Nassau, Besidesnaturaland traditionalbeauty,resorts Bahamas. (A)Beach resorts featurc wave-pools, lag00ns, falls,andextensive waler features, emphasize comfortandluxury. Histodcdly, mostvaca- inthiscase poolsurrounding (B)This a huge surreal themed themid-rise tower. rcs0rt tionersexpectresortsto be morelavishin amenities imaginative pleases guests design andcovebeach location 0f thewhirlpool aswellas and d6cor,evenwheninformal in mood.Lobbies enhancing itsstress relieving benefits.
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Part1: HotelTypes shouldbe 30 percent largerthanthoseof suburban However, theoverallpoolsizeandshapemustallow or airporthotelsand10 percentgreater thanthose for swimming laps,groupplay,wadingand,with of downtown hotelsof comparable size.Thisalso today'saccenton fitness,spo(ssuchaswaterpolo. reflects the additional timeguestsspendlounging Nevertheless, divingboardsshouldbe avoided and socializing in lobbiesat resorts.Sincemany sincethey are a primecauseof accidents. The guestsliketo shopon vacations, 50 percentlarger designalsomustmaintain sightlinesfor lifeguard retailspaceshouldbe providedthanin downtown surveillance of allareas. A whirlpool at leastI ft (2.4 or suburban hotels.Complete spacerequirements m) in diameter shouldbe locatedadjacent to the pool,witha secondwhirlpool areprovidedin Chapler22. swimming nearthe Sinceboththeaveragelengthof stayandnumber beach.Wave-pools, waterslides, and poolswith of occupantsper roomis greaterin resorts,guesf sprayfountains andrelatedplayequipment areparroomsshouldbe at least10 percentlarger.In areas ticularly important forresorts withhighfamilyoccuwithhigherfamilyoccupancies suchas in Orlando, pancy,but a separateadultpoolmustbe provided nearWaltDisneyWorldResortandUniversal Studios in such cases.Children's wadingpools,where theme parks, the guestroomlength should be desired, shouldbe locatedcloseto themainpool increased fromthestandard18to 21ft f5.5to 6.4m) for purposes ol surveillance by parents.(Waterparks ior easein accommodaling requiredroll-away beds arediscussed laterin thischapte() andcribs.Closets shouldbe at least4.5fi (1.4m) pool designis subjectto regionaland However, pack moreclothingand cultural long,sincevacationers ditferences. Forexample, in China, a separsports equipment.Guestsexpect largerbath- atepoolforyounger children is generally notdesirrooms,withdressing areasandaddltional amenities. able becausemanybelievethat familiesshould Balconies shouldbe at least5 ft (1.5 m) deep,fur- treasure swimming together andbe encouraged to nishedwitha table,chairs, andtwochaises, essen- do so.InpartsoftheMiddleEast,communal bathing tial for loungingand sun bathing,as well as is notpermitted in public.Localhealthandsafetyregviewsandrelating enjoying to theoutdoors. ulationsalsomayvary.Forexample,rampedpools, A lullheightwindowwallmaybe provided at the allowingbathersto wadein fromone end,as at a balconiesto enhanceguesiroomviews,with inter- beach,whilepopular withmanyguests, areprohlblocksrecommended onthedoors,sothatif leftopen, ited in someareasdue 1otheirlackof safeguards thecoolingsystemautomatically shutsdown.Inaddi- against en1ry by smallchildren. tion to conservingenergy,this avoids possible Poolsmustbe locatedto obtainmaximum sunmildewfromcausingdiscomlort in theguestroom. lightexposure but,in equatorial climates, shading Someotherwise fineresortsexperience thiscondi- suchastrellises mustbedesigned overa partofthe tion,particularly wherecareis nottakeetoventwall pool,forrelieffromthesun.Forexample, ata resort cavitiesthatmaycausein-roomcondensation. in Sharjah, alongtheArabianGulf,a tensilefabric Exterior back-of-house areas,particularly loading structure is provided overthe poolduringthe day, docksandservice drives,shouldbe concealed reduce yetthepoolmustbe by to theintense sunlighl, retainingwalls,trellisesand landscaping. Truck heatedat night. docks must be roofedand enclosedto prevent Andfor oneof theresort'smostDooular vacation views,noise,andodors.Wherevisiblefrom sports, people-watching, unsightly lorwhichmoreguestsuse upperlevels, roofedareasshouldbe terraced and the pool-deckthan the pool, adequatechaisedecoratively landscapedto ensurepleasantexter- longuespace must be provided.l\y'orethan any iorviewsfromallguestrooms. otherarea,the pooldeckencourages socializing, Butno elementsetsthe ambiance of the resort andrnanyguestsmakefriendsthere.Therefore, promorethanits poolarea.Sinceguestsspendmore videareafor at least1.5chaisesperroom.Often timetherethanin anypublicspace,it atfectstheir builtintoor contiguous withthe pool,convenient overall impression of theresortmorethananyother outdoorsnack,juice,marina,or tiklbarsprovide element andprovides thesamememorable exper- food and beverageserviceto virtuallyall outdoor ienceas themainlobbyin thedowntown hotel. areas. pooldesigns, Guestsexpectimaginative which ofienprovidea transition between thebuilding and itssurrounding naturallandforms.Fanciful elements EnvironmentalConsiderations grottos, suchas bridges, islands, andwaterfalls as wellastotallyabstract{reejormsprovidedecorative Withrareexception, the hotelindustryunderstands photobackgrounds soughtby guestsat the pool. fullythefollyof anylackin preservation of theenviron-
Resorts mentif for no otherreason thanto avoidproblems ments.lt is important thatdevelopers workwithinthe theguestappealo{theregion. systemto: thatcoulddiminish As ScottBerman,partnerin the hospitality and r prepareenvironmenlal and otheranalyses and leisuregroupof PricewaterhouseCoopers warns: keepcleardocumentarion at eachstage 'Limpid,turquoise watersand r identify for seassell.Polluted the government agencyresponsible destroyed reefsdon't.' approving various aspectsof theproject persistof inadequate protection, r acquirecopiesof all legalrequirements, Yetexamples necesbureaucratic authorities,improperactions by sarypermits, or technical standards applying to develoDers andbuilders, andlapsesinenforcement the project posingpotentially incremental as well r monitor constructionand proactivelyseek of standards government as ineversibleeffectson total communitiesand inspection and approvalat each Forexample, in an 8o-mile business economies. stage. (129-km) stretchalongthe eastcoastof Mexico's Yucatan Peninsula, extending fromthefullydevelopedCancunareato the protectedlvlayanarcheo- Significant Beach,Golf,and logicalsitesof Tulum,is one of the largestresort programsin historylt startedwith TennisResorts construction to be over9,000resortroomsandcondominiums Unique Site Context Reso.ts 15,000resortunits followed by another scheduled over a s-yearperiod expansionthat took fast- TheBoulders, one of the mosiexcitingresortsof growing Dubbed'The the southwestUS, was developedin Carefree, Cancun20yearsto develop. proceeded,in many Arizona, RivieraMaya,'developers inthe1980sadjoining a natural rockformapermits, pavinghundreds tion (seep. 244. fnis earlyorganicconceptwas cases,withoutapproved of acresof mangrove swamps, thecrucialplant-life sponsored by Rockresorts, the chainIoundedby responsible for nourishing oceanreefsas wellas environrnentalist LaurenceRockefeller. These phenomena, properly protect- examples illustrate morerecentprojects wildlife. Suchnatural ol thenew geographic ed,canpreserve an ancient areasuch genre. as the Yucatanas a viable ecotouristparadise no matterhowfragileit may be. But radicalland Westin Regina GoIf and Eeach Resort, usechangesrequireadequate studyand respect fos Cabos, itexrco judgment. for soundtechnical Onlythroughalert internaiional news reportingwas the condition ForSordoMadeleno, resortarchitects, thepopular publicly condemned, andcorrected bythe impressive Westinresortin LosCabospersonifies exposed, Hopefully, suchpublicity Bothorganicand high{ech,the developers. encourages modern-Nlelico. properlegalreforms in otherdelicate environmen- nine-storyboidlycurvedtowerfillsa gap between yet intitwo hilltops,forminga gutsyandcolorful, tal areas. Acapulco,formerl\.4ecca to theJet-set and popu- rnateand naturalresortwithinteriorsenlivenedby long{ermenvironmental brightcolorsandsofiened larresort, suJfered serious bytextured finishes, fabwhich,alongwith rics,residential furnishings, andpalms.Guests enter damagefromover-development severecrowdingand relatedsocial problems, thelobbyandadlacent conference centerto dramatic resultedin a majordeclinein its tourism.Not viewsof the Seaof Cortez,framedby giantpierced surprisingly, someof ourmostsuperbresortareas, openingsin the guestroom tower.Townhouses surthosebestableto attractnatural andhistoric inter- roundthe baseof the hotel.Thisunique238-room andconvenient view resortcontains753,500ft2 (70,000m2)and estandfavoredby sunnyclimates maybe luredintodeveloping cost $138millionfor a modernmilestone witha airlineconnections, Therefore, unreasonable resortdensities. {or any natural twist(seepp. 64,66 andC-20of thecolor large new resortdevelopment, studiesshould seclon). includean assessment of theeventual totalcapaphysical cityandananalysis of alternative concepts. Wyn.tham Euttes Resort, Tempe, Afizona Theseneedto otferthe developer a fair return, providethe guest with a vacationexperience, A butieformation of stonedepositsresembling nearand orotectand Dreserye the environment and by Camelback lvlountain, thebarrenrockysitewas Frequently, developers run into legal considered community. nearunbuildable. Howevetthis was withthelocalrequire- overcome difficulty by notbeingfamiliar by an environmentally sensitive nestling
6,l
I'o
Part1: HotelTypes of thestructure intoitssuburban hillside siteandby
luxurious interiors, drawingtheirwarmresidential
creating an exciting interiordesign. The resort seems
flavor from natural architectural
likea natural outgrowth of the hillon whichit is so gentlyset.Thearchitect placeda natural poolwithin theconfines of the butteand percheda striking redwoodrooftoprestaurantoverlooking the local stone faQadeof the guestrooms. The resort's instantsuccesspermitted immediate expansion of the development, eventhoughthe economywas in a recession at thetimefseeo, C-20of thecolor section).
materials such as
slatefloors,mahogany windowand doorframes, and louveredwood screens.For example,the originallightinglixturesnot onlyrecallPolynesian in expressing culturebut are extremely effective the unit'sresidential feeling(see unit plans in 16). Chapter For maximumviewsand enjoyment, all three restaurants are locatedon ihe beach.The overall low-rise, low-density designfeatures a distinctly differentDoolexoerience at eachvillacluster. These pool,anotherfor laps includea saltwaterbeachside lsland Resorts nearthe fitnessspa,a thirdwithunderwater trails Thebenefits of cleanenvironments to islandshave recessed intothelavato minimize anyundertow, and not escapedsawy vacationers who,by the plane- a largecentralpoolfor socializers-theguestswho getaways. load,choosethemas preferred Callit the enjoystakingoutpositions on thepool'sfree-form 'islandphenomenon,' butwitheconomics amiable peninsulas while watchingthejr toddlersin an to leisure travel,landvaluesof islandresorts com- adjoining wadingarea.Lesssplashyandmoremedparedto those on other sites may soon exceed itativeis an elegant,tiledrectangle oJwatecitscalm proportions. megatrend reflective surfaceperfectlylevelwitha teakborder. Beginning at mid-twentieth centurytheBiglsland, Onevillagroupboastsa smallwhirlpool, tucked geological awayin a coconutpdm grove,capturing oneot Hawaii's mostuniquelava-based theultimate group in relaxing formations, begancollecting theera'slargest design. of environmentally motivated, experimental, and ultimately successful resorts.Respected environThe Orchid at Mauna l:,ni, Big ,stand, mentalist, Laurence Rockefeller, founderof Rock,lawaii resorts,andarchitect Nathaniel Owings,createdthe MaunaKeaBeachHotel,oneof theworld'sfinest Theresort,carefully nestledon an intimate sandresorts, withPolynesian artdisplayed throughout and beachswimminglagoonon the dramaticKohala its residential wingselevated to permitthe land- Coasisharedwithan ancientpreserved fishpond, gardeeq_ blendsperfectly scapedgroundsto freelyfiowintoitsinterior withits idyllicsite.Thehotelmainandcourtyards, furiherenhancing theresortexperi- tainsthe desiredresidential elfectwith broadroof ence.Faraheadof its1ime,the developers tested overhangsand airy faQadedetailing,including mock-ups of villaunitswhich,decadeslater,became deeplyrecessedbalconieswith outward-opening a popularenvironmental resortconcept. Also,they doorsandwindows. A grandoutdoor stairfeaturing madea nobleetfortto preserve thenaturallavasur- local koa wood banistersunifiesthe enlrance. guests,wearing Publicfunctions faceon thegolfcourse;however, are locatednearthe arrivalarea gol{shoeseventually grassing cleated required over andguesiroom wingsaresltedperpendicular to the theslippery surface. sea,helping to maintain directoceanviewsacross the large centrallandscapedcourtyardfor all areas. Four Seasons Besort ttuarafai, Kona, The The elficientplan conservesmaximumopen Big lstand, Hawaii spacewithinthe 32 acre site by concentrating Crashing Konasurfandlavishvillassitedaroundthe the 542guestrooms, generous sevenrestaurants, eighteenth holemarkthisremarkably relaxing and conterence space,fitnesscenter, 11tenniscoufrs, refreshing luxury resortonthe'islandof islands.' lts and an exhibition courtin one area.The resort's stunning 243 spacious villauniisare arrangedin 10,000 ft2(3,050m2)natural themedpoolcomplex four crescenfshaped formationsto affordgreater andsurrounding hardscape surfaces linkthecourtpanoramic viewsof the sea.In linewitharchitect yardto thebeach.Thecurrentdesignrepresents a Hill Glazieasdedicatedenvironmental concept, remodeling of the originalinteriorspacesto a no rooflineis morethanonestoryabovethehigh- luxurious informal tropicalislandthemebyarchitects est pointof the site.The island'snewestresort WAT&G. goll course,withpanoA scenic18-hole reflectsairyHawaiian detailing with unabashedly ramicoceanviews,closelyadjoinsthehotel.
Fesorts
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.,.
1
. ;iandenvi1nnental resolFoutSeasons Resorl Hualalai, Kona, TheBiglsland, Hawaii. Thisbreakthrouoh allvllacorc€pt (see p.279). r: ts owpr0lile structures int0theandscap€ n Ore0Jtheisland s most ervir0fmental resorts unt 0ans,
t,
Part1: HotelTypes
Theisland 1cean-view resoffThe 0rchidat MaunaLani,TheBiglsland,Hawaii.Amodel ofefficient sileplanning andindigenous detailing, provides thisluxuri0us resort themaximum views foreach 0pen space and0cean 0lthemajor elements oftheres0rl.
The bdge al Koete, la.na'i, Hawaii
centralhallis dominated by stonefireplaces and heavytimbercolumnssupporting a 35 ft (10.7rn) As authentic a symbolof Lana'iascoffeeis of Brazil, painl highbeamedceiiing. Thespaceshowcases talentedarchitect,artist,photographer and essaying,sculpture, andotherworksby localartistsand 'painted' ist ArnoldC. Savrann skilllully the idyllic octagonalroomsdesignedat the hall'scorners islandenvironment with his camerain a much hostfrequent musical recitals. TheLodge'sporchis admiredbook.Thedesignanddetailing of thisresort the favorite spot for relaxing while watchingspecprovesthehighvalueof histechnique. includethree tacular sunsets. Other amenities Set in Lana'i'scentralhighlands, the 1O2-room themedrestaurants, a musicroomwith afiernoon lodgeis a rareinlandHawajian resort,reminiscent where gardeners lea, an EnglishConservatory of a plantation owner'scountryestate,complete with lawn bowling cultivate orchids, and croquet and gardens. fineJapanese andHawaiian Thelodge's grounds.The extremely couTtson the manicured popular GregNorman andTedRobinson-design golfcourses Experience at KoeleChampionship are onsite. Manele Bay HoEl, bna'i,
Hawaii
Overlooking the pristinebeachesof Hulopo'eBay, framedby Lana'ilsland'sbrilliantred cliffs,guests enjoya spectacular view from the resort'slavish highgrounds. Designed anddeveloped bythesame architect andownerof theKoeleLodge,TheManele BayHotel's250 luxuryguestrooms and suites,with theirloggiasandlandscaped court-yards, comprise an elegantblendof Hawaiianand Mediterranea styles.The lobby area is devotedto lounging browsing, andviewingregionalartifacts. Theresort displays theworkof Lana'iartiststhroughout, lncluding in the elegant boutique, library veranda, adjacent fheisland inland-view TheL0dgeat Koele, rcsOrl Lana'i,Hawaii. TheLodge's unique planlati0n g0lfexperi€nce manor setting c0mbined withtheperfect areamong therewards privatemeeling rooms, and oceanviewlounge providing intothischoice resort. desioned evening entertainment. Guestschoose{rom
Resorts
rcl
thegourmetcujsinesof theHawaiian-Mediterranean and Frenchrestaurants. pool,sundeck Thecentral andspaareascontain a series^olmurals^by artistJohnWullbrandt. The 12,000 ft' (1,115 m') conference center, accommodatingbanquets for240guests,boastspanoramic viewsof the Lana'icoastline andhousesa permanent collectionof Lana'iartifactscuratedby the Bishopl\.4useum. A marinepreserve withtidalpools rich in aquaticlife is maintained at the adjacent Hulopo'e BayBeach.Theresortfeatures theJack Nicklaus-designed 36-holeChallenge at l\,4anele seaside course. TheeminentCastle& CookeHawaiiCompany limiteddevelopment to only thesetwo exclusive resortsas part of an overallplan to preservethe island'suniqueheritageand environment. The islandhasonlyonesmalltown,milesof untouched beaches,and a spectacular mountajnformation rising3,400ft (1,035m)fromthesea. The Bitz.Ca ton Kapatua, Maui, Hawaii On a choiceoceanjrontsite of a vast Hawaiian pineappleranch,whoseseveralgenerations of ownersexercisedremarkable environmental stewardship,architectsWAT&GdesignedThe Ritzplantation resortin thetradiiional Carlton Hawaiian stylebaancedby luxurious interior hoteld6cor.To achieve visualintimacy with550guestrooms on a 38.5acre(15.6ha)site,thearchitects dividedthe guestresort'smassingintohalfa dozensix-story roombuildings whichslepdownwjththeslte'snaf uralcontourstowardthe sea and are angledto guestroom maximize views.Forsimilar reasons, the publicareasweredividedintothemainlobbypublicspaces,withexpansive oceanviews,anda threetieredpoolarealocatedinthebuilding's courtyard, alsoopentowardtheocean.Service lacilities, to the greatesiextentpossible,werelocatedbelowgrade and builtintothe hillside. Thehotelalsoincludes 30,000 ft2(2,800m2)of meeting space,a 165-seat amphitheater, ten meetingroomswithoceanviews (somewithfireplaces), andten ocean-front tennis Thesileistotallysurrounded courts. bythreechamgollcourses andtheocean. oionship Localdesignelements incorporated intotheresort gray-blue include thedeeplyoverhanging roofs,the theme a symbolof Hawaiian oineapple hospitalityusedas a decorative element on the balconyrailngs,andfloralmotifscastintotheexterior concrete oanels. Thehotelfrequently is touredby Hawaiian 'esidents andforeignvisitors seeking examples of ocaltraditions.
Theisland coastal-view rcs0lManeleBayHotel,Lana'i,Hawaii.Withviews0verl00king idyllicbeaches andlavishgardens, anartwork c0llecti0n, tennisclub,andaJackNicklaus g0licouIse, championship itsw0rld-class amenilies c0mbine withaninlimate courtyard design andresidential atmosphere.
plantati1n fheisland res1lTheRib.Garlton Kapalua, Maui,Hawaii.Thistreasured resod byWAT&G Architects, 0none01lhebeslresOsitesinthePacific, rewards with 0uests its wellconceived 0rqanization, views, intimate superb scale, andaplantation selling thatotlers atruesense ofolace andhistorv.
7
Part1: HotelTypes Grcn Ho|€t Costa lltelonetas, Canary tsrands, Spain
up the unmisThis1,700-room complexconjures takablemood of the historicgrand hotelsof the to 1920sera yet includesadvancedtechnology attractEuropeancorporatemeetingsto a major resort. Theadjoining 1,200-and islandconvention includhotelsshareappropriate amenities 500-room restaurants. The nightclubs, andthemed ingcasinos, with character resortpreserves theisland'straditional woodenbalcony asAndalusian suchdesigndetails framclaytilerooftops banisters and handjormed ing landscapedcourtyardsand sun-drenche plazas,relievedby deeplyshadedarchways. l{est ,stand Gotl and Casino ,loter, Hainan, China
province. Wltha Hainanis China'ssouthernmost natural resort characteristics, anda sunny climate, Meloneras, Cana]y lslands, Spain. resorf GlanHotelCosta Ewope's island c\nventio, it is the choice vacation of 6 million, oopulation grand hotels withhigh-tech cOnferencing andatouch01theiabled C0mbjnin0 islandcharm for millions in China.NewresortcomEuropeandestination resois welltargeted loward itsprincipal thismaj0f conference 0Jthe1920s, plexesand casinoentertainment hotelsarebeing gr0up marKel. c0rporale
ganingrcsodWestlslandG0llandCasinoHolel,Hainan, forthedevel0ping Hainan resoarea0n China. Thlsbreakthrouqh multircsoisdesigned island China's p00lssundecks, guestroom lagoons, sh0ps, rstaulanls landscaped courtyard featurinq Sea. Aunique trilevel circulaf struclure encompasses alavishly theSoulh China pavili0n bungal0ws facing thesurroundinq surf.Thisworldvillasoverlook theresod, itsg0l1cOurse, andbeach vvith related seaside Dmmatic hlllside andthecasin0. pavili0n, primeattractions. thedistinctiv dockandresoftsmainentrance is designed asone0fthegrcwing resort region's Sitednearthearrival classgaming casin0 byKPF Architecls unilies lhedesiqn compositi0n. focalstructure
Resorts developed to attractbothdomesticandinternational vice whileshorterdistancesare traversedby foot guests, guestswill supported by a majorairportat SunyaCity. pathsandcoveredwalkways. Inaddition, The main1,000-room, 600 acre(240ha)West haveh gh-priority accessto thehotel'shelicopter serlslandGolfandCasinoHotelcomplex is pairedwith vice.Theprogramandsiteorganization represent an a nearby600-room resorthotelandmarina. Thepro- imaginative breakthrough in casinoresortdesign. jectincludes guestro^oms luxurious andsuites, and m') encompassing a casinoof 49,500 fi' (4,600 the Red Sea Ram Resods gamingfloor,restaurants, bars,andlounges aswell intourism, Egyptiscommitting a good jacilities. Theunique asservice circular arrangement Longa leader part of its national budget to an eight-fold expansion of buildings spreads acrossthenorthern thirdofthe hotelsupplywitha goalof 618,000 island,surrounded by sandbeachesand ocean of its70,000-room rooms 2017. by Of these,20,000newroomsare views.Thefirstphaseis to build940guestrooms, undeMay, many to support theshiftto a greater tourist located thesecondphaseanadditional 36villas, on Happily, views from most new economy. the of the ridgerisingon thesouthern a mountain thirdof the hotels are now of the Red Sea, not only the traditional island,overlooking the casino.The programalso golf Nile. includes 24 super-luxury suitesandan 18-hole Withnewresortsgingerly dottingthe RedSea's courseon therniddlethirdof theisland. shorelines, four main resort cities arestaking outnew jrom Anivingguestsarebussed theairport to the futures. the following discussion Consequently, resortmarina,thenproceedby highspeedwater jour projects, onefromeach transport to Westlsland, a distance of 5 miles(8km), compares exemplary resort burgeoning cornmunity. Sharm el Sheikh, andtheshortridethrougha lushlandscape to the hillside occupying a site at the southern apex of the heartof the complex. views Guestshavedramatic Peninsula, retains its triangular Sinai commanding of the casinoirom the drivewayand adlacententonthesea'snorthern coast,extending east ranceoavilion. Exoressed as a tieredmultiroofed position west Aqaba Facing it and to the Gulfs ot and Suez. restingon massivemasonrybearingwalls, structure, from the side is the newer tourist area Suez of el the goldtile roofsdistinguish the casinofromthe Thearea Gouna.Theareaof Sharmel Sheikh,in common terracoitaiileusedontheotherstructures. wouldbe regarded as old moneyandel pools,sundecks, language, adjacent to the casinoprovides new A resort subregion extending Gouna as third gardens. themerestaurants, anda largelahe. Aqaba may eastward along the Sinai Coast toward plancomprises Theinnovative circular tenthreegrowth become an intercultural area, while a fourth guestroom storydouble-loaded buildings, with94 guestrooms in each.Theelegantly fursuper-luxury including nishedroomshave{ivejixture bathrooms, separate showers, andfeaturemarble walls,Jloors, Eachfloorincludes andvanities. a publiclounge and SINAIPENINSULA connecting doorsbetweenguestrooms, allowing themto expandintotwo-room suiies.On the top iloorof eachbuilding, eightroomsoverlooking the seahaveoversized balconies. Thebuilding rooflines areconnected withtrellises, coveredby lushvines,framingtheviewbetween the buildings. Thecircular building formis furtherreinforcedby a coveredwalkwayand adjacentstream. Phasell addsa six-story all-suites towerwithinthe circularcourtyardarea,plus 16 luxurydouble-key villa-units. beachJront Otherrecreational amenities located outside thecircular areaincludea beachpavilion,tenniscenter, healthclub,andgolfclubhouse. Thesiteplanrequires nosignilicant changeinthe plantis naturaltopography. A centralmechanical included as partofthenewstructures; electricpower Egypt'swell prcgran, resort c1nceived expansi1n nue anbiti1us than and waterwill comefromthe mainland, withfull thePyranids RedSeatim res0 map.Thismaplocates theresort capacity emergency back-up onsite.Ontheisland, casestudies illustmting 10ur newly energized muiUres0rt c0mmLnitles jitneyser- selected longerdistances arecovered byfrequent byEgypito spark theregion's rapid febirth.
'ul
I'u
Types Partl:Hotel
This approachcreatesthe highestpossibleperceptionof choiceand a wideselection of views, including thosefacingintohandsome courtyards preferred by families withyoungchildren. Graveshasdesigned a totallyoriginalarchitectura vocabulary for the uniqueresort,yet onewhichis completely al homewithPharaonic traditions. He hascreatedexciting viewsfromthepublicspaces includingtwo restaurants and barllounges, recreationalamenities including separate family, children's, and exercisepools,and efficieniservicesys'iems throughout thehotel,That,andtheguestrooms, with Sheraton Mitamat nesort et Gouna, Egypt theirvariedshapes,textures, colors,orientations windowsizes,skylights and high-domed ceilings, Architect MichaelGraveshassucceeded in creating serveto createtheexcitingandluxurious {eelingthat a mostintimateand luxurious hotelthrougha wel everyguestroom is special. 'scaled-down' comeseriesof inventive designeleprivatevilla ments,including highlyindividualized ,nbhoontinenta, Taba tfeights Besort, units.Withtheseaontheeast,thedevelopers added Sinai Coast, Egypt numerouslagoonsand ^channelsto creaie a 1,615,000 ft' (150,000m') islandsite filledwith It is morechallenging to achieve thedesired scaledintriguingwateMayscrossedby artfulpedestrian downetfectandcomlortable residential atmosphere bridges.Inthismanner, theconceptforihe240-room for a larger,500-roomresort.However, Graveshas Miramar Resortprovides Sheraton a splendid vari- accomplished thislargely bysubdividing theguesf etyol different experiences andan arrayof vacation roomcomponentintothreedifferently shapedresiunitsincluding thoseserved bya corridor inthemain dentialcourts,opento theAqabaBaybeach-front. andotherslocated in{ree-standing building clusters. Ontheentrance side,thenatural constraints of the
vectorheadingsouthon the sea'swesternshorelineis centered on thehistoric townof Hurghada. Thegovernment designated international consultantsto establish strictenvironmental controls to preservethe RedSea'sscenicundeMater trailsand flourishing reefs.Working collaboratively, thedevelopers,international resorlchains,andarchitects are following thededicated iootsteps of themostinfluentialEgyptian environmentalist/architect, Hassan Falhy, whosehandis evident intheresponse to the region's cultureandecology.
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Anotiginal rcsoft design v]cabulary Shetalon MiramalReso el Gouna, Egypt. Thissiteplanoutlines themainelements oftheresort's b0ldandunique design displaying anunmistakable alfinity withancient Egyptian culture view 0np.C-25). {see
Resorts
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ti fhenultic\utrcsoft design Inler-Continental TabaHeighls Resorl, SinaiCoast, Egypt. thissiteplan0fthesec0nd 0fthree resofts by [4ichael wilhinlheRedSeareqi0n Graves exemplifies thearchitect's sr]ccess invisuallydownscaling' largeres0s through avarlety 0f inn0v alivemethods referenced inthetext.
steeplyslopinglandwereturnedto advantageby entering thethree-story building at itstop level,terracingdownto themid-orrestaurant level, andthen to thelower. or healihclublevel.characteristic of how villages followtheirnatural hillside contours. Gravesfacestheconstraints of size,steepierrain, andneedto providediverseand interesting views withwiselydirectaswellas plalul geometric solutions,expertlycontrasting the alternative square, pentagonal, formsthe way and crescent-shaped pyramids onceweresitedformoresolemnresponses.However, by ihe sametoken,the largeresort is perceived asbejngsmaller andmuchmoreenjoyable.And,whileoftennotrecognized by feasibility suchcreative designimproves studies, thebottom lineof theproject's investment for itsownersmore thananyothersingleitem. Four Seasons Besorl, Sharm ef Sheikh, Egypt Withdramatic seaviewsandappropriately luxurious villasat the region's mostprestigious location, the FourSeasonsResoririsesto its {ullestpromise. Entering undera shadedcanopyof palmsat the
Thercs1rt withthespectacular RedSeaviews FourSeasons Resod, Shalmel Sheikh, y Egypl.Resp0nding 10thism0stdramatic l0cati0nHillGlaTief Archilects selected exact therightpriorities inmaxmz ngviewsfromthesite'stopm0st elevati0n t0thesea'ssandbeach edge, whilencluding inthedesign 0lthesrites,thetraditional resldential domes and popular courts lnEgyptian vacatlon homes.
]rt
Part1:HotelTypes
apogeeol an inclinerecallstheexciting hillside towns hotel,theresortis lacedwithtraditional courtyards of thelvliddle Eastandl\ilediterranean regions. In a coolingfountains, andtallpalms.Theguestrooms uniquelobby,undera domepiercedwithcolored and suites,all withseaviews,terraces, and winglassopenings, guestsareintroduced arriving to the dowedbathrooms, combine thebestoftheoldwith RedSea'smostdramaticviews.Knownfor their newtechnology. environmental resorts, architects HillGlazier keepthe buildings to withinonestoryabovethesite'shighSteigenberger Resort et Fanadi4 est pointin cascading the guestrooms and publlc Hurghada, Egypt amenities downto thewater'sedgeand its idyllic beaches.A funicular is plannedto enhancethe The resortradiatesout from its playfullythemed (seep. 248). excitement Adventure lslandoark.carvedin theshoreline. The Whiletwospecialty restaurants, a conference cen- lslandoffersnumerous recreational activities includter,ballroom, andhealthspaprovide viewsfromthe ing separatepoolsfor different age groups,sports, highpointofthesite,thecasual themedrestaurants themedrestaurants, andlounges. Fromtheirbalconies andlounges relateto thebeach.The270guestrooms overlooking theislandandthesea,guestsalsocan performers andresidences, including theRoyalPresidential Villa, enjoystrolling duringthedayandcona {ewtwo-bedroom villas,68 two-bedroom chalets, certsin theevenings. Theguestrooms forma fiveprivatevillas,aresharedbythe storysingle-loaded and35four-bedroom serpentine structure affording FourSeasons hotelanditsvacation ownership club privacy ontheentrance sideaswellasconnections program.Styledlike NorthAiricanand Egyptian to theconvention center, lobby,andparking. Other homes,the luxuryaccommodations boaststone amenities include Jourrestaurants, fourlounges and plasterwalls,divansbuilt spacefor200cars(seesiteplanin Chaple|l4). floorsandcolor-washed inlo bedroomnichesfeaturing coloredglasswinThechannel forming theislandmovesthebeach dowsandcasual, butsophisticated, fabrics andfur- frontagecloserto the guestrooms. Othercosf nishings throughout. (1)openbalcony elfective designstrategies include: WithitsMoorish domesandarchesaswellas roof corridors serving theguestroom towercompensate gardensreminiscent of Cairo'sfamedSemiramis for the single-loaded design;(2)a villaenclaveis pr00ram: Table4.1 Facilities Steiqenberger Resoel Fanadir, Hurghada, Egypt pragrcns Gueslraon Gueslrooms andsuiles guestrooms Standard Junior suites Deluxe rooms (twobays) Suites (three Executive suites bays) Presidential suite(seven bays) Family apa menis Two-room apaments Three-room apaftments FouFroom apamenls
No.ol units 245 I 96 '15 2 1 '10
Total
16 3 396
prognn Sunmary space
Netarea
Guestrooms Public areas Restaurants/lounges Convention center Spos/entertainment Service areas Administration Technical areas Tolal Areas arein1t2(m2).
Netarealunit
Netarea
(38) 409 (55) 592 (42) 452 (75) 807 1,227 (114) 2,044 (190)
1 0 0 , 1 7 6( 9 , 3 1 0 3,551 (330) 43,600 (4,032) 12,105 (1,125) 2,453 (2281 2,044 (190)
(64) 689 1 , 0 3 3 (e6) 1,377 (128)
6,886 1,627 4,132
(640) (154) (384)
1 S 5 , 1 5 0( 1 8 , 1 3 0
Percent
Gross factor
Grcss area
234,095{21,756 10,308 (958) 25,383 (2,359) 29,321 (2,725) 32,947 (3,062) 37,229 (3,460) 3,594 (334) 17,754 (1,650) 390,631(36,304
1 9 5 , 1 5 (01 8 , 1 3 0 ) 7,941 (738) 20,3'15(1,888) 24,425 \2,271) 25,351 (2,356) 33,840 (3,145) 2,991 (2781 ' 1 6 , 1 4 0( 1 , 5 0 0 )
59.8% 2.4% L2ak 75% 7.8% 10.4% 0.9% 4.9"4
1.20 1.30 1.25 1.20 1.30 1.10 1.20 1.10
326,153(30,306)
100%
1.20
Resorts
trl
sitedto utilize available views;(3)a separate waterparkis placedconvenient to the guestroorns; and (4)a themedbazaaratthevortexof thecomplexfurtherunifies thedesign. California and Florida Resorts FromCallfornia's seminalHoteldel Coronadoof influential 1873to Florida's resortarchitect, N,4orris Lapidus, designerof the frst resortsof the postWorldWarll eraincludlng Fontainethemulticurved bleauHotelin MiamiBeach.andfromCalifornia's Disneyland to Florida'sWalt DisneyWorld-no regions haveinfuencedresortdesignmorethanthe citrusstatesof California andFlorida. Hyalt Regency Coconul Point Fesort, Naptes, Ftofida Afterpurchasing valued17acre(6.9ha)site a highly golfcoursein th s burgeonlng withadjoinlng resort research community, the architect conducted and valuedesigntechniques to blenda 2o-story tower withitssurrounding environment. Theresearch intoocaldesign traditions andselectionof theoooular architectural themeknownasthe 'Cracker style'edto comb,ining woodwallswithmetal roofsasthemostappropriate motifforthearrivallevel. Also,research founda highlocalregardforBermuda, suggesting steppedstructures as the dealrooftop Design treatment. ofthebuildings andsiteincluded: r vertical scaled-down techniques, lncluding doublereduce storyfloorsto visually thebuilding's helght residential r enriched detailing, including balconies withdecorative metabalusters r coconutplantation landscaping determlned to be for the siteand basisof the mostappropriate orotecls name park r an onsiteenvironmental r proposedgolf-carttransitsystemto nearby lagoonandoceanis and.
ACracker style rcs1rtdeslg,HyattRegency C0c0nut PointResorl,Naples, Florida. The architects' ellortinresearchlng typreferences f0farchitectura commLrn sly€s,mal0ram€nlties, anddeta lingproved keyt00btainirg z0nirg apprOval 10rths highrise desgn. comfort.Theintricate roofscape, withits bewildering banageof dormers,gables,turrets,and ch mneys providesadequaiereason in the hruilight silhouetted for re-creating the past. Long Point Resort ltotef, Calitornia
Paros yerdes,
juttingintothe Paciflc, As a peninsula LongPointprovidesperfectproxmityto the surfas wellas dramatic viewsof the southernCalifornia coastllne,Catalina lsland,andthe PalosVerdesmountains. Topreserve the area'shistoricSpanishAmericanheritage,the resortis designedin the traditionahaciendastyle nc udlng variationsof handjorrnedand randomly
The RiE-Ca ton Hatt Moon Bay, Catitomia Overlooking thecrashing surfon thepreserved ruggednorthern California coast,theresort's authentic designexudes thegrandeur of a nineteenth-century seasidelodge.Surrounded by the famedOcean 256 guestrooms ColonyGolfCourse,it provides eachwitha dramatic viewof theocean,fairways, or neighboring mountain ranges.WithFrenchdoors Anidealsite blended rcsoddes/i7,? LongPointResorlHotel,PalosVerdes, California. 0n and terracesthe guestrooms havea feelingof thisp€rfect Pacil where waves cjrontsite, ocean comb thebeaches 0nthre€ s d€s,theresorl grandeur, insideand out,whileseparate p0ols, showers blends intotheralural terrain byterracing ilsguestf0oms down t0thebeach, recieation, andcontemporary appoiniments ensureluxury areas fromthehighpoint and andsp0rts oftheaffivacourtmainlobby, andpublc entryspaces.
I'o
Part1: HotelTypes
Anineteenk-century thenedrcsoft design lhe Bilz-Carlton HallMoonBay,Calilornia. proved Thehistoric erain whichthesurcunding reso(community wascreated t0 bethe mostpowerful inlluence 0nthedesign oflhisluxurious newresort overlooking thePacific. (Photo:John Sufion.)
stackedbarreltileson the roofs,artfultowers,and l\ilexican artifactsdisplayedthroughout the lavishly gardens landscaped andcourtyards. ltsspacomplex, including outdoormassage courts,provides a model planning. of effective andinnovative Theresort's welcoming courtfeatures a traditjonal coolingfountain shadedby a canopyof palms. Following thesite'sexisting terrain, theguestrooms terracedownfroma highpoint at thelobby,shops, andamenities area,withunobstrucled viewsof the pool,spa complex, resort'scoastalbeaches, and golfcourse. championship Golf Resorts golfcoursesto newresortscan signifiIntroducing cantlyimprove theiroverall reputation andbottomline, beyondgolf'sowndirectcontribution. Forexample, whilegolf is preferred overotherresortactivities by
oneoutof sixvacation travelers, itsvalueis fargreat er bothin relationto the aurait bringsto the resort andthe increased occupancies throughcross-marketingthehotelwiththepopularsport.Thebenefitof the'golftouch'to theresortis analogous to whatthe 'boutioue touch'is to theurbanmakeover. Althoughgolf may be virtuallynonexistent in globalmarkets, various it is omnipotent in manyof the mostlucralive ones.Invented by the Fomans, namedby the Dutch,and bornof Scottishworking classes,its dedicatedenthusiasts spaneverylevel of skillandbackground, increasing thegame'sgolf gripto megatrend pracstatus.Whileas vigorously iicedandplayedas anysport,for manyit'smoreof an experience thana sport,whichreinforces itsrole as a keyelementin the planning, marketing, and designof upscaleandluxuryresorts, Golfcomponentsincreasingly attractextended-stay andlimitedserviceholelbrands.Smallwonder,giventhe over 16,000golfcoursesin lhe USalone,plus300new onesbuilteachyear, Research showsthatmanyof the bestlinksnow are at luxuryresorts.Whilethe venerableearly Scottishcoursesonceboasteddormitories ('dormies')for theiremployees, few golf clubsprovide guestrooms for membersor guestsandfewerpubprovide liccourses overnight lodging, an exceplion beingoneof theworld'smostadmired courses, TorreyPinesin LaJolla,California, anditssuperbhotel resort.Therefore,it may be time to exploresuch potenljalapplicationsto new goll developments especially in uncharted regions. Typical development costsrangeare$7to $12millionon average foran I8-holeresortcourse, includ(proshop,grill,bar/lounge, ingclubhouse banquet rooms,lockers,andshowers) andservicebuildings (maintenance, golfcart,and storagefacilities). Dorat Gorf Resort and Spa, Miami, Flofida
fhegr}wing USg0llresutexperience DorclGollResortandSpa,Miami,Florida.Wjth itsGreg Norman-designed Great White asa challenge thisres0rt is redhot.
golfresorton 650acres(263ha),the A full-service DoralResortfeatures fourchampionship courses, 'TheGreatWhite,' withthelatest, designed by Greg green Norman, boasting triple spreading over ^ ^a 25,000ft' (2,300m'). Theeighthholeis an island greenandholes9 and18aredifficuit greens. finishing OntheolderRaymond Floyd-designed course,aptly called'TheBluelvlonster,' thelourthholeis oneofthe mostdifficulton the PGATour, Theresortincludes694 luxuryroomsand suites in multipledouble-loaded buildings bordering the golfcoursesand48 suitesat thespa.Theoversized roomsofferprivatebalconies andterraces, spacious bathrooms, and typicalresortamenities. Thepub-
Resorts
8l
western-style c assicplanning witha traditional form ofJapanese masonry architecture exemplified bythe HoryJjiTemple complex inNara. andOsaka Caslle. The buildng's interior spacesfocuson the lobby pool,creating reflecting an element of tranquility at pavilion. theelevator coreandentryto thebanquet Emulating the Zen gardensin Ryoanji, the pool provides a welcomespaciousness amidthe busy The Greenhrier at West Yillage GoIt circulation between activities. Besort, Fukushima, Japan Thebuilding's clearaxialplaneasesnewhotel aneast-west axisconnects Onawooded, rolling site,anhour-and-a-half northof guestsinloallactlvities: porte pool, the cochere, lobby, reflecting andformal golf Tokyoby Shinkansen, twochampionship coursgardens north-south and a axis the es,witha clubhouse andworld-class hotel,offera loins lobbyand golfing hotel north on the to the and banquetlng facil golf unique approach tothe experience. Thebuilding ites on the south. Elevator access to recreation pavilions isorganized asa seriesof surrounding a set on thegroundandfirstf oorsis simplif ed of gardens andwaterfeatures, wth the clubhouse facillties pavi p by the ion an. overlooking theeighteenth holeto thesouth,anda I Oo-room luxury hotelproviding maxirnum mountain vewsto thenorth(seep. C-21of thecolorsection). Pointe South Mountain, Phoenix, Ar,zona Thegrouping of theclubhouse areas,includlng a nsidecourse a mounta atoneof Phoenix's belltowerand pavilions for different activities sur- Featuring major resorts, desert the Pointe PhantomHorse garden roundingthe centrai space, combines lic buildng includes75,000ft2 (6,970rn2)of conference spacewithover40 meeting roomsrangng from boardrooms for ten to a grand ballroom 1,000, accommodating fiverestaurants andlounges o{fering a rangeof experiences fromcasually elegant to infornnal, andfiveboutique resortshops.
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-', global golfrcsutexperience lhe Gteenbrier at WeslVillageGolIResolt, Fukushima, Japan. Japanese ardAmer caninluences arec0mb nedn llt1wing '- s 0ulstanding p0puLaffesodand clubh0use desgned byR0bertA.M. Stern Archilect. Thedesign 0ltheg0lfclubleveprovdesspaci0us cafpeted dressng arcas pesonallzed proshopandspacious .- r ti edwelfaclitieslealurinq mens ardw0men's spas. Anexlensive stone startngterrace aswellasa line0rillroomwitha (see ::ref0us balc0ry overl00kirg theg0lfc0urse heiqhten theexperience view 0np.C-21).
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Part1: HotelTypes
golfcourseis unique.lts namerefchampionship to roamthe lectsihe legendary stallionbelieved (5,660-m) rangethat backdropsthe 6,211-yard course. The archilecture oI the resortand its spacious golf clubhouse reflectthe region's hacienda-style Thegolfexpehistoric Spanish American tradition. linksplaywithdeserttarriencecombines traditional getgolfthattakesfullviewof theSonoran desert's (6,475 16,000 Nestled against the acre rawbeauty. Preserve, few coursesfeature ha) Southlvlountain elevated teesandgreens. asdramaticmountainside laced Thescenicdesertcharacteristics throughout designed to its90 acres(36.4ha)arepainstakingly preserve forchallenging and thenatural landscape scenrcplay. points ForrestRichardson Golfcoursearchitect golf including legends, the total experience, outthat quality caddies, traditional courseandholenames, graphics, relation andthecourse's to itsresortis as game itself. absorbing asthe
Spa Resorts
programs, stress-relieving ingredient of exercise, conditions. andto treatjointandrheumatoid the But, regardless of changingtechniques, psychological virtueof providing spas'overriding Thishas treatment is unquestioned. environmental fromthe Bathsof Caracalla longbeenrecognized, Inadditlon, many carefree PalmSprings. to modern, guestsselectspasbecause oJtheirhealtheducaprograms, andawareness tionaswellasbehavioral ranginglrom differentforms of mediiationand (immunesystemresponse to gentle biofeedback by to weightreduction diets,withtutoring thoughts) andcaf6s. nutritional exoertsinthesoa'srestaurants Behavioral healthseminarsusuallyincludethese topics: r lifestyles r artandsoul r parenting I memory ennancement r stressmanagement r smoking cessation r foodhabitmanagement r alcoholandhealth r illness andtransition.
couldhavepredicted theboomincruise Researchers Development and Planning powerof purchasing increased shipsbasedon the ideal whohaveadoptedcruises astheir theelderly, Considerations getaways.Butwhatabouttheirchildren,the babyas partof the luxurymarketin They're did-going Spasarerecognized boomers? doingastheRomans Four Hyatt,andRitz-Carlwhich, notably, Seasons, feel to their to spas,whichtheystrongly areessential their spa Jacilities on a grand ton are expanding Research shows that baby-boomers well-being. generate percent notas in more bookings, scale in order to spa market; of these, 81 dominate 60 of the frills.Spaoperapercentstayat the hotelsand resortsthatofferthe thepastjustto provideadditional popularbranchspasat Anotherinlluence torsreactedby launching topspas,causingmanyto expand. manytravelershave percent other resorts. For example, increase in women using spas. as is the20 (3,900m2)spafacilthe large 42,000 ft2 experienced ButoJmostsignifitheymoveup in theworkplace. DoorSpa,oper group ity The Peaks Resort & Golden growing at for future, is the fastest of cance the 'X-generation,' aied by the Jamed California-based GoldenDoor who use spas spa-goers, theunder30 majorski Resort, in Telluride, one oi Colorado's Spa hall trips.Research showsthat,overall, on business rooms,tentypes resorts. Thespaoffers44treatment go to relievetheirstressesand the otherhalfgo to flower Zentouchessuchas ikebana theirfitness requirements andbepampered. of massages, indulge variety of spa cuisines and percent arrangements, and a reportthattheyJeel Butwhatever theydo,70 resort is But where the spa skin-care techniques. morerelaxedwhentheycomeout. a dedicated spa operator, offering operated by a have varied in Whiletraditional spa treatments generalpersonal the resort high degree of service, popularity through theages,wlththeadventof antibioticmedicinein the twentiethcentury,sports, ly is no largerthan100-200rooms. programsgradually Inaddition to thehealthspaareas,thesparesort refitness,and hydrolherapy including outdoor luxury accommodations placedthe useof mineralwaterin spas.Forexam- provides golf, leatures similar to beach, and ple,PalmSprings, recreational originally a mineral spa, California, resorts serve outside rnemresorts. But spa tennis resortinstead. becamea farnoussports-oriented Thereaswellashotelguests. andvisitors hydro- berships Withwaterasthemedium, notthemedicine, parking may jetspray taciliiies and areas fore, their reception action,warmtemperature, therapyuses resorts. plain up to twice the size of those at other be and buoyancywith tap wateras an importani
Resorts a separatereception area Thesparesortrequires whichshould forthehealthspalor localmembers, be easilyaccessible to guestsfromthehotellobby. A specialspa elevatormay servethe guestroom lloorsandallowgueststo movefreelybetween their roomandthespawithoutmovingthroughthelobby. Theluxurious reception arearequires seatinggroups forguestswaitingforfriends, a clothing boutique, and pro shopconcept.Aftersigningin, an expanded locker/key forstoringvaluables, and completing guestsproceedto approximately mali'iies, mirrorimagemen'sand women'sspas.Otherspecial include a billiard andgameroom,library amenities attracta andjuicebar.Sincehealthspasgenerally normally are moreaffluent clientele, theirguestrooms 20 percentlarger,with about20 percentof them suites. Wheretheclimateallows, theroomsshould includelargeguestroom balconies.
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Spa resortsmaintainfive-starstandardsand are ratedinservice of anytypeof hotel, amongthehighest withtheexception hotelcategory of thesupeFluxury
SignificantSpa Resorts Themostsignificant newsparesorts of thisoldest resorttype range{rom the modernglass sea landmarkof Sir RoccoForte'sRF Hotelsin the
DesignConsiderations The spa buildings are designedfor multisybaritic rangingfromtensionrelieving massages experiences exercising andbeautyand to progressive-resistance fashion consultation. Theyareconducted in sumpaccording to indituoustiledandslrylitsurroundings, prescribed vidually 3-10-dayprograms supervised by medical,fitness,and behavioral experts.Dressgenerousingareasshouldbe spacious, carpeted, with back-upareasfor ly mirrored,and luxurious, storing andissuing robes,slippers, soaps,hair-dryareascontaining hot ers,andso on.Thecentralwet spa baths and cold plungesand hydro-massage shouldbe atrium-like in design,with full ceilingretractable andsurrounded bywhirlpools, skylights, saunas,steambaths,loofahbath,and Scotchand Swissshowers.Nearbyarethemassageroomsand an outdoormassageterraceas well as outdoor whirlpools and a largeexercisepoolto accommodateactivesportssuchas walerpolo. Properdetailing of thefinishes andequipment in requiring thewelareasis essential, expertconsultaof thesedesigndetails include: tion.Examples of steamroomswithinternal showerand r provision shaving facilities r designof tiledceilings at a slightslopelo properlycarryoff condensate r provisionof terracesfor outdoor massages, fhepistinewatenntspadeslg,TheSt.David'sHolel& Spa,Cardifl,Wales.Thewelpermits, whereweather inaddition lo indoormas- cominq position p0int registrati0n deskcelebrates itsunique sculpturaland funclional asiocal sagerooms 0fthesparesort's advalatrium, bathed insun1r0m ltsslrylight 1001. The brightandcheery r provisionol a glasspartitlonbetweenthe direc- upperlevelpoolwithitsrefreshing provides sunterrace overl00king thelivelyharbof anideal tor'sofficeandthewetarea,to encourage estab- seltingforaninvigorating p00l massage hydr0therapy treatment whilenestling ina relaxing (seep.C-21forafurther lishingpersonal rapportwithguests. recliner view).
I'o
Part1:HotelTypes burgeoning harborof Cardiff, Wales'(p.C-21of the colorsection) to the sumptuous estatenestledin NewEngland's rollinghillswiththeunlikely nameof Canyon Ranch, andincluding itslargebranchspa al the 3,036-room Venetian hotelin LasVegas. The St David's llotel & Spa, Cardilt, l{ares Risingin pristineelegance overCardiffBay,thisinvitingglasstowerpersonifies themodernspaera.lts transparent entrance and sunnyatriumlobbyare welcoming and cheery;the 136guestrooms offer waterviewstrom cantilevered balconies;and the restaurant and lounge,ninemeetingrooms,and business centerprovideadditional amenities with
waterviews.A specialspaelevatorallowsgueststo circulatedirectlybetweenthe guestroomand spa complex withoutcrossing thehotellobby. Thespaincludes anindoorooolandoutdoor sundeckoverlooking the Bay.Staffexpertlyadminister hydrotherapy massagesusing marine nutrients, swan-neckmassagefountains,and submerged whirlpool napping recliners. The14treatment rooms on thespa'smezzanine leveldispense a fullmenu of holistic, hands-on facials,massages, and body wrapsusingnewskin-care linesof distilled organic andwildplantsselected by guestsbasedon their preferredaromaand designedto inducedifferent reactions in the muscles. Theydreamof coming back.Suchexperimentation inspires spasto become self-laboratories, tryingnewtreatments, andcontinuallyexchanging healthjdeaswiihotherresorts. Canyon Ranch in the Berkshires, l-eno4
Suburban sparesorts traditionally blendintolavishly landscapedpreserves with scenicviewsto balancethedemanding fitnessprograms withthemost attractive andrelaxing settings. TheCanyon Ranch, basedinTucson, Arizona, acquired a 120acre(48.6 ha)woodedsitein the Berkshires, witha palatial grounds.It mansionset on beautifully manicured comprises a central 100,000 ft2(9,290 m2)spapavilion and 127-room ihree-story inn,facinga unique architectural replicaof Le PetitTrianon, LouisXVI's gift to Madamede Pompadour. Thishousesthe guestdiningrooms,lounges,conference rooms, library,computercenter,and a two-storysolarium. The buildings are connected withglass-enclose corndors. Sportsamenities include indoorandoutdoor tennis,racquetball, squash, indoorandoutdoorpools, a suspended indoorrunning track,hiking, bicycling, canoeing,kayaking, sculling,cross-country and nearby downhill skiing. Thisextensive, butintimate, campuscatersto CanyonRanch'sguestsmainly fromtheBostonandNewYorkregions. Canyon Ranch Spaor.rb, fas Yegas, Itfeyada Witha recordareaof 65,000 ft2(5,850 m2),thespa is sizedto servethe3,036-room (planned forexpansionto 6,000rooms)Venetian Resortand Casino Themarket'value' 0fthespaexpetience Canyotn Ranch Spaclub, LasVegas, Nevada. Hotelwhereguestsrnayexercisebetweenvisiting thegamingtables(seeChapter13).Themedas a Atthehea oflheVegas sirip,0nsome oftheworld's most valuable land n) , a 4011(12.2 garden, thespaadjoinsthehotel's5 acre highclimbinq exercise wallsymbolizes thecontinuing slrength 0lthefitness andhealth c0n- Venetian (2 ha)pooldeckandoffersa menuof almost100 sciousness megalrcnd.
Resorts
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Ranchin lhe Belkshires, Varied spavenues Canyon Lenox,Massachusetts. Builtasa replica 0fa famous Ffench chateau, iheSpa'sNewYork andBoslon area grounds, devotees arewelcomed bythepalatial campus comprlsing a modern spapavili0n andcomloftable inn0nthechateau's withthespa'smaindining,l0unge, c0nference, s0larium, andits0ther'r0yal'amenilies localed inthesumptu0us chateau.
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poolwith p00l0rlaps, Indoof rctractable skyliOhl orseparate oLldoor aquarobics, walerv0 eybal,waterp0l0 whlrlp00 s,sundeck, g0lltenris, squash, racquetball, croquet, andjoggng,hkngandbikngtfails :'1ctivespaplanning stardards Thespacirculation llow diagram.Thisdiagram outlines themodern spa'sbasicelements andfunctiOnal relatiOnships. Whilefinal glandeur f0rthespaanditssite,theadjacencles oniheultimate envisaged 01lheelements arevitaltothespa's ::1s varybased elfective operati0n
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Part1: HotelTypes
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Theguestn1n spalhe In-Room Spa{elConcepl Plan.Exciting concepts advancing inthespareso fieldinclude anin 10wn resort withsophislicated spasin itsguestrooms. Luxurious whirlpools and high-tech massaging showers areprovided inaspecial spar00m, 0flefprograms ingavaried menu0fpersonalized exercise andhydr0therapymassaqe treatments. Whilegrcatiy enhancing thefuncti0n, value, andattraction oftheguesiroom, thespace required is equivalent to thatofthebathr00m inmany luxury hotels. Combining elements now used0napiecemeal basisinconventi0nal hoteis, thisintegrated conceptis designed t0 upgrade theguestroom t0 meetexpanding conpreferences sumer thereby raising thehotel's attracti0n andrateasa sparesort. However, it isvitalinintroducing thisnewprctotype concept, thatthedesign anddetailing 0fthein-room spa{el be0lthe quality highest andtheconcept include suchfeatures asautomated self-cleaning syslems inthewetareas andretain wheelchair accessibility andmaneuverability.
ditferentservices,massages,and treatments.After decades of research a1 its Tucson, Arizona, spa resort,Canyon Ranchnow developsspa resortsto serve their nationaland international clienteleat regionallocations.
In-roomspasadjacenlto guestroom dressing and bathroom areaswillbecomeoooularfeatures of futurespa-tels(see accompanyin plan),possibly withuniversal Americans withDisabilitiesAct accessibility as well as automated self-cleaning systems. Naturalhealthtreatmentssuch as hydramassagesofferedto complement medicinein the prevention andtreatment of disease willcontinue expanding. Thefocuson relaxation, confirmedby mostspagoersas theirprimeobjective in spausage,will ensurethatspasconcentrate on thatdirection.
Vacation Villages
Oneof theboldestandmostinfluential concepts in resorthistory, thevacation villageintroduced a supercasualatmospherereflectingthe socioeconomi changes olthemjd-twentieth century whenCIublvled introduced theconceptwiththetollowing entreaiies 'anantidote forcivilization .. .,' 'a respite Jromthefrantic pace.,.,' 'an avenueto oihercivilizations,' and 'hotelsofferyou a room,Club N,4ed gjvesyou an villiagel' Thisinfluenced entire allhoteldesign, even outsidethe resortcategorylt capturedthetruediciionarymeaning ofvacation, a breakin routine, which at a vacationvillageoccurredon severallevels: r location andculture(faraway,exoticlocalthemes) r design(unique, tanciful, themed) groupactir spiritof gueslsandstaff(encourages vities) (music,dance,mime, r spiritof entertainment improvandcomedy) r cuisine(gourmet caf6).
DevelopmentConsiderations
By theturnof the centuryvacation villages themselveswerebesetwiththe needfor a respitefrom thefranticpace,dueto majorshjftsin marketdemographics, Theserequiredupdatingand improved strategies to respondto changesin consume preferences. Villages neededto caterto: Trends I morematureandaffluentguests,desiringimproved qualityandmoresegmented typesof design The continuedinlluenceof education,greater r familiesand children, by providing educaiiona accountability inlestingtheeffectiveness programsincludingtrainedinstructors, of spaprostudy ceduresin improving f tness,andthegrowingvarimaterials, and classroomspace etyot treatments willincrease thepopularity of spas. I newmarkels,by conductingresearchon potenThemostsuccesslul heallhspatechniques alsowill tial new conceptsincluding ecotourism, enterbecomeavailable in guestroom spas as well as tainment, andhighfashionandby considering a homespas: greaterdiversityof locations.
R"r"'1. Itl PlanningConsiderations Vacation villages areplanned to focusviewsonexotic elements andto screenoutdistractions. Longwalkingdistances, normally a sourceof guestcomplaints inspread-out low-rise hotels, canbecomean architecturally exciting,enjoyable experience in the contextof a village.Stafflakearrivingguestsbygolfcart on a leisurely orientation tourof the entirevillage before arriving attheirroom.Rather thanfocusing on the distancefrom the lobbyto theirguestroom, guestsare impressedby the best featuresof the resortandhavequicklyandpleasantly learned where is evenbeforethevacation every,thing begins. Planners haveencouraged walkingandmadeit a featureof the villageby planningthe facilities similar to theanchor storesina shopping mallorthe attractions in a themepark.Forexample, the enf rancelobbymaybe at oneend,anda campanile designed to createinierest attheopposite end,with pools,snackbars,sportsandotheractivitycenters widelyspacedthrough plazais theresort. A central themeetingplaceandfocalpointwithdualareas, one shadedwith trelliseslor day,time use and another moreopento thesKy{ortheevenings. By breaking thevillageintoseveral courtyards on dit ferentlevelsand with distinctive themes,evenan 800-room resorteasilycanmaintain a smaller-scale, moreintimate atmosphere.
DesignConsiderations To furtherenhancethe walkingexperience, the Cesign needsto providemorethanbeautiful vistas and lush indigenous landscaping. Sincesmooth ,valkways bearurbanconnotations, designersgive surfacesvaryingtexturesappealingto the tactile senses. Forambientsound,coolingfountains are 'nountedon wallsat turnsin walkwaysor set freestanding in courtyards. Outsideillumination is pro,idedbywallsconces andpathlighting, rather than ^igh-intensity lloodlights, to avoidharshshadows. iarthycolorsareusedwithbrightaccentsthatreflect ocaldecorative themesandartwork. Intheseidyllic guestsaremademoreawareof their surroundings, s€nses,becomingmoreresponsive to aesthetic remes anddetajling.
Spaenhancenent thrcugh inagedesign Sandals RoyalBahamian Reso & Spa,Nas. proves sau,Bahamas. Theimaginative desiqn ofthespa'swhirlp00larea inviting t0guesis.
SignificantVacationVillages Club tlred Cancun, Mertco
p1pular prctotypical Cancun's vacati\n village ClubMedCancun, Mexic0.Sufrounded by
3 ub Medencompasses 120novelresortvillages lag00ns pools, andswimnin0 thlsexiremely successful resort fealures extensive watersports r 36 countries, segmented into tour categories instrucii0n andgroup aclivities.
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Part1: HotelTypes
to whethera familyhaschildrenandtheir according years,4 years,adult).ThispopularClub ages(infant,2 with l\4edisvirtually surrounded bypoolsandlagoons, raisedabovethepooldeckarea. the406guestrooms Theresortfeatures a mainbuffetrestaurant, threebarl lounges, a nightclub, andsportslessonsin kayaking windsurfing, andsailing. Sandars St Lucia Gorf Resort & Spa, West tndies
Sandalslnternational offersluxuryvillagesthroughoutthe Caribbean regioncreatedand designedfor groups,families, couples, andsingles. Themedon surreal,fanciful,luxurious design,this mid-size Sandalsresort boasts five themed restaurants including a swim-uprestaurant set in the pool,a nightclub, threebarllounges, meetingspacefor 150, and an exoticspa and fitnesscenter.Recreationa extensive Vacation village theningSandals St.LuciaGollResorl& Spa,WeslIndies.Withfloat- areasincludethreepoolsandwhirlpools, golf sports and watersports, and a course on a ingrcstaurants andarchitectural c0lumns risingfr0mitsidyllicp00ls,theresort's unique (63 lushly landscaped 155 ha) beachjront acre theming creates a much-desircd carefree atm0spherc. Villages andsurreal suchasSandals provide St.Lucia extensive children's aclivities increasingly themed l0rfamilies, whileother site.lts273guestrooms include60 suites,30 with villages caier tocouples. exoticplungepools.An adjoining 56-villadeluxe (1,525 includes m2)pool,an enclave a 5,000ft2 additionalrestaurant, and businesscenterfor the complex. Sandats Royat Bahamian Besort & Spa, tfassau, BahaDas
Thislargervacation villagewith406guestrooms and five bar/ suitesboaslseight themedrestaurants, lounges,a theater, extensive meetingspace,seven poolsandwhirlpools 20,000 t( (1.860m'). comprising Sandafs Antigua Besort & Spa
ThesmallerSandalsresortsizedat 191guestroom and suitesoffersfourthemedrestaurants, a nightclub,threebar/lounges, an exoticspa and fitness center,five poolsand whirlpools, ten sports,11 watersports, andmeetingspacefor100on a lavishly landscaped 155acre(63ha)site. CuisinArt Fesort & Spa, Fendezvous Bay, Ang.tilta, BWt
This uniqueocean-frontresortis designedas a villageinthedictionary 25 buildsense,comprising ingswith 93 guestrooms, suites,and villasand a yrlkges Entertainnent atvacation AnliguaResort& Spa.Resorts Sandals featurinq taste farmas wellas orchards,herb prcferred ful andintimate liveentertainment areincreasingly worldwide. Forexample, workinghydroponic playgrounds, tennis,croquetand bocce isapopularfeature amphitheater enterhinment wiihsome large resorls including three different gardens, types-atthebeach, near theentrance, andintheresort's courts,watersports, spa,and art gallery centnlcourl.
nEb1tanical hydrop1nic /eso/lCuisinAlt Resort& Spa,Rendezvous Bay,Anguilla, BWl.Ninety-three rooms andsuites archOused inwhiterashedbeachftont villas0na botanical plants oasiswithm0re than37,000 ol m0re than150species flovveB, 0ftrees, andshrubs. Employing principles pesticidejree Ste-0f-ihe-art 0fecoscience, fruitsandvegetables a€ produced ontheresort's hydroponic farmandserued initsthree gourmet (see restaurants ecotourist resorts).
Trends
ple, economicalmethodof easingfamilyvacation costsbysharingapartments in blocksof 2-4 weeks. villagesadapting to potential newmarkets andprod- Butastheconceptspread,it fellpreyto unbusinessapplyingaggressive salestactics, uct improvements will continueexpanding in the like promotions, consumers for years.Eventually, PacilicRim,IndianOcean,SouthChina whichdisaffected Caribbean, markeied, redesigned, andmanagSea,Australian GoldCoast,ArabianGulf,RedSea whenregulated, by experienced hotelcompaniesand renamed Rim,andGulfof Aqaba.lvluitiresort destination com- ed 'vacation ownership' inthe 1990s, lhistrulybeneficial willincludeappropriate village Fexesincreasingly (bsignsas essential and former'rascalof the elements to maintain variety financjalbreakthrough, morphed to its'booming self.' andreducedensityas required in largescaleinte- industry,' gratedbeachJronldevelopments. Expanding fourtimesfasterthanthehotelindustry,vacation ownership hasspreadworldwide. With resortsharesextremely strong,developers noware expanding intourbanlocations andyachtownership. Whilethe innovative systemwas almoslan early casualty dueto itspoormanagement andunscrupulousmarketing, the development of timesharing confirmed thatbrilliant financial conceptsemerge ltoduced in Europe inthe1960s. withitsnametaken fromsimpleneeds.ButwithFourSeasons, Hyatt, lgn thecomputerindustry'timesharing' wasa sim- Ritz-Carlton, andothermajoroperators developing
Vacation Ownership and Gondominium Resorts
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Part I NolelTyoes
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q01i/eJlMarriott Grande VistaBes0rt. 0rland{Fl0ridi.Ths ies..l Ih".r,areiiN/r r||/]€/s/ri, Vacati0n ClubInlernati0nal at Marriott's r]as0]E01iheeaeSI./aCa1||i!bd:S!lStr1ea,|E!01i|0SSIa|{e1l!]:0t1l||ei]$ih|NStaj,JS.'A|.!L
Resorts 9 1 sLrrotJoJS villasatlherrmostooshreso.rsrheorg- deveop-e'rt co-pany fror. [he salesot tl'e J']ils inaltimeshare memberswonderwho let the mil- generallybeforethe propertyfullyopens.Hoteldebt onairesintotheclub. service,on the otherhand,is paid back overmany By 2000,therewereupwardof 6,000projects yearsfromthe propefry'scashflow Also,whie hotel worldwide withoverf vemillion owners and$6billion roomsmust be so d everynight,vacationunttsare n yeary sales.The marketwas growingat 15 soldon y onceor tlvice.Revenues andexpensesare percent annuallythefastest rateof anyresortseg- rnorepredictabe forvacationunitswhilehoteloccument- ndicating manyadvantages for the typlcal pancyis sublectto greatervariation,incurringmany product. Thesesellforbetween and$18,000 of the same costswhetheroccupiedor empty. $8,000 perweekat mid-price to upscaleresofts, whilethe Researchind catesthatvacationownershlpis an productis soldin increasing typcal uxuryvacation ownership y popularoptionforlamiies.Whie a seconemonthunits: ond home remainsone of soclety'smost popular . Praduct. 1/12shareof residence at a 40 80 unit statussymbols,vacationownershipretainsmuchof 5-starresort. the same aura for fully 27 percentof American . Lengthof timepurchased . 1112ol year(28days) househods who believethatthelrlikelhood of purpre-reserved access. properlydur ng the next 10 chasinga recreatronal a Hatel sevices: 'FoLr Carltons (cor-cierge, yearsis 50 50 or better. housekeeping, roomservice, andvaletpackage). Otherdevelopmentconsideratonsl t Price.(1-3 bedroomunlts):$90,000-330,000 + r 75 percelt of leisJreand bus resb T.a\elers preannual oues. ferstayingat brandedlocations. Thistrendis even moredecisivein purchasingvacationownership
Theprimary advantage ofthevacation ownership units,as most consuTners do not havethe tirne systemis thatthe unitsenloysignificantly higher y research to lndependent theirpurchaseandfeel lccupancies than otherresorts.Therefore, hotel saferchoosinga well knownbrand. :hainscan lmproverevenues by converting units r Typicalownersarebaby-boomers: 30 percentare :fat havelowerthannormaloccupancies to vacain their30s and 40 percentare in their40s,with : on ownership. Consequently, hotelsconsider vacannualincomesabove$75,000;88 percentare :t on ownership as beng complementary to their married.Thesefamiliesrecognize the importance 3usnessratherthancompeting withlt. of spendingas much time as possiblewiththeir groupssuchas RCI(anetwork Different network children.Famiys ze averages3.4peoplet29 per:f 3,500affiliated resorts in90 countries withover2 cent are familiesot 4,27 percenlwith2; 21 per'- I ion memberfamiies) or IntervalInternationa centwith3; and I I percentwth 5 peopleor more. I 800affiliaied resortsin 70 countries, over'l milSuch demographicdata are esseniialfor devel^^^.^ ^^,-l fn memtr'ers) vacation encourage ownersto stay upuls d rlu a Url(eutb .U plopefly plan 1eW :: destinations n otherlocationsby usingtheir resorts. :\changeprivileges. Justasthename'timesharing' r The customersatisfaction rate in the vacation : arnefromthecornputer world,theexchange conownership fieldis 85 percent-significantly h gh::ot worksIke an lnternet of Resorts, turning vacaerthanfor hotes. ' :r ownership's potent a disadvantage of beingtied ', onelocation intoa plus.Virtually al members have Vacation ownership developments are idealfor .:- exchange afflliate thatencourages themto try comblningwith mixed-usecommercialproject -:.v destinations. Surveys showthatfully70percent sincetheirownerstypically visitmoreoften,bring :' f,wners wantto taketheirnextvacation at a loca- familynrembers or friendswiththem,staylonger, ' .' wheretheyve neverbeenoetore. and spendmoreper unitthando guestsat oiher lesignpreferences include a fullkitchen, balcony resorts. :' :errace, and a whirpoolbathin the expansive - :stersuite.Thelatestcustomzedresortfeatures ,': becoming moreprevalent p SignificantVacationOwnership invacation ownersh .::lrts thanin hotels.Someunusualprojectsare Resorts -:redwiththedesignfeelof a farmhouse, butmost -'rmon is a ivlediterranean-style design. Thefollowng examplesare amongthe mosts gnif-revelopment financing iseasier forvacation own- icant advanceddesgn concepts respondingto ':- p projects, whichareconsidered saferinvest- markettrendsand megatrendsfor futurevacation .-:s thanhotels, sincetheloanis paidbackbythe ownershipand condominiurn resorts.
l"
Part1: HotelTypes Hiiton Grand Vacalions Ctub at Hitton Searvo/d rnternationat Cente4 (r ando, Ftofida
Witha mostsensitive strokeof theming, architect HHCPdesignedthe 360-resrdence HiltonGrand Vacations Clubto contrast the calmvisualatmosphereof Bermuda's irnpeccable rainroofsagains Florida's lushvegetation. A clocktowerservesasthe focalpointof thecomplexof 12 six-story buildings set on a 33 acre (13.4 ha) undulatingsite. Theamenities includea clubhouse complexwith massage activities room,gameroom,fitnesscenter, room. ard a convenience deli and four spa poolwithrockgrotto, surrounding a waterfall jwnerchip HyattRegency LakeLasVegasResort, Nevada areas, fhevacati1n }aslsres0ri pool The two mainpoolsare caverns, and a bar. perimeter Pi0neering thefirslentry0famaj0rchainin10 theoLtlying desert 0ftheLasVeqas pyramid rimmed with traditional Bermuda-style phenomen0n Carl0lhemed casin0, spacl0us vacati0n owner- 'butterys' theHyattincludes a lvlonte for sun shading, while a moon-lov goll the latest Jack Nicklaus designed desert c0urse. shipunits, and archedgatewayframesthe walkwayto the adjoingardensandjogging ing lakewithits surrounding Ira S. include26 luxuriou The vacationresidences grandvillathree-bedroom suites of2.000fl' (186m2l prisuites, and334two-bedroom unitswithlock-out Each vatewhirlpools, andoutdoordiningterraces. intermsof a unique building hasitsownpersonality coatof arms,and colorsrepresenting a differen parish. Bermuda Ma iol,t Vacalion Ctub ,ntemational at Marriotf's Grande yista Fesort, O ando, FIofida
majorattraction Convenient to CentralFlorida's golf,a spa Marriott's GrandeVistaResortfeatures pool and complex, andboating andfishing on iis25 acre(10.1ha)lake.lts upscale St.Augustine-sty architectural themecreates anappropriate residen tialatmosphere for the one-,two-,andthree-bed roomvacationunitsoverlooking the lakeand golJ rangetrom885to I ,7l0 fi course. Theresidences (82to 159m')withsuchieatures asdouble-size spa tubs. Recreational amenitiesincude swimming poolsfor children, a lap pool,and an oversize pool family witha separateareadevotedto water volleyball. The spa includesweightand fitnessexercis areasplussaunaandsteamrooms.Thegoifclub includes hightechindoordrivingrangesmonitore by videocameras directedby thegolfp'os.A 2.5 putting green is designed withsandtraps skil\dge res1ftHyallHigh SieraLodge, No h LakeTahoe, Cal- acre(1 ha) fhevacati1n 1wnership The160 to improve technique. ilornia.These vacati0n owne|ship unitdesigns inc0rporate luxuri0us m0defn c0mforls with andwaterhazards a rareplantpreserve and tradilions andHlghSlerraviews Theyinclude suchfealures aswhirlp00l acre(65ha)sitecontains thehiqhest skilodge rugged stone fireplaces andexter 0rtimber balcon es spas, related naturewalkino tours.
Hyatt Vacation Ctub at Hyatt Regency Lake lrs Yegas Resort, Nevada Overlooking an oasis-likelake, back-dropped with Nevada'sdesert mountains,the nine-story HyattRegencyis one of the first majorhotels10 venture intothegamingcapital's perimesuburban ter.The21 acre (8.5ha) site offersguestsinviting golfcourse. viewsof theJackNicklaus signature A lushlypalmedentrancedrivedrops guestsoff at a formalcourt with a stunningdouble-story indoor/outdoor lobbyand viewol the watersports lakethat is the focusof the resortsite.Extending through the lobby's lower level are themed restaurants, a seriesof loggias,terraces,and the l\ilonte Carlo Casino, leading 10 the resort's conference and functionrooms,spa, and pool comprex, The lvlediterranean fagadesarecrafiedin handfinishedterracotta withclaytileroofsandironfiligree to catchcoolingbreezes.Theupperfloorscontain 496 guestroomsand 200 lavish two-bedroom vacationownership residences withlakeviewsand convenient accessto watersports,golf,and gamowneship desert n1untain res,rttoutSeasons Reso Club,Scottsdale ing-now blossoming in themostremotesuburbs Thevacati1n at Tloon North, Arizona. In the shadow Pinnacle of Peak, adioining T0m Weiskopf andJay farlromthefamedStrip. golfcourses, Monish scenic Sonoran lavish vacation ownership units areoftercd inthischoice hacienda-style resort. Hyatt Vacation Grub at llyall,s High Siena bdge, North l-ake tahoe, Catilomia vacationownership residences areblendedwiththe desert landscape by architects HillGlazier. TheHyattresort'sdistinctive ski lodgearchitecture, The resort integrates hacienda restaurants, includingtraditional ruggedwood e{eriorsand pool lounges, conference center, shops, a andspa massivestonefireplaces,overlooksLakeTahoe's complex and other sports amenities, with 210 casita crystalclearwaterswiththemajesticHighSierrasin units and 126 vacation ownership residences. the background. Eachof the sixthree-story buildings,sitedto maximize theviews,hastenspacious Sitedfordramaticviewsof theValleyof theSunfrom two-bedroom, two-bathroom vacationunitswithfire- its vantagepointhighabovethe lightsof Phoenix, furnished two-bedroom places,whirlpool unitsoffer baths,andsunbalconies. Theeco- the luxuriously (155 1,670 ft' m') with full kitchen, living room,two prjvacy tourist-like retreatexcelsin andiniimacy, The fireplaces, private two-and-one-hall baths, and two pool, unitsareserved bya central activities building, balconies, along wjth all of the resort services. pond. whirlpool, terrace, and Four Seasons Besort Cfub Scottsdafe at troon ,Uorah, Arizona
fhe Rltz.Cartton Ctuh and fhe Ri|z Ca ton at Bachetor Gutch, Vait/Beaver CrcetG Coto'|ado
PinnaclePeak,a toweringrock formedeonsago whentheSonoranDesertwasa rainforest, marksa newhighin resortdevelopment. Adjoiningit aretwo of the mostscenicTomWeiskopfandJay lvlorrishgolfcourses, designed as wellas oneol themost authentjcallydetailed adobe haciendaresorts. Basedon extensive researchas wellas designof other major southwestern-style resorts,luxurious
As cenlerpiece of theVail/Beaver Creekresortarea, this mountain-lodge designenhancesthe sur roundingarea by siretchingthe publicspaces aroundtheentrycourtyard, thusconcealing much of the trafficfrom the ski slopes.The court also provides sunlight deepintothegroundfloorpublic spacesandconceals 100,000 ft2(9,290m2)of serparking viceand on threefloorsbelowgrade.
l'o
Part1: HotelTypes
e@\ill= o ,F . L-_ ] cfb q lo th_r,ArE O
(B) (A) Vacati0n Res0rl, Tr00n Vacation ownerchip unitdeslg,Vacation ownership lJnilPlans.(A)AttheFourSeasons ClubatTheFourSeasons include North, Scottsdale, Arizona, spacious areas andluxurious fumishings accommodate familylivinganddining.Features tradilional c0rner gourmei wiihwhirlp00l f00ms withadditiona fireplaces inkingsizemaster bedrooms, kitchen appliances, roomy bathrooms spas, anddressing (B)AttheHyatt vanities lighting. Vacati0n HighSierra Lodge, NorthhkeTahoe, Calilornia, inaddition 10traditiona andexpert Clubat Hyatt's andlarue stone lircplaces, these unitsfeature king-size bedrooms, whirlpool spas, bathr00ms wilhd0uble vanities, separate sunandviewbalconies (C)AtMarriott's Villasll in PalmDeserl, lhepopular villaunit showers, andstone lloorsinfoyerandkitchen areas. Desert Sprinqs Calilornia, gr0up ieatures a laruelivingr00mwitha L-shaped solaseating andlargeTV,opentoadiningr0omseating sixandkitchen wilhgourmet appliwithwhirlp00l, ances andserving counler 10rthree. Themasier bedr00m hasa kingbedandlargescreen bathr00m separate ry andoversized group pati0. Theflexible lockout includes withsolaseating andaccess t0secOnd shower, andtwovanities. section a second bedrcom
viewsof the ski slopesareprovided Spectacular throughlargespectator balconies andgroundtloor terracesat ihe lobby,lounge,librarybar,andhealth HillGlazierplacedthe 240 luxury club.Architects guestrooms and suitesas well as 25 exclusive penthouse condominiums on theupperfloorsof a pitchedroofand linearlodgestructure, withsteeply dormers. Theroomsalsohavemagnificent viewsof whilethe50 signature theskislopesandthevalley, vacation ownership unitsenloya specialon-slope settingwithpremierviewsandconvenient accessto resortamenities.
CondominiumResorts Condominiums, no1basedon thevacation ownerinclude individual livingunitswithresort shipsystem, amenities, whichareoperated forthecondominium ownersas resorts.As in vacationownership,the individualbonowingpower of the ownersmay realestate accruetaxbenefitson interesiexpenses, Thesiteplanning taxes,anddepreciation. requiregenerally mentsandameniiies aresimilar to beach, golf,and tennisresortsbut the developer places greateremphasis qualityof the on the residential individual villasand townhouse units.or low-rise
purposes clusters. For hoielservicing apartment housekeeping adequate andotherservicefunctions provided shouldbe foreachgroupof '12-20units. With landscaped balconies,inegularfagades angledtowardthe views,and steppedbuilding forms,boththe condominium resortandvacation ownership systems emphasize theindividuality and privacyof the unitsto an evengreaterextentthan do otherresortdesigns. Cayman Grand Harbour, Grand Cayman, BWI
ln the BrilishWestIndies,separate condominium rssortsareincluded in an andvacation ownership idealislandsettingalongwitha shopping village, marinas, andan exciting walerpark-thecenlerpiece The114condoof the 9.2acre(3.7ha)complex. miniumvillas,locatedon a network of meandering are orientedto canalsamidstlush landscaping, viewsof the oceanwateruays, whereownersdock their leisurewatercraft. The villas benefitfrom immediateaccessto the impressive clubhouse with its full rangeof luxuryamenities. Building faqadesaresculptedin thelamedKeyWestarchitecturalstylewithattentionto detailreminiscent of theVictorianera.
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tiesare design 0ftheharbof-lront arcaanditspublicamen Theislmdmultiresoft Cayman GrandHarbour, GlandCayman, BWl.Thisimaginative c1nd1niniun (eyl0 thedevelopment's planmaintains 0fthec0mplex, ther€by enhafcing iis Thelarge-scale resort master theuseandfavorable environment idyllicatmosphere. :0n0 value. term
Part1: HotelTypes
Trends Vacationownershipincreasingly will pick up slack fromresorthomeownership proveto and,eventually, be themostefficient methodandlong-range vehicle forthemanagemeni of alltypesof privateresidential property. Thisverywellmayextendto vacation, senior, andsenioFassisted residences, aswellasmixed-use, all-suite, andextended-stay hotels.
Marina Hotels
stopoverresortfor inter-coastal boatingexcursions, or convenient vacationcenterforwatersportsenthusiasts,themarinahotelhostslocalboaiersiromsurrounding communities whosailor motoroverto dine outorspendtheweekend. Otherguestsdockboats permanently at the marina,drivingto the resortto usetheboatel{orweekend sailing. As a destination resortfor yachters,the marina hotelis moreluxurious thanmostbeachjront developments aswellasextended-stay hotelsandsome vacation ownership sjtes.Thisshouldbe reflected by 25 percent moreluxury suitesanda higher standard of furnishings. Inaddition, marinahotelguestrooms shouldhavebalconies overlooking thewater.Theultimatesizeof thedockis a function of thelocalboatingmarket.Forexample, in a coastalresortarea,with a tropical climate, themarina shouldcontain at least twoboatslipsforeveryfiveguestrooms. Fullaccess to golfandtennisis required to attractvacationers, satisl/allmembers of a grouporfamiv,andprovide destination attractions {oryachters. Themarina facility mustinclude retailshops{orboatingsupplies, {ishingandwatersportsgear,groceries, a clothing boutique,andseltservice laundry, aswellasfuelsupply andrepairshops.Largecomplexes maydecideto include a majorboatoverhaul facility if noneis availablenearby. Themarinaadministration officeprovidesnavigational facilitiesand expertoersonnelto assist guests.lts docksareequippedwithstandardboatservicjngoutletsfor electricity, communications watersupplyand waste,as well as generalboat maintenance if nototherwise available in thevicinity. Somedevelopers maytestthefeasibility of building a privateyachtclubadlacentto the hotel,to create another visualelement fnrnr.esls andameniiv
Sinceitsdebutin theearly1980s, themarinahotel greatly hasadvanced intechnology andamenities. Butinterest in expanding knowledge of theoceans promises to be the keyimpetus to luturedevelopment.'Ourmarinateachestheguestsandvisitors valuable inlormation aboutthe oceans,'observes SteveJewell,dockmaster o{ Atlantis, one of the world'spremier marinahotels. Casestudyexamplesenvisionresortswithmarinas,marinehabitats, andundersea marinetels, many of whichmaybe bookedthroughvacationownerprivileges. shipexchange Research indicates that yachtsandsecondhomesremain the leadingstatus symbolsfor manypeople.Theboomin luxury marinas is dueto theincreased number ofyachters, justas theboomjn vacation ownership, to a large extent,is aidedby the symbolism of the second home. Mid-market marinadevelopment is slowedby improveddrystoragetechnology aswellas by peoplemovingupto largerboats,causing vacancies in slips20-30ft (6-9m) long.Butthelargerboatsare greater moreefficient andprovide satisfaction. As a proposenewwaterfronl solution,developers hotels for placessuchas N/arina del Reyin LosAngeles, SignificantMarinaResorts projects and largermjxed-use combjning marina, projects areamongthe mostsignifihotels,and additional recreational amenities for Thefollowing cant advanced design concepts responding to marareasneartheapproaches to NewYorkCity'ssusket trends and megatrends in developing future pension bridges, whichstillawaitCityapproval. marinaresorts.
Planningand Design Considerations
The Mafina at Atfantis, Paradise fsrand, Eaharnas
Developers tryto closelyintegrate hotelswithmaripossible. naswherever Thisis important to ensure convenient accessto the marina,provideefficient cateringto boats,and betterdramatize the marina andwaterihemesin thehotel.Whether it is a boat rentalfacilityandstartingoutpointfor sportssailors,
Whiletheworld'slegendary yachtharborsforma highlyselective club,nonehasmorethemeddocksiderestaurants, shopsandboutiques, andsuperb marinehabitatsthan doesAtlantis.The [,4arina at Atlantisis a vitalcenterpiece of the resortand the firstto be expanded at the luxurymegahotel and entertainment complex.
Resorts
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yachtslips, positionto Biscayne Bayharbor,butbecauseit was The marinaincludes63 oversized l\,4editerranean160ft (49m)fingerpielswiih37tt (11m) foundedin 1925as theVanderbilt including yachtslrom 40 to 220 ft stylewinterestate,nowartfullyrestoredas a membeam,accommodating (12to 67m),inaddition clubandluxurious visitoisinn.Intheirfamily berths with bership to lay-along-side renamed thelslandinhonor tradition, theVanderbilts Witha waterdepthof 11.5ft no beamrestrictions. pioneering (3.5m) at lowtide,the marina's developer, CarlFisher. keyfeatureis its oJFlorida's deepwatermarinaswith 131 spacious designwitheasymaneuverability Twosurge-proof extremely vessels of virtually anysize.All is provided to guests,char- slipsaccommodate forlargevessels. Serulce gueststrav- services telephone, cable including water,electric, terboats,andyachtsaswellastransient Yachts canreach include24-hour ry andship'sstoreareavailable. elingby yachtor boal.Features of departing theirslip withinminutes sanitary thegulfstream tie-upand transferassistance, security, singleand at the FisherlslandNilarina. sewerpumpat eachslip,trashpick-up, power,concierge The lsland,whichis hometo an international services, two telethree-phase residences, of 500familycondominium phonelines,cablery connection, andlaundry and community dry-cleaning service. aquarium, a favorite attraction Theuniquenatural has11special boaters, forhotelguestsandvisiting stingrays, turtles, coniaining sharks, exhibit lagoons of seaanimalsfromover andpredators-thousands species. Dramatic lighting showsoffer 200diiferent tropical fishandcoralin thepublicviewsol vibrant theevening. The Porto Cervo Marina at Costa Smerarda, Sardinia, ltaly and well-equipped Amongthe mostcomfortable marinaresortsin theworld,thePorto N,4editerranean CervoMarinais partof a hotelcomplexflaggedby The LuxuryCollectionof StarwoodHotels and with Thefourhotelsoffer800guestrooms Fesorts, TrentJonesgol{course, a Robert eightrestaurants, center. fitnessclub,andconference tennis, slipsrang650private Theprojectalsoincludes ingfrom20 to 180ft (6 to 55 m) in lengthand an for boatsin transit, 150berthsreserved additional for phone and plug-ins eachwithwater,electrlcity, and TV.The masterplan proposesexpansionfor 200 additional boats.A docksidemarinavillage providesentertaining and shopping,restaurants, withconvenaswellas a supermarket bar/lounges ientshutileserviceto PortoCervoVillageand the hotel. A specialserviceis providedat the marinaby withitsileet f,4arinasarda, to exploreCostaSmeralda of motorboats.Theseboatsrangein capacityfrom andmaybe hiredwithorwithtwoto tenpassengers outa crewtoranyperiodof time. Paradise lsland,Bahamas. Tops natinarcs0lTheMarinaat Atlantis, TheCatibbean mega-slip amenities aswellasitsspacious in dockside entertainment andeducational inluturemarina develop thisc0mplex'floats'a variety of newdirections maneuverability, greatly not ment.ltsextremely marlne habitat attnctsbothmarina butlsandtheme Fisherlslandis steepedin yachting traditions, innovative (see pp.C-29 view). and194foralurther enthusiasls onlydueto its 216acre(87ha)sizeandgateway park
Fisher tstand Marina, Miami Beach, Ftofida
fheMediterranean naina/es0/TheP0rt0CervoMadnaat CostaSmeralda, Sardinia, ltaly.Thercgi0n s prcmier stale-0f-the-art marina resort features aspecial lleet0fsmall guides m0t0r boats withavailable l0rexploring theunique w0nders oflheancient coastal inletsofthesuroundingislands(seepp.C-25a l0B).
includingchoice restoredVanderbilt-era villas, boastsoneof America's topspas,a conference center,an aviary, tenniscenterwith18 courtsof different types,beachand yachtclub,seasidevillage, worldfamousyachtingmarinacomplex, and Pete golfcourse Dye-designed island andclubhouse. The residences rangefrom2,000to 8,200ft2 (186to 762m'\ andarcvalued from$1 million to $5million. Thelslandcommunity haseightindividually themed restaurants, clubs,andlounges.
Trends Whiletechnical advances havereduceddemandfor boatslipsunder30 ft (9 m), adversely affectjng revenueat manymarinas,long-range trendsat marinahotelsaretowardlargerboatsdue to their easeof maintenance andgreatersatisfaction. A form of 'shared-yacht' ownershipparalleling vacation Fl1rida's maymakeyachtingdramatically island matina rcsor,f FisherlslandMarina,MiamiBeach,Florida.Founded accesby ownership yachling thelegendary Vanderbilt sible lamily, 0nanisland gulfstream, to the vastnumberof middleclassboaters, convenient t0the thishighly a equipped modern marina is sunounded bya poshinlernational cond0minium cornmunity dream that even capitalism's leadingfounder, including itscharmingly restored visitor's inn,partofthe0rlginal estate. AdamSmith,wouldnothaveimagined possible.
Besods
Ski Resorts Folowingthe development of elj cientsnow-making ski gear ln the equipmentand safe, user-friendly and downhillsking 1970s,interestn cross-country Andwithconsishascontinued to climbeachseason. tent demand ski lodgesmaturedlnto full-fledged, year-roundhotels completewith spas, gourmet and conference centersThese, food,entertainment, 1r reasing.y. were-anaged by Jpscalecl'ai'rs.hao py to ma ntainthe ski lodge'straditional arnbiance. Withthe introduction of retailbasecampsneededat arge-scale'eso4s. the o'igind ski lodge l-as newer becomea'villageresodforal seasons.'These ski resortsmatchthe fu I rangeof comfortsand servces offeredby other types of resortsincluding poos and whrlpoo baths, tennis lndooFoutdoor courts,trailsfor hiking,mountainblking,and scenc attractsummerand excursions. Also,lhey ncreasingly attendees, shoulder-season touristsand conference guestsin the winter. as wellas manynonskiing themalorhotelcompanies areexpandln addition, at sltes inginthevacationownershp arena,including suitedto the needsof skiersand the r families,who are attractedto the timeshareconcept.Whilethe generally s opes and the largerresortenvironrnent a'e higl- quality.whar atiractsbJye's rost is tl-e va ue of the residential unitalongwiththe economic Not surprisng and pr de of ownership. advantages 'buitoned y.thef rstof the new down'familyvacation orototypesat ski areaswere aunchedby Hyatt,FitzCarlton,and FourSeasonsat the long-established lake Tahoe,Vail,and Aspenski resorts.
Development and Planning Considerations
As mostgueststravelby airto ski resorts,lodges shoud be ocatedwithina hvo-hourdr ve of a malor airportand,bettercloseto a commuterairpod.While the majorltyof guestsarrlveby van or tour bus, up to 40 percentdr ve or rent cars at the airport.Due to healy snowconditionsand to avod the negative open parking develvisualimpactof unrestricted opers generallyprovideparkingbeow the hotel, therebypreservingthe viewsand contoursof the naturalterrain. At ski resorts,as at an ecotourst retreat,vacation vi lage,or countrynn, one of the most invting e e- e r l s 0 1r h e ' o o g es a r r v a e l r o e ' i e r er s i l s n a L r a -l'erefore. oarked bJses urspoiled envirormenr. and buildng signagewhich intrudeon the natural landscapeshouldbe avoided.As guestsarrive,skis are checkedoutsidethe lodge and routeddlrectly r o a c e T r a ls k is L o r a gaer e a o . l e n b y a s p e c , aol u t The lodgegenerallyis Located on side ski elevator. a slopedsite,withlts skifacilites, includingstorage, servce, and skl shop areason a lowerlevelacces sibleto the ski run-outand remountareabehindthe lodge.A 200-300ft (61 91 m) wideareaat the base of the chairift is neededto accommodateanywa tin^
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Skislopesusuallyare ocatedon the shadeds de of the mountalnfor betterretentionof hardpacksnow base,with the lodge orientedso that guestrooms havemaximumsun exposureand vlewsof the sk s l o p e sW . l ' i l eb a l c o ' i e sa 1 d ' o o ' t e f l a c e .d r e o o p J ar at sk lodges.as lheyareat beacl-reso-s.Il-ev are morecostlyio constructdue to snowloadsand r a l e r p ' o oni g r e o u i . e oG. u e s t ss r o ' r g t h eg r e a r ew ly preferupper-floorroomswith panoraffic views. possible,roomswithdormerwindowsand Wherever s l o p e dc e i ln g s s h o ud b e d e sg n e d n t ol o d g e sa, s marketresearchindicatesthat such teaturesare highlydes red.
regarding naturalpreserva' lue to validconcerns skiareas,strictplanning : on in rapidlyexpanding controls aretheruleinnewdevel- DesignConsiderations andenvironmental sk resorts cpmentsAt thesarnetime,arger-scale -'e reedeoto sa's'ythe rcreasirgdemandslor The mountainlocationand skifocushelpdetermlne 'ecreat Developers and on as wellas to meetcomplexecologcal manydetals of the designsoLution. .,^r i.omAnte
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rl d- ,L^ . rr ^d . ^ ^ - ^ ^ r ^ 9tr->udrc
levelopmentscan be plannedbetterto blend in ,vth the naturallandscape.Also, throughphased authorlties can moreeasrlyrnonitor the levelopment, againstexceedingapproveddensities revelopment controls.F-or example, The rr ignoringenvironmental ) /-Ca(llo.'Higl-la1ds'r Asoel 'equi'es10 more :ran 20 acres(8 ha)to createa villagesettinginclud-g retail,dining,entertainment, and servicefacilities 'ar guestsand visitors.
operatorspreferf replacesln the mainpublicspaces and as practica, n hotelsuitesand condorninium the number andvacationownershp units.However, by of fireplacesin sornelocatons may be restricted regulat onswhichmightlimitthem,say, environmental to a fewspecf c suites.Airconditoning,on theother hand,may not be requlredif summertemperatures as s oftenthe case at higherelevaare comfoftabLe, tions.Intheroomsandsuitesshowersmightbe sub siitutedfor bathtubs n some units Durablejinish
99
Part1: HotelTypes
materialsmustbe usedthroughout the interiorsto avoidthedamagingeffectof skiboots.Hard-surface stoneflooringshouldbe usedat entrance areasdue to heaw boot trafficand dampness.However, for acoustical reasons, densecarpetis required in other publicareas,to cushionthe bootsteps. Bar and loungeareasshouldbe designed10 enhancethe uniquecamaraderie thatoccursat ski lodges,amongskiersof allages.Multiple outletsmay be necessary to meetthedifferingneedsof diverse agegroups.Themaincocktailloungeor a lobbybar, offeringa fireplace, comfortable Jurnishings, mountainviews,and entertainment generallyis for more guests.Butanotherbar nearaffluentmjddle-aged by mayattractthe moreboisterous skiers.lt hasa dancefloor,popularmusic,anddoesn'tabsolutely require outside views.Finding waysto combine the diverseagegroups,astheyrecalltheday'sskiruns, contributes to the lodge'spleasantatmosphere. Whilelunchis at mosta lightsnack,dinnerat ski lodgesis considered an important socialoccasion for morediscussion of skiingexperiences and reenergizing forthenextday.Restaurants shouldhave naturalIight,wlthoutdoordecksfordaytimeuse,and raisedinterior levels to enhance mountain views. An idealrestaurant mix includesan upscaledinner restaurant, a three-meal caf6,and an optionalsellserveindoor/outdoor kioskfor lightda)4imesnack service.
SignificantSki Resorts Amongthemostsigni{icant advanced designconceptsresponding to vitaltrendsin thegrowingski lodgemarket arethefollowing examples, aswellas thoseincluded intheearlier section, Vacation OwnershipandCondominium Resorts. Amangani, Jackson Hole, Wyoming In the NativeAmericanlanguageof the Shoshone, ganl means'home,'whereasamanis Sanskrilfor 'peaceful.' Anywayyoutakeit, this intimate4o-unit besfof-eveMhing skiresortis designedfora variety ot atmospheres inwhichto relax,play,concentrate on passions, or whatever thesettinginspires. Theresort couldnot be bettersuitedto its locationamidstthe grandeur of theTetonRangein northwest Wyoming. fhen1dernskilodgewithdranatic viewsAmangani, Jackson Hole,Wyoming. Thetwo Sited at an elevation of nearly7,000ft (2,135m) on story, high-windowed l0unqe celebntes breathtakinq views 0flheGrand Tet0n range, framed buite,all-weather swimming bythelodge's rugged sandstone c0lumns. Likeitspublicspaces, thesuitesfeature luxuti- thecrestof anundulating ousconJorts, fromfireplaces bytheresort's115ft (35m) longpooland andbalconies t0 slate-floored sh0wers andsoaking tubs is ensured wiihmountain views, andiurnishings decorously whirlpool, harm0nizin0 withlhewestem withmagnificent m00d(see nearby viewsof meadows forafurther o.C-23 view). andsnow-caooed mountains.
Resorts
101 |
setting, thesuperb Responding to itsinspirational rugged solutionhighlights and novelarchitectural walls,combinedwith moderninterior sandstone isthelounge, withitsredwood Mosistriking finishes. windowsframingdramatic ceilingandtwo-story-high views. withmountain balconies Theluxurious suitesfeature reflecting thewestviews,f replaces, andfurnishings platformbeds,wovencowhide ernmood king-size tables.Thesuites chairs,andpinestumpoccasional featurea privaledressingroomandspaciousbathroomwitha deepsoakingtubwithitsownpanoramsuites, viewInaddition to the29standard ic mountain and include eightupgraded suites accommodations threedeluxesuites. Themoodof the 65-seatgrillis set by a large andfruitwood fireplace andcinnamon wood-burning librarywithnaturaldaylight tabletops.A spacious of booksonwestadjoinstheloungewitha selection jlora cultureandregional ernandNativeAmerican andfauna,plusCDs,videos,andgames.An adjaisavailable fireplace centroomwitha wood-burning Thehealth dining. andspecial-occasion formeetings exercise sturooms, two features Jour treatment spa individualized a space for rooms, and dios,steam programs. 2,500acres TheAlpineresortareaencompasses In Lodge,Winlhlop,Washinglon. andadditi1n SunMountain (1,000ha) of ski trailsand snowboarding terrain. Theskilldgeren1vati1n style0f theoriginal design thisruqged stoneandtimbellodge,thetraditional expanding skiingbeginsa iewminutes Extensive cross-country ranging f[0mlire craiting decorative elements andenhanced bylocalartisans waspreserved snow- place dog-sledding, fromtheresort. Snowmobiling, lixtures. t0ps andlnventive lighting mantels, tosplitlogtable screens andcarved horseback riding,mountain shoeing, sleigh-rides, gol{ aswell river raft ng, and tennis, fly fishing, biking, are ecotourist events nature tours and scheduled as year-round. is The resort's ambiance available of the rooted in the Rocky l\,4ountains appropriately inthe nestled American Westandthecattleranches valleys. nearby Sun fuountain Lodge, Winthrop, Washington Lodge Likethe ski industryitself,Sun l\4ountain in itself to meet significant changes reconstructed preferences. The resort's rugged timber customer fortherensetthedesigncharacter logexpression guestroom In nearby building. thelodge, ovationof a public were updated and others, and service areas older restaurant, and meeting roorns, boardroom, a library new wing of were added, along with a retailshops guestrooms. 50 additional mountain, lake,and Inspired by the magnificent Valculture of the l\,4ethow riverviewsas wellasthe ley artisans whoseworkgracesthe originaland interior, the designers and craftspeople enhanced
Bachelor Thedesign 0fthis Gllch,Vail,C0l0rad0. fheAlpine skilldgelheRilz-Callton premier amenities aswellas 0f recreational skircso incorporates a lull angeandvariety byrccesslng thearriva units. Thevjews 0fthehotelareenhanced difierent types 0fresidentia lobby level andgu€sl vehicles. l-arge spectat0l tefiaces a1lhe itsstanding cou toconceal have wide views 0ftheskisl0pes. rcom balconies
roz I
Part1: HotelTypes
Thenegaskivillage sec}nd hjnercsutconmunily planc0ncept WestRock Resort, LakeCascade, ldaho.Based 0na master deve oped project attheturn0l thecentury, a 3,460-Iesidence is thefirstmajorUSskires0rt creaied invirtually threedecades Supported bythestate, thlsal-season reso 0nthe7 672ft (2,340m)Wesll\/lountain, featuring lishngaswellasskingandsn0wb0arding, s bengdeveOped byan internalonal growth skiconsoiLm.EnvirOnmental aullr0f tiesandecon0mic advocates areevauating thepropOsal, c0ntaining 20skl iltsand (79,000 850,000 ft'? m10lvillage c0mmerciat space.
collaborated on suchdecorative elemenis as lightingfxtures, fireplace screens, carvedmantels, desk Loos, customfabrics, a'rdalwork. fhe Rltz-Ca ton Asper Highlands and The Ritz.Cartton Club Aspen Hightands, Cotora.to Despiteboasting someo{ the mostexpertskiterrainin NorthAmerica andthegreatest vertical drop in Colorado, the AspenHighlandsski area fell behindthetimes.Inadequate liftscreated longlrnes and the virtuallyundeveloped base area led to gradualdecreases popularity. in theskimountain's Eventually, GeraldHines, a part{ime Aspenresident andlnternational developer, in partnership withthe AspenSkiCompany, sparked therebuilding of the skitrailsandcreateda multiunit villageat thebase flanked bytworesidential neighborhoods including townhouses withdirectskiaccess. Its architecture drawson the Americanrustic designtradition exemplified bysuchadmired structuresas theAhwahnee Innin Yosemite Valley, Old Faithful LodgeinYellowstone Park,Timberline Lodge at l\,4ount Hood,and ParadiseLodgeat [,4ount Rainier. Nativestone,logs,and roughclapboards form solid walls and broadeaveswhich shed powdery Aspen's guestsandressnowandprotect identsfromthestrongsunlight.
Trends
I Suchdifferent faciorsas fitnessconsciousness andimproved skFlearning techniques, andvacationownership designsstrongy appealing to the phenomenon, second-home willstrongly stimulategrowthof ski resorts. I Theincreasing importance of summer resort activitieswill promotedevelopment of new resods basedon thesite'syear-round appea.
I Ski resortswill add modest-sized conference and meetingcentersto extendbusinessinto shoulderand off-seasonperiods.Conferees enjoymultiplerecreational opportunities whrch aboundat skiresorts, evendurng thenonskiing months.
I Ski resortswill adopt elementsof vacation ownership in theirguestroom layoutsto better accornmodate longerstaysand morefrequent usein theoff-season.
I Environmental concerns willbe satisfied by planninganddensity controls aswellas designtechniques such as undergroundparkingand clustering of skilodgevillages to betterpreserve majoropenspaces.
Resorts
lo.l
Ecotourist Resorts Cleay theprcblemof manandnatureis notoneofproplay,oreven vidinga decontive background forthehuman ameliorating thegrimcity;it is thenecesstty of sustaining challenge nature assourceoflife,milieu,teachetsanctum, and,mostof all,of rediscovering nature'scorollary of the (lanlvlcHarg, unknown intheself,thesource ofmeaning. DesignwithNature\ Theworld'sheightened concern forthesurvival ofthe planetanda newawareness of the preciousness of ecosyslems and cullureshasfueledthe threatened globalemergence in the pastdecadeof ecotourism as one of the strongestgroMh areasin the travel indusiryTravelers rangefrompassionale advocates responsibility to thosewantingto expeof ecological rienceunspoiled nature, itswildlife, andindigenous cultures up close.lvlosttravelers areeagerto escape theirhomogenized settingsandexperience the local environment or itspeople.Ecolourist resortsspecializein catering to theseneedsin varyingdegrees.
Theec\tourist res\rtperched 0nwater Pang*otLautResod,Lumut,Malaysia. Besidinginthethatch-roofed over-water cabins strung alongthe\{inding w00dpier,guests enj0y whileimmerced in the siimulatinq exposure t0 native culture andthewonders 0f nalure (seep.C-l6fora fu herview). comforts rcsort 0fa luxury
EcologicalResponsibility sustainable development, and green Ecotourism, architecture in manywaysare descendants ol the movement of the 1960sand 1970s environmental when'backto nature'was the call.Over30 years ago, TheWholeEafthCatalogprovideda sourcebook who of toolsfor livingoff the landfor a generation of ecological responsibility. embraced theprinciples It provideddetailedtechnicalinformation on alterna'tiveenergyand fuel sources,recycling,organic agriculture, and other nonpolluting, ecofriendly technologies. Stanley Selengut, a civilengineer who resort hasbeencalledthe godfatherof ecotourlsm princiutilizedmanyof theecological development, plesof sustainable designinthecreation of anexperin the US imentalresortwhichhe calledHarmony, wasdesigned Virginlslands. Harmony to runon solar andwind powerand leaveits hillyocean{rontsile as undisturbed as possible.Floortilesweremade fromslagand discardedglass,carpetingfromlast month'splasticbottles.Rooftopsolarhol-water and photovoltaiccollectorsaugmentedby windmills providepowerPassive systemssuchas cross-venglazing,and a wind-scoop at tilation,heafresistant theroofDeakheloto maketheinteriors comfortable. whichthenis storedin cisGuiterscatchrainwater, for lateruse.Interior ternsbuiltintothefoundations, wallpaperis madefromrecyclednewsprint, Occupancysensorsdetectlack of motionand turn off rooms. oowerin unoccuoied
fheecotourist resott wind,andninwatet Harmony MahoBayCamps, ol solat, USViF gin lslands.Designed t0 run0nsolarandwindpo\{erandto leave itshillyoceanlront site theresort fundamental issues asundisturbed aspossible, embraces 0fsustainable archiguests tecture andecojriendly techn0l0gies whileproviding withavaluable andenterbininghospitality experience.
lroc
Part1: HotelTypes
hasmuchto maintains thatecolourism Selengut educational experience dowithproviding a valuable According to him,'Thequalities needto thetraveler. ecotourism aremoreattuned10the edJorsuccessful jndustry entertainment thanrealestatedevelopment. lvlostresortstry to protectguestsfromexperience, butwetryourbestto putthemintotheexperience.' Alsoreferredto as 'soft-pathtourism,'an imporwithisto provideexperience tantgoalof ecotourism Thereis a responsibility incumbent out disruption. on boththe developer and the touristto prevent and to avoidnegadamageto fragileecosystems Forsuchconon indigenous cultures. tiveinfluence as the servaliongroupsand trade organizalions Ecotourist Society, the goalls to setthe standards travelto and to supportresponsible of ecotourism naturalareaswherethe environment anditswildlife Kedewatan, Bali,Indonesia. Visitors t0thisBali fheecj-ethn1l1urist resorlAmandari, natural setting butals0 is beingconserved neseresort not0nlytoluxutious service andthemajestic aretreated and the well-beingof the local 0ftheirculture. Employees make dailyofler- population 0fitspeople andtheintricacies t0therichness meansencouris sustained. Thisusually intothelandscape. Naiive agingresoftsthatutilizerecycled shrines thatarewoven ingsolfood,flowers, andcl0thl0theHindu or locallyproduced rellect spiritual andcultural cos- building materials, methods, andarchitecture theindigenous building enermaterials, employsolaror alternaiive (see p.C 16forafurlher view). mology gies,provideenvironmental education, designlo donatepartoftheir blendinwiththeirsunoundings, profitsto localconservation etforts,recyclewaste servelocallygrownand produced andwastewater, foodand beverages, and selland displayhandF craftsof localartisans. 'Ethno-tourism' (or eco-ethno{ourism) is a term the culturaland spiritualdimenusedto emphasize development andto promote the sionsof sustainable of regional cultureand experience andconservation heritage. archeologists andanthropoloConsequently, gistshavebecomeimportant consultants of theecoresort'sdesignanddevelopment team. ethno{ourist Amandari, Kedewahn,
BaIi, lndonesia
Bali,embodies Amandari, a luxuryresortin Central principles of ecotourism manyof thefundamenlal and ethnotourism. lt is sitedon an escarpment perchedabovea rivergorgeandsurrounded byterracedricefields.According to ownerAdrianZecha, Amandaricreatesa platformfor touriststo absorb theemotive, cultural context-theJeeling ol oldBali. Seeking to be at onewiththevillageli{e,Amandari thestaffto practice theirreligion andfolk encourages landart.Hindushrines arewovenintotheresort's scapewherea Hindupriestmayofferprayersto a replicaoJ a Balinesetiger.Eachday,employees makeofieringsof food,flowers,and cloth. Bali,thesoleHinduislandin Indonesia, mixesits fheec\t\utistresoftattherainf1rest's edgethetatonTimikaH0tel,kianJaya,Indonepowerful with and Hinduism doses of animism reception, lobby, restaumnt, meeting r0oms, andJitness center sia.Themainlodgehousing Bali ancestor worship. Constructing a hotel in is a guestroom resls0nanexpressed base 0fl0calriverstone whilethe bunqalows areelevated on preserving (see p. very inlricate science, often involving Balinese flagile C-16 for a further view). stiltsabove therainforest floor, the ecosystem
Resorts craftspeople whobelievehotelsareIivingthingswiih order.Consideration must a complex cosmological be givento thearrangement of hotelusessothatthe kitchen, thelaundryandthehealthclub,forexample,arefacingin cosmologically correctdirections. Treesarethehomesof thespirits;therefore, whena treetrunkis usedas a columntheendwhereit was cut nearthegroundmustalwaysfacedownward. Thedesigners of Amandari wereexacting intheir Baliuseof localmaterials and buildingmethods. rubbedstones nesemasons together byhandinthe mannerto produceperfectmortarless traditional joints.Landscape archilect Michael Whitedesigned poolto echotheformof thericetertheswimming raceson whichtheresortwasbuilt.Theformerrice terraces laterwerereplanted withrice,fruittrees,and gardens in orderto remedyerosion thatwasplaguingthegorge. Whitetranslormeda deJorested mountainarea lntoa beautilul Balinese romantic courtyard andgardenutilizing a designprinciple calledsiterepairas delineated by Christopher Alexander in his pioneeringbookon designmethodology, A Paftern proposing Language.In the conceptof siterepair, Alexander states:'Buildings mustalways be builton :hose parts of the land which are in the worst condition, notthe best.And,on no accountplace in theplaceswhlcharemostbeautiful. In buildings 'act. do the ooDosite. Considerthe site and its cuildings as a singlelivingecosystem. Leavethose beautiful, comareasthatarethe mostprecious, 'ortable,and healthyas theyare,and buildnew in thosepartsof thesitewhichareleast structures 3leasant.'
1os I
fheecot1utist wildeness resolHotelExplola LakePehoe, P0ised enPatagonia, Chile. onthewater's edge andresembling a shlpatsea,thearchitecture 0fthisadventures0me resort isdesigned winds 70rnph 10endure sustalned 01over thatfrequently whip across the (see p.C-17 surlace 01the lake 10r alu herview). connectedby boardwalks raisedabovetheground llora.Rather to protect thenative thanblending into itssurroundings, thehoteldesignpurposely distinguishesbetweenartificial yet in a and wilderness nonintrusive mannerlikea shipat sea. Locatedin theAtacamaDesertin northernChile the ExploraAtacamais a sisterto the Patagonian resort.The desertis one of the driestplaceson humidity earth,withrelative ofienas lowas2 percent As a result, andoccasionally approaching 0 percent. the sky is remarkably clearand the sunlightvery
Exptora en Patagonia and Exptora en Atacama, Chire A specialbreedof ecotouristresortsarelocatedin These :.e mostremoteandextreme environments. :ften arethe mostbeautiful to visitfor the more TheExplora Patagonia is one adventurous tourists. sJchresortsetinthewildsoftheAndesamidstgiant -ajestichorn-shaped peaks,glacierfedlakesand in Patagonia :.lmordiallorests.Weather canbequite -:ensewithsustained windssometimes reaching in excessof 70 mph.Thehotelservesas a basecamp 'lr explorations intothe spectacular surrounding ,'. derness. Tominimize damageto theterrain the hotelwas :esignedasa seriesof smallstructures withno inter-ediatespacebetween indoorsandout.Thepool - luse sitsontheedgeof LakePehoeandthemain :-ildinghasno porch,terrace, oryard.Buildings are
Theec\t1urist desert resolHotelExplora enAtacama, SanPedlodeAtacama, Chile. guests Beneath theresoft's expansive verandas andtrellises takercluge fr0mtheintense sunlight caused bythedeserl's extreme l0whumidity whileviewinq llamas andalpacas lhatwander (see p.C-17 thr0ugh ihelields surfounding thecomplex iOrafurther view).
lroo
Part1: HotelTypes trellises are strong.Wideverandas andexpansive partsofthecomplex designed connecting to shield sunlight. Eventhough the guestsfromthe intense the settingis extremely arid it has plentyof water fromthe runoffof theAndesl\,4ountains and undergroundaquifers. Thelandscape designcalledfor preserving builtby the the canalsand aqueducts tribesto irrigate their ancienlIncaandTiahuaniaco fieldsIorthousands ofyears.Tominimize disruption inwildlife, irrigated fieldsthatsurround thehotelare opento roarringpacksof llamasandalpacas.
Ecotourism Main-line
islandof Anguilla. The state-otthe-a Caribbean hydroponicprocess producespollutant-andpesticideJree fruits,vegetables, andedibleflowers preparing meals in the resort's restaurant usedfor Thereare still great realms of emply ocean, deserts r'eaching to the cuNature of the eatth, silent,ancient forestsand tocl
LautResofr, andother TheGrandHyattBali,Pangkor finelycraftedresortswhichpracticegoodprinciples of ecosensitive construction and fulfillmanyof the bythe Ecotourist Society credentials recommended primarily luxuryresortswherethe are,nevertheless, guestis pampered newresorlsis to andthereis littlesenseoJrough- The primarygoal in developing a soundluturefortheenvironment. Thiscan resorts ensure ing it withnature.Notallvisitorsto ecotourist large-scale master wilderness orto be be accomplished by designing wishto bethrustintotheteeming plans preserve which andenhancetheregional ecointhecustoms andriiuals of a distant cuI immersed reasonable densitystandards, and andilluminating expo- logy,maintain ture.Manywantthestimulaling cleanair, sureto thewondersol naturewithoutcompromising mitigatevitalconcernsfor traffic,utilitres, purewater,and the naturallandscape.Nilultireso the creaturecomfortsof a luxuryresort. can varyas muchas any individua Builton theedgeof an Indonesian rainforesl, the desiinations Theexamples discussed belowrange{rom TimlkaHotelcelebrates environmental sen- resort. Sheraton in Sardinia to a to a series a sensilively blendedmultiresort sitivity. Themainbuildingis connected a gaming combeachjront cenlerin Dubai. of bungalows withbilevelwalkways elevated on stilts towering andanentertainment communit so as not to disturbthe floraand jaunaof the munityin Nevada, provideneeded Suchdevelopments rainforestfloor.Visitorsenjoycomfortablecontact in Missouri. as wellas beneof recreation amenities with the rainforest trom coveredporcheswhile expansion pampered Theyextendthe existing withwesternamenities or, if theywish, fits to localeconomies. bycontributing vital on guided socialandphysical inJrastructure availthemselves of a deeperexperience roads,andnecestoursintothe rough.Localtribalcultureis evident supportto airportdevelopment, However, soundguidingprinciple the resoriwithnaliveartworkand hand- saryservices. throughoui congestion intothed6cor.Thearchi- mustbeJollowed to avoidovercrowding, carvedartifactsintegrated problems. andenvironmental tectssucceeded indesigning a quietbuilding onthe andcultural {orest,heavily influenced bythe edgeof a primitive locallradition. Theyaccomplished this by paying Costa Smerafda, Sardinia, lE$, fhe responsible attention to thesurrounding ecosystems, Luxury Collectton, Starwood Hoters and principles incorporating of sustainable development Resorls and providing economic benefitand opportunities No rnajordevelopment has protected its environ to thelocalcitizenry its culture, whileat the mentso welland enriched gainsfor significant economic sametimegenerating as hastheCostaSmeralda multitheentireregion, Trends resortin Sardinia. Begunby a groupof owners His Highness TheAga Khan,who was Thehoielindustry willexpandits long-term wodd- including wideinterest inadvances in 'green' architecture and dedicated to enhancing the island'sidyllicnatura by advantages, it has becomea brilliantmodelfor ecosciences suchas hydroponics asexemplified theCuisinArt Resort& Spa'shydroponic farmonthe futureresortdevelopment.
Multiresort Destination Complexes
Resorts 107
-',
(A)Them0dern ltaly,TheLuxury HolelsandResorts. litfessspaatthe island c)ntextual nuitlres0rt CostaSmeralda, Sardinia, Colleclion, Slarwood ll feawithv ews0fSardin a'sseaandlhesh0pping vi lage01P0rt0 Cervo,s one01the fourmaj0rrcso(s0ftheCosta Smera dacomplex ,.-v0Conference Center, ',':satenn p00s,asw€ilasthereso'sneighborinq pf0word class mafna.(B)The island's timeessindigenous detailirg s clubandspa, wthindoor and0utd00r , resanelegant land resod inths suile DiV0peH0tel, ore011he fourresos (C)Such sectional us€and express 0nforls m0dern comlorts asshown atiheCala -:sterplandrawinqs llmlleddensity develandstandards indicate areas beingpreserv€d andnewinstalat0nsprOpos€d bytheres0rts aswelasrelated c0mmunity - : i ' r e n t s ( s e e p . C - 2 4 f o r a l u r t h e r v i e w 0 l Ca nl adpD9i V 8f o lrCpe rf voCotoenl i e r eCnecnetaenr dM a r i n a ) .
resorts andspecial amenities centers An international team of plannersand local decentralized in createdan individual foreachresortand :'ch tectsconceived fourdistinctive environments character '-e indigenous local ar. The gavethearchitects thefreedomto usedifferent Sardniandesignvernacu - asterlanduseplancreated Associates architectural vocabularles. by Sasaki of low-density luxuAnotherhighlysensibleprovision of the master :'lposed a longlermstrategy -. development to providea homogeneous exten- planisthatvlrtually allbuildings, whether single-story r ln of the island'snaturaland builtenvironment. villasor low+isehoteLs, are ocatedinland,on -pswith Sardinia's mdntaining relatlonsh viewsto the s included sensitive undulating terran,to enhance '-: regional by preserving the natural sea.Theplanners conserved thestunning highridge ecosystems whichserve :^oreline, fromthe smalestcovebeachesto the formatjons, toosteepfordevelopment, - lst ancient available his- as handsomebackdropsto the composltion of seawalls,andintegrating '-' c objects Tables 4.2and4.3listthe andcultural s tesintothedevelopment. buildings andlandscape. malnresortelements andtheiramenit es,asweLl as PIanning Con side rctions newconcepts for futuredevelopment, includlng a --e golfcenterwithfivecourses, owners andplanners decided to subordinate the lVediterranean allpart and amenities and give of theoriginamasterplan. ::'-naryresortstructures A network in withthe : ':cedenceto thenaturallandiormsandotherexistof threevillages, blending - r features. Thevariedrelationships between the resorts, furtherunifiesthe concept.Guestsenjoy
lloe
t.
Purt1: HotelTvpes
planpr0gam: Costa Smeralda Table 4"2 Nilast€r Pragram elen"nt
Conpleted
(ha) Land Hotels: five-star Hotels: louFslar Condomin ums Villas Vacation ownership Totacondominlums Shops Supermarkets Restaurafls Yacht club l\,4arina slips (class-A) Shipyard Tennis c ubandspa Tennis courls Gof clubhoes Golf clubs Golf academy Population
600 3
Praposed 2,400 8
I
2,000 600 (inabove) 2,600 250 4 6 (outs deresorts) ,1 800 1 l 28 18 1 12,000
1,900 2,000 (inabove) 3,900 100(est.) 8 (esl.) 6 (est.)
Petiphetal (byothers)
(est.) 1,000 2 (est.) 2,000 2000(est.) 1000(est.) (est.) 5,000
250 24 72 2 1 20,000
(est.) 6,000
pannin0 4.3 Decentralized 0fresorts andamenties: Costa Smeralda Table
limitsof the originalmasterplan.Thisimpressive success ofthedeveldemandconfirms theeconomic vacation destination, but opment,notonlyasa luxury landvalues. alsoin termsof itsincreased D eveI opment Considerations
Flaggedas The LuxuryColleciionby StaMood Hotelsand Resorts, CostaSmeralda's continued developrnents that successandthatof peripheral haveadoptedsimilarmasterplanconceptshave renewedfaith in the effectiveness of the master plan principles and conjirmedthesesupporting corollaries: r Private ownership cansuccessfully manage longtermdevelopment by adoptinga detailedprospectusas a guideto futureplanning decisions. r Relianceon government can be minimized otherthanin buildingcodemaitersand coordinationwithoffsitetransportation and utilityinfrastructures. fromother Whatdifferentiates CostaSmeralda large-scale developments is its havinga single Thealternative is to djrection fortheentireproject. breaklargeprojects intonumerous sitesunderdifferentownership, withno centralstrategy, design guidelines, plan. or masterland-use
Hotel(statrating)
Beds Featurcs andanenilies
(5) HotePitrizzla
142
Views 0liheseaandstunning natural rocki0rmati0ns Design Considerations withguestrooms builtintothelandscape TheCostaSmeralda masterplanconfirms thesites
Hotel Cervo {4)
216
limitstheirsize,number, height(three Contains conlerence center, tennis centef, central oftheresons, stories), andthemaximum volumeof futuredevelshopping v llage, andfirarina
Hotel Romazz no(5)
a modelsysiemof opments.lt also establishes golfcourse, 1 8 0 Adloins tennis courts andspacenter, historic architectural controls based on traditonsand panoramic seaviews andwaiefsporis sch00l
(5) NotelCalaDiVolpe
golf Adjoins Robert Trent Jones designed Pever0 lliness harb0r village; course, spa center, and c0n'12 tains anadditionalspecial suites
Architects: H0tels Pitrizziaand Ceruo, LuigVietu; HotelRomazzin0, l\,4ichele BusirlviciHolel Cala DiVoDeJacoues Couelle.
strolling in the villages, leavingthe beachesless congested. Ditferent thantheFrench orSpanish Riviera,Acapulco or Cancun, CostaSmeralda offersa muchsoughtafteralternative to increasing overpristine crowding whie alsoensuring waters, clean air,andan authentic historic experience. lt continuesto do morethanfulfillits marketing targetby stronglyattractinggetawaysfrommajorEuropean cities.Additional vacation ownership units,condominiums, and resortsbeingbuiltin the peripheral areas embracethe Costa Smeraldaconcept, although someexceedthe recommended density
research.so thar the pro.ecr s designbalance varietyandcontexiual unitywill between architectural continuein the new developments. The owners established stricidesignguidelines anda process of committee reviewincluding: a Architectural des/gn:drawingsof architectural vocabularies and formsof the Sardinian design matervernacular; listof indigenous construction ialsandrelated rnethods; dimensions andprofiles oJwallopenings, setbacks, andheights; samples of colors. a Landscapedeslgn: descriptionsof landscape plantmaterials. techniques; listof indigenous . Sileplanningdes/gr:drawingsof prototypical site planning solutions basedonvariedtopographica situations, drainage conditions, winddirectrons andviewmaximization. processto ensurethat a Designreviewcammittee. the guidelines areinierpreted Jairly andthatthe foranyexception is tullyunderstood. context
Fesorts
'nautical' (A)C0mp fhemulties1ft c1nfercnce center JumeiahBeachResortConlerence Center, Dubai,IJAE. etinqthismulti€s0rt's lribrle passi0n (B)Theship iortheseais a building intheform0fa ship, :0anancestral adjoining themuch larg€r sailandwave structures 'stern', 'amidships jormoffeIS (see dramatic 0pportunities 10rspecial iunctiOns inthep0intedbOw'and f0rlarger assembly rooms andspace view). r C 25fora further
Jumeirah Beach Besora and Buri At Arab Hotel, Dubai, UAE
and ultra-contemporary clubhouse, contemporary apartments andvillas, andlongstretches of beach. gainingworldattention Themostrecentstructures Amongthesevenmembers of theEmirates, Dubai includean ultratel beachresortcomplexattracting .s moreinclinedto growits successful economy EuroDean vacationers anda uniouetwinlowerbusi:hroughvariedtypesof landdevelopment rather nessandtouristhotelanddowntown ofircecomplex (seeChapter Amongitssources :hanoilrevenues. of pridearea 12). designer By combining localdevelopment funds,foreign 3s-storyWorldTradeCenter,innovative ctficeand banktowers,majorUS-styleretailmalls, management, andworld-class designconsultants, anexoticplannedthemepark,a baysidegolfcourse theboldaesthetic strategy created threeindividually
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Part1:Hotel Types slrikingthemedarchitectural statements. Theworld's tallestresort,ihe BurjAl ArabHotel,locatedin the seafacingoneof Dubai'sprimarybeachjrontsites neardownlown, resembles a giantsailof clearglass risingfromtheturquoise sea(seep. C-25inthecolor section). yetequalln sharpcontrast, thesecondhighest, ly stunning, structure recallsa giantwave,as it is regarded throughout the Emirates, withits 20storyhigh crestglimmering in the sunlightas it glidesacrosslhe sandbeach.Thelhird, seemingly an international con{erence and convention center, is designed as a traditional shipof state.Thelatter twoseemrootedinthesand,whilethetallerslructure seemsto promise clearsailing ahead.Citizens and visitorsare impressedby the imaginative architectureand hightechengineering including environmentalDrecautions to oreserve thebeachareas.The three buildingsform a monumentboth to the nation'sancientseafaring heritageandto itsfuture. bughtin,
lfevada
FollowingLas Vegas legendaryrise. visionary DonLaughlin developer theorized thata niche-resort positioned strategically at theconfluence of thetwo fastestgrowingresortstatesof NevadaandArizona gaming Thenultircs\rtb11ning c1nmuniu Laughlin, Nevada. Thestrategic visionofDon wouldattracteveryone drivingthroughthe N4ohave gaming, Riverreso(withfamilybudgel Laughlin combines a naiural C0lorado creatinq a Desert,with no olher slopovernearby.Searching multircsort withtivemillion annual vacati0n visitoIS. from his privateplane,he spotteda dilapidated resortat justthe rightpointalongthe beautifulColoradoRiver, 90 milesfromLasVegas.He quickly gavehisname acquired itand,astheonlyresident, to the area,as suggestedby the postoffice,so as notto require sortinghismail. Luredby the life-giving ColoradoRiver,Laughlin sensedthat the site was a textbookexampleof nature'sabilityto healhundreds of thousands of yearsof environmental deterioration. Topreserve the naturalopen space and io increasevisibility, Laughlinbuilta tall 28-storytower,the 1,402-toom Riverside ResortandCasinoHotel.A curiosity atfirst, the novelconceptsoonbecamea Meccafor lowstakesplayerson famiv vacations,preferringthe advantages of a riverside oasisto the VegasStrip. Laughlin, likesuchlargercitiesas Nashville, Anaheim,Orlando, and Branson, l\ilissouri, keepsthe familyvacationaliveandwell,witha gamingtwist. But nothingremainspure,evenwith gaming resorts. Withrisingdiscretionary income, somevisithenultiresoft bo1ningentertainnent c1nnunity Branson, Missouri.N00neperson is joinwho were low-rollers tors became mid-rollers, forBranson's rcsponsible b00masAmerica's capital 0fcounlry andwestern musicwhich, families,to enjoy Laughlin-style combined lvithsome oftheworld's bestnatuml lishing, altracts upward olseven million annu- ing high-roller vacatione$. alfamily hospitality.Ten top casino hotels followedsuit,
Resorts including the best knownbrandnamessuchas withoutgaming.Branson is a happyhybridof the Hilton, Harrah's, GoldenNugget, andCircusCircus. LasVegasStripandtheNashville entertainment conWhileLasVegasshifteditsimageso thatmorevis- cept,mixedwitha strategic locationand natural itorsnowcomefor otherreasons thangaming,an attractions, so vitalto Laughlin. Nevada's success mobileLaughlin stillretainsits handleas as we . upwardly thecapitalof the low-roller farnilymarket, whereit This uniquecombination of neon and nature continues to differeniiate itselffromothergaming drawssevenmillion annual visitors, themajority Iampop,country, and entertainment centersthroughits uniqueand ilygroups.Musicincludes swing,rock relaxing riverside ambiance. Thisincludes a casino n' roll and Broadway showtunes,in additionto hotelthatsimulates a giantpaddle-wheel steamboat magicandcorredy.fishingstillprospers. blessed formations and anotherthat usesa steam-engine to shuttle by a seriesof unlquegeological creatguestsaroundthehotel.Nearby, te.rperathemostpopular ingthreelakesof widelydiffeingdeprhs. nver-front casinois bordered by a Mediterranean-[ures.ald varieties of catch-a fishirgenrhusiast s proudlyprostylesandbeach. dream.TheChamberof Commerce 'TheEntertainment Theinnovative multiresort towngivesevidence of claimsBranson City.'However, theadvantages of combining skilleddevelopment resoTt success mustnotoverwhelm concern Jorthe planning. environment; withsoundtechnical and environmental stewardship of its lakesandstreams Laughlin's hotelsoffer11,000resortand tourist continues asthetown'stopmostpriority. roomsand operateat 83 percentoccupancy. Now multiresort community attraciing fivemil a significant lionvisitors it hascontinued annually, to groweven intimesof recession andplansforexpansion inthe nextdecade. inOneof theearliest examples of resorttheming, spiredbytheimagination of thenineteenth-century Iranson, Missouii finde sidcleperiod,wasat theseasideamusement Theresidents of Branson, a cornmunity of 5,000in park on Coneylsland,New York.lt featureda of Missouri, areblessed high-rise roller-coaster, the Cyclone, lhe ruralOzarkMountains architecturally ,vitha passion for popularmusicand hundreds of themedresortsof oriental andQueenAnnestyles, milesof lakeshoreline, world-class fish- and anotherhotelthatexpanded spawning eachseasonas ng.Although Branson is nota largecity,itfunctions newsof the innovative conceptspread.Further aswellasamypolished business entitycapitalizing developments overthe nexthalf-century included andbusiness advantages. remarkable technicaladvancesin roller-coasters, on itsnatural Inthe1970s, research ideniified Branson as lying a majorbreakthrough in World'sFairexhibitions, ,vjthina 6-hourdriveoJa dozenof the country's andtheemergence of a uniquely enterprising tradiargestcitiesanda thirdof theUSpopulation. Cars tionof smallroadsidethemeparks.Theyranged .emainthe primarymeansof leisuretravelfor fromalligator Jarmsin Floridato suchwhimsical 'amilies whiletourbussesfillthisneedfor seniors. themesas theGingerbread Castle, a parkin Hamalsoconfirmed a strongpreference in the burg,NewJersey, costing overa quarter of a million Surveys 'amilyvacationmarketfor the naturalsettingand dollarsin 1928,according to a localnewspaper envlronmental amenities thatBranson ofiers, aswell account. in livemusical entertainment. ln the two decadesbetween the worldwars,a asa growinginterest Basedon this knowledge, Bransoncommunity GoldenAgeof over2,000flourishing rollercoaster eaders convinced several singing stars,regular vis- ridesattractedcrowdsof enthusiasts to beaches, torsto the Ozarkresorttown,to developlivethea- oceanoiers,and amusement oarks.Butwiththe :ersor 'showpalaces'modeledon Nashville's famed rationing oJrnaterials inWorldWarll,mostparksfell Now,withover40 showpalaces and l5 intodisrepair, closed,and few everreopened. In Cpryland. 'najorresorts, Branson is amongthecountry's most 1955Disneyland launched an imaginative newage Thelavishshowpalaces 3opular destinations. typ- of themedattractions forthenowmoresophisticacallyhavea capacityof about1,500seats;the ted consumers, whopreferred thelar fasterl\,4atter'coasters. SrandPalacewith4,000seatshoststhe RadioCity hornandSpacel\,4ountain Knott'sBerry iockettes,lvissUSAPageant, and otherinterna- Farmcountered withtheCorkscrew f360'looD)and : onalevents.As in LasVegas,neon-signed theaters adoptedtubularsteeltracksto enableevenmore ne the mainhighway, referred to as the Strip,but dauntingJutureversions. Today'sGuideto Rides
Resort Theme Parks
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Part1: HotelTypes
includes 300majoronesin NorthAmerica, suchas Theme Park and Resort the Beast,with a 540' spiral(Cincinnati, Ohio), lnfluences (CedarPoint, l\,4agnum, combining nine'coasters Ohio),and Le lvlonstre, Jeaturing 18 crisscrosses WaltDisney's ingenious conceptof Disneyland set (l\ilontreal, Canada).As for the elaborate1878 the coursefor whatwouldbecornea hugeglobal themedhotelsandamusements on Coneylsland, industrywherea ridewasno longera meremechanthe buildings werereplacedby newconstruction, icalaesthetic but,enhanced by movie-ikepropsand whilethe Cyclone, declareda nationallandmark, dressings, createdan atmosphere and storyline. standsin allitsglory Andwhengroupedintothemezonessuchas FanThe1939theNewYorkWorld'sFairburston the tasyland, Adventureland, Frontierland, andTomorscenewithexhibittechniques thatwerediificult to placeon earth.' rowland, it became'Thehappiest improveon-even 43 yearslaterat Disney'sEpcot Theaddedcostof theming ridesandshowswas inOrlando, Florida. Noonewhoexperienced significant, Center butproveda goodinvestment, asthebotthe GeneralMolorsFutuamaexhibit,designedby tom lineat Disneyland far exceededexpectations. Norman BelGeddes, failedto be inspired by it,and Research comparing a themeparkto a nonthemed it is stilla standard reference of comparison Jorcon- arnusement parkof the samesizeand capacity temporary systems. lt inspired exemplary exposat showsthatthethemeparkis superior in attracting l\,4ontreal, Osaka,Vancouver, andBarcelona, furlher visitors, generating revenue, and enhancing satisadvancing theming technology. Jaction. Themeparksexhibit theseattributes: geographical r greater attraction r longerlengthof stay ! enhanced foodandbeverage sales(whenthemed) r enhanced retail,logo,andthemedmerchandise sales I imorovedoverallexoerienceand increased repeatbusiness. Spending on retailitemsandfoodandbeverages, jn proportion whenappropriately themed, increases to the lengthof s1ay, with higherqualitytheming capableof signiflcantly increased margins. Similar ly,thenumberof daysvisitorsspendat a parkis proportional to the distance theytravelfor the unique experience. Notsurprisingly, assetvauesof theme parksare positivelyaifectedby the qualityof the themes. Asleisure venuesandvacation destinations, fromtheroutine. themeparksofferanescape Thus, multipark resortstatedtheobviUniversal Studios' ouswitl^itsoriginal name,'Universal Escape. The earlythemedarchitecture of Walt Disney World'sPolynesian Resort,includingits interior design,landscaping, stonework, andwaterfeatures, beganthe odysseyof creatingresortswhichredefinedauthenticity at a resort.Theresort'srestaurant menus,/uaushows,andthemedshopping setthe stage;thestaff'swardrobe,accessories, anda/oha greetings furtherreinforced theme. thePolynesian At Disneyland ParisResort, sixresorthotelsrepresenting distinctively Americanregionalthemes include theDisneyland Hotel, Cheyenne Hotel, Santa Fe Hotel,NewYorkHotel,TheNewportBayClub, parksystheAmerican national Thefantasy waterpark-based thenepa* Calibbean BayWaterpark, Seoul,SouthKorea. and,representing Lodge. Thenumber Theworld's largesi waterpark is expanding of hotelrooms byadding a wateFthemed resorthotel,directly tem,theSequoia (also connected t0thepark seep.121). builtfor the firstohaseof Disnevland ParisResod
Fesorts
113 |
exceeded initial demand. Howevet to meetincreasthelong-range masterplanprovides esin demand, for futurepedestrian fromeachresort connections to the park'smaingatevia a retailentertainment DubbedDisney Village, itolfersan idealmix village. restaurants, shops,andnightclubs withof therned in a neonsuper-graphic environment. Thevillage providesthe activenightlifedesiredby resort guestsas wellas visitors strolling to theparkexits. PortoJino BayHotel,the initialthemedresortat Universal Studiosin Orlando,providesleisurely walksandwaterconnections to CityWalk,itsentertainment andretailvillage adjoining thegatedentries to thedualthemeparks,Universal StudiosFlorida The convention resort, and lslandsol Adventure. themedon thefamousoicturesoue ltalianseaside village, mid-rise residential faqades boastscharming to humanize the fhef\cused anda boaffilledharbordesigned andactiviy-based theneparkTalilyaPark,Westlstanbul, enteftainmenl largescaleof the750-room convention hotelwithan Turkey. parkprcAtOrchstone 0fthefast-growing newcity,thisindO0r famiy entertainment relaxation ambianceof southernEuroDean and vides (als0 a principa amenily 10thedynamic Bati Toufism Cenlef seepp.205-206). escape. Themesfor mostleisureparksand resortsfall withinoneol the{ollowing fourbasiccategories: placesandculfures: a Historic theseparksarereadilyresearched andwidelyappreciated. Depending on the theme,however, it can be costlyto qualityand authenticity. achieve Siteconditions mayrequire areadevelopment extensive of landscape,hardscape, topographical, andvisualsite parksincludeWorldShowcase control.Exemplary theoriginal KnottsBerryFarm at Epcotin Florida, in CaliJornia, TaiwanFolkVillage,Universal Stuin Spain,andihe Polynesian dios'PortAventura Cultural Centerin Hawaii. a Fantasy characters andplaces:theseprovideflexibilityto createa uniqueatmosphere for escape from reality.Thjsthemeand storylineapproach The culturalhist1tic-based theneparklaiwantolk Village, Chang Hua, Taiwan. The v lcanbe usedto manipulate designfor costbene- lagec0ncept bends displays oftradtionaTaiwan culture-such ashislory folklore, edufits.ThedeveloDers of a waterDark in Chinawove cati0n, andleisurc-with modem technology t0create apoprlaf t0urist attracli0n. togethera cartooncharacter(HydroHero)witha storyline, creatinga strongconcepttor parkpromotion,retailmerchandise, andspecialty fastfood. Prominent sublect-focused themeparksinclude Someofthemostorominent oarksintheworldthat Universal Studios, California and Florida(films), f t intothisthemecategory areDisneyland, CaliSeaworld(oceans), LegoLand,Denmark(toy fornia,lslandsol Adventure, Florida, Bay Caribbean blocks),and Disney's AnimalKingdomat Walt (animals). waterpark, SouthKorea,andParcAsterix, France. Disney WorldResort, Florida . Subject-focused themes:lhese are strongesl a ActivilyJocused themeparks.Theseoftenhavea identified. whenwelldefined andclearly Thesublimitedthemeand,in thosecases,it couldbe iectoftheoarkestablishes thearchitectural vocaarguedthat activityalonedoes not justityihe bularyandthematic atmosphere. lt is important therne.However, the generalmediaand public perceivemostamusement parksandwaterparks rhatthethemesubjectnotbetootrendyorquickparkswitha 'futureparks ly outdated. For example, as a themepark.Certainly activityjocused jor theactivity. themeottenareoufof-datebytheiimetheproject canbethemedas anenhancement getsolf the drawingboardand is constructed. Particularly strongexamples areMalibuRaceway,
114
F
Partl:Hotel Types
''-.il
parkaflervisilors Anjvie andislands themed /eso/a lJniversal 0dando,Florida.Lagoons andwater leatures highlghtthearrival experiences atthedualtheme filpark,andthefirsttwo0fthfeethemed teIthr0ugh theCilyWalkeniertainmenl andsh0pping village. Thisvillage, thetheme hotes arcc0nnected byaseries 0fthemed islands andwateffiays including a lull-sizereplica ofanltalianfishingvi lageasa setting 10rts unique Portoiino Bayl-]otel. lhe water leatures include aninvitinq (see p.388). b0at taxisystem between these major elements views 0fPortolino BayH0telpp.C 28afd198andHard R0ck Hotel,
Table4.4 Types 0l lhemeparkexperiences Reso themepa* hotels, convenlion cenlers, parks waterparks, andmullilheme parks (incuding l\,4ultitheme thrillrides) Historic themes Animal habilats Geographical themes lvlarine habtals ReligioLS themes Ec0systems andenvironmental thernes lvlusic lhemes parks Science Artthemes Fantasy themes Waterparks lvlagic themes parks Sports Circus andacrobatic themes FaiBandexpos parks (lncluding Amusement thrill-rides) Entertainment centers
Types of venueconvergence exhibils Educalional lnstitutional Sports Historic Profess onal Fralernal lMuseum Corporale Fairandexpo exhibits Beliglous Trade shows Betall andloodandbeverage
Resorts 1 1 5 Texas(personal racingvenues), Tatilya Park,Turkey (nature park),Wet'n themedindooramusement Wild,Florida(waterpark), and GameWorks,Las Vegas(recreational/game arcade).
desiredconceptnrorealty.Throughout rhedesigr process andplanning thekeyfactorfor successis [o focusrheproducton thebestguestexperience withinreaListic budgetparameters. To do thisthe designteammusthavea cleardefinition andunder Withinthesefourthemecategories area vastnum- standingof the target marketsincludjngany themeDarksand venueconver- seasonal ber of soecialized shiftsand relatedpromotional andyield genceexhibits which, whenappropriately combined, -anagerentsystems. Tie pa.kshorrld bedesigned canattractand evendevelopnewtargetedmarkets lo alow Ie\ibilry in lve sr']ows andcapaciry levels Table in 4.4). as well as shifts retail merchandise and food and lsee A park'soverall themenormally is segmented into beverage selections. Thegreater theabilityto saf Forexamole, a oarkwithanoverall theme isfythemarket, subthemes. thelongerthatmarketgroupwillbe cf musiccouldhavesubtheme zonesof jazz New in theparkandthemorethey\villspend. gLe5re^perience environment, Rock& Foll American 1950s The key o a posrli\,e is ll-e Orleans envlronnnent, and attraction mix.The attractions, whethershowsor environment, classical-European Country Western-American Cowboytown.Thismix rdes, are measured in severalwaysbeyondthe providesa moreinteresting guest expectatron of subthemes of it beinga quality entertainment experduringa singledayin thepark ience. Thereamcons'de's experience because lheatt'act.o1 s appealro ,,,isitors experlence fourdifferent environments with- different agegroups, andhowmanypeope perhour n one overalltheme.Fourdifferent environments theattraction canaccommodate, measured by its ir theirrrerrory-experience. o'ovide theguestvariety hourly'entertainment capacity units'(ECU)(seethe relp organize areasand placesof interestin the ParkAitraction l\,4atrix on p. I 16). Thecalculation a nreaningful varietyof cuisineand cark,establlsh ot ECUSis easrlyunderstood by ,etaI themeopiions,andestablish a moreparticu- usinga theater attracrion as an exampleA rheare' ar themesegmentation for both ride and show seating500 peoplewhichcan processrhe gLesl filmpresenrarion. attractions. entryseatirg,saferyoriertarion. and Duringthe 1980sand1990stheideaof theming guestexitin a totalo{20 nrinutes hasanhourlyECU : 1,500ECU). reachednewheightsnotonlyforparks of 1,500(500peoplex 3 cycles/hour envronments and resortsbut for independent free-standing Attimes,planners needto modifynewattraction con'estaurants, retailoutlets, and residential develop- cepts to achieveoverallECU demandsbecause queues Tents.Overthisperiodof time,themehastr,ecome guestsonlywilltolerate of a certain duration. .lore sophisticated andmoreeasilvconstructed due aspectof parkdesign Queuetimeisan irnportant :o new materials and provenconstruciion tech- sinceas muchas 30 percenlof a gdes's parLs ay 'theme- willbe spentstanding ^ ques.Whatsomemayhaveconsidered in line.Cultural for tolerance .,rania' hasclearlybecomea permanent segment queuetimesvariesdramatlcally aroundtheworld. :f designfor projects aroundtheglobewherecre- Atiractions whichreputedly otferihe best guest is desired. longer a:inguniqueescapeenvironments exoerience wi I gene'ate oueuesbalarcedoy a h gherrole.arce'or a lor'gerwait.Designers for newparksnowprovidethemingandair-conditionResortThemeParkPlanning ingspecifically forthequeues. Another measurement of overallparkcapacity is Methodology peracreor de'.rsity basedon rheaverage of guesLs guesrsper reatlonbeglnswitha seriesof brainstorrning ses- l^ecrare. Onerule-of-thumb is 200 1.000 parking. - ons between the developer and ihe designand acre(0.4ha)of actualparkarea,excluding ::onomicconsultants specializing inthemedenter- lf parkareadensities falltoofar below400guests :anmentexperiences. Practicedinterdisciplinaryperacreit maygivean impression of beingunsuc:insultantsexplorethe project'sobjectives and cessful. Indoorthemeparksnorrnally area unique -yr ad of potential solutions, including details such challenge with economically drivendemandsfor :.showto encourage different agegroupsto bene- around1,500vlsitorsperinterior acre.Themarket ' : fromeachother'spresence. Theabovethinklank in Japanhasthe recordwithpopularExpoParks -ethod is alsousedin developing trendanalyses. reachingaverageattendance densitiesof up to Oncetheconceptis approved in sufficient detail, 2,000guestsperacre. -:ludinga workable budgetand sourceof finanDallyguestattendance is neverconsistent. Even teamof soecialists :'q. thefulltechnical turnthe in majoryear-round touristdestinations suchasthe
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Part1:HoielTypes parksin andnearOrlando, paf Florida, attendance ternsfluctuatewithinseasonalmarkets.Withthe givenfluctuation parksare of dailyattendance, plannedand designedbasedon the'designday' and 'designhour.'The designday is neitherthe annualaverage dailyattendance northepeakday average attendance; rather, it is a moresophisticated figurebasedon an analysis of criticalattendance pattern. dayswithinthe annualattendance Sometimes,a rule-of-thumb ofthe10-15busiest dayscan providea preliminary designday numberThe designdayattendance thenis usedto establish the designhour which is a functionof the park's operating hoursandthevisitoas average lengthof
Purpose
Legend . Primary + Secondary - Tertiary
.9
's
Component Description/name wheel 69 Ferris showamphitheatef 70 Lagoon liveshow 71 lnteractive 72 Bufleteria swing 73 Chair
Ageappeal
p
= E
E
'-
I
.9
=
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=
.9
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beauty's castle 74 Sleeping
theater 75 Puppet Carousel 76 boatdock 77 Canoe/paddle entertainer 7B Slreet
l-
+
.t .t
+
+
+
+
+ + + +
+
cad(twotota) 80 Betail booth 8 1 Ticketandinformalion
(+) Secondary sublotals ( )Tertiary subtota s
2 6 5 6 5 3 3 3 2 2 0 0 2 5
Attractions Per Hour parksizThedesignhourattendance istheprimary ingguide.EveMhing fromthemoremacrofigures such as in-parkdensity,total park ECUS,and resiaurant andretailmixto suchmicromeasures as restroom rentals capacities andwheelchair/stroller aresizedbasedon thedesignhourattendance. Thepark'ssizeandattraction mixhasthe most to do with determining a guest'slengthof stay. Attractions withextremely highECUSmayprocess gueststoo quicklyand reducethe lengthof stay, whereas attractions withtoolimiting anECUwillcreguest atecongestion result in and sucha negative experience thatvisitorsmayleaveearlyout of frustration. Another rule-otthumb is thatguestsshould perhour;therevisitabout1.5attraction experiences Jore,to generate an8-hourlenglhof stay,eachguest shouldseeaboutI2 attractions in addition to Jood and retailexperiences. ll the park'sdesignhouris 10,000people,thenthe overallpark'shourlyECU wouldbe 15,00018,000depending on the over rix. lappingageappealof theattraction Attraction location
t
79 Fastfoodkiosk
82 Restrooms rctail(twototal) 83 Theme B4 Foodcart (.) Primary subtota s
staybasedon thepark'soverallECUs.Thetighter hoursandguest themarginbetweenparkoperating lengthol stay,thecloserthedesignhourattendance is to thedesigndayattendance.
Slralegies
After the developmentand design team has establjshed the majorcapacityand overalluse characteristics, theyproceedwiththe preliminary plan conceptual {orthepark.Oneof themostcritical successfactorsis the placementof attractions withinthepark.Commonstrategies include: 'mustsee' r locating someof the mostappealing attractions on the extremeedgesto drawguests throughthe parkpastimpulseretailshopsand lessoooularattraclions r otteringwithineachsubtheme areaattractions whichappealto a varietyof agegroups r placingthe attractions so thatthe overallhourly ECUcountis uniformto avoidcongestion and ensurean uniform of gueststhroughout thepark.
Thephysical layoutof the parkis strongly iniluencedby siteconditions, themeparameters, operZonetolal 3 4 2 0 3 2 2 9 9 I I I ationalpolicies, andcultural differences. Thereare planning several overall modelscommonly usedin fhe R}sefta St1ne 0ftheneparkdesignPa]kAttractionMallir. Sincethehighest-per- themeparkdesign.
parksholdtheirguests l0rming thelongest, the0ptimum desiqn is 0newhichaccomm0 p/ar: developedby WaltDisney peracre(0rhectare) prcvisions dates themostguests andmakes adequate t0satisly deman0 . Hub-and-spoke althepark's newest andmostp0pular attracti0ns. for Disneyland in Anaheim, California, and still
Resorts consideredtoday one of the best models for themeparkplanning.In ts orlginalformit hadthe entry/exitspoke flankedwith appropriateretail shops.Thrsspokechanneledall arrving guests to thecenterof the parkwherea visualcon punctuatedthe hub and becamean orientationelement seen from multiplevantagepoints in the p a r h .A r D r s r e y . a r dr.r i s s C i n d e r e las Castle. Fromthe centralhub,the otherspokesare circulationgatewaysto thevarloussubthemezonesof of quicklybringingguests the park.Theadvantage to a centrallocationand then exposingmu tiple gatewayoptionsis excellentfor swiftand evendistributionof guestsintoall subthemeareas.Often planis an outer includedwiththe hub-and-spoke loop connectingthe subthemezones. a Laopplan.usedat Universal's lslandsof Adventure (lOA)in Orlando,Florida,wherethe loopsur roundsa centralwaterarnenity.However,some loopplansplacegeneraserviceandmaintenance functionsin the centerfor easeof operations. A malorchallengeof ioopparksis thatoncevisitors establisha directionof traveltherels no choice, whetherthey mightwantto revisita favoriteattraction or jump acrossthe center.Wherethereis a singleentryto the loop,attraciionsoppositethe entrypoint(regardless of popularity) oftendo not operateat ful capacityduringthe openinghour while, somewhatlater,they have long queues because both circulationdirectionsconverge. Some parks with the loop layout try to move gueststo subthemezonesbeyondthe entrypoint by usingvariousmodesof grouptransportation, but that is rarelyas effectiveas a centralpedestrianentrypointto all subthemezones. a Figureeightplan:essentially two loops,this plan has rnanyof the attrlbutesof the hub and spoke. designersmakethe entrypointat the Generally, crossoveroi the figureeight,wherethetwo loops connect,andwhereit actsas a centralhubto distribute guests n four directlonsthrough the subtheme zones.A parkplannedfortheChlldand NatureTrustin Turkeyplacesthe crossoverentry at one sideof an artificialakeand directsone oop aroundan earthendarn.The dry sideof the dam is used for a riverrapidsrlde,alwaysa popular hlgh-capacity attractionfor any park. a Randomp/an: unconventlonal or random plan strategiesare ofiena resultof unusualsite conditionsor externalplanningforceswhich dictate an unusualapproachto parkplanningdesign.An exampleof this is the FantasylslandWaterPark on Sentosalslandin Slngaporewherean irregular sitewas crossedby severalutilityeasements.
Planning wasfurther complicated bytherequirementfor botha primaryentryand a secondary gatefora 'utJremonora I stat.on. Designe.s determinedr'ratrheraldomplancouldbesrinregrare lhe losr-civilizar or lr.rereard arcl-eological dg sroryrne.
ResortThemePark Development Considerations Accordi.]gio aresr ire.rd resea'ch ihe recom mendedrule-of-thumb to gaugethe annualpotentialthemeparkattendancein rnatureeconomiesis ^ ^ ' . ^ ^ 6 r . h , ^ . . w i - h 2 7 0 m i l lo . r annualvisits,the US leadsthe way The more nnovativeparks n westernEuropehavereachedonly a third of their potentialand n countriessuch as who can ChinaimmensesuccessawaitsdeveLopers ldentify appropriateconcepts and manage the process. oeveropment The vitalimportanceof understanding localcustoms was experienced at Disneyand ParisResort wl-ere.for exa'nple.the inilal operationdismayed both Germanand Frenchguestswho wereunable to find beeror wineon the themeparkmenus.Also, operatinghoursmustbe adjustedto localcustoms; for example,parksin Spainneedto stayopen until aLleast2:00a.m.Otherstraregies developedar Disneyland Paris Resort involveadding more thrill attractions in relationto the sizeof the park,includ ing an entre new areato strengthenthe attraction mlx for longer-staying visitors.Thiswas neededto offsetan unusuallyhighpercentage of one-dayvlsits+ro.rrearbyurbancenters.Funhersl'oppingard restaurants, includinga majoranchormall,arebeing addedto helpreposition the parkas a primarydestinationratherthan a secondaryand short-term attraction. Followingthe example of Walt Disney World Resort,majorparksnow providehotelsto enhance the visitofstotal experience. Also,as was learned at Disneyland and appliedat WaltDisneyWorld,a major destinationpark needs a vast site with adequatespacefor futuregroMh, includingresort hotels,to protectltselffrom competitivebusinesses rlngingthe park.In additionto a varietyof themed resorts,park developersadd conventionhotelsto increasetheme park visits,realizlngthat families ofter acco-pany meetingattendeesiI the des'mega-hote tinationis attractive, orthe larger ,' wh ch servesthe four major markets conventionattendees, busrnesstraveiers,sportsvacationers,and theme park visitors.In Orlando,the convention
11?l
s
P",tl HotelTypes
f
parkdemonstrates plantheneparkMagicKingdom, the WaltDisneyWorldResort,0tlando,Florida.Thisexemplary fhehuband-spoke planning if Calil0rnia. c0nfigurati0n litst applied by Walt Disney at Disneyland radial
low attendance markethas Jilledthe traditional periodsat ihe malorthemeparksand operators havefoundthatparents willtaketheirchildren out of a familyvacation. of schoolfortheopportunity The marketneedsa varietyof resortsat major the diversity of destination themeparks,reflecting peoplepreferthe experi[,4any the park'svisitors. enceand convenience of stayingwithinthe park, offeringeasyaccess,longerhours,and package pricing. WaltDisney's original conceptof providing the mosidesirable themedresortconceptsinside the gate,to enhance,and be enhancedby the resorts,ultimatelyprovedthe most successful courseboth in Orlandoand at Disneyland Paris Resort.Each theme park companyneeds to for developing lodginginside consider its strategy
to establlsh itsown or outside thegateandwhether management company.
SignificantResortTheme Park Hotels
to buildat a Thedecisionon whattypeof resorts themepark,the numberof rooms,rateclass,and policies willvarydepending onthemar operational ketstudyfor the resortas wellas a separateanalyFamiiaritywithnew sisoIthethemeparkelements. in determining hoteltypeswillassistthedeveloper elements fora newthemepark themosiappropriate resort.
Fesorts
fhetand1nplanthenepalkFantasy lslandWalerpalk, Sentosa lsland,Singap0le. Unique sitec0nstraints oflendictate anunusual design. popular Here, multlple utility lines cross thesite0lAsias largest waterpark, l0cated inthecenter 0fSingapore's most attracti0n.
Disrey's Boa|dwatk at Watt Disney Wo d Resort, O/ando, Florida Themed resorts havebecome destinations inandof themselves. In fact, some new themedresort concepts havethemepark-like components within them.Disney's EpcotFesortdistrictof WaltDisney WorldResortcontains threelargeresorts(BoardWalk,YachtClub,andBeachClub)anda vacation ownershi0 cornoonent themedasa seaside boardwalkresort. Theresorts arelinkedby the bikecart andpedestrian boardwalk thatencircles thecentral lake offeringa nostalgicambianceof shops, restaurants, skillgames,andboatdocksproviding watertaxiserviceto Epcot.Thisboardwalk environmentistheming at iisbest,creating extensive cross
visitation betweenresortguestsandvisitorsexperiencingthethemedenvironment. Ho|€I Cheyenne at Di$neyrand Pafis Resott, France This1,000-room hotelis organized as a complex of two-story buildings conceived in the imageof a nineteenth-century American western town,filtered throughthe lensoI Hollywood, Unlikeits original proiotype, providjng a singlehotelalongMainStreet, USA,the HotelCheyenne is the townitself.The receptionbuildingand restaurant are placedat theprincipal crossroads, wherea streetleadsacross thecreekto theHotelSantaFe.
11el
120
Part1: Hotellypes
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Whilethe streetsof typicalwesterntownsran in linesandopened to endless vistasof prairie straight like andmountains, the streets of HotelCheyenne, western townsbuiltbytheHollywood thoseof back-lot studios,havevistasangledto screenoutbackstage areasfromthecameramen andtheactorswho,inthis case.areonei'rrhesame theholelgJesrs.
Cafibbean Bay Hotet, Seout, South Kotea in Themasterplanforthispioneering development a fullyintegrated resorttheme Seoul,Korea,presents park.Caribbean Bay,the world'sargestindoor/ outdoor wateroark. is Dlanned withdirectaccessto
Le0end 1 Dance hall 2 Piano bar 3 Lobby 4 Porte cochere 5 Lobby lounge 6 Restaumnt 7 Retail B Arcade zone I EPSN 10 Boardwalk 11 Lake
Disney'sBoardWalk A nlstalgic resoft theme at WaltDisneyWorld@ Reso, Orlando, Florida.Evoking avaried 1890sresortiown, tsp0rches, awnings, shu:teIS,d0ImerS|00k0Utt0WeIS,andwid0w'SWa|kScreateanintimateeXperience'FUrtherenhancingthet0W ns€ctions Victorian Golhic archlteclure areintroduced oltheresod lts378 hotel f00ms,528 Disney Vacati0n Chbsuites, 15,000 lt' (1,400m')0lmeetlng spac: (4,550 and49,0001t2 m2)0ldinlng, l0rnge andsh0ppinq further arnenities unily thetolalakeside complex.
Resorts 1 2 1 |
guests thefamiyresorthotel.During thecoldwinters changejnto swirnming attirein theirresortroom whenwalkingin heated andweara robe/cover-up co'"rfonto the indoorwaterpa.k. The leel ol a villageis creatednotonlyon theexteriCaribbean or butalsowithaninterior street, whichconnects the resortand waterpark in a seamless warm,tropic environrnent. In this case, the resortand the indoor/outdoor waterpark serveasamenities to one another. Whenresortsand therneparksare developed privileges together, additional can be provided as partof an accommodation package. Thisincludes earlyparkaccess,discounted entryfees,purchasto the roomcard,specialqueuelines, es charged prefened seatingin parkrestaurants, and delivery park to the guestroom. of parkpurchases l\y'any privileges are designedto reinforce the themed Anintegtated wateryatk resjrttheneparkCatibbean BayHotel,Se0ul,S0uthK01ea. The experience ofescapeandrelaxation forguestsof all maximum benelit 0flheming is0btained byintegntngthewaterpark andfes0 intoas ngle ages. comolex.
' r', rr ;,-
Legend 1 Loadinq dock 2 Pone cochere 3 Baf 4 Dining room 5 Lobby
6 Sundries shop 11Creek (fort) 12Busstop 7 Playbround 8 Water tower 13 l"undryandvending I Grounds building 14Guestrooms 10 Entry road
: wild-west tes}rttheneHolelCheyenne at Disneyland@ Pa]isResort,France.One0l sixmajorthemed hotes integrated intOthepark,thisres0rt is based 0n :restage-set versi0n 0l lheholelwhichappearcd inwestern movies. TheH0llywood ve|si0n 0fthehotei,shOwn inthisax0n0metric wasf0undsuitab drawinq, el0f : -esOd because 01itssDread-out f0rfilmnq 0lanrequired
Ship of Dreams, O ando, Ftorida
massing forthepark,witheach thematic additional elementan assetto the other.LarryZiebarthof observed:'Escapin HHCPDesignInternational, a resortor parkwillbe themed experience at intoa in thefuturethanit is today.' evenfarmoreexciting
the the bestexampleot fullyintegrating Possibly is thepioneering Shipof resortandparkattractions Dreamsresortplannedon the edgeo{ a 60 acre (24ha)lakebetweenWaltDisneyWorldResortand inOrlando, Florida. The500-room Studios Universal of Trends dimensions resodtakeson theformandexterior the steamshipTitanic.fhe interiorreplicatesmany of thefamiliarspacesseeninthemovieyettheover- In a strongeconomy,hoteldemandin Orlando departs fromtheship'splan and Las Vegasrisesthe most because,as the allresortappropriately publicamenities, besiknownresorts are of theirtype,theyfrequently largesuites, addiiional bycreating a guesivisits.Thenextmajor areasto meetcurrent thefirstdestinations andessential back-olhouse to be deveopedin such Thebuilding, in theform themeparksareexpected four-star resortstandards. Taipei, Singapore, citiesas Shanghai, of a ship,ls 186ft (97m) highat thetopof eachof international andWarsaw, aswelL ason Native Jerusalem, Theexperience includes Beirut, itssignature smokestacks. Arizona, and reservations in Newl\,4exico, an on-boardRMSTitanicmuseumand a walking American viability remains the Whileeconomic tourthroughmajorpublicareasof the resort-ship, Connecticut. parksarea continuiactor, high-profile and circulation keythreshold designedwith separateentry/exit privacy ing megatrend where40 percentof in an industry routesfor dayvisitorsin orderto maintain adultssurveyed saythattheywillvisita themepark. forthehotelguests. andexclusivity parkswlll providea l\,4ore specialty experience iswhentheresort Theultimate themedexperience high-cost ticketforan high-experience, integrated effect low-capacity, andparkareone.Thiscompletely Possible provides immediate accessto the parkandto the affluentspecialinterestniche-market. guests conceptsinclude such ideas as ecotourisrn, guestrooms whichlookintothepark,allowing or a weightless weekendat a space the simulated life,streetperformers, or archaeology, to observe alsoprovides park. fireworks at night.Thehotelbuilding
guests aretOgether 0nboad When theresorl andparkvisitors nauticallhist\ric res\tttheneparkShipol Dreams, orland0,Flotida. Anintegrated giant peak. reaches its the rcplica oftheship, thethemed expedence
Resorts parks,bothhorizontally I Urbanentertainment and vertically tiered,willprovidepay-as-you-go debit cardsallowing busyresidents to payonlyforthe attractions theyuse,encouraging rnanyshorter repeatvisits.
Queen Mary made its final docking in Long Beach,California, whereit was converted,appropriately,into a hotel.The era of crossingthe seas in elegantfloatinghotelswhere one dressedfor dinnerand spent long days relaxingon deck with in air I Smallniche-parks willbe developed in suburban a book becameobsoletewith imorovements travel and changing attitudes toward leisure. Being or multiblock urbanrenewal sltesto compete with themajordestinations, offering theprecise experi- there,not gettlngthere,becamemoreimportant. The Queen Elizabethll. whlch was launched in encethevisitor is seeking, shorter lines, andmore 'I969 and refittedln 1999 at a cost of $312 million. prices. affordable is the only passengership that still crossesthe I f/loreresortswill be locatedwithinparkgates, Atlanticon a regularbasis.lt cla ms to be the only bothto creategreaterguestconvenience and trueocean iner althoughit,too,setsout on cru ses to heightenthe experience. Costumes Vr'illbe in the oif-season.Passengerships today have encouraged on specialoccasions. becomeess a wavof transoortation and moredesTheold oceanlinerswere I Advancedthemingtechniques developedfor tinationsuntothemselves. parkswll be extendedto museums,airports, builtas seafaringhotels.Today'scruiseshipsotfer on a grandscae shopping malls,restaurants, andevenhospitals, a wholearrayof additionaactivities wheretheireffectiveness in treating illnesses will thatincludetaxjreeshopping,casinos,diverseentertainment, andsportsfacilitles. l\,4any be furtherexplored. aremodeledon the LasVegashotel,oftenwiththe samesplashyinteI Roller-coasters andotherthrill-rides willcontinue rior to stretch theengineer's skillsandthebody'sabil- jectdesign.Onceoffshore,cruiseshlpsarenotsub gambling. to lawsprohibiting Also,freedomfrom ity to toleratethe senseof excitement. Greater taxesallowscruiselinesto set loweroricesfor liouor thrillsalsowillbe developed throughsimulation and othergoodsthantheironshorecounterparts. methods. A majorboostto cruisetravelhas beenthe great I Interactive attractions wheretheguestpadicipates numberof healthy,affluent,retiredpeoplewho have withthe entertainment experlence willgrowsig, time for lejsuretravel.Cruiseships allow one to nificantly, an evolution of today'svideogames. check-inonceto a roomanddinein a familiarsetting quality, oJconsistent a comfortpar I Holography willmakealmost anything simulatable, withassurances fromwalking through wals to wrestling withlions. ticularlyto peoplewho are relativelynew to trave. The shipcan visitexoticportswithoutguestsneedI Animal habitats willbeupgraded to science-learn-ingto moveluggage,lookfor accommodations, find parks,andotherthernes ingandecosystem and restaurants, or maketransportation connections. For attractions similarly willcontinue to improve and thesesame reasons,cruiseshipsare becomingvery upgrade to meetcustomer expectations for new popularfor familieswith children.Disney'scruise experiences. line,a leaderin this categoryoffersa varietyof packI l\,4arine habitatswill be advancedto livecontact agesthattie in withtheirthemeparks,resorts,and andcommunication sessions withdolphins, tame urbanentertanmentcenters. stingrays, tortoises, andschools of tropical fish. The competitionof cruiselines to oufdo each other has explodedin recentyears.In 1999Royal lThe next megaleapfor entertainment parks, Caribbean International launchedits 142,0001onyoypark sincetheamusement to themeparkin 1955 'partici-park,' by WaltDisney, \,/illbe whereall agero/ theSeas,whichis 42 percentheftierthanthe attractions willintegraie someformof guestpar- largestvessel in the US Navy and accornmodates Theinterior features twogiantatrit cipation. Guestsmightreceive scores,making 3,114 passengers. um spaces, flanking a shopping arcade twojootball theexperience competitive, eitheramongfriends fields long and four decks high, above which 138 or againstsetthresholds or records. stateroomsoverlookthe activity.This is the firstvesselthatofferscabinswithinteriorviewsintoskylitpublic spaces,in additionto seaviews.With rnorespace than any other vessel at sea, the Voyageralso includesa 1,350-seat theatermodeledafterMilan's The golden age of luxuryocean linerscarne to La Scala,a drivingrangefor golfers,rock-climbing an end in December1967.whenthe CunardLine's wall,ice-skating rink,andweddingchapelin the sky.
Gruise Ships
1,'1
lz+
Types Partl:Hotel
Legend 1 Portfino ltalian Restaurant dining 2 Windjammaf casual Grillcasual dining 3 Lsland golfcourse Dunes 4 Voyager 5 Seaside Diner casual dining 0utd0or familydeck 6 Advenlure beach youth 7 Advenlure ocean area I Golf simulator stating tnck I In-line 10 Spos court '11 wall Rock climblng 12 Nineteenth holegolfbar '13 Hearts cardroom Seven 14 Skylight chapel 15 Cloud Nine cocktail lounqe observation lounge 16 Crow s Nest jazz 17 High Notes club
18 Cool zone 19 Pools/whirlpools 20 Atrium viet{staterooms 21 Boutiques dutyJree shopping 22 Solarium 23 Sprlnkl€s ice-cream bar 24 Sunbathing area 25 ShipShape@ lilness center 26 Jogging track 27 Shipshape@ spa 28 Peek-A-Boo bridge overlook point 29 obseruation 30 [a Scala theatre 31 Cleopalra's Needle dancing lounge 32 Connoisseur Club cigar club 33 Boardroom 34 Forward Centrum 35 Schooner bar
36 Caf6 Promenade nightclub 37 TheVault 38 Conlerence center 39 Casino Royale gaming 40 Spinners afcade 41 Center {ceatStudio B 42 Studio Bentertainment complex 43 Scoreboard sports bar 44 Aquarium bar 45 Champagne baf 46 Boyal Promenade 47 AftCentrum 48 Business Services 49 Library 50 Carmen dining room 51 LaBohdme dining room 52 Magic Futedining room
fhectuise shiprcs1rt RoyalCaribbean, Voyager ot theSeas.
In2000,RoyalCaribbean International launched an identicalship,Lxplorerof the Seas. Notto be outdone, America WorldCityoperating outof PortCanaveral, Florida, hasplansto builda one-quarter-rnile-long cratt ihat will carry 6,200 passengers housedin threeeightdeck-high hotel towersrising abovethe ship's hull. Proposed amenities includea theaterfor 2,000,a museum, librarylt will be a veritable and a 100,000-book self-contained resortat sea.
With70 percentof theearth'ssurfacewater,ships haveaccessto a widerangeoJsitesthataredifficull to reachby othermeans.Manyof theworld'sgreat villages, cities,picturesque andsomeof theoldest and most spectacularhumansettlements are on waterandconvenient for seatravelers to visit.Also, breathtaking naturallandscape, oftenuntouched by humanoccupation, canbestbe explored fromseafaringvessels. Viewsof volcanic islandsintheHawaiian archipelago, SouthPolepenguins, NoMegian
Fesorts fjords,Alaskanglaciers,andevenmoreremoteand exoticlocations areaccessible to ships.Theability to travelduringthenightwhileenjoying restful sleep andwithoutthehassleof airports, allowstheseapassenger to visita numberof portsat ease. Unlikeresorthotelsthatweatheriow seasons, cruiseshipshavethefreedom to navigate wherever the demandis greatest-wintersin the Caribbean andMediterranean, summers in AlaskaandScandinavia. In addition, formajoreventsthatwillmake localhotelroomshardto comeby andexpensive, and air traveltight,shipscan provideon board roomsfor shortperiods.Several shipsdockedin greatnatural Sydney, Australia's, harborto provide lodgingforthe2000Olympics. addirional Someof themostpopularcruises areorganized witha theme.Muchlikeconventions, theyrequire littlephysicalmodification ol the facilityto accomgroup,whichenjoysthefreemodatethe particular domof beingsurrounded byotherssharing thesame outlookor interests. Packages areput togethertor groupsandthoseassembled bothwell-established solelyforthecruise.Theyrangefromfrolicking onthe gays,andsalsaaficionados highseasbysingles, to moresobergroupswhostudytheBible,hearlectures
125 |
on theenvironment, or remember PearlHarborby sailingintoHonolulu's harbor. Unlike mosthotels, cruiseshipsprovide theirown utilityinfrastructure, including electricity, water,sewageandwastedisposal. Anothermajordistinction isthatcruiseshipshaveto provideaccommodation, all meals,exercise facilities, and entertainment for itscrewwhodo notmixsocially withthepassengers. Notonlydoesthisinvolve morespace,butalso,as inthecaseof the2,600-passenger GrandPrincess, a'sub-crew'of 50 whoareon boardto cleanthe quarters, prepare meals,andhandlepayroll forthe I ,l50-member staff.
Trends Witha strongeconomy andanagingpopuiatjon, the popularity of cruiseshipswillcontinue. ln 2000,12 newcruiseshipswereplannedfor launch.Major hotelcompanies such as Radjsson and Disney playersin the cruise-line are becomingimportant industry. Notonlyis therethelucrative cruisebusiness,buttheseshipsalsobringguestsdirectly to resonsownedormanaged bythesamecompanies thatownthem.
fhecruise shipres?ftRoyal Caribbean, Voyager ol the Seas.Followinq inn0vative trends oflhehospilality induslry, thecruise ship'sluxurious atrium slater00ms lace0nt0thebustling streetscape 0fiheB0yal Promenade, ctuising's lirsthorizonlal atrium. l\40re thantwofootball lields(200m)l0ngandlourdecks hiqh,thespace offe[sa wideselecti0n 0i shops,restaurants andentertainmeni. Olher leatures 0f this142,000 ton,3,800-berth ll0atingentertainment hotelinchdea 1,350seat :heatel, iceskating rink, aquarium, r0ck climbing wall, andmultipurpose entertainment c0mplex withslate-of-the artbr0adcasting andrec0rding iacilities.
Conven riCN l--lcte S mong the largestlodgingpropertiesare 300-400-room range,witha ballroomfor 800-1,000 whch aredesigned people.l\,4alor thosehotelsandresorts citiespushthesenumbersmuchhighto hostconventions and othernational and er, and most hotelierswould definea convention meetings. InNorthAmerlca, mostofthe hotelas havinga minimurnof 500roomsfor regionlnternational argercitleshaveseveral hotelsin the 750 1,500- al and smallnationalmeetings,up to 1,500or more guestroom rangewhilesurprisingly fewinternation rooms at major destinationsor for headquarters W th the al citiesboastevenonehotelo{thissize.IntheUS hotelsadjoiningleadingconvention centers. foundat onforgroupbusiness isthe developmentof airport hubs around the world, andCanadathe propertes largeassoclation meeting whilen Europe, forexam- developershavebuiLtconvention-oriented ple,theconvention marketfocuseson the interna- outsidethe majorcities,to easethe burdenon trationaltradeshowsheldin suchcitiesas Berlinand vel and b,ecauselarge sites are rnore available lVilan.Thesemajorindustryeventsoftenoccupy outsidethedowntownareas.And,increasingly, conmorethan 1 millionft2 (92,800m2)of exhibition ventionsare heldat resortareas,whereguestscan spaceand f ll everyhotelin the city-many of take part in nonmeetingactivitiesor wherefam lies themolder,relatively smal properties-but do not can spend a day on vacationwhlleone parent s requlre thekindof meeting andbanquet spacethat busy. is theessential characteristic of a rnajorconvention Thereare many examplesof conventionhotels which combinethese elements.For example,in hotel. The Frenchphilosopher Alexisde Tocqueville, Orlando,Florida,the OrangeCounty Convention America's amongthe flrstto identify appetitefor Centeris immediatelysurroundedby three large groupparticipation, wouldnot be disappointed by hotels,allwithina fewminuteswa k, eachonealone themassmeetlng activity heldintoday's convention- which mighthost a substantiameetng but which, oriented hotelsandconference centers. Citiessuch together,provide a sufficent base of overnight as NewYorkandLasVegas, forexample, hostsev- rooms for nearly any major convention.Dlsney guestseveryyearand,world- Worldcontinuesto expandits convention-oriented convention eralmillion wide,thenumber of peopleattendng meetings and propertiesin order to attractgroupswhich find it conventions is wellin excessof 100million.Even appealingto combine meetingswith the Disney resortareas, suchasOrlando or PalmSprings, have theme-parkexperience. Lessthan 10 miles(16km) becomemajorconvention destinations. Inaddition, from the conventioncenter UniversalStudiosis smaller resorts findthattheyneedto caterto meet- developingthreemajorresorthotelswith a strong ingandgroupbusiness in orderto {illguestrooms meetjngsorientationfor exactlythis same market. in theshoulderandoff-season. In majorcities,on Table5.1 suggestshow largethese major hotels the otherhand,the convention marketextends may be, especialy when the destinations widely throughout the year,with the few slow periods favored. aroundmajorholidays. As the tableshows,the numberof hotelroomsis importance Giventheincreasing ofthegroupmar- only part of what definestoday'sconventionhotel. ket, and the abilityto attractmeetingsat a wide In addiiion,the propertyrequiresa majorballroom rangeof locationsdowntown, suburban, airport, and substantialamountsof exhibitionand multland resort,for exarnple-thelate1990ssawthe purpose meeting space, totaling some 50 100 explosion of a varietyof distinctly djfferent conven- ft2lroom(4.6 9.3m2),or abouttwoto threetimesthe peo- amountof meetingspace that is normalfor subtionhoteltypes.Smaller citieso1upto 250,000 ple may havea convention-oriented hotelin the urban or business-oriented downtownhotels. ln
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HyatlReqency isc0nnected lllin0is.The800-100nr Place,Chicago, Regency McCormick centerlhatel canplexHyalt Chicag}'s c\nventi1n 1001. The marked by tssoarngarch€d PLace viatheGrardC0ncourse, lvlcCOrmick c0nvert 0nandexhbiti0ncenter, t0N0rth Amerca'slargest thec0nvent 0naclivity 50hOspila itysultes t0srpp0rt space 01itsownbutover I ttlemeeting andbanqlret hotehasrelatlvely
Part1:Hotel Types lrza Table F0rida. selecled c0nventi0n hotels 5.1 0rland0. Meeting Balhoan arca Guestroonsnons It2 n2 Holelsadioining theorangeGounly Gonvention Center Rosen Holel 1,334 Centf€ 33 Peabody Hotel 950 32 Clarion Hotel 810 22
35,0003,250 26,700 2,480 26,0002,4'10
hotelswithinWaltDisneyWorld Convenlion WaltDisnev WorldSwan andDolohin. 2.267 Disney 1,967 Coronado Springs Disney Yacht 1,217 andBeach Club. Disney Conternporary
54,4005,050 60,2005,585 38,0003,525 4 4 , 8 0 04 , 1 6 0
75 21 33
.TwohOtels marketed andoperated l0gether.
addition,these hotelsoffer multiplefood and beverageoutlets,expandedhealthand fitness facilities, anda muchhighernumberof suites, typically5 percentand sometimes approaching 8 percent of thetotalnumberof guestrooms. A largeconventron hotelLodayrequires a minimumof 1,000roomscornmitted to ihe convention, wlthoutwhichlargegroupsmay not considera hotel.In planningthe facilityanother200-400 roomsmustbe addedio avoidturningawaytranperiods. sienttravelers duringpeakconvention Secondarycitiesmayhaveconvention-oriented hotels abouthalfthlssize.Theconvention hotel'ssmaller counterpart, theconference center(seeChapter 6), catersto smallergroupswho requireonly5G-200 guestrooms andwhoprefersingle-purpose conference and trajningrooms.Whilethe convention hotelcanaccommodate variedmeetings ofallsizes, it focusesprimarilyon largergroups,whereas the conference centerprovidesa moreintimate atmosphere and such dedicatedspacesas an amphitheater anddozensof breakout roomsneedgroups. ed by smaller lVanyolderconvention hotels,unable to expand, havebeenmadeobsoletebecause of the growth in the sizeof associaiion and otherlargerorganizational meetings. Increasingly, higher attendance at conventions and tradeshows-especially at the
populardestinationsoftenspillsoverintoseveral hotelsclustered arounda 'headquarters' hotel.This hascreated opportunities for largercapacity meeting and exhibithallsin suchleadhotels,in some waysduplicating or replacing the oldercity convention centers andmunicipal auditoriums. Thisinterest inconvention hotelsis easyto understand.Groupbusiness, and especially the large grewatover5 percent meeting market, a yearinthe percentage late1990s.Occupancy and roornrevenuein largeconvention hotelsgenerally outpaced properties. thoseof smaller
Planningand Design Gonsiderations hotels areamongtherf ostdiffcultbuildConvention ing typesto planand designbecausethe usual complexfunctional requirements areexacerbated by thesizeof theprogram-l,000roornsor more, publicareasincluding substantial a largeclear-span ba lroom,andincreased back-of-house spaces.In downtownurbanlocationsthis is madeevenmore difficultby smallsitesand restrictive zoning.In selecting a site,the developrnent teamneedsto recognize the majorplanning considerations for a successful convention hotelandtestthesiteagainst thesekeycriteria: r TestsiteforFAR(floorarearatio)to accommodate total hotel area at program ratios such as 850-900ft2(80-84m2)per room. r Separate hotelentrances including mainlobby, ballroomand exhibithall, restaurants, hotel receiving, employees, andexhibitunloading. publicarrivalspacefor cars, r Providesufficient taxis,andshuttlebuses. r Providesufficient servicespace includng for unloading of exhibits. r Createa lobbyspaceof sufficient sizefor the marketandappropriate to thesite. r Allowsufficient clear-span forhotelballroom, often as rnuchas 125ft (38m) or more,outsidethe guestroom columnstructure.
Because of the scaleof newconvention hotels, thesecriteria, whllesimilar to thoseforsmaller downTable 5.2Convention holels operating data townor airporthotelsorforlargerresorts, createnew challenges forthedevelopment team.Inaddition to Nunberofrcans 504-1,004 >1,0a0 havingmanymoreguestroorns andsuites, thetotal Avemge slze(rooms) 281 733 1,511 amountof publicandsupportspace,thesizeofthe 0ccupancypercentage 65.4 6i.8 73.8 ballroom, andthenumber of elevators oftenaretwo perroom Bevenue $27,911 $ 3 1 , 2 6 7 $45,059 to threetimesthatof othermajorhotelswhichdo Source: PKF(2000), lrends in theH1tellndust4l, IJSAedit0n. notfocuson theconvention market.
Convention Hotels
129 |
DowntownConventionHotels hotelis a majorchainThetraditional convention operatedpropertyin one of the largeconvention cities-New York,Chicago,New Orleans,San Francisco, andsoforth-and mayhave1,000-1,500 roomsor more.Whileit maybe moreconvenient to theconvention center,theseprojectsarenotusually directlyadjacentto the city facilityand do noi but marketto middependonlyon thatbusiness, people)whichneedlarge sizegroups(500-1,000 dining,and breakout space, amountsof meeting, continuing Basedon the strengthand projected growthof the conventionmarket,new convention roomsandover50,000 ft'?(4,640m1 hotelswjth1,OO0 spacearebeingannounced of meeting andexhibit in majorcities.lf siteswerenotso difficultto acquire, wouldconsiderdoublingtheirmeeting operators and spaceby providing a secondmajorballroom breakoul rooms.lf stillmoreareais availadditional hallas well. able,manywouldadd a majorexhibit Marrio'tt hotel In Philadelphia, builta 1,41O-room centetwhichhad one blockfromthe convention openedin 1993.Because thecenteris undersized comparedwith other nearbyeast coast cities (in Mar1997the cjtybeganplansfor its expansion), riottdecidedto builda self-contained convention property, withits ownexhibition spaceand multiple Inaddition,by 2000,l,4arriott hadadded ballrooms. prothreeadditional smallhotelsnearby,as satellite jects,bringingits total roomcountto over2,200. hotelsof thistypeshoulddevote Wherepossible, about40 percentof itsfunctionareato exhibition space,40 percentfor grandandjuniorballrooms, rooms. and20 percent forsmallmeeting popular In SanAntonio,Texas,an increasingly lvlarrioti recentlybuilton ihe convention destination, popularRiverwalk, only halfa blockfromthe convention center. Thishighlysuccessful hotelis used hotelson constrained asa modelfornewconvention sites,inwhichthemanyballroomsubdivisions serve groups. ihe needof smaller
(76 lvlarriott Hotel, 1,410guestro0ms Table5.3Philadelphia suites) Arcaavailable
ff# Exhibit hall 33,000 Grand ballroom 33,000 other meeting rooms16,000
3,060 3,060 1,485
fhe urbandestinati\n c1nvention h\tel San AntonioMar ott BivercenlelTexas. hotel,overl0oking theexciting RiveMalk, is connected t0 the This1,000r00mconvenli0n center. lt anchoIS SanAn10ni0's Rivercenter ftilallandisa shortwalkt0thecityc0nventi0n growing conventi0n andioufisibusiness witha 38-st0ry towerrisingatopa soaring atrium 0fthe lobby. Increasing numbers 0f citiesarcablet0 suppohotels 01thissizebecause growing importance regional andnational meetings. ofmaj0r Table5.4 SanAntonio lvlarriott Rivercenter. 1.0000uestrooms (86suites)
Percenkge oftotal 40% 40"k 20%
Grand ballroom (divides inlo13parts) (19) Conference rooms
Areaavailable ff n2
Percentage oftotal
41,600 3,860
76%
1 2 , 9 0 0 1 , 2 0 0 24%
1130 |I '
Part1: HotelTvoes
DowntownnConventionCenter HeadquartersHotel Asthemajordestination citiesbuildnewconvention centers or expandolderones(seeTable5.5),many at 1,000,000 {t2(92,900rn2)or more,theyoftenprovideoneor moresitesforanadjacent'headquarters' hotel,usuallyconnected direcllyto theconvention center.Because theyoperateat relatively highoccupanciesand rate,compared withotherfirst-class hotelsin the samemarket,theseprojectsusually areawarded on a competitive basis.Forexample, Boston, whichis planning to opena new9700million convention centerin 2003,wentthrougha careful processwiththreemajorhotelmanagecompelitive mentgroups,including conceptual designof the respective hotels,beloreselecting StaMoodandits Sheraton brandforthenew1,120-room headouarters hotel. Thesehotels,connected to theconvention center, do nol needas muchdedicated functionspace, because theybenefitfromthesymbiotic relationship withthepublicfacilitynextdoor.InAtlanticCity,New Jersey, thecityprovided a sitejor a new500-room headquarters hoteladjacentto its newconvention center. TheSheraton Hotelis designed to complementtheexhibition andmeeting Jacilities intheconvennoncenlerand,therefore, hasonlv27,000ft2 (2,500 m2)of jtsownballroom. banquet. andbreakoutrooms,in addition to otheramenities. Somecitiesarepartnering withhotelcompanies to builda hotelconnected to thepublicconvention center.The city of Chicagorecentlyexpandedits McCormick PlaceConvention Center to makeit the largestfacilityin NorthAmerica, withover2 millionft2 (l85,800m') o{ exhibition spaceand 110meeting
fhec1nvention center headquarterc h\telShe'alon AtlanlicCityConvenlionCenter Hotel,NewJersey. Developers responded withcompetilive proposals fOra convenlion headquarters hotelconnected t0 public thegaming deslination's newconvention cenler. Theh01el space serves asa connecting linkbetween lheconvenljon center andnew retailspace thatpullsmeeting attendees l0ward lhelamous Boardwalk fronting themany casinos overl00kin0 theAtlantic 0cean.
Table 5.5 largest c0nventi0n a1dexlibiti0r centers, North America lotalarca
City
Exposition centel
Chicago LasVegas Atlanla
fuilc0ormick Place LasVegas Convention Center Georcia Wodd Congress Center Astrodome USA 0range County Convention Center Ernest N.l\4orial Conventi0n Cenler Kentucky FairandExpositi0n Center Sands Expo & Convention Center and Ven€tian Resort Hotel Casino International Exposition Cenler Dallas Convention Center
Houston 0rlando New0rleans Louisville LasVegas Cleveland Dallas
n2
2,200,000 204,000 '1,300,000 120,000 1,180,000110,000 1,'130,000 105,000 1,100,000102,000 1,100,000102,000 1,070,000 99,500 1,000,000 93,000 900,000 850,000
83,500 79,000
Theconventi\n center hotelHyattRegency Mcoormick Place, Chicago, lllinois. The12,000it'{1,115 nr')ballr00m isgraced by perf0raled-metal fradesh1w Sow}e. Week 1998lvlaj0r L\hibitHallDircctory; canopy in itsprelunclion Smith Travel l.lSLodginq a soaring spacehelpinq Research, (T0p Census 25Hotel L4arkets), l0 pulldown thescale 1999. ofthesDace attheballroom d00rs.
ConventionHotels
131 |
Place, Chicago, 800guesttooms Table5.6 Hyatt Regency lvlc0ormick {53suites) Arcaavailable Percentage t( nf ot total 1 2 , 0 0 01 , 1 1 0 6gvo Ballroom andbreakoulr00ms5,500 510 31./" lvleeting
rooms.At thesametime,thecitybuilta hotelconnectedto thecenter,operatedby Hyatt(seep. 126). of thegreatsizeof Mccormick Place,the Because space HyattRegencyrequiresverylittleconvention hotelin everyrespect of itsown.Whilea convention and with great due to its marketorientation, rooms,the hotel demandfor suitesand breakout spaceprogramis muchcloserto thatof a transient hotel.
Suburbanor ResortConvention Hotels andresortdeslinations alsoolfer Suburban, airport, to captureconvention business. But, theopportunity frequently, these projectsare physicallyremoved and,as a result,needto be fromnearbyattractions at O'Hare fullyself-contained, TheHyattRegency Airport,Chicago,one of the earlyJohnPortmandesigned atriumhotels,hasseenthemarketgrow the suburbanRosemont up aroundi1,including Center, butoriginally itwasa dedicated Convention hotel.Moredescriptive ofthistype airportconvention are resortprojectsin suchcitiesas PalmSprings, andOrlando, Florida. Cali'fornia. is the Amongthe largestand mostsuccesslul Marriott, which expanded in World Center Orlando 2000by adding500 guestrooms and 50,000ft' (4,640m') oJfunction space.lt features an exhibit hallandlwo majorballrooms, aswellas smallmeetprefunction ingandbreakout roomsandextensive WhilebothOrlando and areas,muchof it outdoors. for large Las Vegasolfer continuedopportunities holels,manywi'ththemeddesigns, these convention projectscan not be universally appliedto other locations.
DevelopmentConsiderations Themajorhotelmanagement companies alltry to havea presence in eachmajormarket. Whilesome may havebeenorientedmore chainstraditionally towardsresortor downtownor airDortlocations, as
worldCenter Mariolt,florida.Nov/the largest fheconvention resutnegarolel orlando l\,4arriott hotel, lollowing theopeninq in20000ia500room addilion, the28-st0ry mega guests. t0thec0nventioneer andother over 200 hotel 0lfers every resort amenity Sprawlinq golfcourse (81ha)andincluding landscaped acres aredesigned championship andhealth ft2(18,580 m2), including twomajor ballrooms spa, theconventi0n complex covers 200,000 hall. and anexhibition havebecomemore theyhavegrownthecompanies of theirproperties. Thatis, similarinthedistribulion Sheraton, eachof the majorcompanies,l\4arriott, a blend Hilton, Hyatt,Westin, andsoforth,includes of resort, business, andconvention hotelsandcompetesheadto headln mostlocations, including tor ln somecitiestheycollabortheconvention market. (1,180 ate. In Boston,for example, the Sheraton rooms)istheclosesthotelto lhe HynesConveniion (1,150rooms)andWestin Center, butbothMarriott (800rooms)operatemajorhotelswithinwalkingdiscollaborate io tance.Thesethreehotelsfrequently attractmajorcity-wideconventions. Downtownsiteslargeenoughto supportmajor convention hotelsof over1,000roomsarerare.Considerthatthehotelrequires a clear-span ballroom, areas,placedwhere and adjoiningprelunction theydo notlall beneaththe guestroom slructure. guestrooms (98suites) Table 5.70rlando World Cenlef l/arriott, 2,000
Exhibit hall
Crystal ballroom Gnnd ballroom lvleeting rooms Prefunction/foyer
Arcaavailable ff m2
Percentage ol total
49,200 39,500 37,400 15,000 61,000
247" 20%
4,575 3,675 3,475 1,400 5,675
1B7o
8v" 30%
Irsz
Part1: HotelTypes
fheconpact wbanconventi1n h?telGtand Hyall,Washington, DC.Wilhbuilding heights limitedinWashington bycilyordinance, architects struggle toorganize thehotelelements ina compact mid-rise building. Theexploded diagram illustrates howthe900r00mGrand Hyait's alrium l0bby, withreslaurants andl0unges itscentral overlooking wate rleature, coveTs twofl00rs0funderuround conventi0n space, cleverly sOlving thestruciural tension between large-span meeting r00ms andtheguestroom structure. Thesmaller meeting rooms andsup p0 functi0ns fill thez0ne around tlieballtooms, where theslruclure doesn01pemitamai0r columnJree space.
There{ore, a siteto accommodate a majorballroom ol 120x 250ft (36x 76 m) and publicand service functions thatsurround it,inaddition to theguestroom tower,may requirea site of morethan 60,000fF (5,500m'). In fact,a normalrule-of-thumb in urban locations is to seeka sitethatis at least2.0-2.5times the sizeof the largestballroom. Whilecarefulplanningat theschematic stagemayallowthedevelop-
er to buildon a smaller site,thisrequires thearchi tectto placethe ballroomon an upperlevel,requiring additionalelevatorsor escalators, and a junior ballroomon stillanotherlevel.Thisstackingof the functionroomscomplicates the designoI theverticalcirculation, requires additional egressstairs,and lorcesduplication of back-of-house serviceareas. Building inWashington, DC,isfurther hindered by strictheightlimitations. Many hoteldevelopers, therefore, excavate twoor threelevelsunderground in orderto provideenoughfloorspaceto makea projectleasible. TheGrandHyattWashington, with 900guestrooms and58 suites,hasabout40,000ft' (3,700 m') of function spaceincluding twomid-size reachedbyescalators ballrooms, leadingdownfrom the lobbyentrance to basement floors.Thehotel atriumessentially fallsdirectly abovethe ballroom space,withguestrooms ringingit on threesides fillingthecityblock. Earlyconvention hotels,suchas the Willardin Washington, DC,andTheSt.Regisin NewYork, were ableto provideopen,columnjreeballrooms onlyby placingthemon the top floor.Thisapproachwas structurally elficient, and the rooftopballrooms it produced arestillmuchadmired fortheirdramatic views.Butwiththe increased capacitiesof today's meetingand banquetfacilities and the extensive elevatorsand firestairsthat noware required,this solution is nolongerpractical. Cities wiselyareconsidering specialzoningor othermeansoi assemblinglargersitesneededto satisfythedemandjor majornewconvention-related hotels. ldeally,conventionhotelsare betterlocatedon largesiteswherethe functionspacespreadsout overonlyonefloorTheretore, thegoalat airportand suburbanlocations, or in majorurbanrenewalsites, is to acouirea oarcellouror moretimesthesizeof thelargest ballroom. A compromise maybe possible,forlargeprojects, to putsomesmaller meeting rooms,as well as food and beverageoutletsand back-of-house areason anotherfloor,butthe major function spaceshouldbe configured as compactly as possible.
PlanningPublicAreas Aswitheveryhotel,planning thepublicspacebegins withtheanivalsequence. At majorconvention hotels architects needto consider thevolumeof arrivals or departures likelyat peaktimes,aswellastheneed to accommodate shuttlebusesto the convention centeror otherattractions. Therefore, for a 1.000room hotelit may be necessary to haveas many
Hotels Convention
jn 1998asanaddition lhe casin'hotelconvention center additi1n MGMGrand^ Gonlelence Centel, LasVegas, Nevada. Opened t0the l\,4Glil Grand Hotel, the380,000 ff (35,300 m')conference center offeIS substaniial meeting venue t0l-asVegas's incred5,000-r0om onem0re people yetthe facilities. Themain f0cus is0ntwolarge lora banquet; iblemix01huge subdivisibl€ ballrooms, capable olseating over 8,000 laciliiycanbeflexibly rearnnged t0 provide 42individual meeting r00ms. The38,000 frr(3,500mr)0fprejunction space suppothemeeting activities andoverl00k theGrand P00l andSpacomplex.
as fourlanesat theDortecochere,in orderto avoid congestion. Infact,allspacesneedto be somewhat oversized: lobbiesmust accommodalegreaternumbersof guestscheckingin or out,elevators musttransport guestswithinconfinedper;odsof time,restaurants andloungesexperience dramaticpeaksaroundthe facilitiesare convention schedule,and recreational taxedwhensessions arenotbeingheld.Lobbyplanmay ningguidelines of 15ft' (1.4m') perguestroom be 1.5 timesthe normfor suburban or smallcity groupbusF hotels,whichdo notgenerate substantial ness.Restaurant capacilies increase because of high double-occupancy in the roomsand loungesare lateafternoon oversized 1oaccommodate andevening demandfrom meetingattendees.Guestsare morelikelyto shopduringa convention thantheyare on other businesstrips, so retail space may approachtheamountfoundal resorts. Of course, themainfeature of convention hotels is thelunction space:exhibit hall,ballrooms, meet
ingandbanquet rooms,andsmallbreakout rooms mustbe designedto meetveryparticular needs of a widerangeof business and socialactivilies. Convention hotelsdo not do the sameamountof socialbusiness thatsmallercityhotelsdo, so the roomscan be designedmorefullyfor meetings. And,unlikeconJerence whichprovide very centers purpose-specific meetingspacefor theirguests, providemoregeneric, convention hotelsgenerally multipurpose rooms,witha highnumberof subdivisiblewalls creatingflexiblearrangements of space. Whiletheprogramis different fromotherhotels, the planning principles aremuchthe same:creating a publicandserviceactivisenseof arrival, separaling ties,makingspacesand functionseasilylocatable, and so forth.The interrelationship of the key conventionspacesmustencourage theflowof attendees mainlybetween theballroom andtheexhibithalland andthemeetingandbreakout between theballroom rooms.lI anyof theseelements is on a different floor,
1.'l
ror I
Part1: HotelTypes
A ve$atile c1nventi\n rcs\rtwitha daylight balh1om LoewsMiamiBeachHolel,Fl0lida.Thefirstmaiorluxury hotelt0 bebuiltin lvliami Beach inm0rethan30years, the800roompropey cornbines 100r00ms inthehisloric a decoSt.l\.40ritz Hotelwith a new18st0rytower. Thestylishreso olfersservices andamenities lrnportant t0 leisure, lncentive, andc0nventi0n markets. Unusual, butcriticalf0rreso destinagardens pool,andAllantic tions,thegrandballro0m leatures fl00Ft0-ceiling windows thelandscaped Preiunclr0n overl0oking 0cean. space seamlessly flows belween lhenewbuilding andtheoutd00rs.
thearchitect mustprovidea grandstairorescalators service equipment, audiovisual equipment, egress and a visualconnectionbetweentheirprefunction requirements, structure, or mechanical andelecareas.Wheretheclimateofferstheopportunity, foyer tricalprovisions. spacesmustopenontoplazasandpooldecks,and t Prefunction area:includesuooortfunctionssuch smallandmid-size rooms,especially, mighthavetheir as publictoilets,coatrooms,telephone areas, grandstairor escalators, o\rnaccessto outdoorterraces. ThenewWestinPark meetingregistration, planner's Towershotelin SanDiegois designedwithoneside meeting office,andbusiness center. ol theballroom featuring a seriesofslidingpanelsthat a Back-of-house supportspace:spaceis required pantry can open the spacefullyto the foyer,and to the forfurniture storage, audiovisual storage, terracebeyond. and prep areas, back-of-housestaff space, partitionstorage,and so forth. The architects must incorporate a numberof features in theschematic designof theballroom to a Two-story ot higherspace: considertheimpactof provide forfutureooerations: the high-ceilinged ballroom on windowlocation I Extra-wide(9 ft or 2.7 n, minimum)sevice corriand views.or relatedissues.on the nextlevel. dors:the usablewidthof the corridors maybe Allowfora deeproofstructure, controlroomsior projection, reducedby the partitionstorageareas,banquet translation, and lightingwith direct
t0 resort sitespermit afchitecls Coconut PointResort& Spa,Naples,Florida.Larg€r hoteiHyatlRegency c\nvenlilnresort Theefficient 20,000 ft' (1,850m') 01llrcleatures Overl00kin0 theGull0f Mexico, The450-r00m HyatlResort, horizontally. theconventi0n space organize guesls prefuncti0n 0ulside lawns andgardens. terrace leading 10manicured eachwithitsowndedicated including twoballr0oms, t 0nspace r0oms and the tvvo passjng kltchen is l0cated between theh0tellobby. The thr0uqh lr0mthearrival courtwlthout canenterlheGrardBallr00m p. y placed (see nearby 79). ale conveniert suppo functlons other oubicandservice
perhapsby usinga mez- Trends viewsto theballroom, prefunction the area. above zaninespace cento expandpublicconvention place I Citiescontinue large functions freight elevators. a Additional The close by. need for lodging increasing the ters, flowandtheseron back-of-house highdemands should see worldwide destinations top convention towerare theguestroom supporting vlceelevators opportunttles and development f urther expansion {orbanquet service. insufficient hotels. forconventlon of exhibits. . Truckspaceforloadingandunloading spaceforexhibits I Increasedtravelgeneratedby the European or meeting useof theb,allroom in excess of whatusualspace far requires truck associations UnionandthegroMhof professlonal area.Planfor hoiel receiving is e at the ly availab need for conincrease the shoulddramatically easydisplayaccessandtruckentryto the ballhotels. vention roomthroughfullheightdoors. maintain highlevels hotels traditionally I Convention the latestin computer hotelsrequire Convention innovation asconandtechnological ot computer including technology networking and audiovisual to ventionsofferone of the firstopportunitles thefunction throughout capability teleconferencing newproducts. introduce sophistiboothsandequlpment, space,projection arecreating downdevelopers lighting, and sound- I Citlesandprivate flexible catedsoundsystems, dlstrictswhich furtherfuel proof movablepartitionsto subdivide{unction town entertainrnent activlty.Sitesnearshopping,cultural demand, conconvention rooms. Wherethereis demonstrated offeralternewentertainment districts additional attractions, or need io include such hotelsmay vention hotels, native locations for convention-oriented for simultaneous space and equipment features as from the convention centet distance in ihe ballroom. despite their rnovable stage anda translation
Ccnference Centers ne of themoreconfusing distinctions to the layperson is between therelatedterms'convention' and'conference.' Butto a hotelier a convention attractsseveralhundredto manythousandsof attendees,whilea conferencecatersto relatively smallgroupsseekinga more intimate venueandclosepersonal interaction. Although a few properties important conference existed sinceearly in thetwentieth century-Asilomar wasfoundedon thenorthern California coastin 1913-it wasnotuntil thelasthal{of thecenturythatmaloruniversities and corporations sawtheneedfordedicated educational or training centers. Eventhen,themovement started slowlywiththeArdenHouse,operatedbyColumbiaUniversity in Harriman, NewYork(1950), among theearliest, followed bysuchnotableexamples asthe Harrison Conference Centerat GlenCove,NewYork (1968),The LearningCenterat lvlarlboro, Massa(1974), chusetts andDoralForrestal in Princeton, New Jersey(1979).Onlyin the 1980sdid conference centersbecometrulycompetitive and demonstrate productthatwaswidelyacceptedand a successful growth. whichofferedpromisefor continued Distinct fromothertypesof lodgingproperiies that caterto groups,a conterence centeris designed, firstandforemost, to providean environrnent conduciveto efiective meetings, especially for groups of fewerthan50 people.Theconference centerprovidesa dedicated, distractionjree, comfortably furnished,and technologically equippedfacilitywith, impofrantly, theaddedfeatureof a professional stalf to providea highlevelof servicebothto the meef ingplanner andtheconference attendees. At such a center, allaspectsofthefacilitydesign,conference program,and supportservices, foodand beverage recreational amenities enhanceandfurtherthegoals ot a meeting. properties Therapiddevelopment of conference paralleled periodof substantial a conesponding growthin the numberof (andattendance at) meef ings,fromthe smallestworkshops to the largest national conventions, Various studiesby thetrade
press and independent researchorganizations showthat whileall segments of this marketare increasing, the smallercorporatemanagement, training, and salesmeetings aregrowingthefasf est.Forexample, whilethe numbero{ association meetingsusuallythosewith the largestattendance-actually decreased from1995to 1999,corporatemeetings in the US increased by nearly10 percent,to about835,000annually, with an attendanceof over50 millionpeopleand expenditures in excessof $10billion.
The SmallMeetingsMarket Theconference centerindustry is at a pointwhere its specialized lodgingproducthas gainedwide acceptance; the positive experience of the 1980s planners and1990shaseducated bothmeeting and attendees. Atthesametime,thedemand forvenues for smallconferences is rapidlyincreasing. Recent studies of thenumberof smallcorporate andassociationmeetings estimate thattherewere800,000 (thosewithlessthan50 people) smallconferences heldin the USAin 2000,withan additional 50,000 heldby US organizations overseas. In additionto thesesmallmeetings, whichideally areheldin the moreintimate, better-serviced conterence centers, groupsas the properiies frequently accommodate largeas 200-300people.lvlostexpertsanticipate thatthe numberof smallconferences andtraining programs willcontinue to grow,evenduringperiods of economic downturn, for several keyreasons: I Corporations arefacingan increasingly competitiveenvironment, and theiremployees are being challenged to understand newmanufacturing, marketing, andfinancial techniques andconcepts. r Thegrowing trendlo consolidation inmanyindustriesrequires thatcompanymanagemeni meetto practices. meldcultures andbusiness I Omnipresent legalandregulatory issuesnecessitatefrequent educational seminars.
Thenedicalresearch canfercnce centetHowatlHughes MedicalInstilute,ChevyChase, Maryland. TheHHN4I campus insubufuan Washington, DC,combines headquarters \{ithdedicated theresearch center confercnce lacilities andguestacc0mmodations inthemainstructure andin10ur'cottages' nearby. Thethreeiuncpond(seep.150). tionsall make useoJpaved cOuyards andshaded lawns arran0ed around thest0rm-retenllon
lrsa
Part1: HotelTypes
presentations andthe ly sophisticated audiovisual focusedonthesession desireto keeptheattendees generally last3-4 daysand theme.Thesemeetings meetings reaching aslarge varyin size,withnational plannersstruggleto have Salesmeetings as severalhundredattendees. Conference andeducational employee amongthemincreasing findtheidealmeelingortraining environment fortheir manyoblectives, particular program. familiarizing employees findthatded- motivation andenthusiasm, Theyincreasingly icatedconference centersoffera settingandservices with new product lines or sales strategies,and corporategoals and philosophies. thatcannoibe matchedbylraditionalmultipurpose reasserting l\4any larger sales meetings areheldin hotelsand resorts. These new facilities must be hotelsand programmed meetings butthesmallandmidsize regional a resorts, and designedto accommodate particular areidealfor conference centers. mixof conference sessions. r Increasing reliance on technology and compuf erizationmake it necessaryfor businessesto continually trainandupdateemployees.
programsare lhe rnostcommontype ol Ttaining a highlevelof smallmeeting, oftenincorporating mayfeature audiovisual support, Somecompanies whileothers fairlystandardvideo presentations, role-playing exerinvolvethe traineesin intensive whichmaybevideotaped cisesandgroupsessions, anddiscussion. While andplayedbackforcritique theseeventsaverageonlya few days,manylraining programscan last severalweeks,Althougha typicalclasssizeis about20,manytrainingmeetingsincludeas manyas30-50people.Depending of the corporate on the degreeof involvement humanresourcesandtrainingstafffroma particular company,the trainingsite may be selected becauseoJ its proximityto the corporateheadquarters. inthe1990srecognized the Ascompanies increasing importance of training, manybypassed issueby building theirowndedicated theproximity and trainingcenter,completewith guestrooms classroomand meetingsupportareas. extensive Management meetingsincludeexecutiveconfersessions. encesand management development generally 2-5 These rangefromabout daysandare groups for of 10-50.Themeetings oftenare designed andplanners mayschedule recreation veryintensive, forrelaxaandsocialactivities to olferan opportunity usually selectresortor tion.As a result,organizers recresuburbanconference centerswithextensive ationalfacilities. Prcfessional andtechnical meetingsaresimilarto the in manyways trainingand management sessions but mayonlyrun2-3 days.Thesizeof the meeting dependslargelyuponthetopicandsponsor.l\4any areheldal universities, wherethelacullyof business, management, schools serveassemorengineering however, ceninarinstructors; alltypesof con{erence tersattractat leastsomesmallnumberof technical meetings. Begional ideallyareheld andnationalsalesmeetings at conference centersbecauseof theneedfor hioh-
lncentivetripsandothetUpesof meetingsarealso good candidates for using conference centers. Incentive trips,whichusuallylast abouta week, generally areheldat majorresorthotelsor popular that ofierincentive trips destinations. Companies personnellend asa rewardto salesor management to includebusinessmeetingsduringthe event, Resort conalthough theirintensity andrigorvaries. Jerence centers, especially thosewithonsitegollor nearpopulardestinaskiing,andthoseproperties tions are best positionedto attractthis frusiness. meetings, Productintroductions, smallerassociation and olher specializedtypes ol conferencesare a less imDortantoart of the conferencecenter market-theseofteninvolvehundreds of people, maybe fairlyshortin duration, anddo notgenerate the foodand beverageand roomsrevenueessenthe moreexpensive conference tialto supporting centeroperations.
ConferenceCenterTypes These Conference centers fallintodislinctcategories. distinctions arebasedforthemostpartontheownerandusualmixof facilities. ship,marketorientation, Of course,many conferencecentersexhibitthe of several different categories; thenew characteristics on thegrounds Conference Centerof theAmericas of TheBiltmoreHotelin Floridais a jointventureof the historicresortwithboththe cityof CoralGables system. Andmanyofthe andtheUniversity of Florida corporate conference centers, forexample, compete properiies generalmeetby soliciting withexecutive ings.Also,likeotherlodgingproperties, anolderconferencecentermayfindthatitsmarketmaturesand may needto repositionitselfto continueto attract business.DoralArrowwood, for instance,northof as a corporate center NewYorkCity,wasconceived giantCiticorp in the early1980s.lt by thefinancial thenevolvedintoan executive facility(late1980s),
Conlerence Centers 139 Table6.1Confercnce center chafacteristics Type 0lcenter
fypical neetinguses
Executive
guestr0oms; Mid-anduppeFlevel traningandmanagement devel0pment, Suburban lOcati0ns; 200-300 mld-size t0large multiple planning; management saesmeetings diningandbeverage outlets; m0derate number 0f mid-size conference r0omsi largenumber0f break0ut roomsm0demte recreall0nal facilities
Resort
l\,4idanduppeFlevel management meetings; incenlive t ps; meetings saies
guestrooms; Resotl destinal on0rsLbufuan l0ca10ns; 150-400 large mutiplediningandbeverage outlelst smallt0 modenle number 0l cOrIerence r0Oms, addltiona banquet r00firs, extensive recreational ameniy outdoors) lies(especial
Corporate
Technical andsales training 10rl0w-andmidlevel empl0yeest management devel0pment meetings; poicyperflrils outside c0nlerences if c0mpany
guestro0ms (size Suburban 0rheadqLa erslocati0rs 150-400 varies), limleddining altematives; extensive tiajning 0rc0nf€rence r00ms t0 meet c0rpOrate Obiectves, specialized r00ms; auditorium; moderate to recreat extensive onal amenities
lJniversily
Executive educat 0nfOrmiddlemanagers, scientific meetings 0ncampus l0cation, 100-200 small l0midsize r0oms; limited dinng prcgrams andcontinuing education numbef andbeverage 0ptions, small lomoderat€ 0fc0nfefence r00ms, (alcOntinuing amphitheatert auditofium educati0n centers): r€creation usually ocated elsewhere oncampus
Not-foFprolit
Religi0us, educational, andgovernment slaff tralninq; meetings ass0ciation andloundati0n
(early addeda strongresodorientation 1990s), and in2000openednewguestroom andmeeting wings dedicatedto the trainingneedsof Pfizer,a leading pharmaceutical company,reverting to its corporate heritage. Table6.1identifies theprincipal typesof conferencecenters, thetypicalmeetings theyattract, and theirgeneralphysicalcharacteristics. Tables6.2 and6.3compare thespaceprogramandconlerence facilities amongthe lour majorconference center categories. Executive Conference Centers
Facility characteristics
0fien atrcm0te location; 25-100 r00ms; single dining r00m; to small rn0derate numbef 0tgeneric c0nference rooms; multipufpose arge (primarily r00m; limited recrealion outdo0s)
operators shouldbewhether a proposed faciliiy has the potential to attractweekendconferences or socialbusiness, both of whichare necessary to ensureprofitability. The 1990ssaw groMhin a hybridconference centerwhenseveralmajorurbanconvention hotels added a wing or renovatedone or two floorsto createthe moreintimate conference environment thattheirotherwise extensive functionsDacesfailed to provide. TheSheraton New^Orleans, with1,100 roomsand90,000ft' (8,360m")of function space, constructed a f ve-story addition in 1994to housea newexecutive conference center.Thetacilityoffers eightadditionalhigh-quality mee"ting and board roomstotaling17,000 ft' (1,580m') withamenities typicalof thebestcon{erence centers: power,audiovisual r flexiblecontrolsfor lighting, components, andclimate r comfortable ergonomicchairsand oversized taoles r state-of-th+art high-speed communications capabilitiesandmultiole dataDort outlets r stackable wallsandpresentation railings partitions r permanent wallsrather thandivisible for
Theexecutive conterence centerpresents themost typicalfacilityand usuallyIallseitherin the midor high-price categoryOriented towardcorporate rneetings, including bothtraining andmanagement development sessions, theexecutive centersfeature largenumberof conference a relatively rooms-as manyas 20 30 meeting roomsfor200-300guestrooms.[,4ostexecutivecentersare locatedin the suburbs aroundthelargercities,suchas NewYork, Washington, Atlanta,and Chicago,or closeto a growth majorairport hub.Thelate1990ssawsimilar of executive con{erence facilities in themajorbusiJUPc' rur 4uuuoUUr privategroupoffice nesscentersof the UK,Scandinavia, Japan,and r supportfunctions including Australia. With increasing competition and land space,conference concierge, refreshment kiosks, costs,the mainconcernof bothdevelopers and upgraded restrooTrs. andpublictelephores.
Types Part1:Hotel lreo center type Table6.2Facilities comparison byconference Cupoftte
University
rooms; Smalftoavenge-size lewornosuites; commons area oneach lloor
Smalltoaverage-size rooms; lewornosuites; case area on study orcommons each lloor
Guestrooms
Averageto largefewsuilesl sizeroomst clubJloor
Larqe 10verylargerooms; 5-10% suites
Public areas
Large lobby withlobby lounge; conf€rence dining andspecialty restaurant; lounqe and entertainment game ruom
highly variable; Average lobby wilhviewover Lobby size grounds, conlerence dining, lobby lounqe if corporate policy perrnits; specialty restaurant and conlerence recreation dining;enteainment d ning andprivate dininq; game lounge r00m
Confercnce areas
Ballroomi large variety of Large ballroom; moderate Audilorium; larce number of Executive education: breakout conlerence rcoms anomany number olmeeting and similar classroomst computer amphitheaters, rooms; r00msi rooms andfaculty ollices. breakout rooms, boardroom breakout amphitheater0rspecraFpurp0se olfices lortrainers Conlinuin0 education: auditorium andmany classrooms
Recreation areas
pool; racqu€t Swimming club cous,health
pooll l\ilany facilities; outdoor health club/spa
Gymorpool;racquet courts; health club
Smalltoavemqe-size roomorquiet lobby;readin0 lounge; conference d ning andprivate d!ninq; cocktail lounge
N0ne
pr0q,an Table 6.3Sc'renaric desigr byconierence cenre'lype Executive
Corporate
Univerciy
Guestrooms Number ofrooms Typical netareaarea. Gross Percent oftotal
225300 (28-33) 300-350 47V52514+49) 50-55
150,400 (30-35) 325-375 525625(49-58) 45-55
125-400 275325(2630) (42-51) 450-55 35 45
100-200 250300(23-28) (37-49) 400-52s 40 55
Publicareas Number ofrestaurants Number oflounges Gross area* Percenl oltolal
2 2 (8-12) 90-12s 8-12
3
12 1 60-200(6-19) 712
1 0-1 8 5 1 1 5( B - 1 1 ) I 14
areas Conlerence Number olballrooms amphittreaters Number 0l audiloriums/ Number ofmeeting rooms roorns Number ofbreakoul area" Gross Percent oftotal
1 0-1 1 02 0 6-20 175225(1621) 1 62 2
2 1
0
48 1 2 5 - 1 9{ 1021 B ) 820
0 t-4 640 +20 250400(2337) 20 35
ReGreation areas Gross area* Percent oftotal
15-50(1-5) 2-6
50 200(5,19) 4-15
35-90(3-8)
0-20(0-2) 02
Adminishation/service Gtoss arca. Percent oltotal
125-175 \12 16) 1 31 8
1 4 0 - 1 9( 1031 8 ) 1+17
20030009 28) IJ ZJ
125200(12 19) 1 21 5
9 5 01 , 1 0 0 (88-102)
1,050-1,200 ( 9 81 1 2 )
1,150 1,500 (107-140)
8 0 01 , 1 0 0 (t+102)
Totalglossareat
*Fl00rarealigures feet(square areinsquarc meters).
90-125 {8-12) 8-12
b- tc
3 10 6-15 1i5 300(16-28) 20 35
Conference Centers 141 ] Starwoodcompleteda similarprojectat itsSheraton NewYorkHoteland Towersin 1999,when it its underutilized totallyrefurbished exhibithallinto dedicated conlerence spacewithhigh-quality meeting roomssurrounding a centralregistration and concierge area. Resort Gonference Genters Theresonconference centerhasgrownin prominencein twodistinctandoppositeways:manyevolved from executivepropertiesby marketingand promoting theirexpanded recreational facilities while othercenterschangedfrom a resortby addinga meeting complex to betterfilllowshoulder andoffseasonperiods.Theresortcentersaredesignedfor thesametypeof management meetings, aswellas groups.Resortconference for salesand incenlive centers varyin size:in the1990smostnewproperties had approximately 300-400roomsin orderto supportthe recreational infrastructure, but more recentprojects haveonly150 200traditional hotel guestroorns but includenearbytimeshare rental units(seeChapter4). The resortcentersusually havesomewhatlessmeetingspacethando executivecenters,but offer morefood and beverage choicesand substantially largerrecreational facilities.Newresortcenters arebeingbuiltin suburban locations wherethereis sulficient landand in the moretraditional resortdestinations, suchasArizona andCalilornia. Corporcte Conlerence Centers Thecorporate conference andtraining centeris the physicallyin the1980sa fewcorporations largest with morethan 1,000rooms. openedproperties However, thesebecame tremendously difficult to flll periods duringrecessionary andexpensive to maintain;also,consolidations amongmajorcorporations mademanyof theseobsolete. Although somecorporations more recentlyhavebuiltJacilities with 150-250rooms,new projectstend to be in the 250-400-roomrange.Corporatecenterscontain muchmoreconference spacethando othertypes because ol theneedto meeiveryspecilictraining needs. Manymajorcorporations, especially thosein pharmaceuticals, telecommunications, insurance, fhec1nventian hatelexecutive c1nfercnce cenler Sheraton NewYorkErecutive Conlerandlinancial services struggle withthedecision of ence groups Center.NIaj0r c0nventi0n hotelshaveresponded tothesmallcOrp0rate thaj whetherto buildtheirown suburbanresidential requ ireamoreintimate meeting venue byren0vating oneormore 1100Is t0create adedicated center(or urbanday center),or to rent spaceat executive c0nlefence areawithupgraded meeling r00ms,mproved audiovisua techn0logy executive centersorat anothersite.Fortunately, they andadditional business c0ncierge services. The1,750r00mSheraton now0ffers aseparale allrealize theimportance of training andemployee laciliiy planner with13smallrelurbished meeting r00ms, meeiing oifices, andvideo development to theirsuccess. conlerence caoabilitv.
laz
Part1: HotelTypes Themajordistinction amongcorporatecentersis whetherthe facilitywillbe usedfor trainingor for management Training development. centersmaybe verylarge,wiih manyhundredsof guestrooms, or companies maybuilda seriesof smaller centers for productsorserviceneeds.Thetrainingcendifferent terstendnotto havea ballroomor evenmanylarge meetinq rooms,^perhaps onlyoneroomlargerthan 2,000ft' (185m'). Theydo, however, featurea large numberof mid-and small-size rooms: conference theAberdeen WoodsConference Centerin Georgia, operatedby PitneyBowes,hasover50 smalltraining roomsfor its 233 guestrooms.Management development centers,on theotherhand,havemore mid-and large-size rooms,fewersmallconference
rooms,a highnumberof breakout rooms,andone for specialpresentations, or more amphitheaters equippedwith the latestaudiovisual lechnology including distance-learning capabilities. Un vercW Conterence Centers Theoniversity conference centermeetsthreeditferent needs:the most luxurious are designedfor prodedicated business schoolexeculive education grams,someprovidelor campusvisitorsand eduand still othersfor growing cationalconferences, continuing educationprograms. Theuniversity centersgenerally areno largerthan150-200roomsand featureamphitheaters as well or a largeauditorium as the moretypicalconference rooms.Thesecenters existbecausethe largeresearchuniversities realizethattheirreputations depend,in part,on the typesof executrve and adull educationprograms theyrun,andontheirability to bringbusiness executivesto campuson a regular basis. Not lorrprotit Conterence Centers Thenot-for-Drofit conference centeris themostvariableconference centercategorylt maybeownedby a religious oreducational organization, association or foundatlon, research center,or privatehumanitarian misor artsgroup,Thefacilities reflectthe particular sionof an organization and mayofferthe publicor specificinterestgroupsthe opportunity to meet,for example, ina spectacular mountain settingor neara historiclandmark.
Planningand Design Considerations Thereare significantdifferencesin the physical organization of conferencecentersand those of moretraditionalhotelsand resorts.Manyof these diiferencesare relatedto the conferencecenter's principalplanningobjective:to separatethe conferenceandtrainingareasfromthe otherfunctions in orderto eliminate distractions andintrusions duringa meeting. Dining,lounge,banquet, andrecreationalareasusuallyare locatedawayfrom the meeting wing,in connecting structures, or evenin separatebuildings. include Otherobjectives the architectural massing and careful siting of the facility Theenvircnnentally l1cused not-for-prcfit conlerence cenfel LiedGonferencs Conter, Arbor theresidential scaleandcrealea feeling DayFarm,Nebras*a City,Nebraska. TheArbor DayFoundation's confercnce center sup- to enhance parkwith Roadways, p0rtsenvironmental stewardship in itsdesign, incorporating a woodjuelheating andaiF of closeness theenvironment. ing areas, and surrounding activity are screened. lighting conditioning system, eneeyetficient andplumbing systems, andrecycled materials lvloreover, the architectsmustdesigna particularly thr0ugh0ut thefurnishings andoperations.
Centers 1€l ConJerence floorareaproefficient building. Giventheadditional grammed it is andrecreational facilities, formeeting keepnon-essential space thatarchitects essential to a mlnrTnum.
the dayconferee. Unlikemanyhotels,conference centersgenerally do not marketor positiontheir to thegeneralpubfoodandbeverage operations lic but preferto reservethemfor the conference objectives of the to supportthelearning attendees, Beverage outlets arecommon, butunder meeting. Ptanning the Guesltoom Areas andsomecorporate centers, stated.l\,4any university do notprovide anybarorlounge and asa general,policy, Because ofthemajorfocusonthepublicareas, must spaces,a thoughthesemaybe foundas partol a core,the architect especially the conference areasin a straightfoMard gameroomor informalpub'operation. dealwiththeguestroom is onthemeeting areas. Theernphasis, of course, the usualprogramfor the manner.For example, specific to the guestroorn^s anddesgn objectives calls for -fairlystandardrooms of Theplanning coreincluoe theiollowir^g: bath- co1[erence 300-350ft'(28 32.5m'),typicalthreejixture in theform core,whether rooms.a smallnumberof suites,andfewaddition- r Locatetheconference or rooms, amphitheaters, of c assrooms, breakout al amenities.The architectshould attemptto otherspecialpurposeroornsawaylrom other organizethe guestroomwlngs along doublepublicfunctonsto minimize distractions. loadedconidors to reducetheamountof publicc r'15). funccoreto themeeting r Dedicate theconference culation space(seeChapter tions;providea separateareafor suchsocial Theroomsat thesmaller endof therangeareln in thegengenerally andreceptions at activities as banquets forsingleoccupancy, facilities designed operations. of thefoodandbeverage and university eralvicinity corporate the moreprice-sensitive foyerwithdirectaccessfrom inthaitheyare r Provide a conference centers,butthismaybe shortsighted outsideor fromthemainhotellobby. for moreupscalemarketsin the lessadaptable publicsupporttunctions necessary certain- r Incorporate future. Thesefacilities alsohavefewsuites, 'club conincluding meetingregistration, conference ly no morethantwo per 100rooms,and no cierge,restrooms, andcoatandphoneareas. levelas do uomarket business floor'orexecutive room to andresort r Designand equip each conference hotels. Ontheotherhand,theexecutive provide purpose. Ingeneral, enhance themeeting coras wellas the management-oriented centers, rooms poratecenters, provide with spacious,brightlydaylit,high-ceilinged roomsfully^competitive lighiing andaudiovisuwhichincorporate flexible .2 m'), thoseinthebesthotels,350-400tt' (32.5-37 furnishings, andindividal systems, comfortable bathroorns, allocate upto 5 per lnclude four-fixture andfeaualclimatecontrol. as manyas 1Operceni), centsuites(resorts andrefreshment areasthrough ture additionalamenitiesin order to meet the r Placeassembly gueststhroughout outtheconference coreto provideopportunities dernands of the nonconference gathering andto allowgreater mustrecforfrequentinformal theyear.Thelayoutof theseguestroorns lnclude ter inscheduling breaks. outdoor flexibility attendees to workon ognizetheneedfor meeting permit. in their raceswheresiteandweather case studiesor othertrainingmaterials functions suchasconlergroupdlscussion. support University r Locateservice rooms,otteninvolving pantryspace,audiovisual enceservices offlces, centersmay providegroupstudyroornson the and iurnitureand other storage to accomrnodate equiprnent, upperfloors,justforthisreason, roomsnearby. and projectwork. the focuson groupdiscussion to suite Often,theseroomsare treatedsimilarly centeroperators demandthat the Conference butwiththefocusonworkspacerather livingrooms, areasto support architect designtheotherprincipal activities. thanloungeandentertainment the meetingfocus.For example,most facilities diningroornfortheconference include a dedicated Ptanning the Pubfic Areas to allowclusters of peoattendees. Thisis designed oftengroupsas large areas,con- plecomingoutof a session, Incontrast to thefairlytypicalguestroom ferencecentersarefar fromtypicalwhenlt comes as sixto eight,to finda tableandseatthemselves, froma lavishbuffet,and leave the servethemselves to planning the publicareasand,especially, hotels, theconfer- as they are ready in contrastto guestswaiting function space.Likeconvention providetwomajorentran- for a hostto seatthem (usually at a numberof frequently encefacilities guests, smalltables),thenwaitingfor the serverand the fortheovernight ces,onethelobbyentrance centers, for mealand the check.Largerconference hereintended the otherthe functionentrance,
PartI: HotelTypes
CENTERFLOORPLAN
Acc1nn1daling theneeds ps n thecorference 0l thesnallneeting Conference Center Prototype. Theplanilluslrates theke\/relationsh c0[e:amphitheater, single-purpose rneeting ro0ms 0fdifferent sizes, andsmalbreakout r00ms allarec ustered closet0thec0nferefc€ servtce pubicsupport ollice, refreshment br€ak l0unges (c0ltrtesy andOther areas 0fThel-lillier GrOup).
and mostexecutive and resortproperties, usually participanis withinformation, messages, andsuch providea moreupscalespecialty restaurant and, business-center services astyping,faxing, copying, increasingly, an additional, morecasualroomwith andexpress mail;audiovisual technicians notonly an informal snackmenu. provideand,if necessary, operatethe audiovisual The recreational areasare considerably more equipment, buttheymayevenproducea custom extensive thanin mosthotels: thetypical conference videotape or CD-RON,4 fora particular sesson oras centerwillincludean indoorpool,healthclubwith a record ofihemeeting; andrnanycenters havetheir exercise and aerobicsrooms,basicspa facilities, own closed-circuit ielevisionproductionstudio, and,frequently, racquetball courts.University-based printshop,andphotographic darkroom. centersmay havelimitedrecreational amenities, I\.4ostconferencecenters price their facilities givenbudgetary constraints andtheknowledge that basedon the'complete package,' meeting or Cl\,4P nearby on campusaremyriadrecreational facilities. Thisoffersthe meetingplanner a singledaiy rate Resortandsomeexecutlve conference centersmay including lodgrng, threemealsin the conference golfcourses, havemultiple extensive tennisfacilities, diningroom,24-houruse of conference rooms, andotherrecreational annenities to valthebestin refreshment breaks, andstandard audiovisual supthecountry. port.Theonlyextrasarefor specialeventdinners, suchspecifc audiovisual requests astheproduction golf-green of a tape, and fees. The C[,4P alsoincludes Planning tor Opera{tons permitting continuous refreshments, the instructors Equallyimportant to the successof a conference increased fexibiltyin scheduling a brea< The or meetingarethetypesof services thatthe con- refreshment centersgenerally featurea wideselecferencecenterprovides: a conference coordinator tionof hot and cold beverages, pastries and fruit assiststhe meetingplannerwith arrangements inthemorning, andvarious snacksintheafternoon. duringthe weeksleadingup to the conference; Thistypicaiarrangement of the conference dtning the conference conciergeprovidesthe meeting roomand the continuous breaksnecessitate fewer
Conierence Centers 145 I in termsof cost, by the meetingplanner decisions lt also schedule, and exactnumberof attendees. and choiceto the attendees offersmoreflexibility andgivestheoperatorgreaterceatainty themselves, andfoodpurcl'asirg. n plann,ng staffing
SignificantConferenceCenters centurysawthedevelopTheendof thetweniieth centersrepresenting mentof rnanyfineconference whichcan described inthischapter, thecategories be usedas modelsfor{uturedevelopment. Patisades Executive Conterence Centeh Parisades, New York The Palisadescentersprawlsover 100 acres (40.5ha)on a woodedsitenofthof NewYorkCity. by IBI\.4 asa customer education Itwasbuiltoriginally wherethecomputer company could center, a facility systems. Now trainandupdateusersof majorlB[,4 open to the public,its 50,000ft'(4,650 m') of wlth conference spaceincludea mainauditorium projection 24addirear-screen forupto 650people, rooms.l\,4ajor tionaL meetingrooms,plus34breakout amphitheaters for spacesinclude threemultimedia withtouch-screen controlsand res65-95Deoole ponsekeypads,anotherdozenroomswithfixed tablesfor 20-60people,two computerlabs,and glassflexible meeting rooms.Tenelegant, smaller pavilions overlooka large enclosedrefreshment pondin thecenterof thesite. The206guestrooms areorganized alongwide, galleries in a serpentine structure somemultistory The whatremovedfrornthe restof the complex. roomsfeature a wood-grille dividsingle-occupancy er betweenthe bed areaand the dressingroom computers. The withpersonal andallareequipped Centeris the PalisadesExecutiveConference largest such'acilirv ot iLssi/e.wit'r2.090ft2t 194rr 1 per guestroom.or double the lolal space of properties andtriplethe manyconference-oriented hotels.Tl'e pro_ecr is spaceot manyfull-service sitedanddetailed, withstone,metal,and beauti{ully ihe lobby,diningandlounge woodtrimthroughout andtraining center, conference areas,recreational building. core,andguestroom Resorf at Squaw Creek, Squaw Yalley, Calilornia conference resortis locatednearthe Theyear-round sitein SquawValley, California, with formerOlympic
Executive confetence Center, c\nfercnce certelPalisades Thesuburban executive prcgrams 10rlBl\,4 c0rporc0nstructed t0h0use training Palisades, NewJersey. 0riqinally case study looms centerleatures 13amphitheatefand dedicated atecustomers, thePalisades places ro0ms. Thesprawl ngl.l-shaped campus among itst0tal0l59meeting andbreakout (lobby, guestrooms foodandbevetin0newing, hotel servlces andrecreationaLamenilles andtraining spaces inthethifd, ina middle section, andconlerence age,adminlsirati0n) grounds space includes ten andpond. Themeetin0 each f0cused oulward tothelandscaped pavilions, thewindOwless rneeting Olferirg brightly sunlitspaces i0 c0unler relreshmenl envtT0nments. mountainviews rising beyondthe spectacular include valleygolfcourse.Otherresortamenities threeswimmingpools,a majortenniscomplex, ice-skating rink,horseback executive fitness center, skiing.In riding,mountain biking, andcross-couniry mid-2000^ the resortopeneda newlyexpanded 10,000 ft' (930m') healthclubandluxuryspawlth area,newlockerroomswitha private an exercise rooms,a variety drysauna,tenmassage/treatment includingmud wrapsand of customtreatments watertherapy, anda loungewherespaguestsmay relaxbeforeand aftertheirtreatments.
Irrc
Part1: HotelTypes
rooms.Themee'iing facilities featurerearandfront screenprojection, audiocon{erencing, andstate-ofthe-artvideo production capabilities. Permanent refreshment kiosksand otherconference suooort amenities are locatedthroughout the two floors. Foodand beverageoperations includefiveoutlets fromthethree-meal conference diningroomto ltalian,steakhouse, anddeliofferings andlounges. Guestsarriveat a portecocheretuckedbetween the lobbyand a sheerclitfand enterintoa lobby featuringa massivestoneJireplace and groupsof overscaledclustersof soft seating.Conference gatherinthelobby, attendees adjoining lounge, and nearbyterraces whichcascadein levelsto lhe swimmingpooland outdoorgrill.Theguestrooms, in a separate darkglassstructure thatreflectstheSierra Nevadapeaks,arereachedby an outdoorstreetof shopsthatfeatureresortclothingandsouvenirs. The fheskircs,ft c1nfetence certelReso al Squaw Greek olympic Valley, Calilonia. High typicalone-bedroom suitesarecreatively destgned intheSierras nearLake Tahoe, theSquaw Creek resort overl0oks theskirunsusedforthe withan angledwallto makethemostuseo{the450 1960Winter0lympics. These (g0lf,tennis, andother recreationalamenities fitness center/spa) ft' (42m') space,thelivingroombecoming widerto 'leisure'activities ofler subsiantial benelits toconlerence altendees, whoseek toc0mple'learning' 'living' accommodate seating and expanses window of menlthe and aspects olaseveral-day meeting. Theguestroom suites, restau overlooking the mountains, while the bedroom narrantsandlounges, andtwofl0orsofhigh-quality meeting space allareoriented towards the rows from an oversized bathroom at the corridor to spectacular mountain views. a smdlwindowseaton theoutside wall. Theserecreational amenities suooorttheresort's 403guestrooms, morethanhalfofwhicharesuites, and33,000ft' (3,065m') of conference spaceorganizedon two floors.The lobbylevelincludes two majorballrooms and the lowerlevelten meetinq
Etassfown Varrey Resoil, Young Hanis, Geotgia
Locatedhigh in the Blue Ridge N.4ountains of Georgia, Brasstown Valleyis a 134+oom conference resortdedicated preservation. to environmental The developers workedhand-in-hand withstateandfederalagencies aswellas Indianalliances to preserve wetlands, archaeological sites,andanimalhabitats. Thelodgearchitecture featuresa greatroomwitha 72 ft (22 m) stonefireplace and vaultedceilings pinebeams.Eightfour-bedroom exposing massive logcabinsaccentuate themountain settingwithfireplacesandporches. Theresortincludes 14,000 ft' (1,300 m') offlexible meeting spaceincluding a 300personballroom, a 7s-seattieredamphitheater with rear projection,six conJerencerooms and two boardrooms. lvlanymeetinggroupsusethe cabin 'great rooms'for small meetingsor breakout sessions. Recreational amenities include a Scottishgolf course,four illuminated links-style tennis courts,anda complete fitnesscenterwithindoor/ activities as Thercs1ft rctteat c1ntererce center Btasstown ValleyResott, Y0ung Haris,Geotgia outdoorpool,alongwithsuchadditional hiking,rockclimbing, mountain biking,whitewater Nestled intheBlueRidge l\40untains notfarfromAtlanta, themountain-style resort is crait and horseback riding.Themountain edfroml0calsloneandtimber. lodge The106-r0om mainlodge, containing meeting andbanquet rafting, perfectly facjlities andhealth club,issurrounded fits byeighll0uFbedr00m the setting while cottages. theinterior Developers design,conw0rked closely withenvironmental andNative American 0rganizations andagencies facilities, providea sophistit0 assure the ference and services minimum impact 0nthem0untain site. catedmeelingenvironment.
Conference Centers 147 | Fough Creek Lodge, Cfen Rose' Texas RoughCreekLodgeopenedin 1998asan upscale Texasexecutiveconferencecenter retreatand ha)of rolling hill resort. Sitedon 11,000acres(4,450 Worth 90 minutes fromDallas/Fort andlakecountry airport,theworkingcattleranchoffersa remarkable meetings. forupperlevel executive strategic setting the needfor comfortable Focusgroupsdetermined presentation conference roomswithstate-of-the-art plus in a secluded setting otheramenitechnology choices,fine ties:myriadleisureand recreational service. dining,andpersonal The designevokesthe naturalfeelof the sur nativelimestone, rounding terrain andincorporates and polished 60 ft (18m) highbeamedceilings, wood,wroughtiron,and leatheraccents.Guesf for the business roomsand suitesare furnished executivewith oversizeddesk, data connections, and three telephones.The deluxe rooms have balconiesoverlookingthe lake and lavishfourfixturebathrooms.The four meetingand board groupsupto 100people, roomscanaccommodate but generallyattractsmallersirategicplanning sessions, and executive meetjngs, team-building reIreals.
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rs!4', With nature+etreal conlercnce center BoughCteeklodge,GlenBose,Texas. Theluxury 'execulive positions thelodge center rctreat andresort,' thedeveloper thelag-line conference market, inaddilion t0sporlspeople andleisure thehighest-level 0fthecorporate rctreat toattract guests c0mf0rl. Theexclusive 39-room retreat combines whoappreciate nature -nd every afinely detailed limestone, w00d timbers, andleathertocfeate indigenous materials-native yetrusiic (seeC-19). setting
AT&T Leaming Cen|€L Basking Ridge, It ew Jersey Seton a 35 acre(14ha)campusin north-central New Jersey,the AT&TLearningCenterofiers a much environment utilizing comfortable conlerence communications technology. of AT&T'sadvanced and replace The centerwas builtto consolidate facilities thai andconference several earlier training AT&Thad operatedin the area but which had The anduneconomical to operate. becomeobsolete include16 spacioussuitesand 171 guestrooms feature siate-of-the-art systems for video and Ten voice conferencesand Internetconnectivity. print withcomputers, business roomsareequipped and entertainment systems. erlfax/copier, complexis organized with Themainconference prefunclion a central courtyard. spacesoverlooking The24 conference roomsincludea 4.600tl' A25 m2) ballroomand 84-seattieredamphiLheater, infrastructurefhecuporute equipped witha $5million audiovisual Learning Centel,Basking Ridge,NewJelsey.C0mtruining cenlerAT&T fiber-optic municali0ns, inventory encompassing andequipment pharmaceuucal, withneeds t0 linancial servlces, and0thermaj0Iindustlies technology,interactivemeetingcapability,video- c0ntinually theirownc0tporate training centers. retrain anddevelop siafflavordeveloping projection. The AT&Tconsolidated teleconferencing, and rear-screen intoa newhigh-tech center lully NewJersey arealacilities several cenleroffersa 17o-seat diningroomwiih equipped learning oi a firstclasshotel. withthetopvideoanddatasystems, andalltheamenities provide forgroupsn lounge seaf automated service kiosks meals an exhibitionkitchen,additionalprivatedining Forefticient operation, c0nvenient t0their seminars. lounge withbilliards andInter- in0areas rooms,anda relaxed
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Part1:HotelTypes net access.A completespo(s complexincludes tennis courts, fitness center, indoor pool and whirlpool,sun deck,and a sportscourtwith basketballandvolleyball. Emory Conference Center HoleL E''',ory Universityt, At arrta, Georgia Thenewconference centerat EmoryUniversity, with 198 guestrooms and 20,000ft2 (1,850m2) of
conferencespace, was designedto meet the specificneedsof the businessschooland continuingeducation needsof the medicalschoolas well as nearby medicalresearchorganizations. Openedin 1995,thecenteris nestled intoa forested hollowon the edgeof the campus,wherethe dining and conferencespaces on the lower {loor easilyflow out onto landscapedterraces. The meetingspace itself is very compact,wilh amphitheaters for 70 and230surrounded by a ring
Theunivetsiy c1nference cetlerEmoryConference CentetHotel,Atlanta,Georgia. Adjoining theEmory campus istheheadquarters forthe l0rDisease Centers Conttol, oneimpetus forafacilityt0 caternotonlyt0university c0nfeEnces butt0majormedical research symposia. Accommodating university andcorporale business, confeEnce andlraining, andmedical meetings, thecenter leatures astrong organization 0fihepubliclevels withcleatseparation between theballmom, conference, andl0odandbeverage activities 0nthelower1l00r. Artsandcrafts motifs a0pear consistently inthechoice 0lfurnishings anddecorative details.
Centers Conference
149 |
andbreakout rooms.Relreshment of 13conlerence breakareasarelocatedin glassycornerpavilions, and netwhichencouragecasualconversation workrng. Thecenteris designedwitha strongartsand vaultedceilings,flagstone craftsmotifincorporating furnishings, andperiodlighting iloors,Stickley-style and whichgivethe property a comfortable Iixtures graciouscharacter. interiors,and Architecture, landscaoeall contribute to orovidea restfulretreat withinthe bustleof a world-class atmosphere university.
Kingsgate Conlerence CenE4 Univetsity ot Cincinnati, Ohio The Universilyol Cincinnatiopenedits 206-roorn conferencecenter locatedbetweenthe medical and main academiccampusesin 1999.Hotel guestsarriveat a portecocherelocatedon a raised a majorlandscaped campus terraceoverlooking well zoned,with space.The centeris exiremely all the tood and the mainlobbyfloorcontaining functions, including a 5,350ft2(500m2) beverage ballroom, and a lowerlevelproviding subdivisible enter spaces.Day attendees all the conference directlyinto the conferencefoyer from eithera separalecar drop off or the parkinggarageor, as would overnightguests, from alternatively, the grandstairor holel the lobbyby descending elevators. roomsof dif23 conJerence Theprojectincludes a rangeot ferenttypes-two-tieredamphitheaters, largeandsmallmeetingrooms,boardroomsand rooms eachone carefully designedto breakout by providing high enhancethe meetingactivities audiovisual ceilings,flexiblelighting,permanent furniture, and so forth.The systems, comlortable conference rooms,manyof whichhavenaturallight and views across the campus,are arranged breakareasto aroundthreedifferentrefreshmeni networking and continued discussion encourage Additional conference by the meetingattendees. immediately adjacent support functions arelocated area.TheCincinnati centerisa model tothemeeting with the for universityprojects:welfintegrated Kingsgate Conlerence Cenler, University 0f fheblended canpus c1nference center 01hotel,banquet,and Cincinnati, campus;clearseparation helda design competition forathreebuilding complex 0na 0hi0.Cincinnati and detailed newsitebetween conferenceareas; well-equipped hospitals. Thiss0lutheacademic campus andseveral university-Ielated meetingroomsincludingamphi- ti0nshows single-purpose promenade connecting lhe theconlerence center organized alonga pedesttian {latflooredrooms,substantial two,withhotelactivities theaters andflexible t0a lowerlevel. 0n0nelevelandtheconference areas segreoated amountsof both public-and service-orisntedfrcefromdislraction. l0rday-business theseparate c0nference entnnce Theplandentifies paniries, (audiovisual, areis. 0lsupp0lunctions storage, break conference support;and study rooms on the andthefullcomplement etc.) necessary f0ra successlul center. residential floors.
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Part1: HotelTypes
Howard Hughes Medicat ,nstitste, Chevy Chase, Marytand Thisheadquarters and conference centeris located on 22 acres (9 ha) in a residential area outsideWashington, DC.Thehandsome campus of interconnected brick and stone structures, designedto preservemuchof thewoodedcharacterofthesite,combines ihreemainelemenls: office building, conference anddiningwing,andresidenprogramincludesan tial houses.Theconference auditorium, fivemeetingrooms,manyloungeand reception rooms,anda diningroom.The75 guestroomsareorganized boihinthemainbuilding and guesthouses,creatinga strong in fourseparate residentialscale and character.The office and conference wingsincorporate a number of terraces for informalgathering and socialfunctions(see o. 136). Legend 6 Seruice 7 Dining room 8 Dining terrace 9 Garden 10 l\4ain hall 11 Living rcom '12 Audilorium 13 l\,4eeting room 14 Conference cenler enfiance '15 House
provides Thenedicalresearch HowaldHughes conlerence center MedicalInstitute,ChevyChase, Maryland. TheHHN4I a comfoablecOnference areaadj0inguestrooms inqilsheadqua ersc0mplex, including neetingro0ms, amphitheaier, andhands0me lounges, library and0thergathering spaces. Some areonthesec'11 ondfloor,butmoslarein cottages 0f 7 l00mslocaled 0na landscaped lawn.In creating a series of interconnecting low-rise buildings thearchitects carefully (see p.136). controlled thescale andarchitectunl detailing 0fth€centef
Conference Centers 151 |
Trends The conferencecenter industryis undergoing changesas {astas any lodgingsegmentlargely becauseof the need to meet the dynamic business demands of competitive
TheAH&lVA hashonored thecenter{or'a culture pracof integrating environrnental management tices that improve everydayoperationsand qualityservice thebottomline,whilemaintaining guest and meeting expectations.' The center plantlor heatingand featuresa wood-burning coolingand is openas an educational demonstration site.
a Joint-venture canference cenfers.Hybridcenters governrnent, shouldappearas corporations, lookforcollaborailve oppodunities. aconvention hotels add dedicatedconference andeducation cenfers.In the 1990sseveralmajorconvention The historicBiltrnoreHotel rn Coral Gables, hotelsaddedor renovated spaceto createsmall Florida, openedin mjd-2000 a conference center higher-quality conference centers.This should grounds, on its resort in a lointventure withthe with many more hotelsand resorts continue cityand University of Florida. lt adds40,000ft'? function intolargerconsegmenting their space (3,700m'?) twotiered o{meeting spaceincluding vention areas wlth exhibit rooms, ballrooms, and amphitheaters and l5 otherconference rooms. meeting rooms versus multipurpose separate One emphasisis expectedto be conferences conference centers,ln anotherfloor or wlng, in LatinAmerica, in focusedon doingbusiness groupsof 20 100 dedicated to government additionto Floridaand regional programs, conferences, executiveeducation projects. a University l\,4ore andmoreuniversities are anddegreeandnondegree courses. investing in conference centersto bettercontrol a Not-for-profit cenlers.ThenumberoJnoffor-profit availability of rooms and the qualltyof the centersshouldcontinueto expandand will overnight andmeeting experience. ln addition to providingbasic lodging,businessand other simple becomemore upscale.The relatively runbyscouting orreligious organizations, professional centers schoolsneed executivecenters; for example, are beingsurpassed by first-class publiccolleges anduniversities havethemission properties with a educationprogramsto the developedby organizatlons to offercontinuing rangeof educational, social,or otherspecific community; andallinstrtutions attempt to keepn orientations. For example,the NationalArbor iouch with alumni and prospectivedonors. projects in 1999 expandedits Lied Day Foundation University shouldcontinue to growinsize: Conference Centerin Nebraska-dedicated to wheremostprojectsnowareinthe100-200roorn stewardship-to 144guestrooms range,thenextdecadeshouldseethisincrease environmental and 14,000ft2 (1,300m2)of meetingspace. up to 300roornsat largercarnpuses.
ResiCenti a and CcnCcrnin UM l--lcteS randdowntown hotelshavealwaysattracted guestswho,atfording a numberof affluent the luxuriousserviceand carefreelilestvle otferedby theseexquisite lacilities,choselo make theirstaymoreor lesspermanent. Thehotels,inturn, welcomedtheseoften-prestigious residents as it enhanced theirimageandensuredoccupancy. That trendof specialguestsstayingfor months,even years,in the comlortable securityand pampered luxuryof theirfavoritesuitein theirfavorjtehotelhas carriedon eventoday,whileat the sametimethe marketfor permanently owned residentialapartmentswithluxuryhotelservices hasflourished. Builtas one of NewYorkCity'sfirstcooperative apartment housesin 1884,the Chelsealaterwas converted lo a hotel,buthasmaintained a highratio of permanent residents 10thisday.Thehotelhasa long,richhistoryof formertenantswhowerecelebrated writers,artists,and performers:Thomas Wolfe,DylanThomas, Brendan Behan,MarkTwain, Tennessee Williams, SarahBernhardt, Arthurlvliller, JacksonPollock, BobDylan,Leonard Cohen,Tom Waits,and Sid Vicious.Manyweresaidto have drawna specialinspiration while livingal the Chelsea Hotel.ArthurC. ClarkandStanley Kubrick chosea roomat the Chelseaas theirworkshop when writrngthe screenplayfor 2001:A Space Odyssey. Residential hotelsreached theirpeakof fashion in majorUS citiesduringthe 1920swithaffluent celebrities. artists.and otherswho couldaffordto savorhotelservices.Examplesin NewYorkCity include theSt.lvloritz, Hampshire House, RitzTower, (nowtheSherryNetherland), NewNetherland and HoteldesArtistes.Witha few exceptions, suchas thePierre, thesehotelshadsmallexclusive lobbies and limitedpublicspace,settingthemselves apart fromthegrandpublicroomsof hotelsthatprimariguests.Whatthesehotels ly cateredto transient lackedintheirpublicspacestheymadeupforinthe large,opulentprivatesuitesinthetower.Considered oneof thelastgaspsof theGreatBoom,TheCar-
lylewasbuillas a residential hoteljustbeforethe 1929stockmarket crashandlollowedthesameJormulawithits opulent,but residential-scale, lobby designedby DorothyDraperComposerRichard RogerswasTheCarlyle's firstpermanent resident andUSpresidents Truman andKennedy madethe hoteltheirNewYorkheadquarters. TheWaldorf=Astoria waslhe lirst hotelto separateresidential and holelcomponents in a major mixed-use building, creating the conceptof luxury towerswithina hoteland.therefore, servingas a model for many contemporary developments. GuestaccesstheWaldorfTowersby privateelevatorsfroman elegantresidential-scale lobbyoff East 50thStreetandfromthemid-block driveway thattunnelsthroughthe building. Housinglargeluxurious apartmentsuitesthat receivefull servicesfromthe hotel,WddorfTowers wasarchitecturally sculptedto resemble thenotabletwin-tower residential buildings that lineCentralPark.However, it is actuallya singletowerthatrisesto a heightol 625ft (190m) over the 2s-storybase of transienlhotel rooms and publicspaces.Serviceelevators sumptuous thread throughthe base to the hotel'svast systemof kitchensandback-ol-house areasbringingservices to thesuites. Famous formerresidents include GeneralDouglas [/]acArtl^ur, theDukeof WindsorHbnry Kissinger, and President HerbertHooverwho, in 1931,delivered a radioaddresslromthe hotelon openingnight.
Development and Planning Considerations Condominium ownership withhotelservjces is more previously successfully fillingthemarkets servedby oldermodelsof residential hotelsby providing the buyer with tax advantagesand more favorable tinancing. In thisrespectthe downtown hotelcondominiumparallelsthe advantagesof resort condominiums in vacation areas.
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wilh NewYatkHafuotIhe Bitz-Carllon BalteryPark,NewYork.Designed byTheP0sh€kPadn€rship Theserviced cand1niniun andluxury h1telaveaaking v ewsoltheharbor incudesa300-r00fir hoteln the Handel tlre38-sl0ry towerrisingatthesorthern tip0t l\.4anhattan wthsp€ctacular GaryEdwad & Associates, inthetower. 13-story baseand 215resldertial units,withful uxury hotel serv ces,
rs+ I
Part1: HotelTypes
Ground lloor
'1 Hoiellobby 2 Holel restauranf lounge andlobby 3 l\,4useum lobby 4 Residential 5 Kitchen 6 Hotel olfice and ol house back 7 Loading dock (A)
14rhFloor 1 Fitness center 2 Spa 3 Chanqing room room 4 El€ctrical 5 Spa dining pantry 6 Warming pantry 7 Serving B Dining dining I outdoor 10 lvlechanical room
(c)
(D)
in thenevv home0ftheSkyscraper lvluseum BafieryPark,NewYork.(A)Theqround fl00fhouses atd hlteltlwetlne Bilz-Cadton Theintegrated c1nd1niniun (B)Thetypicalhotellevels include 35keyslaidout enttance. andasmallintimate residential lobbywithaseparate t0thehotellobby, lounge andrestauant, additi0n (C)Thefou(eenth towerand includes afitness center, ll00rseparates thehotelfromthercsidential slabandH-corridor t0wer configurati0n. inahybrid double-loaded service elevafrom0net0 fourbedr00ms, share a comm0n tower ll00rs,withunitsranging and0utdoor diningterrace openl0 thepublic.(D)Residential restaurant, tor!{iihthehotel Geep.152).
Fesidential andCondorninium Hotels
1s5 |
But,mostimportantly, its financial structure Vr'ill theycouldbe converted rohitchenettes. A separate proveattractive to bothresidentsand hotelowners high-rise elevator banhservedlargersutesinclud(1)thedevelopers forthefollowing reasons: canhelp ingtwo-andthree-bedroom units.Thepopular sucfrnance thehotelfromthesaleofthecondominiums, cesso[ tl'e horelas an allsuitepropslyhasrrade therebyreducingthe direct interestexpense, thisconversion unnecessary. including thoseduringconstruction if the unitsare pre-sold; (2)condominium owners cantakenormal personaltax write-offsfor interestand real estate taxesordepreciation on rentalproperty; and(3)the portionmore hotelcanmanagethe condominlum for the ownerswhilegainingadditional efficiently revenue forthehotelcompany. Christopher Jeffries and Millennium Partners are developers in projects worth$2 billion thatcombine condominiums andhotelsin mixed-use complexes in San Francisco, Washington, DC, Boston,New York,andlvliami. Joiningiorceswiththeluxurychains prolects, FourSeasons andFitz-Cadton on separate the developersare takingadvantageof a robusi economyand a shortage o{ luxuryhousingin the largestUScitiesto reintroduce andexpandon the 'hoteland towers'conceptinitiatedby the Walprojects dorf=Astoria 70yearsago.Thesemixed-use integrate high-endcondominiums, retail/entertainmentcenters, exclusive sportsclubsand,inthecase of the [,4iamiFourSeasonsHoteland Towettimeshareunitsandcommercial officespace. prolects, Aswithothermixed-use thecomponents of thecomplexbenefitsynergistically in theirinteractionwth othercomponents, eachaddingvalueto theproject 12).Butthekey asa whole(seeChapter to thesuccessof thedevelopment is theinclusion of a five-star hotelchain.FortheFourSeasons lvliami projectthecondominiums areexpected to sellfor a minimum of 25 percentprernium overthetop of the marketbecauseof theirassociation with a luxuryhoteland the servicestheyprovide.Condominium salesarefurther bolstered bytheinclusion of a premiersports and fitnessfacility.The hotel getsincrernental revenue fromcondominium users, sportsclubpatrons, andofficetenants.Hotelguests ft2(9,290m2)fitness alsohaveaccessto a 100,000 facilityand spa ratherthanthe hotelhavingto provideitsownfacility. Oificerentsof 10 percentabove marketareprojectedbecauseof boththe imageof provided. thebuilding andservices Foreseeing valueof a residential the potential component inthehotel, thedevelopers oftheRIHGA RoyalHotelin NewYorkdirectedthe designto Thenixed-use candominiun andh1telt1wettour Seasons HotelandTower, SanFlanaccommodate a futureconversion of the uoDer cisco,Galilornia. Serving asanimpoantlinkbetween thenorthands0rth0fNlarkel Street floorsto residential service-apartments. Forthispur- districtsin downtown, the40-st0ry towerc0mbines a luxuryhotel,residential cond0minposea 30 ft (9.1m) rearyardwas maintained as iums wlthhotel seruices, astate-0lthe-a healihclub,and160,000lt'(16720m')0f required by zoningfor residential useand kitchen space. Theproject represents lhefirstrnaj0rintroduction of luxury residences t0theY€rba exhaust ductswereinstalled overthe barunitsso Buena AnDistficl.
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Part1: HotelTypes
DesignGonsiderations
luxury apartment building to thebustling and activity anonymityof a hotellobby.Theyshould,however, projectson the scaleol the l\,4iami Mixed-use Four be ableto walk{romtheirlobbyintothehotelto have Hotel and Tower are among more Seasons the accessto lounges,restaurants, businesscenter, complexslructures beingbuilttoday,Highlycomplex newsstandand otherfeaturesof the hotellobby programmatically, circulation byhotelguests,condo- withoutencouraging trafficlrom the hotelintothe minium owners, officeoccupants, sportsclubmem- residential lobby. palrons bers, retailshoppers,and entertainment The developerneedsto decide what level of requires carefuldetailedplanningon a grandscale. finishto providein theapartments. Theadvantages providing lJpossible, theresidential condominiums should of fully furnishedunits versus raw havetheirown separateportecochere,doorman, emptyspace,wherean ownercandesignandcusandentrance lobby.Eventhoughtheresidents will tom buildhisor herownunit,willhaveto be careprefer enjoythe benefitsof hotelservices, they the fullyweighedand will dependon the particular ouietresidential atmosDhere andfamiliar Jacesof a market.
Fl1rida's t1weingnixed-use cond1ninium, vacati1n owneship, androteiforyelF0u1Seasons HotelandTower, Miami,Florida.0flering a newmodel0f urbanlivingfof l\4iami, thedevelopmeni includes a 225-room luxuryhotel,125,000 ft2(11,610 m2)of vacation ownership (9,290m2)sports, unils,500,000 ft'?(46,450 m2)0l residential condominiums, a 100,0001t2 fitness, spafacility, ft'z(27,870 m1 and300,000 0f premium officespace. A 65,000 ft'z(6,040m'Z)1001 lerrace ab0ve thepodium levelwill include tennlscourts, a p0ol,andanelaborately landscaped sundeck overl00king downtown.
Residential andCondominium Hotels
SignificantResidentialand CondominiumHotels 7he Residences at lhe Rllz.Cartton. Washington, DC
fullypromotedLowerlvanhattan as the nextviable 24-hour neighborl^ood asofficebuildirgs l-avebeen converted intothousands of newluxuryapartments. Thedevelopers satisfiedthe BatteryParkDeveloprnentpublicamenltyrequirement by including the prestigious 5,000ft'Z1+6s m'?1 Sl
Sitedin WestEnd,oneof Washington, DC'smost affluentneighborhoods, TheResidences atTheFitzwillcombine Carlton deluxe condominium livingwith theconvenience of luxuryhotelservices. The$260 millionproject,developed by Millennium Partners anddesignedbyGaryEdwardHandel& Associates, willhave162con^dominium apartments rangingfrom 1,800to 6,100ft' (167to 567rn')withaccessto all servicesofferedby the adjoining300-keyRitz-Carlton hotel.Condominium buyerswillhave59 ditferent apartment layoutsto choosefromas welLas several variations on finishes, fixtures, andtrimfor the bathrooms and kitchenaDDliances. Hote servicesoffered to apartment dwellers include 24-hour roornservice, housekeeping, concierge, andvalet Trends parking. ln addition theywillbe offered^preferentiai groMhandprosperity economic membership to theproject's 100,000 ft' (9,290m') I Withcontinued and with hotel service becorning rnoresophistipremium sportsclub.N,4ost apartments willhavea cated in the information age, new innovative balcony, terrace, or a roofgardenand all tenants formswillcontinue to emergethatwillmarrythe willhaveaccessto the34,000ft2(3,160m2)multiadvantages oi hotelaccommodations withresigarden/courtyard iieredJapanese to be builtin ihe dentiai ownership, afiectingnotonlythewayhotel centerof the U-shaped building, whichwillfeature services aredelivered, but redefining thedefinlbambooplants, a refectingpool,anda 30ft (9.1m) tionsof houseandhorne. cascadin^g waterfall. The complexalso includes 40,000 ft' (3,715m') of high-end retail. I Themarket forluxuryivingaccommodations will gain continue to growas consumer orefererces insophistication, leading to higher demand forthe The Residences at The RiE.Ca ton typeof personalized serviceofferedin serviced Irowntown, New York luxuryapariments. At thesouthern-most tip of lvlanhattan, on the most growth economic willdrivetravel demands prominent undeveloped siteremaining at Battery Park I Global of major corporations who will look to residential the City, 38-s1ory Ritz-Carlton Downtownwill have hotelproductslo housestaffon longlermtempounimpeded viewsoftheStatueof Liberty, Ellislsland, raryassignments; thesecompanies willpurchase NewYorkHarbor,theHudsonFliver, andtheNewYork blocksof condominiums in strategic locations. The300-room Cityskyline. hotelwilloccupythelower 13fioorsandthetowerwillinclude150condomini- I Newprojects shouldfollowtheleadof a number umunitsand65furnished rental apartments withfull of luxury condominiums suchastheZeckendorf fromthehotel.Theviewalonewouldnotbe services Company's 515ParkAvenue, TrumpTower, and reasonenoughforthe Millennium Partners to conOlympicTower, all in NewYork,to oifermoreelastructa luxury hotelandcondominium development borateservicesthan manydowntownhotels, in thlslocation, onewhichmayseemremote, including reception butis desks,concierge and mesonly seven blocks from the New York Stock sage service,doormen,valetparking,maids, porters, Exchange. TheDowntown Alliance, a collaboration of healthclubs,restaurant clubs,lounges, public business interests and officials, hassuccessandboutiques.
15? |
All-suiteand ExtendeC-stay F-l cte S he finaldecadesof thetwentiethcenturysaw Planning and Design rapiddevelopment oftheoverlapping all-suite Considerations andextended-stay concepts.Bothinitially featured one-bedroomsuitesbut the extended-stay Actually, costof thetwo-roomsuite theconstruction properties nowadd a full kitchenette to one-and oftenis onlyabout20 percentmorethanfora typical two-bedroom configurations. Theseconcepts con- hotelguestroom. The largersuitehas the same responding asquickly andefficient- bathroom tinueto evolve, and singleheating/cooling unitcost as ly as any hotelsegmentcan to the era'smajor doesa guestroom; themaincostjactorisiheminor marketmegatrends: expenseof the additionalfloor,walls, roof, and preference r unquestioned forresidential styleand carpet.Theadditional howcapitalcostis balanced, comfort publicspacesto compensate eve( by reducing the r increased demandjor efiicient two-room sultes, for the morespacioussuitesand by a somewhat with full heightpartitionsbetweenlivingand higherroomrate,basedon the highlyenhanced quarters sleeping andflexibility to accomrnodate suiteproduct. Thesuiteis popular withthebusiness families needs as wellas business traveler whootherwise might aswellaswithfamilies, popularity, r parallel depending on pricepoints,of needtwo separate guestrooms, costingconsiderefficient mini-suites featuring full kitchenappli- aorymore. livingand anceswithoutfullseparation between All-suite hotelsoftenareplanned withthe guest sleeping areas. unitson upperfloorsorganized aroundan atrium. Bytheendof thetwentieth centuryextended-s1ay Generally, thebedrooms faceoutside andtheliving 4 oercentof the US market.ln roomfacestheatriumcorridor. hotelsreoresented lt shouldhavea large the final5 yearstheydoubledtheirmarketshare, window, appropriatelydraped for privacy and growthat a rateof double-glazed fueling customer demand annual for soundprooting. Althoughmosl properties Inaddition, 34 percent. extended-stay typ- codesallowinlerior livingroomsto be builtwithout icallyaverage10percenthigheroccupancy thanthe windows,this approachdoesnot satislyguests. restol themarket, lurtherbenefiting {romtheirbelow- Interior roomsalongtheatriumarepopular andare averageoperatingcoststo generateevenstronger considered safe in emergencies, with sprinklers returns. Allsuitehotelsalsooutperform thelodging placedon eachsideoJtheatriumwindowoftensubmarket, although to a lesser degreethanextended- dividedfora residential feelwithmullions enclosed stayproperties, depending on the speedat which between thedoubleglassto simplity cleaning. hotels Thetypicalsuiteunitconsists the extraordinary demandfor extended-stay of a separate livis saturated. ing/diningroom, bedroom,and bathroom.The Bui,evenmoreimportantly, lhe continueddeve- living/dining roomoftenincludesa wefbar,minilopmentof boththeall-suite andexlended-stay hotel refrigerator, microwave, and coffeemakerbuiltinto concepts addsmuchneededflexibility to the resi- a wallunitor credenza in thediningareacloseto dentialhousinginventoryLocationswith rapid the plumbingriserfor economy. Compared witha populationand employmentgrowth,highlech king-bedded guestroom witha hide-a-bed sofa,the industries, andhighratesof inboundmigration exhib- two-roomsuite requiresonly a few additions: it strongdemandin the extended-stay segment somewhatmoreloungeseating,a smallconferprograms,extended ence/dining becauseol industryretraining table,anda secondtelevision. Theconbusiness assignments, andcorporate relocations- vertiblesofa and 42 in. ('l.05 m) diametertable including familyvisits. seatingfourareessential in the living/dining room
r3
fheluxury all-suite h1telurllBIHGA Royal,NewYorl.Thislyplcalsuite,leaturing baywindows withtheirenhanced viewsandnatural sunlighl, aswellasitsspaproved well-sludied (see cious desi0n layout, details, andd6c0r, based 0ntheexpert advice ofscores olconsultants, tobewell w0 hthecOrceftrated studies srite planp.164, andp C 610r a furlher view).
Iroo
Part1: HotelTypes to accommodate {amilies;a large convertible Also, a medium-size ballroom,severalmeeting deslvtable maybe substitute for the business-ori- rooms,anda well-equipped andappointed boardentedextended-stay market. Whilea fullkitchenmay roomarelocatedon thegroundfloor,usinga pornot be directly cost-effectivein most all-suite tionof theatriumastheirprefunction area,andwith jromthekitchen. hotels, developers shouldcare{ully studyitspracti- directservice Whileaccessto the calityin markets wherethereis a largeextended-stay indoorpoolshouldbe closeto theatrium, thepool business-orplan for laterretrofitting. Economy itselfaswellasothersportsactivities shouldnotbe chainssuchas ExtendedStayAmerica and Studio locatedin theatrium, wheretheywouldnegatively 6 nowprovidesmallkitchenunits.Infact,thelatter affectthe mood. is converting someof its 1,700Motel6 properties, Limited-service all-suiteandextended-stay hotels withsingleroomsover290ft2(27m2).to theStudio havefewerpublicfacilities, generally littlemorethan 6 brand,by addingappliances whichmakethe a smallregistration lobbywitha loungeandbreakmini-suite conceptevenmorepopular. tastarea,oneor two smallmeetingrooms,and a Anotherdesignissueis whether thereneedsto be smallpooland healthclub,depending on thesize full separation between the living/dining areaand o{ hotelanditsmarketorientation. bedroom. Manychainswithsmaller suitescarefully zonethefunctional areasto provide somenominal privacy to thesleeping area,withouta fullpartition. Service Areas and Automated Operations Thetraditional all-suite unitfeatures a {ullwall,with singleor doubledoors,whichpermitsmoreopen Theemergence of newall-suite andextended-stay planning andtheopportunity forfullprivacy. hotel conceptsprovidesthe industrywith the The bedroomsin suitescan be smallerthan opportunity to reexamine the elfectiveness of its typicalguestrooms because theydo notrequirea operations andstaffinglevels.Forexample, although deskor secondchairand,witha converiible sofain a 200-unitall-suitehotel has 400 guestroom the livingroom,rnostarefurnished withone king spaces,it maintains the efficiency and intimacy ol bed. But bathrooms, closets,and drawerspace a 200-room hotel,an idealsizefor allowing senior shouldbe 20 percentlarger{or suitesthan for management to personally oversee operations. singlerooms.In moderate-size suitesbedrooms It speakswellof all-suite hotelsthattheirperforare 12.5x 13.5ft (3.8x 4.1 m) and living/dining manceoftenis moreefficient thanthatof standard rooms12.5x 16tt (3.8x 4.9m);inluxury suites, bed- hotelswith the same numberof guestrooms. A roomsarea minimum oI 12.5x 18ft (3.8x 5.5m) significantexampleis the luxurious234-suite and living/dining rooms14 x 18 fi (4.3x 5.5 m). Phoenix Embassy SuitesinArizona. Anatriumhotel Balconiesare requiredat resortsand luxury withthreerestaurants, it is runbyfewerthan100total oroDenres. employees, equaling a stafiingratiowellbelow0.5 employees/suite. ThemoreeJficient staffinglevelis enhanced by automated management systems: Pubfic Areas r Thegeneralmanagerseisthe examplefor execFull-seryice all-suite hotelsinclude a three-med resutivesialfto do theirownwordprocessing while taurant, lounge,multi-purpose ballroom and small beingaccessible at a deskin anopenareaofthe meeting rooms, andpoolandhealth club.Where the lobby. suitesarearranged aroundan atrium, thesepublic r Thehumanresources director andcontroller are amenilies areclearly visible fromtheguestcorridors theonlyexecutives in theirdepartments. and the scenicglasselevators. lvluchlikea suc- r Thesedepartments usethechain'spowerful comcessfulretailmall,thebasicdesignshapehelpsmerputersystemsat its nationalheadquarters by a chandize the holel'srevenue-producing facilities. directon-lineconnection. Therefore,any promotionalsigns in the elevator cabs,aswellas otherin-hoteladvertising arealmost Tobalance thecostofthelargerguestroom suites, unnecessary Viewslromthesuitelivingroomsmake back-of-house plannedthrough areasareefficiently guestsawareof the amenities in and aroundthe prototypesand protopartsto keep construction atnum. costsin check.Forexample, a singlekitchen-in Whilethenaturallandscaped atriumis idealforthe smallerpropertiesextremely compact-is located lobbybar,breakfastdining,and prefunction areas, closeto the receiving areaanddirectly accessible the restaurant usuallyis placedalongside but not to therestaurant, ballroorn or meetingrooms,and directly withinthehighatrium,givingit moreintimacy. service elevators. Also,thelaundryhousekeeping,
Hotels All-suile andExtended-stay
161 |
Table8.1Suite unitarea slandards* Upscale Living/dining room
2ooft2(18.6m1
220fi'?Q0.5n'?)
260f,2Q4.2 m2J
Wetbarkitchenette
20fi'z(1.9m'?)
55ft'Z(5.1m1
90ft'?(8.4m'?)
Bathroom
45ft2$.2 n2)
60ft'?(5.6m1
i0 ft'Z(6.5m1
Foyer dressing area
25ft2Q3 n2)
30ft'z(2.sm1
35ft'Z(3.3m'z)
Closet
(0.9m'?) 10ft'?
15ft'Z {1.4m1
(1.9m1 20tt'?
Bedroom
170ft'z(15.8 m'?)
(19.5m2) 2101t'Z
225ft2\20.9n2)
Total
47olr2$3.7 n2)
59olt2(54.9 m1
700ft'z(65.1m1
40ft'?(3.7m1
50ft'z(4.6m1
Balcony
facilities, andmaintenance Junctions are employee compactly organized. Notonlydoesthisreduceinitialcosts,but staffinglevelsmaybe reducedand and teamworkimprovedby employeeproductivity planning. efficientback-of-house
SignificantAll-suiteand Extended-stayHotels RIHGA Roya, llotet, New York RIHGA Royalreignssupreme overluxury NewYork's andsumptuall-suite hotelswith514well-designed accommodations. Thedesigners ouslyappointed intermsof itssize, studied thesuiteplanthoroughly bybuilding a mockshape, detailing, andfurnishings olficebuilding. Thelayouland up in a neighboring and Iinishesunderwent selectionof furnishings in the mock-upstage hundredsoi refinements untilihearchitect, FrankWilliams, wasfullysatisfied. an octagonal living Thefinalsuitedesignfeatures roomwiih an oversizedbay-window offeringviews of midtownNew York.Frenchdoors lead to the bedroom,and to the privatedressingroomand (seepp. 158,164,and luxury four-fixture bathroom 24). Chaoter Froma granitebase,the hotel'sgracefulmidblocktoweris clad in rose-colored brick,acknowmasonry structures. Yetthe ledging theneighboring fagade of bay windows contrasts with undulating high-riseglass officetowersnearby.The roofiop crenellation expressestwo floorsof banquetand conference space,a welcomereturnto a centuryold plan.Thegroundfloorareaprovesidealfor a Aboutique a/Adfeh0lelRIHGA Royal,NewYork.Thetightmidblock l1bbyl0rtheluxury gueststo itsintimale l0bbyisc0mplemenled boutiquelobby,alsowelcoming personalized including byitswafm, welcoming experience aqourmet oourmetreslaUrani. restaurant lounoe. and
Iroz
Part1: HotelTypes Embassy Suites Hoter, BalEry Park City, New York Thelargest all-suite chain,Embassy recentSuites, ly openeda majorhotelnearWallStreetin lower Manhattan. Embassy Suites'originaldesignconcept,launched in themid-1980s, attracted diverse markets frommid-scale to luxury andfamilyto business.lts atriumdesignprovessuperbly suitedto mixed-use developments suchas this projectby architects Perkins Eastman, a 463-unit suitehotel linkedby a skylit14-story atriumto a majorentertainmentandretailcenter. Thecomplexboastsa 16screenmultiplex theater. 90,000tt2 (8,370m'?)ot retailshoos,anda 30,000 ft2(2.790 m2)spa.serving theWorldFinancial Centerarea. Variations Developersand operatorsaroundthe world are experimenting witha variety of all-suite andextended-stay prolects. RadissonHotels and Suites prolaunched theAtriumPlaza,a 12-story456-suite pertyin the coastalresortareaof Beirut,Lebanon. It olfersa 200-storemallwithrestaurants, lounges, a moviemultiplex, andglobalbusiness center. Reming'ton Suitesin NorthDallas, Texas, incorporates an arrayof livelyatriumamenities including an adjoining pool and healthspa in its new 250-suite prototype. PeterBlWh,President of Radisson Dev'Havingan atriumunder elopment, observes: the sameroofasthesuiteguestrooms is unbeatable in attractingfour o{ the most lucrativemarketsfor suites:corporateexecutives, weekenders, extendguests.' ed-stayfamilies, and business flex-office (SeeAppendixC, HotelClassif ications, for major all-suite andextended-stav chains.)
ResidentialTrends Alongwithotherresideniial markets, suchas the vacation ownership and condominium resortsdiscussedin Chapters 4 and7,thenewextended-stay hotelsmarktheentryof hospitality management into virtuallyeveryresidential spherefrom day-careto senior assistedresidences, villas to high-rise mixed-use ul'tratels, andsuper-luxury to budgetmarkets.In the 1980sresearchers feltthathistoric cir penfupdemandfor cumstances mayhavecreated all-suite andextended-stay developments. Priorto the adventof hotels,the earliesttravelersreceived theirfirstimpressions of the 'roomat the inn'from monastic inns.Whileimprovements weremadeas hotelsevolved, the minimalguestroom remained
morelikea monastery thana residence. Infact,the single-room conceptwas neverreallychallenged uniilthe 1980s,evenfor hotelsthat caieredto famjliesor the most affluentguests.This major anomalymightneverhavesurfacedif not lor the following serendipitous event:duringa recession, unsoldcondominiums wererentedin desperation, as hotelsuites.Theywereexpected to appealmainly to long{ermguests,butwithliving,dining,bedrooms,and iull kitchen,not surprisingly, these pricedsuitesattractedall typesof economically travelers, including manyovernight walk-ins knowinga goodbuywhentheysawone. Fromthatchancebeginning, overthe nexttwo decadesthe all-suiteand extended-stay sectors enjoyedoneof thehighestgroMhratesintheindustry Also,withsomehotelsintroducing weeklyand monthlyratesand moreexpansive villaunits,offshootsoI the originalextended-stay hotelscreated moresumptuous variations lar beyondtheirfarroots. sighted Amongthemostsignificant examples are Staybridge Suites,withfull kitchenettes ln studio unitsof 355ft2(33m2),one-bedroom suitesof 502ft2 A67 m2)andtwo bedroomsuitesof 775ft2 (72.1m'?), andSummerfield Suites, withaningenious two-bedroomconfiguration which easily subdjvidesintoa one-bedroom-plus-studjo unit,in the upscalecategory. The greateraveragelengthof stay-for some suitehotelsmorethandoublethat of cornpeting nearby properties-indlcates the success of the concept.When asked by a guest for the number of monthly customers, onelronidesk agent was overheard to sigh,'lvlanyof our guestswho checkedin at theopeningovera yearagoarestill withus.' The most uniqueexamoleol the trendis the super-luxury TrumpInternational Tower in NewYork, designedas a partialextended-stay hotel, with impeccably furnished views units, overCentral Park, andeveryconceivable service. At theopposite end of thespectrum, flushwithitshardwonposition as kingof the cost-effective operators,French-owned Accor'sMotel 6 brand launchedStudio6, a prototype.lt features super-budget extended-stay a roomof 290ft' (27m'), a fullyequipped kitchen includingutensilsand cookware,phoneswith data ports,and otheramenities desiredby both family and price-sensitive businesstravelers. Accols target is the 'five-nightsuper-budget' guest;withthreeof the world'smosteconomical brands-Formule I, N/otel6, and Studio6-Accor doesmorethananyotheroperator to servethemod-
Hotels All-suiteand Extended-stay
1..l
(B)
hoielEmbassy SuilesHotel,BalteryParkCily,ilewYork(A)While hotels absoftshort-tem demand forresidential livingacc0mTheconnuniyall-suite all-suite modaiions based 0nsuchleading megatrends asfrequent career shiftsandlonger familyandseniorstays, theyb0ast ihepotential outreach 01theirlobbyatriums to linkstheaffluent neighborh00d witha majorprivate health llnkthemlo publicservices andamenities. Inthisexample, a multilevel through-block arcade conveniently (B)Planshowin0 playhouse club,a high-end shopping mall,threelevels0fmultiplex theaters, andanofl-Broadway wlthin0rattached t0 thehotelstructure. llnks (C)Section holel, identifying theneighborhood andshopping areas inthehotel structurc. among community, andcommercial areas. entertainment
Irer
Part1:Hotel Types
--@\e \JU
!o
ll-ln
lfl Ll t_\i e
A
frh
m @
(A)
E] tr
(c)
(B)
plans.(A)RIHGA Theallsuite hotelunitAll-suiteprototype Royal typicalluxury suiteunilatSZO ft2ltSOm'?;.(B)Typical side,to-side suite.(C)Embassy Suites typicalinlinesuite.Vefsions 0l theside{0-side unitBandthein-linesuileC,withmin0rfurnishing anddimensi0nal variations, oltenareadopled aspr0t0types by dilferent suite-h0tel operators.
(B)
(c)
plolotypeplans.(A)Summerfield fheextended-stay h1telunllExtended-slay planwithfullhei0ht Suites typicalupscale suiteprovides aningeniously eflicient partitioning planwithseparate 01bedr00ms. Thelwo-bedr0om guests bathroorns, desks, andTVscanbeshared (B)Extendbytwodifferenl withsignlficanl savings edStayAmerica typicalmid-rate extended-stay suiteoffeBavariety (C)Studi0 of plans, typically withOut enclosed bedro0ms. 6 typicalbudget unitisthemostecoplan,withlessfloorareathanmosleconomy n0mical andeificient yetprovidinq hOtel studi0rooms, percepti0n fullkilchen appliances andcrcaling theleading 0f value inthelield.
All-suite andExtended-stay Hotels
Theflexible luxuyextended-stay hotelunitltump lnternational Hotel& Tower,NewYork.Thisluxuri0us, flexible vertically uniquely tiered hotel,condominium, andextended stayt0wer, overlooking NewYork's Central Park, 0tfersresidential unitswithluxury-hotel services t0 guests fora week, a month, ora year.
Trends I Developers of extended-stay hotelsmaydispute whethertheirproductis morelikean apartment or a hotel.Butforthosewholivethereit's'home suitehome'! I The mergingof EmbassySuites,the leading posiall-sulte chain,intothemoreinternalionally tionedHiltonbrand,shouldlaunchthe largest exportof a US lodgingconcept,primarilyto EuropeandtheMiddleEast,wheretheearlyHilton International hotelswere built in the 1950s and1960s. I Newbrands,recognizing thepopularity oftheconprotocept,will continueto exploreever-smaller typeunits,lessthan300ft2(27.9m2),carefully designed to provldeadditional amenities in a minimumspace.
fheallsuitehigh+ise hotelcentralcorc floorplanAlAinCentel, Abu Dhabi,UAE.T0reduce landrequirements thishigh-rise all-suiie I Urbanareasworldwideshouldsee new luxury prolotype Architects byAhujaPriya rcduces theam0unt ofperimeter mixed-use residential all-suite hotels,individually wallsaswellasstruclural andrnechanical Thesuites costs. aremore designedfor the market,offeringthe business varied andappealing bybreaking out0fthelypicalboxmold0folher traveler spectacular roomswitheverycomfortand hotels (seepp.2, 238and358forconceptual views ofthepublic technological amenity. areas).
165 |
Super-uxuryF-lcte S t TheLanesborough in Londona gentlernan luxuryhotelsprovide24-hourpersonalbutlerswho, not longago,havingforgotten arrived some in addition to themoremundane dutiesof packing personal important itemsat hisprevious des- andunpacking ordrawing baths,mjghtbecalledon tinationin Paris.Theguestdiscovered thisbeforehe to handdeliveran important documentacrosstown, was due to leaveon a flightthat evening.He havea suittailoredfor an important meeting, iron declaredthattheseitemshadto be retrieved be{ore newspapers to preventinkfromrubbingoff,or prohe left,so managemenl dispatched the personal videa stenographer fordictation at 2:00inthemornbutler-providedby the hotel-to Paris,who retur- ing.In addition to a personal butler, one European nedwiththeprecious cargowithtimeto spare. hotelprovidesitsguestswitha chauffeured Bentley. lmpeccable service, urbanemanagement, sumpOf course,ihe management staff must keepa tuousd6co(and elegantarchitecture arethe hall- detaileddossieron the predilections and idiosynmarksofa rarebreedof smallsuper-luxury hotelsthat crasiesof allrepeatgueststo know,forinstance, that uniquely foreigndignitaries, caterto royalty, captains oneguestsleepsuntilnoonandmusthavea very of industrycelebrities, andcultural leaders. Themost quietroomshielded frommorningsunlight or that prestigiousmajor chains have endeavoredfor anotherrequiresa specialbrandof petfoodlor her decadesto emulate,but haverarelybeenableto temperamental cat. accomplish, the sophisticated charmand posh Perhapsthe mostimportantaspectof super-luxaccommodations of the world'smost exclusive uryaccommodation is theprivacy, discretion, highcloselymanagedhotels.Suchhotelsprovidea pri- levelsecurity, andinconspicuous service soughtby 'Our vateworldof rareand refinedbeautywherethe art itsmostdistinguished andprestigious clientele. of personalserviceis practicedwithefficiency and staffknowswhenit's appropriate to introducetwo apromD. headsof state,or whentheyshouldblendintothe Aswithanyhotelthatprovidesa highlevelof per- Aubussonrugs,'saysDan Camp,president and sonalizedservice,the virtuesand reputation of managingdirectorof TheCarlylein NewYorkCity. super-luxury hotelslargelyare dependent on the management styleof the hotelownerandstaff.The owneroftenis verywell knownto the hotel'selite DesignConsiderations clientele and a copy of the managingdirector's impressive resumesometimes canbe foundin the l\,4ost super-luxury hotelsderivemuchof theiropuliterature describing themostimportant features oJ lentcharacter lromthe superbhistorical buildings the property. But,mostoften,the leadingforceon theyoccupy.In lact, manysuchas the Hotelde whichthestyleof service is definedis by theever- Crillonin Parisand HotelDanieliin Veniceinhabit resourceful concierge. Erudite andmultiljngual, the national landmarks. Buillin theeighteenth century concierge commands a carefully selected, highly on thePlacede Concorde, Hotelde Crillon recenttrainedprofessional staffto fulfillanyguestrequire- ly underwent an extravagant makeoverorchestratment,no matterhowcapricious, withverveandJlare. ed by celebrated FrenchfashiondesignerSonia Forexample, a concierge in onedeluxehotelwas Rykjeland architectJean Lou Roubertunderthe calledonto shopforanddeliveran elaborate stereo auspicesof the FrenchNationalLandmark Comsystemto the roomof a famousconductor, who mission, As a testament to Hotelde Crillon's magperformance. nificent neededto rehearse foran upcoming origins, a replica oftheSalonDucde Crillon It is notuncommon to findihestaffal thesehotels complete witha 19.7ft (6m) highceiling, traditionguestsby threeto one,Somesuper- al hand-painted outnumbering woodenpaneling andmarbleand
Therlyalsuiteatthesupeuxutyh,tellhe Lanesborough, London, England. TheR0yal Suite, withthreebedrooms, a dnwingroom, a diningr00m, anditsown kitchen, is decorated in Regency-sra furnishinqs anddecottecalling a nineteenlh-century London townhouse. Withfloor-t0-ceiling windows offering superb views0f Buckingham Palace across thestreet, lhesuiteisa favorile 0fcelebrities andheads 0fstate.
Super-uxuryF-lcte S personal in Londona gentleman luxuryhotelsprovlde who, t TheLanesborough 24-hour butlers arrived not longago,havingforgotten some in addition to themoremundane dutiesof packing imoortant oersonal itenrsat hisDrevious des- andunpacking ordrawing baths,mlghtbecalledon in Paris. Theguestdiscovered thisbeforehe to handdeliver tination animportant document acrosstown, was due to leaveon a flightthat evening.He havea suittailored for an important meeting, iron declared ihattheseitemshadto be retrieved before newspapers to prevent inkfromrubbing off,or profordictation he left,so management dispaiched the personal videa stenographer at2:00inthemornbutler-provided by thehotel-to Paris, whoretur- ing.In addition to a personal builer,oneEuropean nedwiththeprecious cargowithtimeto spare. hotelprovidesitsguestswitha chauffeured Bentley. management, lmpeccable service, urbane sumpOf course,the management stalfmustkeepa tuousd6cor,andelegantarchitecture arethe hall- detaileddossieron the predilections and diosynmarksof a rarebreedof smallsuper-luxury hotelsthat crasiesof allrepeatgueststo know,forinstance, that foreign uniquely caterto royalty, dignitaries, captains oneguestsleepsuntilnoonand musthavea very celebrities, andculturalleaders. Themost quietroomshielded fromrnorning of industry, sunlight or that prestigious major chainshave endeavored for another requires a specialbrandof petfoodforher decadesto emulate,but haverarelybeenableto temperamental cat. the sophisticated charmand posh Perhaps aspectof super-luxaccomplish, themostimportant accommodations of the world'smost exclusive uryaccommodation is theprivacy, discretion, highcloselymanaged hotels. Suchhotelsprovide a pri- levelsecurity, andinconspicuous service soughtby 'Our vateworldof rareand refinedbeautywherethe art itsmostdistinguished andprestigious clientele. of personalserviceis practicedwithefficiency and staffknowswhenit'sappropriate to introduce two apromD. headsof state,or whentheyshouldblendintothe Aswithanyhotelthatprovides a highlevelof per- Aubussonrugs,'saysDan Camp,president and sonalizedservice,the virtuesand reputation of managing director of TheCarlyle in NewYorkCity. hotelslargelyare dependent on the super-luxury management styleo{the hotelownerandstaff.The owneroftenis verywellknownto the hotel'selite DesignConsiderations clientele and a copy of the managingdirector's resumesometirnes impressive canbe foundin the l\y'ost super-luxury hotelsderivemuchof theiropuliterature describing themostimportant features of lentcharacter fromthe superbhistorical buildings But,mostoften,the leading forceon theyoccupy.ln fact,manysuchas the Hotelde the property. whichthestyleof serviceis definedis by theever- Crillonln Parisand HotelDanieliin Veniceinhabit resourceful concierge. Erudite andrnultilingual, the national landmarks. Builtin the eighteenth century commands a caretully selected, highly on the Placede Concorde, concierge Hotelde Crillon recenttrainedprofessional stafito {ulfillanyguestrequire- ly undeMentan extravagant makeoverorchestratment,no matterhowcapricious, withverveandflare. ed by celebrated FrenchJashion designerSonia Forexample, a concierge in onedeluxehotelwas Rykieland architect JeanLou Roubertunderthe calledonto shopjor anddeliver anelaborate stereo ausDices of the FrenchNationalLandmark Comsystemto the roomof a famousconductor, who mission. As a testament to Hotelde Crillon's magperformance. nificent foran upcoming neededto rehearse origins, a replica of theSalonDucde Crillon It is notuncommon to findthestaffai thesehotels complete witha 19.7it (6m) highceiling, traditionguestsbythreeto one.Somesuper- al hand-painted outnumbering woodenpaneling and marbleand
lroa
Part1:HotelTypes
National and Wilkins, architect of London's Gallery, only recentlywas transformedinto a supeFluxury hotel.Thecurrent developers ofthehotelcanthank whoin 1859insisted nurseFlorence Nightingale on of a newwinganda thirdfloorbecause theaddition thehospitalbedsweretooclosetogether. Underthe auspicesof four esteemedhistoricpreservation inleriorreconstruction was organizations extensive requiredto createthe newfacilityandto impartthe luslerof a luxuryhotel.A highlyaccuraterecreation of lhe originalRegency-era {agadewas accomplishedand the originalentrance foyer,firstfloor gallerymaincorridors, andgracefulslairways were restoredlnlact.Regencyperiodfurnishings and Londontownhouse d6correcalla nineteenth-century and contributeto the residential-style serviceand atmosphere of thehotel.In addition to theassiduousattention to historicdetail,thedesigners of The Lanesboroughincorporatedcutting-edgehightechfeaturescloakedbehindwood caseworkand plaster,includingsophisticated securitysurveillanceand lockingsystems,state-otthe-art control panelsforairconditioning andlighting, andheatand motionsensors intheroomsothattheguest'spersonalbutlercanknowwhenguestsareintheirroom andarenotto be disturbed. Farmorerare,howeve(thanhistoricrestoralions or adaptive renovations arehotelsof thishighstalure designed asnewbuildings. TheFourSeasons Hotel Theexemplaty Londonsuperluxury hotellheLanesborough, London, England, New York,originally designedas the New York TheWithdrawing Room,a delightful sittingroomwithfull-barservice, exhibits Regent Hotel,is a magnificent example ofthelatter. styleandatmosphere the elegantresidential of the hotel(seep. 166). Developer William Zeckendorf Jr.and chairman of Regent In'ternational, RobertBurns,sawtheopportunityto buildon 571hStreetnearParkAvenuethe wood bathroom,remainson permanentexhibition grandestnew hotelthat NewYorkhad seensince =Astoda.Architectsl.M. Peiand Frank at NewYork'sMetropolitan lvluseumoJArt. Rykiel the Waldorf redecoraled all45 suites,referred to as 'grandapart- Williams wereinstructed to designthe hotelalong properties ments,'in LouisXV stylewithchandelier-lit living the linesof the luxuriously serviced that rooms,babygrandpianos,gold-colored furniture RegentoperatedthroughoutAsiawhereserviceis in rubyredvelvets, upholstered and trompel'oeil paramount, as evidencedby a far highersiaffloceilings andintroduced a contemporary touchwith guestratiothanis foundin the USor Europe.But majorpaintings by Dali,lvliro, andBraque. Sheused thevisionforthishotelwasnotto callon classical as herinspiration for the d6corof the magnificent motifsof the pastto elicita senseof historicluxury presidential suitesthe stonesof garnet,ruby,sap- but,rather, a challenge to achieve a levelof supreme phire,and pearl,whilemaintaining the original tra- luxuryas a contemporary architeciural masterpiece. ditionalFrenchatmosphere ol thesesuiteswith Thiswas accomplished not by ornalemoldings, LouisXVandLouisXVIstylelurniture, Aubusson car- gildedcornices, or crystalchandeliers, butthrough pets,andBaccarat proportioned chandeliers. exquisitely volumesand richlycomIn the caseof The Lanesborough, in a decidedlymodernapproach. acrossfrom posedmaterials Buckingham Palace, a hotelwasdesignedintoa Thetowerof the FourSeasonsHotelNewYork nationallandmark that formerly was a prominent wasmasterfully craftedwithinthestrictlimitations of hospital. Originally builtasa privatehomeJortheVis- a complicated zoningenvelope as a seriesof cascountLanesborough in 1719,thisproperty laterwas cading selbacksreminiscent of many of New convertedto St. George'sHospitalby William York'sgrealearlytwentieth-century skyscrapers. The
Hotels Super-luxury
169 |
setbacksarepunctuated by cuslom-designed decoralivelanternsthat giveNewYork'stallesthotela presence sparkling on thenightskyline. Whilehotelsin thesuperluxury categoryareusuallylocatedin the world'smostsophisticaled cities suchas NewYork,Paris,London,andVenice,there area handfulof resortproperties thatfulfillthe high standards ofthiscategorySunInternalional spent$8 millionrenovaling theOceanClubon Paradise lsland, returningit to its formerstatusas one of the most exclusive and premierresortsin theworld.Situated on 35 acres(14.2ha)of lushlymanicured Versailles gardens,the estateleaturesfountained courtyards, a magnificent twelfth-century Augustinian cloister, marblesculptures localedthroughout and beautiful seventerraces. Equally magnificent, Sun'sZimbali ForestLodgein SouthAfricais set againstthe natural beautyand wildlifeof surrounding lakes,wet lands,and subtropical forest.Themaincomplexis enclosedby a clusterof eightopulentZulu-styled lodges,eachwithits ownbutler. fheexenplary Paris superluxury h,telHolel deCrillon, Paris,Flance. AFrench Nati0ninternational recoqnition foritsmagnificent alLandmark, thehotel draws opulence asevi(origiml full-scale reproduction the Duc here) denced by a of Salon de Crillon sho'xn 0n Pubfic Spaces permanent p.C-15). display atthelvletropolitan Museum 0fArtinNew York City(see Entrance lobbiesmostoftenareelegantly smalland in character. distinctlyresidential Registration may occurat a smallfrontdeskor,sometimes, at private roomin thesubcellar whereitwastaggedandloggdeskswheretheguestis invitedto be seated.AtThe ed intothe computer, andthentransportit by highCarlyle,locatedin NewYorkCity'smostexclusive speedserviceelevatorto theguestroombeforethe residential areaandformanyyearstheonlyfive-star guestenteredtheroom.Threeseparate deskswere hotelinthalcity,a quietsideentrance awayfromthe designed forthelobby-reception, concierge, and hustleand bustleof lvladison Avenueleadsvisitors cashier-where thestyleo{operation calledforaddiintoa luxuriously intimate lobbythatfeelsmorelike tionalstaffto separate thesometimes inharmonious the entryhallot a statelyhomethanthe centerof a check-in andcheck-out functions. busyhotel.Fromlhe understated elegance o{ the hotellobbyguestsmayenterthe galleryfor afterGuestroofns and Sur-tes noontea,havedrinksintherenowned Bemelmans .1940s Bar,withits muralsby LudwigBemelmans, Luxurywas designedintoeverycornerof the Four or findlop-nameentertainment servedup at Caf6 SeasonsHotelNewYork.Overa milliondollarswere Carlyle,wellknownamongNewYork'seliteas the expendedon the constructionol lully detailed premiercabaretroomin the country. guestroom mockups thatweretornapartard rebuilt TheFourSeasonsHotelNewYork,thefirstmajor several timesinperfecting thedesign.A decision was chain hotelto achievesuper-luxury status,repre- madeearlyduringthis processto extendthe flooF sentsan exceptionto the rulewith regardto the to-floor heightof thebuilding to yield10.5ft (3.2m) scaleof the lobby.In fact,the lobbyis quilegrand ceilingheightsforeveryroom,andto beartheexpoandfeaturesa backlitonyx-coffered ceilingoveran nentialconstruction cost increaseto achievethis imposing centralrotunda cladin Frenchlimestone. grandscale.Theroomswereequipped withbedside With360roomson 54 floorsthe hotelis largerand controlsallowingthe guesllo openand closethe iallerthanmostinlhiscategory andrequires 1,400 drapes,turn on a discreetprivacysign,or call for fymin,high-speed elevators to whiskitsprestigious maidserviceat the pushof a button. gueststo andfromtheirrooms. Bathroomsin many luxury propertiesnow Thedesignof theFourSeasonscalledfor statfto exceedonethirdof theoverallroomsize.Therecent taketheguest'sluggageon arrivalintoa speciallug- renovation of The BeverlyHillsHotelin California gageelevatoradjacentto the entrance, carryit to a reducedthenumberof guestrooms from253to I84,
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P a r t l : H o t e lT y p e s
Four SeasonsHotel New York. Luxury on 57th Street LM.Pei,Architect, NewYork Thecommanding location of theFourSeasons Hotelon East57thStreet,on oneof the few prominent sitesremaining in ihe heartof New York,required a building of classicelegance to transcend timeandfashion. Weusedfinehoney-colored iimestone from France. Thetower'stapering vertical thrustis expressed by a seriesof setbacksthatcascade down682ft fromthe cruciformtop to the sidewalk belowThesetbacks aresignaled by pairsof 12tt highlanterns thatbathethehotelin a silhouette of softlight,givingit a festiveglow primarily to increase thesizeofthebathrooms. Ultraluxurybathroomdesign now includesmultipLe headshowerswithten-button controlsand automatictemperature settings, marblevanitywithtwo porcelain basinsandbrassfittlngs, heatedfogJree m rrors,deepcasfironsoaking tubwithadjustable handspray,three-stage moodlightingincluding a readinglightoverthetub andtoilet,remotecontrol ry with steamjreescreen,'handsjree'two-line speakerphonewithspecialdigitalprocessing circuiisthatrninimize thesoundof running waterand automatically lowerlhe volumeof the radioor W whena callcomesin,toiletn separate chamber with privacydoor,heatedrnarblefloors,heatedtowel bars,heated toiletseats,andbidetswithhot-air dryingfunctions. Specialty suitesofferdeepwhirlpool bathswithwindowsfacng out ontoa spectacular viewButforallthebellsandwhistles themostprized luxury item-andsometirnes themostexpensive to build is goodwaterpressure, a feature thatis harin newbuildprojects derto achieve because of new regulaiions on water-savlng devicesand low flow requirements. Nota problem forthe FourSeasons New Hotel Yorkwhichwarnsitsnewgueststhatthe deepsoaking tubfillsn lessthan60 seconds.
distinct fromthemanytallofficebuildings on the skyline. glass Thehotelis enteredundera translucent canopythatfansoutabovethe sadewalk, almost to thecurb,in orderto dramatize thehotel's midblockpresence. lnside, a richlydetailed lobby courtconveysan airof bothgrandeur and intimacy. TheGrandFoyeris surrounded by a multiterraced wailing,seatingandlight-dining area wherehorelguestsandNewYorkers alikemay ir a salon-like enloytea,drinksandconversariorsetting. lt is a publicspacein whichto seeandbe seen.Grandhotelshavean elementof theaterBy emphasizing thisqualityandby providing a stage for gracioussocialexchange we haverevivedthe grandtradilion of a formertimewhenvisiting a hotelwasa memorable event. fostera senseof loyaltybut to createa feelingof highesteemcommensurate withthe behavior and 'equled in ver'rg [i's-classservce.Emafl.tLde del ployee lockers, showers, diningrooms, andlounges 1.5 2 larger are often to tlmes thanthoseof less luxurousestablshments andaretreatedas partof the hotel'sbasicd6corratherthangiventheusual finshesfoundln thesefacilities. sterlle
Development and Planning Considerations
Urbansuper-luxury hotelssuchTheCarlyle, Hotelde Crillon, TheLanesborough, andthe FourSeasons HotelNewYorkusually nearluxury areLocated shopping,theater, andentertainment centers. However, r're l\,4ansion o'r lufile CreehIn Dalas and tl^e
> fheexenplary NewYark supeFluxury h)teltour Seasons Holel, NewYorI.(A)Having obtained thecommand ngsiteat57thStrcet between l\,4adisOn andPark Avenues thedeve0pers seized the0pportrn tyto bLldlhegrandesl h0telintheCilysircetheWald0rl:Ast0ra. NewYork's tallest hotel ls alsoitsm0st eleganl. Thetapering 54 st0rytOwef is cladn Magny, thesameFrench Burgundian lme(B) st0ne specified by .Nl.Peiforthereconstruction 0JtheL0uwe. Back-of-house Areas With distirctive mOdern styling, thestandard 610lt'(56.7 m')guehasoverone-lhid0f itsareadevOted l0 thebathanddressTheFourSeasons HotelNewYorkwentthroughover stroom ingr00m. AI r00ms have 10ft4 ncelings(3.1m)providinqascale 50,000resumes andseectedonlyonestaffmem- 0f uxufyrarelyfoundin newlyconstructed hOtels. Fiddeback Engberforeverytenthatwereinvited to be interviewed. I shSycamore, thesame w00dusedt0make Stmdivar usvi0lins, was Highlyprizedas theyare,facilities for the statfin usedI0ra I cabinetw0rk, (C)li]arkngthetrendln d00rs andJurniture. super-luxury hotelsmostoftenareon a levelwell luxuryhotelslowardlargermoreelabomte bathr0oms, thespecialty aboveernployee facilities inotherhoteltypes.SupeF suiiebathiubs areDfovided withsDeclacu arviews 0fCentral Park and (see p C-2) luxuryhotelspampertheiremployees not onlyto thesparkling lights 0fthecitybel0w
Hotels Super-luxury
171
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Part1: HoteiTypes
fhesuper-luxuy rcsut0ceanCluh,Paladiselsland,Bahamas. Fiftynewgueslrooms anda newreslaurant wereadded tolhisexclusive Caribbean compound thal oflers theambiance 0fasmallprivate club.Inthetmditionalstyle 0lBdtish c0lonialarchitecture, l0ngverandas withdeepovefiangs, cooled byfans and0cean breezes, 0Den widet0views 0fthewhite sandv beaches 0ftheBahamian coastline.
Remington in Houston,amongthe newlyconstructedsuper-luxury Texashotels,selectedsuburbanlocations closeto luxurystoreson theedge of exclusiveresidentialareas.The portecochere shouldbe relatively inconspicuous, an enclosed courtyard, orthoroughly screened withlandscaping privacy. to assureitsdistinguished clientele Exterior signageshouldbe keptunderstated anddiscreet, Whiletraditionally locatedin or nearmajorcospropmopolitan cities,a Jewol thesesuper-luxury ertiesmaybe foundat theworld'smostexclusive resortareas.Begawan Giri,builtintheemerald hills of centralBali,offerslavishserviceand breathtakjunglegarden, ingnatural beautyin an Indonesian personal Theguest'sfull-time butler,dressedin a whiteNehrujacket,willprepare an exoticmed and serveit in theoutdoordiningroomof a private villa privatepool,openfire surrounded bya wrap-around pits,Javanese sculpture, and jasminemeditation garden.Theresorthasfiveresidences witha total of 22 suitesranging lrom$475to $4,400pernight. HeydarGhiai& Sonsis an architectural firmthat specializes in high-security resortsfor political figures,monarchs andtheirentourages, and guests whoseektheultimatein privacyandsecurily. Based principle, on an ancient Persian architectural the fheex\ticsupeFluxuty publodgeZimbaliLodge,Kwazulu-Natal Attica.Ine foyet du , gather- designof theseresortsoftencallsfor a seriesof ilc\ryith itshigh-peaked rcofpresents a luxurious col0nial stylesetting forinformal laidoutwithlayersof privacy, p00l pavilions withaccess ingandrefreshments. Sited0nahillside, themainlodge overl00ks alormalswimming qolfcourse withvistas across a lakeandchampionship 10thedistant Indian of guardedarcades, foyers, 0cean. Other througha succession faciliti€s inthe72-r0om, iouFSuite boutique rcs0rt include an€xclusive beach clubandspa. andantechambers.
Super-luxury Hotels
Trends
and fax machinein theirrooms.State-of-the-art electronic heatandmotionsensorsarewiredfrom each room into the 'butler'spantry'-a space somewhat closerlo missioricontrol.Thebutler knowsif guestsareintheirroomso hewon'tdisturbtheirprivacy,but is alwayscloseat handto answera call.Inaddition, theelectronic keysystemspermltthebutlerto coordinate withhousekeeping, engineering, andotherhotelservices to prevent guestsfrombeingdisturbed.
I Securityand prjvacywillcontinueto be essential featuresof super-luxury hotelsandtechnological advancesVr'illproduceevermoresophisticated systems. Suchhightechsystemsas electronic doorlocksthatalertsecurityon entryto a room, surveillance cameras,and windowsensorsadd to theguest'speaceof mind. I Ultimate serviceand choiceamenities willcontinueto be a goalas hotelchainspursuetheir I Demandwill grow for high{ech rooms with questto developsuper-luxury brands.Guestsof emphasis on business componenls thatpermitthe guestroom TheLanesborough receivepersonalized business to becomebothofficeand homefor cards and stationerybearing the individual thosebusyguestswhoseenterprises takethemto phoneand fax numbersfor the two phonelines thefinancialand businesscapitalsof lhe world.
fheexotic superluxuty lodgeZinbaliLodge,Kwazulu-Natal, Alrica.Theinteriof detailing 0fthereson's eightluxury lodges reflects classicalAltican colonial architecture withnatural timbett001lrusses, ivorystucco walls,untreated leather, and0chre-tinted concrete 1100rs.
1?3 |
UpdatingExstng Flotels
10
otelscontinually arebeingupdated.Reno- tion of operations,can also have drawbacks, vationworkand refurbishing arenecessary including lossof revenue and valuedemployees, for the financial healthof hotelsand,each and makingregularguestsseekout competitors. year,moremoneyis spenton theseactivities than Planning mustbe donecarefully. Often,the renofor the construction of new hotels.Aboutevery5 vationof guestrooms is scheduled in slageswith yearsthereis the needto replaceworn-outsofi blocksol roomsor floorsdonein sequence while goods,suchas wallcoverings, carpets, anddrap- therestremainin service. ery Casegoods,including beds,furniture, andsome Renovations of a majorscaleinvolve thecomplete equipment, requirereplacement every10 years. overhaul of an existinghotelor the conversion oJ lvlodernized mechanical systems,up{o-datelighf anolherbuilding typefor useas a hotel.Themain ing,newplumbing fittings, andotherextensive chan- lactorsfavoringtotalrenovalion overnewconstrucgesarecalledfor every15-25years. tion are savingsin construction expenses('gut' Inaddition,hotelsfrequently generally alterexisting spaces, renovatjons cost30 percentlessthanbuilsuchas enlarging a successful restaurant, adding dingfromthe groundup),the lackof primeand anexercise facility orbusiness center, or converting spacioussites(particularly in urbanareas),time an underutilized discotheque to anotheruse. In savings,and continuing appreciation for historic caseswherethereis no available space,owners architecture by thepublic. mightconsider constructing anaddition to theexistinghotelinorderto meetmarkeidemandsandrealprolits. izegreater Overtimehotelslosetheirlusler Renovations and stylesneed10 be updatedto reflectcurrent tastes.A fresh look to an existinghoteloften ts Inperiodsof economicdownturn, hotelsoftenpostessentialin orderto competewitha newor recenf Donerenovation workandsometimes defermaintely renovated hotelnearby.Targeting a growingseg- nance. Whengoodtimesreturn, cashis available to mentof the publicinterested in ecologyleadsto do thingsthat havebeen put off or ownerstake renovations that makea hotelmoreenvironmentally advantage of havingmoneyon handasan incentive friendly. lmprovements in operational efficiency, facilities. and to upgrade In orderlo changethelookof lo back-of-house facilities to providebetterservices a hotelsubstantially. or ro undertake a majorrenovand to boost staff morale,are also reasonsto ation that requiresthat the buildingbe totally renovate. emptied, a liquidation salecangenerate incomeby is performed Suchworktypically whilethe hotel selling offfurniture, lighting equipment, fixtures, and carrieson business as usualandwithas littledis- otheritemsthatstillhavesomelife,butwillnotbe ruotionto serviceas oossible.All effortsshouldbe usedin the renovated hotel. madeto keepnoise,debris,andgeneral inconven- Theexisting buildingplacesseriousconstraints on projects most renovationprojects and these must be ienceto guestsat a minimum. Construction undertaken in an operatinghotelare morecostly addressed duringthedesignprocess. Whileinitial thanihosewhenthe hotelshutsdown.Thisis due building surveys areascomplete as possible, conto limitedhoursthe crew can work, partitions tractorsor otherson the team inevitablydiscover required to blockoffareasunderconstruction, com- unknown existing conditions, Sometimes thebuildplimentary goodsandservicesprovidedto guests, ersuncover magnificenl details whichtheowneror andtemporary facilitiessetup forthosethatareout designerwantsto incorporate into the finished of service.However, closinga hotel,or evena por- project.Al othertimes,seriousdeterioration is only
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fheelegant addilian t0 a lirandeDanelhe Peninsula, HongK0ng,China.A maj0fexpansi0n t0 theI928 neoclassic maslerpiece t00kthelorm0l a m0defn 30st0lytowerjncreasinq thenumber 0f guestrooms lrom168i0 300.Incontrast to thecolonial character 01H0n0Kong s mostrenown€d hOt€, thesleekfewtower sigfals a marriage 0l thepastwithth€future. Whilemanyofiginainteri0f goalof salutifq delals0f theh0telwerelathfuly rsioredtheprojects thefLrtrre \ras achieved withPhilippe Starck's dmmatic desiqn 0tth€twostorypenth0rse restauranl, Feix
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Part1:HotelTypes
thedesign,documentation, andconstruction budgetsto coverthesepossiblecosts. Hoielsreflecttheeconomiccircumstance o{their communities. Prosperity intheindustrialized nations attheendof thetwentieth century, especially inthe US,hastransformed a fewruraltownsintoveryaffluentones.On eastern Longlsland,onelimepotato farmsnowsproutextravagant leisurehomesforNew York'ssuper-rich. In the past,therewaslittleneed for hotelsin the Hamptonsandthe fewthatserved thesetownsweremolelsbuiltat modestcost and scale.In manycasesoperations did not keepup withthedemands ofthemarket, whichbecamedrivenbya strongdesireforqualityaccommodation by a public not worriedabout spendingmoney. Becauselocalzoninglawsdiscouragenew hotel and motelconstruction, in orderto maintain the scaleof theresidental neighborhoods, manyof the oldermotelshavebeenpurchasedby developers whoseekto reposition theminthisnewmarket. One hotelin Southampton raisedthe dailyratefor standardguestrooms from$29to $300pernightover onlya fewyears.However, for hotelsthatwereoriginallyof low-quality designandconstruction, signit icantupgrades areneededin orderto justifysuch ratehikes. In an effortto sourdevelooment in a certainarea or to protectan historicbuilding,governments may offertaxcreditsfor privatedevelopers to renovale an existing building. Thesesubsidies helpto attract offTheadaptive nodemhigh-ise 1flicelandnark ho10l loewsPhiladelphia Holel,Penn- setriskandfinancing. Suchsitesshouldbe pursued Builtin1932,America's sylvania. firslmodern skyscraper wasdesigned intheInternational for possiblehoteldevelopment. LoewsHotelsconStylebyWilliamLescaze andGeorge Howe. The36-story PSFS Building isa National His (Philadelphia verted ihe hisloric PSFS Savings Fund loricLandmark, easily recognized 0nthecilyskyline byits27ft (8.25m)highstainless stee project, Society) building into a 583-room hotel. This letters 0ntheroof.Alterlyingvacant iorI years, Jonathan TischandtheLoews C0rporatiof financed proiect undertooka comprchensive hist0c restoration intransforming theformer ofiicebuild- whichopenedin 2000,was substantially public with money in an effort by the City of Philadelingt0a583-ro0m hotel.Unaltered sinceopening day,theoriginal mainbankinq fl0or,locat phia increase to business for its downtown convened0nlhesecond levelwith30fi (9m)ceilings andvaslwjndows lacingthestreet, hasbeef conve edt0the9,800 fF (910m')lvlillennium tion center.AnotherLoewsproject,to renovate Hallballr00m. lhe art decoSt, lvloritzHolelin MiamiBeachand constructan addilionalsoreceivedmunicipal moneyin evident aiterdemolition. As a result,boththe bud- thatcity'splanto spurconvention business. Being get and schedulefor a renovation projectcan be part of a publicredevelopment schemefrom the substantially otftheirinitialprojections dueto these beginningalso mayhavethe advantage of saving unloreseen conditions. Thisis a gambleforallrenov- timeastheseprolectsoftenhaveaneasiertimegainationprojects andcontingencies mustbe builtinto ing necessary approvals fromcityagencies. Table 10.1Renovation cycle ofexjsting hotel Sfage
5-year refurbishment 1o-year maiofoverhaul
Costlrcon
Scope
(upholstery, carpet, fabrics $6,000-15,000+Replace bedspreads, drapery), vinylwallcoverinq, repaint q00ds, plusupgnde 40,000+ Repeat $25,000 above, replace case systems andequipment (computers, lifesafety, kilchen, laundry) pluschanqe 50year'gulrenovation' Repeat $60,000+ ab0ve functiOns, circulations, etc.;c0nsider exteri0r renovation
UpdatingExistingHotels
fl7]|
Theindividual business traveler and groupsare the primarymarketsfor most hotelstoday.l\,4any hotelsare turningover more space for meeting guestrooms roomsandbusiness centers. Inaddition, arebeingmodified to be businessjriendly, withtwo phonelines,largedesks,lasklighting, andflexible layouts thatallowroomsto be usedforsmallbusinessmeetings. Couples whotraveloftenincludeone whousesthe roomto workandtheotherwho uses theroomforleisure. Converting twosmdlroomsinto a suite or providinga separatedressingarea belweenthe sleepingareaand bathroomareways that hotelsfindto balancethe needsof couples for mixedpurposes. staying Hotelswhichneedto completethe renovation or remodeling in timeto meetthe highseason, to set newrales,orto accommodate a specialeventbring- Theg\lfinnrenovation oldCoulse Hotel,8t. Andrew's, Scotland. Theoriginal bland ing in manyguests,nowcangetturnkeypackages modern laQade wasre-clad inatraditionalexieriorfinish materialand expanded withhistoric fromcompanies thatbundletogether design,pur- Scottish jncluding pitched detailing slale r00f, cast stone c0rnices andwroughl ironbalconies. chasing, andconsulting services. Theseftrmspro- Theren0vati0n transformed successlully the125keyhotelintoone0felegance andgrace videall itemsfor a standardgueslroomat a lower befitting thebirthplace ofg0llfivecentudes ag0. costandin lesstimethancanbe accomplished with thetraditional designprocess. Whilethismightnot seeksto recreatethe glamourof 1940s be an oplionfor hotelownerswho takea personal renovation interestin everydetail,it doesanswerto thosewho Hollywood,befittingthe lifestylesof famousstars are satisfledwith a good look that is completed whousedto frequent thishotel.Guestsswimin the quicklyandsavesmoney,Workingfrombasicchoi- samepoolas did Katherine Hepburn; check-in to ces set up ln showrooms, the ownerhas limited bungalowswhere MarleneDietrichstayedand Taylorhoneymooned; havecocktailsinthe ootionsforcustomization, Thesearecosmelic ren- Elizabeih plumbing, Polo Loungewhereone almostexpectsCarol ovations thatdo notinvolve mechanical, or electricalmodifications or spatialchangesthat requireservicesof engineers and architects. The international styleo.farchitecture was truly lhat.lt evenmadeits markon the Scottishcountryslde,wherethe originalSt.Andrew'sOld Course Hotelwasconslructed in the 1960sas a starkmodernbuilding reflecting current taste,The1998renovationofthehotelsoughtto givetheentirebuilding, bothinterior andexterior, a 'past.'Theoriginal concreteboxwas re-cladin a traditionallocalmaterial called'harl'anda pitchedslateroof,wroughi-iron glazingwith hisioricScottishdetailing, balconies, and caststonecornices wereadded.Thequality give of the materials and theirskillfulapplication St.Andrew'sOld CourseHotelan authenticity that is frequently lackingin projectsthat superficially applyhisloric details. Today thehotelis moreinharmonywiththegolfcoursethatgaveriseto thesport fivecenturies ago.lt alsois on parwithcurrentpublic taste. Builtin 1912,TheBeverly HillsHotelin California fhe'h1tel 0fthestarc' rcnjvati1n ll|€ Bevedy HillsHolel,Califolnia. Reopened after a re-opened in 1995aftera 3-year, reno- 3-year, $100million thehotel'snewdecorrecalls theglamorous H0llywood $100milli0nrenovati0n, era vation.Rather thanrestore thebuilding to itsorigi- 0fthe1940swhenmoviestarsandcelebrities populated pool,P0l0Lounqe, thes\{imming nal lvlissionRevivalStvle.the mostrecentart deco andCrystal Balhoom.
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Part1: HotelTypes
tionfor landmark structures stipulates thatbuilding exteriorsbe restored,but allowsthe ownerdiscretionwithrespectto theinterior. Restoration workusuallyinvolves'the expertise of preservation architects who prepare documenlation regarding theoriginal design,alongwithpropermalerials and methodologiesneededfor cleaning and restoring historic buildings. Piecing together thedesignof a building longafterits completioncan be a difficulttask.In mostinstances thedrawingsof theoriginalarchitect areno longeravailable-and whilethesearemost useful,theyreflectthe intention ol thearchilectand notnecessarily whatactually wasbuilt.Oldphotographsarehelpful, buttheyusually document only a portion ofthebuilding anddo notpositively identify materials. Probesof theactualstructure to uncover elements hiddenby subsequent renovations area majorsourceof discovery-evena fragmentof an original element canreveala greatdeal.Still,there gaps lrequently are where there is no posilive lhec,nventi1n h\telrcslolado, HillonChiGago & Towers, lllinois.Thedelicate balance evidence or clue of the original component. Inthese preservati0n goalsweremetintherestoratiol historic ofauthentic andpractical marketing publc spaces. ol theI927h0tel s grand Inspired bytheVersailles Palace. lhe20.000 ft: (1,860m') qrandballroom grandeur wasreturned t0 itsoriginal withthereapplication 0f goldleaft0 the0rnate 22-karat \{allsandcarvings andthereconstruction 0f theroom's piece 280,000 crystal chandeliers.
Lombard andClarkGable10sweepthroughthedoor, and dancein the CrystalBallroomlikeFredAstaire and GingerRogers.Theownerssoughtto recreate a specificperiodof timein the historyof TheBeverly HillsHotelthatwouldreflectits mostcharismatic guests.Thisfantasyof Hollywood evenappealsto today'smoviestars,moguls,and othercelebrities, who seethe hotelas partof theirlegacyand as a placeto runintoothersin thefilmindustryjustas in thepast.Tothegeneralpublicit hasmoreof a theme aspect,albeitonewithsomeauthenticity. Hotelsare part of today'sbusinessclimateof mergers andacquisitions; theyfrequently changein ownership. Parent companies no longerdemanda singlestandard to whichalltheirhotelsmustconform whentheyadd hotelsof differentstylesand categories. Still,whilea recently acquired hotelmightnot requirerenovation, it may needmodifications thal announcea changeof flag and reassurethe new owners'regularguestsof the qualitytheyexpect. fheatriunhotel rest1tatio, BrownPalace Hotel,oenver, Colorado. openforbusiness every minute of every daysince1892,theBrown Palace hasnever closed forrenovati0n. Themostrecent ren0vali0n l00k5years andincluded redecoration andnewlighting l0rthefamed Resloration is a specialcategoryof renovationin eightstory atrium andlobbyandremodeling ol 33executive siatewhichtheobjective islo re-create theoriginal struc- r00ms andnumerous uoscale suites 0nthetoDtwof100[s. lt introduced ture.Originalbuildingelements are retained and, state-0f-the-a( heating andaiFconditioning sysiems bringing indiwhenthisis notpossible, replicated. Mostlegisla- vidual climate c0ntrol forthefirstiimet0each ouestr0om.
Restorations
U p d a t i n gE x i s t i n H g otels
Table10.2 Exislin0 h0telchecklist
Engineeling syslems Heating, ventilating, andair-c1nditi\ning systens Temperature andhumidity controi Fresh a r control andfillration lvlechanical noise contr0l andvibration Enerqy efficiency Zone conirol Envifonmentalsyslems
feleph1ne andc1nnunicallors s,/slerrs C0mputerized least-cost routing, accounting,
Healkclubequipnent Exercise equipment
waKe-Lp catl
Sauna, steambalh, whirlpool
p'rones, House andpLblrc leeranotarseruice, cable andsatellite dish, closed-c rcuit ry, HDTV Hi0h-speed Internet connections
Swrmingpool plumbing Lockers, fixtufes showers,
Lightdimming sysrcns (review Lifesalely systens updated l]calc)des) l\,4eeling andbanquet spaces Sprinklers, slandpipes, hose racks, fireextingu shers Resiaurants andl0un0es Smoke detecti0n, firealarm v0ice annunciati0n, fire Lobbies command stallon Guestrooms p0wer generat0r lighting, lirepumps Emergency recall Management systems eLevator protecti0n (dryfoam), Kitchen h00d compuler roon C1nputeized h1tel nanagenent systens guest (halon) Boon'r status histories Acc0untlng, Smokeprool exitstairs auditinginvent0ries
guestrooms Fire-resistive \{allsaround andstars,
Data storage
fire-rated doors andclosers Failsaie lockinq systems purge Corridor smoke
Billing,point-of-sale charging Automatic barcode reader R€servations Time stamps
Energy conseNation Computerized energy management systems (ktchen Heat rec0very systems andlaundry hot water andexhaust) (exhaust Airplrilying syslems recircLlation) glazing) (double Ins!lating windows andsolar Lilecycle energy analysis inquestrooms lvlotion sensors, lighting controls Vestibrle andrev0lving d00rs ph0t0 (solaf, Aiternatlve enerqy s0urces wind, voltarc) Variable airvolume system Longlife,energy conserving liqhlbulbs portati Ve tticaltrans onsyste ns Passenger elevators Service andlreiqht elevators Escalators
Secutity systems peeph0les, Card-l0ckinq systems, door security
Auestbathroon accessoi es Pulsating shower heads Ughted make-up mirrofs Towe waTmeIS Heat lamps Whirpoolsandsteambaths Audiovisual syslens Projection Sound Translatlon parlitions Movable l\,4eetinq rooms Ballroom Soundprcofing Guestroom doorgaskels Wind0ws partiti0ns N/leetinq foom anddoors
latches, molion detection
ry surveillance 01entrances, service dock, elevators, escalators Wireless communication Alarms f0rexitstairs, F&B cashier, storaqe (fr0nt vaut, safe Cashler deposil boxes desk) tn-To0m sales lightinq S€curity Enteftainment systens In roommovies, closed circuitry Satellite bedside c0nlrol, CD,HDry ry A[,4/F[,4 prayers vr0e0 Cable
Parking systens Controlgates \,d| EIEvdtU|J d |u a| |pJ
Directionalsigns Paving surfaces, landscaping, I ghting 6eneral lnterior fixed decor Slgnage Interior furnishings Kitchen andbarequipmeni Laundry anddrycleaning €quipment,
laundry chute Waste disposal systems, compactor
Rate theexisting condition 0leach itemonascale 1r0m 0t03 estimating thecostofnewadditions 0rupgrades asrequircd t0meet current standards. instances thepreservation architect relieson knowl- sans.Because oftheirspecialized skillandthelaborprojects edge oi othersimilarbuildingsin orderto make intensive natureof theirwork,restoration a.|,..ia.l .cer rmhti^ne usually aremoreexpensive andtakemoretimethan go Once the historicbuildingis understood and newconstruction. Insomecases,thedesigners documented, the painstaking reconstruciion work to greatextremes find replacements for to original begins. Inthepast,buildings, especially thosemeant materials, oftencustommakingsomeitemsor fabto last,werebuiltby craftsmen, manyof whose ricatingspecialmolds from survivingoriginal expertskillsareno longerpartof today'sbuilding building Whjlemuchdepends elements. ontheconindustry. Whilethegrowing movement restore to his- ditionoftheexisting structure andtheelaboration of toricstructures hasbrought a revitalization of many itsarchitecture, theseprojects callfora strongcombuilding crafts,it stillis difiicult to findqualified arti- mitment bytheowner. Suchundertakings havegreat
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eveftsI thecity,hasbeen histOf calythep nnace 0l society balr00m. hatel restlr ati)nlhe Sl. Regis,NewY0rk.(A)TheStRegsRool Thehighriselandnark recrealed n itsorginalf PreSerVatj0nc0mn]sS0n|TTShelat0nundert00kamassiVeex1eriorandnteri0|Ien0Vaii0|01J0hnJac0bASt0rS]901 edther€Storation0lthebUidng,so|iqina]br0n7eandglaSSreV0|Vi|ge|tra|Ced00rSand1hefamed1reeSta|di|0d0orm roomsizet0 450ltr (41.8m') Th€ (C)Therenovat nglhestandard r00ms, r€ducing thehotekeyc0rftfrom436to 363wh € increas 0ncombnedandenarged 'before'and 'alter p ansillustrate layouts. typical
Updating Existing Horels prestige andaremuchappreciated bytoday'spublic Amongthe surprisediscoveries werean original whohascometo highlyvaluehistoric architeclure. lobby'ireplace hiddenby a metalawningandmarBy strictdefinition terms,totallyrestoring a hotel blepillarscoveredinsuede.Inmanyinstances, such to its originalcondition is rarelypossibleor even treasures aredamagedbeyond'repair. However, in No matterhowsignificant desired. thearchitecture, the past 20 yearsmanufacturers haveintroduced no guestwantsto be withou'ithe latestamenities reproductions of manyhistoric burlding elements, fif and,additionally, hotelsmuslprovide different facil- lings,andfixtures thathavebeenmadeaccording itiesto meetpresent-day demands. Therecent$40 to original specifications or in newermaterials. The million renovation oftheHoteldelCoronado, a sea- construction industry alsohasbecomemorefamilsidehotelconstructed in 1888nearSanDiego,Cal iar in workingon historicstructures and thereare ifornia, successfully turnedbackthe clockso that now, in almosteverycommunity, builderswho guests could relivea bygone period. However, r P C U r a ' r z v guestrooms cooledonlybyceiling fanslackair-conIn 1988,TheSt. RegisHotelon FifthAvenuein ditioning andthehotel'swire-cage is very midlownl\,4anhattan elevator undeMent a 3-year$100milslowTheseareauthentic restorations, buttheydo lionreconstruction. Builtin 1901byJohnJacobAslor notreflectcurrentlifestyles or expeciations of com- to thedesignof Trowbridge andLivingston, TheSt. fort,andarenotfullyappreciated by someguests. Regisestablished a siandardfor luxuryhotels Afterdecadesof neglectandabandonment, cities aroundtheworld.Opulentbuilding materials workareundergoing a renaissance andhotelsareplay- ed bymastercraftsmen, centralair-conditioning and ing a majorrole in this iransformation. Theyoffer heatingsystems(thelirstof itskindlor a hotel),magsophistication andformality lhatthe suburbslack. nificentpublicspaces, commodious well-appointed l\,4ost guestrooms, old citieshaveprominent hotelsthatplayeda and a primelocation madethisNew premier significant rolein shapingthe political, social,and York's hotel. A 1927addition waslessgrand business lifeofthecommunity. Restoring thosethat thantheoriginal building and,overthedecades, the werenotrazedduringurbanrenewal schemesinthe hotellostits claimfor quality.Therecentrenovation 1960sand 1970sbringsbacka vitalaspectof a includeda full restoration of the exterior and the publicroomsanddemolition city'shistoryandis thesourceof greatcivicpride. original andreconfigSuchhotelsareat a premium andusually veryprot uration of mostotherpublicspaces,alongwithall itableforowners whoareableto capitalize gueslrooms notonly guestrooms. Someof thesmaller from on thevaluable historic architecture but alsoon a he 1927additionwerecombined,reducingthe namethairesonates strongly withinthecommunity. numberof keysfrom436to 363,in orderto meet Photographs of the hotelin its heydayanda roster today'sluxurystandards. Wherethreerooms,each of famouspeoplewho oncewereguestscan be witha singlewindow, werecombined to maketwo incorporated intopromotional brochures. Theyalso new rooms,the middlewindowwas glazedwith can be displayed in the holelto givepresent-day spandrelglassin orderto maintainthe exterior gueststhe feelingthattheyare reliving historyby faqade.All buildingsystemswerereplacedwith inthesamespacesasexisted seeingthemselves a state-of-the-art TheSt.RegisHotelbecame systems. century ago. a trophyin the extensive ITTSheraton holdings, priorto Oneaspecto{ luxuryhotelsconstructed muchastheoriginal hotelwasforJohnJacobAstor. WorldWarll is thatlheywerebuiltto last.l\,4aterials In Jact,the Sheraton luxurybrandis now called were substantialand detailsoften tntegralto the 'St.Regis.' structure of thebuilding itself. Thecostof removing EvenmorecostlythanTheSt. Regisrestoration thisworkwas prohibitively expensive. Renovations wasthatof theHiltonChicago& Towers. Builtin 1927 to thesehotelsin themid{wentieth century tended as the StevensHotel,it boasted3,000roomsand to concealanyelaborate decoration. Forexample, grandpublicspacesinspiredby the Palaceof Verin an erathatvaluedneitherhistoricarchitecture nor sailles. ltsturnishings andequipment wereauctionhighceilings, designs oftenincluded droppedceilings ed off duringWorldWarll whenthe hotelservedas to permittheinstallalion of modernmechanical sys- an armybarracks, afterwhichConradHiltonacquir tems,totally concealing theinterior detail. Columns, ed it.The$.185 million renovation beganin 1985with moldings,and otherelemenlswereencasedin thegoalto lurelucrative convention business. A comeasilymaintained materials. In peelingbackthese pleterestoration oI publicspaces onethatwould laterrenovations architects oftendiscoverunknown mostoleasepreservation aficionados-was decidoriginal details. ThePfister Hotelin Milwaukee, com- ed againstin favorof a selectiverestoration completedin 1893.undeMenta restoration in 1993. binedwithlotsof glass,brass,andhighlypolished
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Part1: HotelTypes marblethatwouldappealto moreguests.Hilton determined thattheirguestswouldthinkof a restoralionas stodgy. Theresulting hybridrecognizes the valueof historic but,at thesametime, architecture incorporates the tasteof today'spublic.In opting recreation against an historic of thepublicspaces, hadmoreflexibiliiy in reworking thehoteldesigners publiccirculation in orderto makean inlerior linkto parkingfacility. the newlyconstructed It is difficultfora newhotelto competewitha nearplanning byrivalwith an impressive lineage. Owners Hotelin New to convertthe formerKnickerbocker York's TimesSquare fromitscurrent officebuilding usearebankingon the connection thatthe public will make to the Knickerbocker name,directly linkedto NewYork'sgildedage.Amongseveralnew hotelsnearby, lhis is theonlyonethatcouldclaim a pastwitha well-recognized name.TheKnickerbockerHotel,builtby JohnJacobAstorin 1906, in 1918,at the onsetof Prohibiceasedoperation tion-a reminderof how legislation can affecta hotel'soperation. Whileit takeslongerlor a hotelwitha namelong synonymous with qualityto loseits reputation, it doeshaooen.A lax attitudetowardnewdemands andto thequalityof theinteriors is a serious detrimentto the financial operation of the hotel.Many nineteenth andearlytwentieth centuryluxuryhotels werebuiltto servethewealthy, leisured class.These guestshavegivenwayto loday'sbusinesstraveler
l
H,teltest\rati1n ina selsrtc zoreMission Inn,Riverside, Calilornia. 0ccupying anentire blockinthecenler oftown, therestoration wasthefocus 01amajor prooram. urban redevelopment T0restore thedecaying national landmark t0 its0riginal splendor andt0meettherig0r0us Calilornia seismic codes, thearchitects and peryasive problems. engineers hadtocrcatively s0lve structural
Updating Existing Hotels who hasdifferentrequirements-butwho maystill be willingto paya premium for qualityaccommodationsand service.Americanhotelshavecatered to this classof traveler for sometime and,now, hotelseverywhere are makingthisadjustment. In London, Berkeley, theSavoy, Connaught, andClaridge'sareundergoing malorrevitalization. Whiletravelers of yesteryearmight have appreciatedthe patinaof fadedinteriors, today'stravelers arenotso inclined. Themeaningol luxuryis redefined-itis flashier. The Savoygroup'srenovations include expanding the lobbyspace,providingair-conditioningin all rooms,instalingdigitalphonelines, creatingnew meetingroomsand spas,updating plumbing andbathroom fittings, andoffering other modernizations to attracta newclassof traveler. Therearea fewsuccess{ul hotelswitha dedicaf ed clientele who do not want to see too much change.NewYork'sAlgonquin Hotelhasa unique character whichtheownersdo notwishto tamDer with.The 1997renovation of the lobbyand more wascarriedout in a most efficient spaceplanning discreetway so that gueslswouldhardlynotice. Therefurbishment focusedon thecharmthatgave from the early the originalhotel lts reputation decadesof thetwentielh century whenNewYork's 'Round literary eliteusedto gather attheAlgonquin's Table.' l\,4any existing buildings, evensomethatwereoriginallyhotels,haveseriousdrawbacks in meetingthe hotels,InthecaseoJhistoric needsof present-day buildings it makesgood senseto builda sound workingrelationship withgovernment authorities in chargeoI landmarkissues.lVeeting the requirementsof landmark involves muchnegotiagencies ationand manycompromises. Theirmissionis to protect thehistoric integrity of thebuilding andthey canoftenhelpto securewaivers fromthe buildjng department that mightallowfor an overhanging canopy, curbcutfora loadingdock,or oiherneed. Building codesand legislation alfectall renovationwork.lt is a challenge in a restoration to incorporatenewcoderequirements so thattheydo not distractJromthe interiordesign.Life-safeiy and accessibility codesareof foremost importance. In the US,the Hoteland l\,4otel FireSaJety Act of 1990 prohibits federalemployees fromstayingin hotels whichlack sprinklers and smokedetectors. For guests, hotelswithfederalemployees as Jrequent thiswasa strongincentive to installsuchdevices. Soecialorovisions for thedisabledhaveextended well beyondprovidingaccessjbility for people boundto wheelchairs. TheAmericans withDisabil itiesActof 1990broadens thedefinition to include
individuals withsuchdisabilities as sightandhearingimpairments, arthritis, heartconditions, emphysema,amputated limbs,andAIDS.Widerangesof modifications arenecessary to meettheirrequirements.Whilemostcodesonlycomeintoeffectwhen new or renovation work is undertaken, some require thatbuildings complyby a ceriaindaie. Forbuildings in earthquake zones,seismicupgradesarea majorfactorin renovation work.The MissionInnin Riverside, wasconstruct California, ed in fourstagesfrom1903to 1931. Fordecades it f ourishedas a prominent destination, but its stature started to declinebythe1950sanddespite beingdeclared a national landmark in 1977,itclosed in 1985.The magnificent structureoccupiedan entiredowntownblockand the city wantedit to becomethe focusof urbanredevelopment. Afier severalchangesin ownership, both publicand Drivate. the l\,4ission lnn re-ooened in 1991withits original splendor. Theresioration hadto architects contendwithunreiniorced brick,woodwalls,nonalignedconidorswithsaggingfloors,insulficiently sizedwallframing, unbolted castironcolumns, and a hostof otherstructural de{iciencies thatnowhad to meetCalifornia's stringeniseismiccodes.All work,plusthe installation structural oi up-to-date plumbing, mechanical, andelectrical systems had to be concealed behindfinishes thatmatched the original ones.lt takescarelulplanning andeffortto retrofitsuch systems into an architecturethat remains faithful to itsoriginal appearance.
Additions Small-scale additions allowhotels to meetchanging projits. demands andincrease Therequirement for guestrooms, supplementary a conference facility, fif nesscenter, or countless otherneedscan be met by additional construction. Theaddition mustcomplementthe hotel'slayoutand organizationnew publicareasconnected to the lobby,guestroom floorslocated closeto existing elevators, or service areasadjoiningthecurrentback-of-house on lower floors.Onurbansites,wherethereisthermpetus to add extrafloorson top of a building,one must consider loadsoftheexisting thecarrying structure, plusthe capabilityof elevators to be extendedand theiradequacy to servemoreguests. Forlandmark buildings, onemustappraise theappropriateness of an addition to theoriginal structure andsecurethe permits.All additions necessary requiredzoning, building department,and other government aoDrovals.
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Part1: HotelTypes Table 10.3Holel additi0n checklisl Evaluate capacity 0l exisling areasto accommodale added tratfic Entrance ddves andparkinq Lobby andlrontdesk Food andbeverage outlets (including Guest circulati0n elevators) (including Service circulati0n elevators) Kitchen, laundry, loading dock, employees' facilities (including Recreation facilities health club) Internet service capacity 0btaindataonexisting condilions As-built drawings Silesurueys including exisiing uiilities andlandscaping Legal andzoning reslrictions Soiltests Detailed inspection olexisling structural andmechanical conditions
Evaluate engineenqsyslems l0 beused Connections t0-existing structure andf0undati0ns Structural constraints olsite Energy analysis including existing mechanical andelectrical systems andcapacity 0fplantand ulilities seryices
Re-evaluate lenovalion needs 0f existing hotelintermsol malching higher slandalds ol newaddition (forexample, Architectural upgrading 0ltheextedor entrance canopy, paving, faQade balconies, materials, windows, r00ftreatment, signage, landscaping) (furniturc, Interior upgrading furnishings, finishes, fixtures, equipment, graphics) lighting, Guestroom amenities Publac space inieriors Lilesafety, security, communicalions, audi0visual, andcompulerized hotel management systems
fheh\telt1weradditi1n LeMeddienGaho,Egypt.l-ocated onRoda lslandinthemiddleoftheNileBiver, the40-st0ry addition totheexisting landmark hoteladds 870rooms, a health club,balk00ms andmeeting spaces, a nighiclub, anda 100ft (30m)diameter revolving restaurant 0ntopoffering views01thehiramids inthe planprovides distance. Theinnovative Y-shaped curved tower allguestrooms withspectacular views ofCair0 andtheNile.
Updaling Existing Hotels Therearenaturalsitessospectacular thattheyare Philippe Starck.Theintegration between theoldand irresistible to hoteldevelopers. Sucha placeis the thenewcallsforcompromise withrespectto historic northwesttip of PuertoRico wherethe Atlantic authenticity, butit gracefully expands thehotellnto Oceanand CaribbeanSea converge.The large oneintegrated whole. resortcovering 265acres(107ha)onthissiteclosed In Egypt,a 4o-story toweris beingconstructed as in 1980.Afterextensive renovations to theoriginal an addition Le to Meridien Cairo,a late1960sluxcomplex anda program to buildnewJacilities, it re- urypropertyprominently locatedat thenorthendof openedundernewownership as El Conquistador RodalslandintheNile.Thevertical thrustofthenew ResortandCountry Club.Theadditions neededto tower,cappedbya revolving restaurant offering speccomplement theexisting buildings but,also,to look tacularviewsof Cairoandthepyramids beyond, comup{o-dateand providea strongnew imageand plements ihehorizontal expanse oftheoriginalhotel. centralfocusfor the resort.Alongwiththe renova- Theyshareimpressive modernfaqades,although tionsthatintroduce themesto original areas,they they are not matched.The new 87o-guestroom announce thatthisis a newenterprise. convention toweris almostthreetimesthe sizeof Somehotelsexpandin stages.TheArizonaBilf theoriginal building, to whichit is linkedbya threemore,designedby AlbertChaseMcArthur, a former storygalleryshoppingmall.Whilethe two towers apprentice of FrankLloydWright, openedin 1929in shareback-of-house andadministrative facilities, ihe thedesertnearPhoenix. Thefineresortandspawas addition to Le lMeridien Cairois planned to function developed byWilliam Wrigley, Jr.,whocarefully maln- asa stand-alone hotel.At presenttheyareunderthe tainedtheidentity oftheoriginal designuntilhisdeath sameownership. However, it wouldbe possible for 1973.Oftenmisiakenly thoughtto be thearchitect, themto be dividedandrunas separate enterprises Wrightwas,infact,consulted on severalissuesdur- withoutmajormodification. ingconstruction. A succession of newownershave maintained McArthur's design,including retaining TaliesinWest,Wright'sschooland studiocloseto AdaptiveRe-use Phoenix, to planseveraladditions.The latestconstruction, in 1998,addeda spa,fitnesscenter, and Forcenturies buildings constructed Jorotherpur wingofguestrooms, bringing thetotalto 730rooms. poseshavebeenconverted intohotels.lrishcastles, Commitment of a newownerto the original archi- Englishcountrymanorhouses,Frenchchateaux, tect'svisionis rarein hotels,especially in the US, andRajputpalacesin Ralasthan, India,haveallbeen wheremarketing interests maysuggestfollowing the adaptedashotels.Theselargelyresidential useslent latesttrends.Certainly, in the case of the Arizona themselves wellto conversion. Infact,theintentwas Biltmore, Wright'sarchitectural style,whichhasnot not to straytoo far fromthe original.Partol the alwaysbeenvaluedby the generalpublic,is much appealof thistransformation wasthatguestsfound in voguetoday,andservesas the preeminent char- themselves welcomedintothehomesoI aristocrats, gentrymaharajas, acteristic of the 'jewelof the desert.' andotherpersons of highsocial In 1986theownersol ThePeninsula decidedto rankwhomtheywouldnot likelyvisitunderother renovateHongKong'srenownedhotel,whichhad circumstances. Thishelpedto compensate forshardecidedly faded,andto construct a majoraddition. ed bathrooms, no air-conditionrng, andthe lackof A sleek3o-storytowerwas built just behindthe otheramenities generally available at moretypical original1928neoclassical structure increasing the hotels. Guestscouldtakemealsinthediningroom, numberof guestrooms from168to 300.Theexteri- loungeinthedrawing rooms,readinthelibrary, and orcontrastbetween justastheonginal thetlvobuildings is distinct-the strollin theprivate grounds resmoderntowerdoesnot makestylisticconcessions identsdid. Guestscouldthinkof themselves as to theoriginal hotel.Whilethetwocontrasting struc- members oJa privileged classenjoying themselves turesfit intothemixol scalesandstylesthatdefine at home.Some hostscontinuedto live on the HongKong'surbanlandscape, itsresolution on the premises andestablished theseelaborate bed-andinterior was morechallenging. Whilemostdetails break{astaccommodations in order to earn the fromthe 1928hotelwererestored, theownersand moniesneededto maintain theirstatelyproperties, architectsdid not want to recreatethe past but, while others ran them purelyas businesses. instead, to combine thepastwithmodern elements. Ownership oftenoassedintothehandsof otherindiThismakesa smoothtransition to theaddition, which vidualsbearingno relationship to theoriginal ownreachesits sensational climaxin the dramatictwo- ers but, mostly,they stillwere run as relatively storypenthouse restaurant andloungedesignedby small-scale operations.
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in1909 Heralded asthe'Temple ofCommerce' when it opened reus€ TheRitz.Carlton SanFrancisco, Califolnia. fhelmdmark adaptive with336guestlandmark onNobHillwastransformed LifeInsufance Company's Pacific Coast headqua ers,thisneoclassic asthel\letropolitan into0ne0fthecily'smostluxurious hotels. rooms andsuites
Thesoftmarketfor Jorhotelconversion. Today, witha highdemandlor accommodation, candidates in urbanareas,anda dwindling number officespacein manycitiescomparedwiththetight especially espemarketfor hotelsmakessuchtransformations of newsiteson whrchto buildor existing hotelsto io developers. Themostsoughfafter renovate,a vast arrayof buildingtypesare being ciallyaitractive value.TheMarriott Courtyard intohotels,Ny'any of historic converted of thesehavelittleor no arebuildings for in theCityHallAnnexin Philadelphia, TheFitz-Carl relalion to lodgingandsomewerenotintended Li{eInsurhumanoccupancy at all.Theyrangegreatlyinscale, tonadaptedfromtheoriginalMetropolitan and the new ance Companyin San Francisco, category, and location. Building hotelin Raymond Hood'sRadiator Offce buildingsare frequentlyconsideredlikely boutique
Updaring E x , s l , nH g o l es
1 8 7|
fheubanintilladaptive reuse hotelCou yardbyMafiiottat ScottGircle,Wa$hington, DC.Thenondescript Naii0nal BilleAssociati0n headquariers buidingwas givena newfaQade gutledincrealnglhe158-key propey. anda newlife n ilslransformation t0a h0telTheinterior0lthe 19590fficebuilding wasstrppedand
in NewYorkaresuchexamples. Thequality of materials and craftsmanship of these earlytwentiethcenturylandmarkb,uildings cannotbe equaled todayandthegrandscaleoftheirpublicspaceslend entrances themselves to dramatic andlobbies. Such givethesehotelsa monumental presence. features Thelavishbudgetsthatownersapplyto thesehotel renovations, for properties in primelocaespecially tions,allowfor sensitive adaptations thatpleasethe cityauthorities whooversee landmark issues. Fewofflcebuildings of landmark statuscomeon themarket today.lvlostare1950sand1960sstructuresin needof majoroverhaul, but noteconomifeasibleto remainas office callyor functionally buildings. Thesestructures oftenhavefootplates too smallandceilingheights too lowto allowfor renovationintoofiicespacethat meetstoday'smarket demands. Yetthesebuildings sornetimes aresuitTheyoftenhavea highproportion ableashotels. of windowsto floor area-ideal for guestroomlayouts anda relaiively lowceilingheightlor offces, yetentirely forrooms.Withcostsavingsover suitable newconstruction, anobsolete otficebuilding canbe thebeginning of a newhotel. Unlikelandmark buildings, whosepedigree the hotelowners wishto prornote, theownersof hotels
posfwarolficebuildconveded fromnondescript, ingsseekto concealthe useoJthe originalbuilding.A casein pointis lvlarriott's conversion of the forrner National RifleAssociation 1959headquarters in Washington, DC, intoThe Courtyard Hotel.In gutting addition to totally theinterior, theexterior was givena handsome facelittin orderto changeits image.Suchconversions so far havebeenlimited to mid-level accommodation, unike the five-star optionthatlandmark buildings canoffer. Ofteninherent in manybuildingsnot originally plannedas hotelsis a disparity betweenexisting conditions andoptimal or.ir somecases.evenmiTimalhotelstandards. Theguestroom is mostcritical. In NewYork,wheredemandfor new hotels greailyexceeds sltesavailable fornewconstruction andfewexisting hotelsremainfor upscalerenovations,manybuildings whichdo notobviously lend themselves to hotelconversion arebeingconsidered.A formerjewelry manufacturing building inthe newlygentrified TimesSquare district couldonlybe configured Intolong,narrowguestrooms. To deal with this awkwardarrangement, the architects creatively designeda spa roomfeaturing an area with exerciseeouiomentin the centerof each ouestroom.
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]
fheinnovative adaptive rcuse h0telHotelimWasserturm, Cologne, Gelmany. Theextepr0tected ri0r0fEurcpe's largest historic water towerwas bylandmark status bulthelnteri0r 0fthishugecylindrical structure wlthitsmassive masonry wasfairgame supports fordesiqner Andrde Putman tocreate a uniquely elegant BBkeyb0utique hotel.
Today,landmarkstructures of all typesarebeing converted intohotels.Therapidlyexpanding boutiquesegment is propelling a hugevariety of build(seeChapter2).Somewere ingtypesforconversion neverhabitable buildings at all,likeCologne's water tower,the largestof its kind in Europe,which becamethe Hotelim Wasserturm in 1990.Limits imposed by thelandmark statusoJthisnineleenthcenturystructure includednot removing a single exterior or interiorbrick.FrenchdesignerAndr6e Putman'ssignaturemodern,elegantinteriorsfit
gentlyintothehisloricfabricof thewatertower.The hotel'sunusual circular formgivesit a memorable presenceand distinguishes it trom most olher business hotels.Thisappealhelpsit to overcome its location,outsrdeCologne'scentralbusiness district. One of modernarchitecture's iconicindustrial buildings, Fiat'sLingotto Factory in Turin,ltaly,has recentlybeenconveriedintoa multipurpose complex,including Lelvleridien hotel.Designed by Giacomol\,4at1d Truccointhe.1920s, theLingotto factory was admiredby Le Corbusier, who featuredit prominentlyin yersure Architecture. fhe greatFrenchSwiss architectreferredto the building as 'a guideline for townplanning,' In its currentadaptationwitha convention center, business center, concerthall,exhibition area,artgalleries, shopping mall, and hotel,Ljngottobecomesa citywithinthe city, Toensurean ongoingappreciation of thisremarkablestructure, architect RenzoPiano, onthewhole, defersto the fabricof the originalbuilding.He removes laterancillary structures, replicales lhe origgrid,recreates inalfenestration stuccowitha higher sandcontent, andrestores the memorable and astonishing 1-kilometer longFiatrooftoptesttrack, nowusedasa joggingtrack.Theclient's desirewas thatthecomplexnotjustmaintain theexisting elements,butalsoinvigorate thespiritoftheoldbuilding,whichwasforwardlookingin itstime.Tothisend Pianohaslefihismarkby creating a dramatic conferenceroomina giassoniondomeandhelipadthat providea newsilhouette for thishistoric complex, noworientedto the twenty-first century Lel\4eridien Lingotto is locatedarounda courtyard in two three-storywings of the formerfactory.A glass-enclosed passageway throughthecourtyard, lush with Mediterranean vegetation,connectsthe receptionarea to the elevatorsservingthe 240 guestrooms. Onthe sidesarea restaurant and bar, which link to the businesscenterand concert hall.Guestroom interiors aredecidedly modernyet warmin a waythatdoesnotgivewayto the industrialnatureof the renovated Theambiance exterior, ol thehotelisdistinct untoitselfwhilepartof a larger wnote. Buildings of alltypeshaveundergone changes in use overtime.This includesbuildingsoriginally constructedas holelsand lateradaptedlor other uses.Builtin Washington, DC,in 1921, the Hamil ton Hotelwasconverted intoan officebuildingwhen thedemandfordowntown hotelsdeclined. ln 1996 it reopenedas The Crowne Plaza Hotel. The grandeur of the originalentrance and lobbywas restoredand guestroomlayoutswere a straight-
Updating Existing Hotels plan.Thedilficult forwardrecreation of theoriginal taskfor the archiiectswasto add meetingrooms, a restaurant, andotherrequirements fora four-star hotel.Also,two additional floorswereconstructed withina mansardroofin orderto makethe hotel economically feasible. The1897Norman-styie castlein the lowerHudsonValley in NewYork,builtforGeneral Carroll, was boughtin 1941by an investment firmfor useas its office.In1997,it openedasa specialevents facility andinn.Thefirsttaskwasto removeall intrusions publicareas fromitsuseasanotfice. Theimposing of theoriginal housewerereadilytransformed into the publicroomsof the newenterprise and seven guestrooms werecreatedfromthe familysleeping quarters. Onihe 10acre(4ha)site,architects found it easyto locatea newwingwith24 guestrooms, a fitnesscenter,and meetingroomsoff to the sideof theoriginal mansion. In Europe, therestillexistsa surfeito{ obsolete monasteries andconvents. l\,'lonks' andnuns'cells typically aresmalland,in manyof theseabbeys, thereare not enoughroomsto converttheminto profitable hotelswithoutcompromising theirintegrity. Yetthereis an interest in adapting thesebuildings by governments whicharelessmotivated by a high returnon financial investment andmoreconcerned with keepingthis valuablepart of theirnational culturalheritage alive.Since1942the Portuguese statehastakenownership of disusedmonasteries and convents, alongwithabandoned castlesand palaces,and transformedthem into 22 luxury hotels.In 1998,the3o-roomCistercian monastery in Bouroopenedasa hotel.Architect Eduardo Souto de lvlourawashighlyrespectful of the{ormerstructure,wantingto keepthe memoryof the monastery alivein itsnewuse.Therooms,decorated ina minimaliststyle,arehighlypopularwiththesophisticated clientele andharmonize beautifully withthemonastic ambiance. Alrnostin a category of itsownis the 31O-room GrandBay Hotelplannedfor Chicago.lts main fagadewillbe cladwith4,000piecesof carvedlimestone,caststone,andpinkgraniteremoved fromthe 1929artdecoMccrawHilltowerthatoccupied the sitebeforeits demolition in I998.Thecostto dismantle andre-erect theIo-story facadeis$9million, makingit unlikely to starta trend.Onlya fewlocationscouldjustifysuchan expense. Whatit does pointto is the lengthsthatdevelopers sometimes haveto go to find an appropriate centralsitefor a grandhotelin a majorurbanarea. Duringdecadesof urbanneglect,manyhotels wereconverted intoSRO(singleroomoccupancy)
189
fheadaptive'nixed use-rcuse'h1telLe Meridien Lingotto, Tudn,ltaly.Featured inLe Corbusiefs treatise, VercuneArchitecture, theFiaiautom0bile factory's 1-kilometer long poetically r00ft0p testtrackis nowreused asa jogging trackforthehotel'slitnesscenter, pp.C-14 mainlaining thespirit 0fitsoriqinal use(see and300forafurther view).
lrso
Part1: HotelTypes
fhe'unadaptive' holelTheCrownePlazaHotel,Wa$hington, DC.Theoriginal Hamilton Hotel,converted to anotficebuilding, was rcuse transformed backintoa four-star hotelwithtraditi0nal inleriors. Theguestroom levelfl00rplanshadt0 berecreated t0accommodate the318 (seep.C-15). newguestruoms
UpdatingExistingHotes
Table10.4 Ada0tive reuse: exam0les 0f structures converted t0 hotels Typeofstructure
Typeofstructure
Elderly home Washingt0n, DC Company housing i\ilarriolt Courtyard, Lane, London Dormitory St.Nilartin's Famhouse ll,New York Shoreham York Harem WtJnion Square, New lodge L0ews Philadelphia Hotel(PSFS Building) Hunting Hotel Burnham Chicago Hotel LeGermain, [i]ontreal Palace Hyati Regency, Buffalo, New Yo Landmark Hotel, SanAntonio, Texas TheCapital Hotel, Little R0ck, Arkansas headquarters HOtel NewYork, Rotterdam, TheNetherlands Shipping Hotel, Boston Bank Lelr/eridien Hotel, New Department store TheChaieau Sonesta 0rleans Point Hotel, Edinbrrg, Scotland orretail shop Private home l\,4arriott, New0rleans CanaStreet GranHotelCuidad del\.4exico CityMexico City Inn,Charleston, Planters Soulh Car0lina garage Br0okshire Hote l\,4ary and Parking , Baltlmore,
Commercial officebuilding
ng Manulaclu Lingotto, Turin, ltaly Automobie lactory LeMeridien New York Warehouse Thelvlercer, City Adelphj Hotel, lvlelbourne Ari'otel, Potsdam, Germany Flour mill peniaclory Seidler Hotel Pelikan Hanover, Germany Fountain '11, plant BlaHallen Hotel TheNetherlands Ship engine Public College Prison Cusloms house PUb Cityhall Flrestation Lighthouse Railway terminal
Treasury buildin0 Residential Apartment house
Townhouse
TheSlandard, LosAngeles Kohler, Wisconsin American Club, Paris lHotel, InnatChester, Chester, C0nnecticut Shepheards Hotel, Cairo, Egypt 0berol\,4ena House, Giza, Egypt India AjtBhavan, Jodhpur, Kempinskl Hotel Tasch€nbergpalais, Dresden, Germany l\,4arriott Caifo, Eqypt Palace Hote Poftugal , Bussaco Villa d'Esle, Lake Como, ltaly Lake Palace, Rajasthan, India Udaipur (Cortez's Visla Nermosa l\ilexic0 Villa palace) New York Palace, NewYork Cily Tarrylown H0use C0nference Cefter, New York Tarrytown, Berlin Schlosshotel Vier Jahreszeilen, Amsterdam Seven 0neSeven, (C0nfuclus's Hotel h0me) Qufo, China HotelDAngl€terre Bemmen, Copenhagen, Denmark InnChateau LeN/oyne, New Holiday Louisiana 0rleans, Roxborough Holel0ttawa, Canada Vicl0ria Inn,Cape l\,4ay, NewJersey Queen Numerous bed-and-breakfast inns Antebellum manslon N4onmolth, Natchez, Vlississippi l\,4aritime flophouse AceHotel, Seattle HotelTerrantai, SanPedr0 deAtecama, Adobe house Chile
TheRikCarlion, SanFrancisco Four Hote, lstanbul, Turkey Seasons lvlarriott House, Boston Customs ThePrince ofWales, l\,4elbourne Religious Hotel Binghamton, New Yotk deVille, Church ina Sherat0n Greensbor0, N0(hCaro Convent Nilton Hotel, Columbus, Georgia East Brother Lighthouse Lnn, P0ini l\,4onastery Richmond, Calilornia Radisson Lackawanna Stati0n, Scfanlon, Pennsylvania H0liday lnn,Chattanooga, Priory Choo Ch0o Tennessee 0ther Hyatl Regency l\ilissouri St.Louls, Castle HolelInteFC0rtinental, Sydney, Austmlia TheMondfian, LosAngeles Shenton Rittenhouse, Philadelphia Bleibtreu Hotel, Berlin Hotel Widder, Zurich, Switzerland Hotel Lancaster, Paris Regents Court, Sydney, Australia Stanford Cou Holel, SanFrancisco lvlarfiott Essex House, NewYork Tremont Hotel, Baltimore l\,4aryland peg, Winn Sheraton Canada TheHempel, London Blakes, London Hotel Eden, Rome
Water tower Gninsilos Hislorlc foftress Granary Pirate hldeaway Ship Slable Social club
ilungary Hllt0r International Budapest, Four l\,4ilan, llaly Nilllan Seas0ns, ElConvento Hotel,SanJuan,PrertoRico Pousada Maria deFlordaRosa, Santa Podugal Crato, Geneva-on{he-Lake, Geneva, NewYork Hotel atBath, England Ekberg, Dresden, Schloss Germany France Chaleau deCreissels, (buill801) del\,4eyrargues, France Chateau (built 9i0) Numerous castlehotels throughout Europe HolelimWasserturm, Cologne,Germany Akron, Hilton Quaker Square, 0hio l\,4andawa Castle, Rajasthan, India Namrana, Rajasthan, India Admiral Hotel,C0penhagen, C0penhaoen Denmark SamLord Castle, Barbados, West Indies Beach, l\4ary, Lonq Calilornia Oueen DasTriest, Vienna Dylan Hotel, New York
191
Part1: HotelTypes establishments to housepeoplewithlowincome,on the past.Whileauthorities stillstipulate thatthe publicassistance, orwithdisabilities. lvlany oI these exteriors ol landmark buildings be restored to their marginal buildings, mostlyin urbanareasandoften originalguise,hotelownersno longerwill feel privalely owned,arebeingemptiedol thesetenants obliged to followthrough inthesamedesignwith in orderto realizemorerevenue. Withthe high the interiors, wherelandmark regulations do not demandfor urbanhotels,a largenumberof SROs hold.Thejuxtaposition of sleekmoderninteriors arebeingconverted intohotels. Whilethesebuildwithinhistoric buildings willprovemostpopular, ings,manyof whichwerebuiltoriginally as hotels, especiallyamong young affluentguests,an mightbe physically opportune forsuchtransforma- increasing portionof travelers. tion,theyoftencarrya negativeassociation in the mindof thepublic,onethatis aggravated by land- I Hotelscangainpublicity fromselecting a celeblordswhosometimes harasstenantsto vacatethe rityarchitect fora renovation, evenif onlyto design building. Thisis a matterof civicconcern andadvoa particular facility, likea restaurant or nightclub, cacygroupsoftenaresuccessful in bringing these suchas Felix,the smashing multioutlet rooftop instances to theattention of themedia. restaurant of PhilippeStarckat The Peninsula, The RegentWallStreet,NewYork,originally the HongKong. Merchant's Exchange builtin 1842to thedesignof lsaiahRogers(famousfor his earlierTremont I l\4odern technology, whichenablesdaringstrucHouse,Boston,and AstorHouse,NewYork),returalfeats,will be enlistedfor renovations and openedin 2000asa luxury144-room boutiquehotel. additions to incorporate a tourde force,suchas TheimposingGreekrevivalstructure, withmassive poolcantilevered thespectacular swimming over monolithic loniccolumns, hadearlier beenrenovaf a sidewalk intheAdelphi HotelinMelbourne, Aused byarchitects l\,,lcKim, Mead& Whitein 1908.The tralia.A bold,dramaticgesturegivesa strong presentadaptiveuseof thispalaceof commerce as identityto a hotel,and can be usedto makea a hotelmaintains interior spacesol colossal scale, splashinchanging theimageof a hotelin attractguestrooms Theoversized rangein sizefrom525to ingmoreupscaleguests. 900ft' (48.8to 83.6m'). Suitesaresubstantially larger.The bankinghall is now the 34.000ft^ I lvloreand more businesstravelerswill be (3,160 m') grandballroom withan80ft (24.4m)high using their roomsfor work as well as for rest cotfered ceiling,Thefurnishings, in ltalianRenaisand sleep.Updating existinghotelswillrequire sancestyle, willprovide opulence befitting themaginstalling new technologies in the guestrooms nificent scaleof theinterior spaces. (and otherareas)includingtwo phonelines, Thisis thefirst hotelintheheartof thefinancial privatefax machines,high-techlighting,and districtandit attracts guestswhoareaccumulating enormous wealthon othertechnologies and systemsin orderto be the nearbyNewYorkStockExchange. lt recallsthe competitive. architecture thatrobberbaronstavoredin the nineteenthcentury at a timewhencomparable fortunes lAs the publiccontinues to showan increased arebeingamassedtoday. interest in personal health,hotelswillotfermore {acilities for fitness,includingexerciserooms, spas,massageandotherhealth-related activities. In this same mode, renovations will favor Trends environmentally friendlynaturalmaterialsand building systems. lThe unbeatable formulaof historicarchitecture combined withpresent-day comlortsandfacilities willcontinue. revenueHowever, asquality historic buildings I Hotelsin needol spacefor additional producing facilities, suchas a business center, and sitesfor newhotelsbecomescarcer,espebar,or moreguestrooms, mayconsider moving ciallyin cities,buildings oJall typesand styles such back-of-house facilitiesas laundryor will be potentialtargetsfor redevelopment as accounting to satellite locations. Thiscanbe an hotels. attractive opttonparticularly for hotelsin urban IThe popularity of postmodern architecture has areaswhereconstructing a buildingaddition crestedandthemodernlookonceagainis holdmightnot be feasible, Thisalsocanallowhotel ingsway.International stylebuildings no longerwill companies that haveseveralregional hotelsto be adornedwithdecorativeelementsthat recall consolidate theseactivities.
Existing Updating Hotels Table 10"5Prominent older hotels Hotels ovel100yearsold Three Basle, Kings Hotel, Switzerland St.Georges, Belgium Cour Ghent, Hotel Krone, Solothurn, Switzerland Hotel d'Angleterre, Denmark Copenhagen, Grand H01el Sauerhof, Baden beiWein, Germany Hotel deCrillon, Paris TheContinental, Paris Vevey, Holel desTr0is Couronnes, Switzerland Royal Crescent, Bath, England Thetulace Hotel, SanFrancisco TheStrater Hotel, Dorango, Col0rado LeChateau Fronlenac, Quebec City,Canada Banff Springs, Alberta, Canada Lake Louise, Alberta, Chateau Canada StLouis Hotel, New 0rleans, Louisiana TheChelsea Holel, New York City TheCincinnatian Cincinnati, 0hio lvlohonk l\ilountain House, NeI{Paltz, NewYorkCity Grand Hotel, Point Clear, Alabama Grand Hotel, l\,4ackinac lsland, lvlichigan Hotel Dell\,40nte, Monterey, California TheCapilal Hotel, LittleR0ck, Arkansas TheJelferson Hotel, Richmond, Viruinia l\ilissi0n Inn,Riverside, Califomia TheBrown Palace Hoiel, Denver, Colorado TheSavoy, London TheTovar Hotel, Grand Canyon Hotel delC0r0nad0, SanDiego, California
Claridges, London TheConnaught, London TheWillard Washinqton, DC TheRitz, Paris 0beroi Gmnd, Calcutta, India Hotels over75yearsold TheRitz, London TheGreenbrier, While Sulphur Springs, West Virginia TheBroadmoor, C0lorad0 Springs, C0lorad0 TheCopley Plaza Hotel, Boston ThePlaza, NewYork City 0ldFait'rful lq,r. Yosenite Nali0ndl PIk.Wyoming TheFairmont, SanFrancisco Huntington House, Pasadena, Caifornia TheBitz, London TheShelton Hotel, New York City TheBiltmore, LosAnqeles TheHotelTaj lvahal, Bombay, India TheHermitage, Nashvilie, Tennessee TheBelevue-Slratl0rd. Pl"rladelpl' a.Pennsylvania TheSt.Regis, NewYork Cily TheSeelbach, L0uisville, Kentucky lvlount Washington Hotel,Bretton W00ds, NewHampshire TheSagamore, Lake George, New York TheBreakers, Palm Beach, Florida TheDrake, Chicago TheChicaoo Hilton andTowers
193|
Mega-hote S has the mega-hoLel I n an era of segmentation, grand emerged as the dame of the rew century. I suchhotelsare I Whileseemingly unsegmented. fromtourist designed to strongly attracteachmarket, to familytheme to business,and conventions parks,througha formof internal which segmentation so perfectlyrespondsto the needsof eachdifferentguest,thattheyfeellikethehotelwasdesigned forthem. Pleasantly surprising thethemeparkindustry the werelaunched inOrlando, Florida, firstmega-hotels in the mid-1980s as destination sportsand conventionresorts, aswellas majorheadquarters hotels They for familysight-seers and business travelers. includedthe 750-roomHyatt RegencyGrand WorldCenier Cypress andthe1,500-room Orlando markets.But l\,4arriott servingfourmajormainstream withina decade,LasVegas'casinohotelsadded to fivemajor themeparks,raisingtheircoverage markets, whileAtlantis, witha malorcasino,marine habitat,and marina,reachedan evenhalf-dozen grew markets.And so, the grand mega-hotel granoer! Theplanning anddesignof the mega-hotel difwhile,at ferentiates theactivities oi eachsegment the same time, bringingthem togetherwhere suchas at thethemedshopping and appropriate, these entertainment atriumor foodlair.Forexample, pool in a landhotelsmay locatethe children's surrounded by thefamilyguesf scapedcourtyard roomwinganda second,quieter, morerelaxedpool level,offering dramatic viewsas on thepenthouse wellas a fullyequippedhealthclub.Eachmarket segment benefits. Mega-hotels may combinea superbmarine habiiat, virtual ofiices, anda livelyatrium, complete withwaterfeatures, lavishplanting, andexciting art, conceptthanis in a moresubtleandsophisticated possible with typical segmentation,attracting gueststo suchdiverselocations as Atlantisin the Bahamas lvlohegan casinohotel andtheburgeoning andentertainment complexin Connecticut.
11
Perfecting internalsegmentation extendsto room locations. Forexample, at theOrlandoWorldCenter guestsor meetingplanners l\,4arrlott, mayselecttheir guestroom as: basedon suchpreferences r in the famiv wingsnear activitycentersand parking(families) r in thetowersuites(business travelers) r nearthemainlobby(tourgroups) r closeto desiredsportsactivities orthespa(special vacationers). wasone Although theHyattRegency GrandCypress grand of the first mega-hotels to caterso effectiveguestmarkets withinthe hotel, ly to manydifferent ironically, itwaslvlarriott, wellknownJoritssuccessful segmented brands,to firstcointhe term 'megahotel'for itsgrandresortin Orlando.
Planningand Design Considerations Mega-hotels of 1,000-3,000 rooms,with extensive locaf convention facilities andamenities, areuniquely ed at resortsitesof about50 acres(22ha).These large sites requirecomprehensive environmental concerns ranging from studies to addresscommunity (seeAppendix floodcontrol to archeology A).Such theproject'scostandfeasibility as studiesestablish government In wellas identifynecessary approvals. thecaseof theWaltDisneyWorldDolphinandSwan plannedas BayResoa(, Hotelsand LoewsPortofino part of Walt DisneyWorld Resortand Universal Escape,respectively, suchapprovals weretakeninto accountin the initialmaslerenvironmental studies whenthelandwasacquired. Thisavoidedpiecemeal planning of and expedited the rapiddevelopment hotelsintegrated withtouristattractions basedon predetermined standards fortransit, utilities, landscaping, Years lead building massing, anddensity. of additional time would have been requiredif such previous planned approvalshad not beenobtained.l\,4aster World hotelsitessuchasthosecreated atWaltDisney
'';il:
thenultilaceted negah0teiAtlantis,Paladise lsland,Bahamas. gaming Wthmoremaj0rmarket segments thananyotherresoft, mnqinq 1r0m 10visitors tornarine (see p.C 29f0ralurther habitats Atlantls stimulates vafiely thewjdest 0fguest interests view).
Part'1: HotelTypes Resort,Epcot,andUniversal OrlandoarekeyJactors in thesuccessof thesedevelopments. Accessintothe site by at leastthreeapproach roadsis required to provideadequate carqueuing space. Because ol the resort's entertainment function, hugeparkingareas,withvastamounts of landscape treatment areneeded, Iorwhicha multimillion dollarbudgetwouldnotbe unusual. Planners shouldprovide spacefora minimum of 1.5carsand 0.01tourbusesperroom.Themega-hotel requires peoplearriving severalentrances to accommodate at suchvariedfunctions as: r mainlobby r convention/exhibit area r tourgroupreception r varioussportscentersand spa r restaurants, lounges,and entertainment areas. generally Landplanners includelargeponds,even lakes,to retainwaierrun-offfromthe parkingand otherhard-surface areas;landscape designers add poolsto blendthe waterfalls, streams,andreflecting building withthe landformsandto providevisual amenities {or the mainviewsjrom restaurants and guestrooms. Hotelsof thisscaleofieninclude their ownspecialtransitsystems(forexample, decorative trolleys, electricgolfcarts,boatsand,wherejustified, monorail trains)to provideconvenient accessto the moredistantguestrooms and recreational facilities andto generally enhance theguest'sexperience. The basicoutdooramenities includeseparate pools,onespecially swimming designed forchildren withwaterslides,waves,and olherfeatures, tennis courts(oneforeach100rooms), golf andan 18-hole course,if the hoteldoesn'tadjoinan exislingone. Mega-hotelsprovidenurserjeslor differentage groups,playareaswithone dormitorybed per 75 rooms(whichhas provensalerand moreefficienl thanhiringin-room baby-sitters), anda teenage classroomwithcomputerized games.Larger educational guestrooms-minimum netlivingareaof 13x 21 ft (4 x 6.4 m)-are requiredto allowfor the rollaway bedsand cribsneededto accommodate families. Theelevatorcapacitymustbe increased by 10 percentdueto the greaternumberol occupants(averageof 3.4perroom),thehigheruseof passenger elevatorsby children,and the greaterdemandfor roomserviceby familieswhenon vacation. To attractbusinesstravelers, the towersrooms, servicedby a privaleelevatorbank, must be a minimum of 13 x 21 ft (4 x 6.4m) plusbalconies, compared with13x 18ft (4 x 5.5m) for standard guestrooms. gueslsonthetowers Thehotelprovides floorswithextraservices andamenities includino a
rooftoploungeand outdoorterracefor continental breakfast, cocktails, andsmallmeetings. Dueto lhe hotel'slargescale,architects shouldconsider miniatriums on theupperfloorsto integrate daylighting intothe elevatorlobbies.
SignificantMega-hotels Attantis, Para.tise tsfand, Bahamas
popularand superblyconceived Withits extremely marinehabitat,yachtingmarina,sports,business, and convention center,as wellas a premiercasino intheCaribbean, Atlantis is intended asanidealresort city,excitingils guestswiththechemistry of its public spacesas wellas thequalityof itsattractions. Thelegendinspiring thedesignofthe'1,200-room RoyalTowersand Palaceon Paradiselsland is ascribed to Plato'soriginalrelerence to a vastocean empirebuiltin a fortress of concentric ringsof land andwate(untila massive earthquake sentit to the bottomof thesea.Guestsmayviewan imaginative 'TheDig,'in giant displayof the ruinsof Atlantis, picturewindows, including deep-water liferanging from piranhasand sharksto jellyfishand eels. Visitors alsomayexplorethe legendary inventions oftheancient civilization, including theirhieroglyphic alphabet. Atlantiscontains2,300roomson an 826 acre (334ha) siteon Paradise lsland,Bahamas, near bothdowntown Nassauandtheairport.Theresort's unique100,000 ft2(9,290m2)entertainment center boastsoneof theCaribbean's largestcasinos, which setsnewstandardsas one of the firstto brlngnaturallightto thegamingfloor.Theresortincludes 38 restaurants andloungesandextensive meelingfacilities,amongthem the largestballroomin the Caribbean. Thearchitects, WAT&G, alsodesigned ThePalaceof theLostCityin SunCity,SouthAfrica, forthesameowner, SunInternational, ledby South AfricanhotelierSol Kerzner. EDSAdesignedthe landscapeand sitework;Wilson & Associates designed theinteriors. Recreational and landscapefeaturesincludea wateractivitiesand attractioncomplexwith slides, rides,swimminglagoonsandthreepools,40 waterJalls,fountains, snorkeling and one of the region's best beaches.At the centeris a six-storythemed l\4ayan Temple enclosing fourmajorwaterslides, leadjngthrougha shark-filled tankto a seemlngly steamy jungleswamp.Butthefocalpointofthis34acre(13.8 ha)Atlantis waterscape is theworld'slargesttropical marine habitat andaquarium, displaying 50,000 fish andseaanimalsfromaroundtheworld.
Mega-hotels '197 DisneyWorldDolphinandabstract wavepatterns on the Walt DisneyWorldSwan.Giantstatuesof dolphinsand swansareolacedat eitherendof the TheWaltDisneyWorldDolphinandSwanHotelsare buildings' rooftops, announcing thethemesof their organized lakeandcon- hotelsfrorna distance.ArchilectlvlichaelGraves' arounda crescenfshaped nected by a coveredpedestriancausewayand useo{ whimsical super-sculpture as an important tramstraversing thelakecrossing. Thestructures fol- architectural elementaddsto the significant conIowa consistent character and highlyarchitectural tributions resortandearlvorand of thisconvention intent. thematic mega-hotel. A widerangeof facilities wasdesigned to appeal to theseveralditferent typesof guestsrangingfrom Mohegan Sun Casino Eesort, Uncasyt'ne, groups,to touristsand businessand convention Connecticut familythemeparkvisitorsand sportsvacaiioners. Oneof themainob.lectives of thehotelcomplexwas Aftertheflowering ofthefirstmega-hotels inthemidto supportthe majorinternational convention and 1980s,it wasaxiomatic thatthe trendwouldbear conference centerat WaltDisneyWorldResortand new niche prototypessuch as this culturallyEpcot,whighfeatures^three ballrooms andrnorethan focusedmega-resod. Thorough research o{ L4ohe250,000 ft' (23,225 m') of combinedmeetingspace. ganfolklore by thedesigners inspired theinteriors, The hotelsotlet2,267guestrooms including 191 fromthevariety of popular themedamenities to the planetarium suites, manythemedto ltalian, Egyptian, Japanese, entertaining and educational and the 'timepiles'locatedthroughout andsouthwest USd6cor. historicinformation Thecharacter of thedesignandiiscolors,d6cor, thecomplex. Theexpansion ofthecasinocontinues andsurroundings areinthetradition Florida theingenious of native functional layoutof thegamingareas resorts,with a thematiccontextconsistentwith basedon Indianlegend(seep. 234).This new programforentertainment Disney's architecture. The mega-resort reinforces thefiveprincipal hotelmar painted ketstargetedin the area-conventions, lakeside laqadesof thehotelsareuniquely gaming, withlarge-scale bananaleafpatterns on the Walt sports,themedattractions. andbusiness travel. Walt Disney Worid Dotphin and WaIt Disney World Swan Hotefs, Orfando, Fto da
fheculturallyihened l0bryM0hegan SunCasinoRes0rt,Uncasville, C0nneclicut. l-arge abstract representali0ns ofthelvlohegans' lavorite Iedcedar treesthl0ughout thelobbycreate aspaci0us outd00r atmosphere f0rquests arriving atthisfirstNative American{hemed megahoiel and234235.) lseepp.224
lrsa
Part1: HotelTypes
fhethenedsitec\ntexlres0rlPortofino BayHotelat lJniversal ollando,a LoewsHotel,Florida.Themassing 0f largecOnventi0n resorts canbeetfeclively reduced byvisualdownsizing methods, hereinthescaleofthefishing village. Themainlive-st0ry lagade faces theharbor; questroom poolandspac0udyad gardens (see p.C 2Bforafurther olher wings enclose asecluded andlandscaped view).
[,4ega-hote s 199 | f-oews Portofino Bay Resort, Univer$al Escape, Ortando, Flofida Theresort'suniqueexieriorexactlyreplicates the harbor-line faQades ofthevillage of Portofino in ltaly, complete withvaryingwindowpatterns, residents' brightlycoloredwalls,and decorative columns, pilasters, guestswiththe andmoldjngs. lt provides relaxed ambiance ot a charming European harbor bydayanda romantic formealsandcasual setting granite strolling at night.Tumbled cobblestones and plaster wallfinishes withmarblemosaics addcharacterandthedesiredagedlook.'Ourhotelguests andvisitors feela realsenseof placehere,'observed N,4lchael regionalvice-president Sansbury, for LoewsHotels. Fortypercentof adulttravelerssaytheywantto takevacations at resorttherneparks.Withitsextensiveconvention facilities andcorporate conference center, Portofino is positioned to caterto diverse marketsranging fromfamilies visiting ihe majortheme parksto convention groups,business visitors, and spoars vacationers. Eightrestaurants, bars,andother outletsareplacedat variouslocations aroundthe lake and ptazza.Thewalkwaysand pavingfollow surveysof the ltaliantownwhichwereusedas a modelforthehoteldesign. The750guestrooms fea-
turewornwood furnishings including four-poster bedsagainst a neutral colorpalette, anddecorated withreproductions of northern ltallanartwork. Thearchitectural concept succeeds indown-scaling the largestructural requirements to a human scale,and by blendingit into the water-theme park,usingthe relaxing schemeof the adjoining motifof theEuropean boat-filled harborto createone of the mostendearing resortsettings of anynTajor hotelof theera.WAT&Gwerethedesignarchitects and lvlorrisArchitects werearchitectsof recordfor thedocumentation. Witha secondhotel,the 650-room HardRock Caf6Hotelopposite thePortofino Bay,thetlvoLoews hotelstogetherserveexactlythesarnefunctionand marketas the Dolphinand Swanmega-hotels at WaltDisney WorldResod.
Trends growirg insize, Newholelsandresorls willcontinue for economyof operation and marketpenetration. Theyalsowill continueto expandtheirin-house segmentation, by featuring newandhybridniches dependingon locationand a creativemix of business andrecreational amenities.
Thec1nnuniu negah1lelTheWestinKierland Resort0l Phoenix/Scotlsdale, tuizona. Thecenterpiece oltheKierland com0lanned munty,thenewWestin res0rt isdesigned t0attracl multlple markets. Thedesign 0rienls 60,000 ll'z(5575mz)0fmeeling andsemnarspace, s€v€ralfestaurantsandlounqes,a2Th0lechampionshipg0lfcourse,andspaamenltiest0surroundingmountai
MXEC-USE Devecpments I
12
ach elementof the mixed-usecomplex, it openedin 1889.Exceptfor the entrance, the includingits hotel,officebujlding,condo- theater wasalmostcompletely enclosed awayfrom miniums,and shoppingmall,benelitsfrom the street by the hotel. Createdto providea integration project. permanent witha larger,moreprestigious homefor Chicago's opera,symphony, Withitshighervisibility andmoreambilious overall and otherperforming organizations, the multiuse planning concept, theimpactof theentiredevelop- commercialcomponents-thehotel and office mentis fargreater thanthesumof itsparts.Inaddi space-wereincludedin orderto offsetpossible tion to its more efficientmelhodsof land use, lossesfromthe operationof the theater.Thecomassembly, construction, and financing, the mixed- plexrose16 stories, the tallestin Chicagoat the usecomplexencourages innovalive design,often time, in part by adapting innovativestructural overriding outdatedzoningregulations, improving systemsto allowthe hotelballroomto span over patterns, planning thetheater. trafficcirculation and initiating proMorethana ceniurylater,mixed-use variances beneficial to boththecommunity andthe jectscontinue to be intheforefront of structural innooeveroper. vationand the competition to developthe tallest The ExchangeColfee House Hotel,built in buildino. Bostonin 1809,wasoneof theeadiesthotelsto provideamplepublicspacesthatushered ina newera of hotelsas downtown socialand political epicenters.Inaddition, it is oneof theearliest examples of a mixed-usehotel building.The lvlerchants' Pioneer of themoderndowntown hotel,Ellsworth N/. Exchange, located underthegiantsky-llirotunda of Statlerconstructed theBostonStatlerHotel,thefirst thehotel'smainfloor,provided a market notonlyfor major mixed-usedevelopment combininghotel the200guestrooms butalsolor theballroom, cof- andofficebuilding, covering a lull blockin Boston feehouse, anddiningroomsthatweretheverypub- in 1927.Twoyearslater,on thedaybelorethestock licspaces thatdefined thisnewgenre.lt setanearly marketcrashin 1929,a $42million dollarconstruc=Astorja, examplefor the synergistic advantages that result tioncontract wassignedfortheWaldorf a fromcombining diversefunctionsintomixed-use monumental hotel/residential comolexthat reoredevelopments, especially whenthe hotelis a cen- sentedthe lastmajorhotelprojectto be builtuntil tralcomponent of themix. afier WorldWar ll. [/ajor mixed-useprojectsthat Theend of the nineteenth centurysawtremen- contained hotelsdidnotappearagainuntilthegovdousbuildingdevelopment aroundmajorrailway ernment-sponsored urban renewalelfortsof the stations, including hotels, officebuildings, retail, and 1960s promptedsuch huge developments as otheruses.Thelargeand lavishhotelsofferedso Place Bonaventure in lvlontrealand Boston's manyspecialamenities and publicfunctions that impressive Prudential Center. Thesekeyprojectsset theyoftenwerespokenof as'citieswithincities.'In the paceJordowntownrevitalization by attracting Chicagooneof themostspectacular ofthesedevel- bothregional andinternational clientele to theirlarge opments wastheAuditorium Building thatcornbined convention facilities, officestructures, andelaborate threetypesof publicuse. Designedby Adler& mallsandby providing the latestin recrealion and Sullivan, it combined anolficeblock,a luxurious 400- entertainment amenities forthecity.ThePrudential roomhotelon Michigan Avenue, andanacoustically development, the largestcomplex of itskindup to perfect4,300-seat theater, theworld'slargestwhen that time, includeda s0-storyofiicetowerwith a
Mixed-use Gomplexes
planned A den1cratically AoLTimeWarnerCentelandMandalinHotel,NewYork.hcaledatthepivotal compiex s0uthwest corner 01Central Park, C0lumbu Cifclehaslongbeenam0ng themostcontroversial development inNewY0rkCity.Spurred areas bydedjcaled civicgroups andpublicoflicials, talented developme teams ihroughout the1990ssubmitted competing schemes t0anchor a rnuch-needed westward expansi0n 0fthevitalFifthAvenue luxury hotel,shopping, andtourist dist|ic1.Thej0intpub|ic-pIiVateet|0rtpr0dUcedSeVera|qua|ityprop0sa|si||UstratingdilferentUseSlhisoneinc0 p.208). (see thatreduces thebulk facing thepark andincorporates a series oftnditi0nal New Y0rk setbacks
lzoz
Part1: HotelTypes popularvisitors'observation which Inthesepioneering developments, centerat its top, a amenities. and convention faciliiies, civic audiiorium, a 1,500-room twin included officebuildings 5,000-seat couldbringtheir towers,and a corporate travelers andexecutives towerSheratonhotel,two apartment garage. familieson business iripsto enjoythearrayof shops 3,000-car underground may forEmbar- and recreational lacilities, whilemanytourists Inthe 1970sJohnPortman's designs concept,providing caderoCenterin SanFrancisco and Renaissance be drawnto the hotel-in-mall theuseof hugeairi- instantactivityfor theirvacations. Centerin Detroitdemonstrated Twomajormixed-use developments of the early umsto providethefocusandorganizing elements groMhand theexplosive business oi mixed-use developments whichincluded offices, 1980ssignified duringthat retail,and hotels.Othersignificant complexes fac- rapidexpansion oJtourisminSingapore Peiandtaking reliedon the period.Raffles City,designed by l.Nil. ing more stringentsite limitations Raffles Hotel,borsuchas WaterTower itsnameJromtheworldjamous stackingof functionsvertically withitsRilz-Carlton Hoteltopping ders on downtownSingaporeand containstwo Placein Chicago, a multistory shoppingmalland AraldoCossulta's majorhotelsand an officetowerconnectedby a podiumcontaining retailand restaucylindrical hoteloccupying the upperfloorsof the seven-story in Lyon,France. rants.BothhotelsareoperaledbyWestinHotelsand CreditLyonnaise ofiicebuilding projects, fromcertainshared Twomajormixed-use theHouston Gal- Resortsand,therefore, beneJit tunctions. The the back-olhouse and administrative leriaand Boston'sCopleyPlace,highlighted public'sinfatuation at 71 stories, wasthe withshoppingmallswherethe WestinStamford Singapore, Thesechotelssuppliedpotential shoppers whilethe malls tallesthotelin theworldwhencompleted. providedhotelguestswitha wealthof additional ond project,JohnPortman's N/arina Squareconventioncomplex, included an evenhigherratioof hotelofferingthree major hotelseach focused cinearounda majoratriumareawithrestaurants, mas, shopping, office, and recreational facilities TIiE WTSTNPLAZA HOTEL 28 STORTES clustered at theirbases.
Development and Planning Considerations
Because ol theirsizeandcomplexity andtheirpotential impacton surrounding communities, large mixed-useprojectsvery oltenare part of a comprehensive urbanmasterplanand,therefore, are subjectto thegoalsandguidelines setforthby the these localplanning authority, Forthesamereasons, largeprojectsoftenaresubjectedto intensescrutiOFF]CETO\^EF ny by localcommunities andcivicgroupsandcan 42 STOFTES bethesourceof heateddebatesovertheeconomic, social,andenvironmental benefits anddrawbacks. [/]anyprojects,suchas theAOLTimeWarnerCenter development at Columbus Circlein NewYork City,requirehugecapitalcommitments and can is reached dragon for decadesuntila consensus withregardto thescaleandcomposition of theproBecause oi the beneficial influences that a hotel lect. THEWESTN STAMFOFO HOTEL 7t sTo9ES provides, the citymayofferzoningvariances and bonuses,tax abatements, and othereconomic incentives to encouragedevelopers to include Typicalflo1ts ofaseninaluli/atel TheWestinSlamford andWestinPlazatowers,Sin. hotels in their schemes. Hotels often act as catalysts, gapore. Taking itsname fromthevenenble neigitb0ring Raffles Hotel, lhismOdern mixedpromoting other more lucrative surrounding devel(71 pioneered usecomplex twoinnovative hoteltowers: theultrahigh-rise Westin Stamford residential opment, and are as essential as develop(28 high-rise Plaza st0ries) setlhetrendforthewave 0leificient multiuse holels st0ries)and plans community. andfuture ultralels. Their reflecl research 0nresislance t0vvind andseismic lorces. menifora balanced
l\,4ixed-use Developments ,o3 | Thekeygoalto a successful mixed-use develop mentmustbe for eachcomponent of thedevelopmentto benefitfromits inclusion withthe overall projectandto drawsignificant fromits advantages interactionwith other components.For that to happen,a synergymustexistbetweenits various uses suchas hotel,office,retail,residential, and entertainment-to oroducea oositiveconfluence wheretheentiredevelopment becomes fargreater thanthesumof its parts.Advantages of mixed-use projects include: r higher visibility asa resultof beingpartol a larger, project morepresligious r moreetficient methodsof landuse.assemblv. construction, andfinancing r greater built-in marketdemand r adjacency to a captiveaudience r certainsharedoperatingcosts r combined efficiency of a centralenergyplantservingtheentirecomplex r combined loadingfacilities r bettercontroloverandimproved trafficcirculation panerns r combined com{ortand securityof an enclosed development r sharedparkingwheredifferentpeakbusiness hoursallowfora reduction in spaces r insulation againstmarketfluctuations of anyone component. Justas a hotel'ssuccessis basedon the right mixof lacilities, theviability of a mixed-use developmentdependson the optimumcombination of usesit offers.A marketanalysis and feasibility study may providea rationalevaluationo1 the proposeduses and indicatethe proJitability of the overallprojectas wellas eachcomponentby itselt.lt is difficultto lind buildingtypesor uses that are not on somelevelcompatiblewith hotels or for whichsome historjcprecedent cannotbe found.Onemightthinkof factories or prisons, but it doesnot takemuchimagination to realizethat a hospitality marketcould existevenlor these functions.
DesignConsiderations Whether connected througha mall,atrium,central lobby,orsomeotherpedestrian circulation element commonto theotherprimaryfunclionsinthemixeduse development, the hotel lobby should be designedas an extension of the overalldevelopment.Inmostcases,because of greater circulation
resulting fromtrafficof adjacent uses,thehotellobby shouldbe 20 percentlargerthanthoseof other downlownhotels with comparableguestroom capacity. Hotelrestaurants andloungesshouldhave entrances directlyon the commonspace,where possible, withopencaf6son the center's atriums. Theirrestaurant andbarseatingshouldbe 30 percent morethan in conventional downtownor suburbanhotels,reflecting thegreaterbuilt-in demand forlunchanddinner, lromthecenter's retail, drawing entertainment. residenrial. andofirceareas. Inhigh-rise mixed-use complexes whereusesare dividedvertically and hotelguestroom levelsare locatedon upperfloors,aboveoffice,retail,or residential levels, a hotel'skylobby'maybe required iJadequate spaceis notavailable in thebuilding's podiurn. A oortecochere anda well-defined streef levelhotelentrance lobbymustbe provided thatis separateand distinctfromthe office,residential, or retailentrances. The entrancelobbymustbe stafiedby doormenand a receptiondesk where guestsare greetedand directedio expresselevators that takethem direcilyto the sky lobbyfloor, whichshouldcontainallof theingredients normally found in a downtownhotel lobby: reception desk, lobby lounge,restaurants and bar, and accessto functionroomsand healthclubs.From the upperlobbyguestsgainaccessto a separate set of elevatorsconnectingto the guestroom floors.Slq lobbieshavethepotential forgreatdrama as they may open up to a panoramicviewor be part of a 'sky-atrium'as is the case with the GrandHyattShanghai, China,partof theJin lvlao Tower. To determinethe numberof parkingspaces required in a mixed-use complex, a studyof peak hourbusinessof all malorusesshouldbe conductedto determine the peaksandvalleysof parking requirements for eachuse at ditferent times during the day. For example,since the peak business hoursof retailmallsand hotelsoverlap, parkingis normally additional required to accommodateboth functions. A specificparkingarea shouldbe setasidefor hoteluseto ensurespace garages, for itsguests.Withunderground a separate shuttleelevatorbetweenthe garageand the lobbyis preferable forsecuritypurposes, ratherthan extendingthe centralelevatorbank down to the garagelevels. Service entrances maybe combined foralllacilitiesin the complexand locatedunderground on practices tighturbansites.Special security mustbe providedat theloadingdocksand receiving offices in thistypeof sharedarrangement.
204
Part.l: HotelTypes
Thelivelynixed-use entertainnent h\telcentetGlandHyaltFukuoka, CanalCityHakata, Japan.Wilh450r00ms andsuitesattheheart ofthisvibrant andcommercial megacomplex ontheNaka River, thelivelevehotelp0dium connecls lviththeshops $1.4billionentertainment andvenues 0fCanal Cilybya network 01pedestrian bridges andpathways.
theCanalCityHakataprojectin Fukuoka, Japan.On property, 9 acres(3.7ha)of riverfront the2.5million ft' (232,250 m'), $1.4 billlonmega-complex was designedby The JerdePartnership lnternationa Gfand ,lyaft at Canal City Hakah, worldrenowned Jortheirdesignsof mixed-use retail Fukuoka, Japan projects. andentedainrnent TheCanalCitydevelopNom xed-use comolex reDresents thetransnational mentcontains a mixofentertainment, retail,business, trendtowardsthe rnergingof entertainment and and hotelas signified respectively by itsfourdestimultiple commercial usesincluding hotels betler than nationanchors: Fukuoka CityTheater, Daiei's l\.4ega
SignificantMixed-use Complexes
Mixed-use Developments 205 |
PROJ€CTAO]ELNAME
toc^TtoN
ARCHIIECT
STORIES
HEIGTIT
OENIONCORKERMARSNALL
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IIESI]N PLAZA & STAMFORO
projects placetheholellunctions M1detn high-rises rcach neuhelgrlsHigh-rise holelsandultrateltowers.Newhiqh-rise mixed-use highinthetower 0enerally (shaded poftions) potential planning butdevel0pers lncreasin0ly siudy therevenue 0ldillerent stmtegies.
VandleDepartment Store,CanalCityBusiness Center and, ihe centerpiece of the project,the Grand HyattHotel.Eightyearsinthemaking, Japan'slargest privately-developed projecttransformed an abanwaterfront doned,industrialized ontheNakaRiverby integrating multiple usesintothe urbanfabricand revitalizing thecommercial districtto becomea value creatorand calalystfor nearbyrealestate. Thecomplexis laidoutaroundfivethemedout doorenvironments asa seriesof specialdistricts that surroundan artificial canalthatservesastheinterior circulation spineandorganizing spatialelement of geometrical the project.Rendered withcontrasting Jormsthesefjvedistrictsrepresent livebasiccosmic elements:the EarihWalk,Ihe MoonWalk,the Star Court,the Red Sun Plaza,and the Sea LifePlayground.The arc shapedcanalprovides a 700 ft (215 m) long pedestrianpromenadealong its bankswithmultiplebridgesconnecting the shopping,entertainment, culture,hotel,education, and officeuses.A wedding chapeldesigned asa bridge spanstheinterior canalat thethirdlevelso thatthe weddingpartyfloatsoverthewater.TheJourthlevel gardenand spa roofdeck containsa Japanese overlooking theinterior of thecomplex.
Theplacement of the hotelat the centerideally establishes it asthe24-hour fulcrumof activity. When checkingin, hotelguestsare givena choiceof roomsinthehoteltower:thosefacingwestviewthe NakaRiverandthecityof Fukuoka beyond, those ontheeastoverlook theteemingactivity ofthecanal. Thehotelentrance servesas oneof thefrontdoors to thewholeproject,encouraging visitors to pass throughthelobbythuslinkingit withthecirculation systemoftheentireprojectandelCending thehotel's podiumis conboundaries. The hotel'sfive-level nectedwithothershopsandentertainment venues of CanalCitybya networkof pedestrian bridgesand pathways,The canal-sidefaqadeof the podium showcases the hotellobbyand the hotel'sentertainment andbanquet facilities throughhugeglass windows,exposing thenervecenterof ihe hoteland continuously infusingenergyand activityto the centerof theoroiect. Bali Tourism Center, West fstanbuf, Turkey BatiTourism Centeris a olanned multiuse commercialcentersituated ina rapidly developing suburban
zoe I
Part'l : HotelTypes
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.--_.-__ Legend 1 Tatilya 2 Hotel complex 3 Medical center 4 Retail 5 Department store 6 Cinemas 7 Bowlinq 8 Food courl 9 Carpark
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Theentertainnent nixed-use complex BatiTourism CenleiWesllstanbul,Turkey. The2 milliontt' (186,000 m') retailandtourism complex emphasizes rccrcationandhealth care.Inaddition t0 ihe250-r00m holeland200,000 fl2(18,600 m1 medical center, it contains a sh0pping mall,multiplex cinema, bowling hall, 'Holiday (see parknamed toodcou(,andaninnovative supemarkel, indoor theme Tatilya, meaning Land' Chapter 4).
Mixed-use Developments 207l (batlrneans'westareato thewestof centrallstanbul for the nearfutureare ern').Growthprojections for a newsuburban citywitha population exceeding two millionpeople,Iargerthan manymajor Eurooeancities.At approx;mately 2 'nilior 't (185,800 m'), BatiTourism Centerwillbe the largest commercial centerof thisnewcity,containing a coveredtheme park (currentlyin operation or 'Holiday Land'),a shopunderthe nameTatilya, pingmall,department stores,a multiplex cinema, recreational facilities, supermarket andfoodcourt, and 250-roomhotelcomplexand a 200,000ftr center. lt is a retailandtourism f18,580m') medical on recreation and healih centerwithan emphasis care. lnsieadof the classiclineardiagramof North mallsthatstretchbetween American shopping two majorchaindepartrnent storemagnets, the layout callsforthevarious spatial andfuncofthisscherne witha c rculation tionalgroupsto be interconnected gridarranged as a serlesof streets andsquares. A systemof skylights introduces daylight coordinated intothecomplex, enhancing thesenseof place.The aimisto focusandaccentuate theurbanpattern of residential areasin a moretightly the surrounding knitspatial fabricandto createanurbancentercontaininga rnultitude of functions andspacesinstead of onelargebuilding. Theinitialinvestment forthecomDlex wasforthe of thehighlysuccessful indoortherne construction park.Tatilyais a rare,coveredparkthat carriesas its maintheme'entertainment in nature.'Suited region,an innovative to this earthquake-prone structuralsystemof diagonalsteel trusseswas courtemployed to spanoverthesoccerfield-size yardcontaining theprimary entertainment activities. Thecircular hoteltowerrises25 floorsabovethe comDlex and echoesthe ribbedvaulteddomeof Tatilya,presentinga dramaticcompositionof forms.Useswithinthehotelcomplex thatarecomplementary project to theoverall with andlntegrated gridat the baseincludea ballroom the circulation and meeting spacesfor 1,500people,two restaurants,a pastryshop,and a well-equipped fitness center.The centercontainsan indoorswimming pool,squashcourts,andgymthatprovideimportantsharedhealthrelatedfacilities to the medical cenler.
use officetoweris the ta lest buildingin Saudi Arablaand its 78 ft (24 m) diametergold-glass geodesicglobenearthe top is visiblefrommiles intothe desertbeyondthecltylimits.Cantilevered solar-shade deviceswill projectfrornthe curtain wall system of lhe tower an energy-saving featuredesignedto controlglare and to allow glass(see theuseof nonreflective, energy-efficient p 384) Theprojectis unusualin composition sincethe luxury hotelandresidential complexes areclustered at thebaseof theofficetowerratherthanplacedat thetop likeso manycontemporary examples. The verytopofthe30-story towers reserved fora threeina giantglasssphere storyrestaurant encased and a stee spirehousng satellite connections to the world.Thehotelandresidential components, both Hotelsas of whichwi I be operated by Fosewood superareconnected to theotfice uxurypropertles, building andretailmallby the'linkbullding,' a sixstoryatriumat thebaseof thetowerthatboaststhe largest artwal intheworld.Themain stained-glass v a a plazalandentrance to thetoweris approached scapedwith waterfeaturesand palm trees and flanked hotelandresidence wings. bytheejght-story Thelinkbuilding spanstheentirewidthof theplaza and housesthe huge entrancelobbyand main reception spaceto thetower. A 3,000-seat banquet halldesigned to hostroyalfunctions andlargelslam ic weddings occupies thesubterranean sectionof theplaza. The2.4million m1,$320million ft2(223,000 complexis beingdeveloped by the KingFaisalFoundation,whichwill use the pro{itsfor its cultural, projects research, and philanthropic educational, worldwide. AOL Time Wamer Centeh New Vork City
Typically, boldness, determination, andimagination groupof developers bya dedicated andcommunity projects leadersareneededto spearhead of such government requiring sizeandcomplexity, extensive andcitizens' approvals, hugecapital commltments, and a decadeo{ planningand construction. In high-density urbanareas,evenassembling a few acreswell servedby rapidtransitand in the path growthis oftena miraculous of commercial accomplishment. Theremaybe nomoreembattled silefora mixedAl Faisaliah Centeq Riyadh, Saudi Arabia projectthanthe one on use urbandevelopment Designedby Sir NormanFoster& Partners, Al Columbus Circlein NewYorkCity,whereBroadway FaisaliahCenterhas been referredto as the intersects the southwest cornerof CentralPark.In Eiffel Tower of Riyadh. The875ft (267rn)highmulti- 1985thecityandtheTriborough BridgeandTunnel
208
Part1: HotelTypes
fheBigApple's rcwadf\r publiclprivate teanwatk AoLTimeWarnerCenterandMandarin llotel,NewYork.Themassive 28 miI onftz (260120m') 55-st0ry mixedused€velopmeft wiI nclrdethehome ofJazz atLinconCenter witha 1,300theater afdperfOrmance alrlumfac n0thepark,headqua ersl0rAOLTrneWarnef CNN Stud0s 540000ft'Z(50,170m1 0fretai, 203luxury condominitms afda 250r00mltve (see star hotel D.200l0raiurther view).
Authorityissueda'requestfor proposal'toreplace the New York Collseum, an early mixed-use exhibition centerand offce buildlngcomplexdating lromthe lateI950s.Thelnitialwinningdesignincluded two mammothofficetowersthatwould havecast deep shadowsintoCeniralParkand exacerbatedthe tangleof trafficat this node in the Broadwaycorridor. In a dramaticdemonstration of the negative effect of the towers, protestersholding back umbrellas tracedthe shapeof the vastshadowthat wouldbe cast overthe park.Yearsof publc debate followedunti the pu l-outof a keytenantand a lawsuit broughtby civic groups againstthe city and planningauthorityeventually causedthe prolectto
advanced bydevelopers TheReatedCompan esand designed by architects Skidmore, Owings& l\,4erril (SOM). Thenewdesignincludes lowerprofle twin towersdrawingfromhistoricreferences of traditonalapartment bu dingsalongCentraParkWest,pulled backfromthec rcleto reducethelrmpacton Centra Park.Themixed-use deveopmentincludes the newAOLTimeWarner worldheadquarters, CNNive product broadcast on studios,luxuryretai, entertainment, restaurani, otfice, andresidentia components,as well as a new 135,000ft: (12,540m2) word-cassperformance hallnamedJazzat Lincoln Center. The2.5millionftz(232,2s0m2)complexalso willincludethenewN,4andarin OrientalNewYorkHote SIAI , with250guestrooms andsuitesoverlooking Central A new proposalfor a scaled-backdevelopment Park. Inaddtion,thehotelw ll provde luxury services respondirgro many o[ tl^eea.lierissLesof scale. to the203residential apartments inthetowersofthe massing,tratfic, and pub ic amenitiesis being complex.
Mixed-use Developments 209 ] A 100ft (30m) rotundafunctions as the main public space and organizingelementfor the astheentrance to theotfice building's base,serving retailmall, buildingand the heartof a four-story Circle.As following the subtlecurveot Columbus hotelentrance withtheresidential lobby,a separate lobbyis entered froma private through-block street fromwhichshuttleelevators carrygueststo the dramaticsky lobby250 tt (76 m) aboveground. Fromherethe hotel'spublicspacesfan out to include a restaurant, lobbylounge, cocktail bar,and conference facilitvfor uo to 750 a state-of-the-art peope. incluoing wiil^ a 5.500ft21510n 21ballroor. itsownviewsof Central Park. Pattadium Center and Lincoln Squate, Bettevue, Washington
hotel.TheWestlnBellevue is partof a 304-room a 2Tjloorolficetower,182 cornplex thatwilLinclude residentialunits above the hotel, 150,000ft'? (13,935 fve restaurants, anathletic club, m2)of retail, a 12,000f1'? an 18-screen AMCMegaplex theater, (1,115m2)child-care facility, andfivelevels of undergroundparking. l\,4icrosoft Services has Consulting takena keyrolein the projectandwillprovideall and software design essential systemintegration ls one of the main management, as technology The focusesof the LincolnSquaredevelopment. in commrnicanotelwillurili/etl'e laiestaovances guests tiontechnology anddeslgn, allowing to expepersonalizatlon, riencetheultimate integration, and via a high-speed recognition servjces, delivered technology infrastructure. Guestroorns willfeature an appliance,' integrated state-of-the-art'information servingas a centralaccesspointfor all typesof voice,data,andvideoservices. entertainment,
from Thecityof BeLlevue, acrossLakeWashington downtown Seattle,is locatedln the heartof the technology corridorjust 4 miles(6 km) {romthe Shanghai Wo d Financiat Cente\ worldheadquarters of Microsoft Corporation-one China demandin of the greatest sourcesof roorn-night of the Shanghai WorldFinancial Washington State.Plansjor a new downtown The developers project, contenders in the PaladiumC-enter, willfeature f o Center(SWFC) areenthuslastic mixed-use r.,')retail/multiplex cin- race to build the tallestbuildingin the world. hotels, a 241,000ft' (22,390 Designed FoxArchitects to rise emacomplex, severalupscalerestaurants, and a by KohnPederson parkinggarage.The 1,520ft (460m),]t wouldtop the Petronas Towers 2,200-space underground projectis beingdeveloped in conjunction with a in KualaLumpurby 26 ft (8 m).However, the proproblems of financial andthe majorcity-sponsored expansion ofthel\leydenbauer jectstalledbecause Withthedelay, adjacenito theproject,andwith overbuilt offce marketin Shanghai. Convention Center, f nancialparticipation by Marriottlnter- theSWFClostclaimto thetitlewhentheSkidmore, significant (SON,4) whowilloperate bothhotels: the550-room Owings & Merrill designfor7 SouthDearborn national m)ia L wasannounced at 1,537ft (468.5 l\larriottBellevueHoteland the 300-roomRitz- ln Chicago developer announcBellevue Hotel. Notto beoutdone, theSWFC's Carlton Through'strategic complexing,' the dual-hotel p.l ^n tha ca.-la da\, -hal .nnStrUCIiOn WOUId conceptrepresents a uniqueexampleof how resumeand ihat the designfor SWFCwouldbe so thatit willonceagainbe thetallestin mixed-use developments canresultin cosfeffective enlarged Thedeveloper alsostaiandoperating effcien- theworldwhencomplete. construction, development, yet, heightl because cies.Marriott will operatethe hotelswith shared ed, 'Wecan'tannounce Lthe property somepeoplemightwantto surpassit again.'But areas (housekeeping, back-of-house otherprojects arealready hotontheirheels, maintenance, and laundry)and such shared several purchasing, including KowLoon l\,4TR Tower in HongKong admjnistrative functions asaccounting, SON/'s In addltion,the pairing at 1,550ft (472m)andtheGrolloTowerin l\,4elbourne and onsitereservations. marketing approach andsource at 1,838ft (560m).LiketheSWFC, boththesetowallowsfora unified projects Hotelserves ersaremixed-use withhotelsas a primary of overflow demandsincethel,4arriott (seep. 205). andgrouphotelmarket while component thecorporate transient and themoreluxurious Ritz-Carlton hotelwillbetheonly SWFCis locatedin the LujiazuiFinancial Together Tradedistrictof Shanghai, development five-star hoteleastof LakeWashington. a massive government of zonedesignated bytheChinese to be they will containthe largestconcentration bankingandtradupscale roomsin theregion. an Asiancenterfor international prolect, Twoblocksto the west,adjacentto the new ing.Anothermajormixed-use the 88-story project Jin l\laoTower(world'ssecondtallestbuildingat Art l\rluseum, anothermixed-use Bellevue witha namedLincolnSquareis beingdeveloped completion), standsonlyoneblockaway.
lzro
Part1: HotelTypes Ancient Chineseconceived of the eafth as a squarc and the sky'as a circle. The interaction of these lwo geometric forms gives rise to the physical form and structure of this towet Theprimary shapeis devised as an extrudedsquare intersected by two sweeping arcs, tapering to a singleline at /ts top. William Pederson,Joshua Chaiken)
The164fi (50m)cylindrical vojdat thetopof the towerformsan observation deck,calledthe 'moon
gate,'andis equalin diameter to the pearlsphere purposely ol the OrientalPearlTVTower, creatinga solid-void dialogue withlhedistrict's mostimportant landmarkstructure.The simplicityof the tower designis contrasted by a complexgeometryat the basepodiumreflecting themultitude of activities and interactions at streetlevel. Threesels of elevatorsprovideaccessfromthe podium.The officelobbyis at groundlevelwhere officelloorsareaccessedbydouble-deck elevators; observationdeck elevatorsalso departfrom the podium.Hotelguestsrideescalators to thesecond Jloorwheretheytake shuttleelevatorsto the 49th lloor receptionarea. Guestroomsand a hotel restauranl on floors81through90 areaccessedby designated whjchdepartfromthe midelevators towerhotelreceptionfloor. Thecontinuously taperinggeomelryof thetower presentsthe hotel layoutwith a difficultdesign challenge sinceeachfloorplateis slightly different, growingsmallerthe higherthe lloor,whilethe coredimensions remain constant. Whilethisfluctuationof floorplatesizecanbe easilyaccommodated in officeplanning,the geometrysignificantl increasesthe numberof roomlypesfor the hotel and adds to the complexityof operation(see preface,p. x). Grcnd Hyatt at Jin Mao Tower, Shanghai, China
fhe'pag1daJike' ultratel towetGtandHyatlat Jin MaoT0wer, Shanghai, China. The lop32lloors0fthis88-st0ry towerhouse the555-keys ofthehotelwrapped around adrapattern maticcylindrical sky-atrium. Therhyihmic 0f setbacks inthetoweris intended t0 pagodas. recall thef0rm0lancient Chinese
Oneblockawayfromthesiteof theShanghai World Financial CentetJin lvlaoTowerrises88storiesand projectcompletedin wasthelirsi majormixed-use the Lujiazuidistrict.The 555-keyGrand Hyatt Shanghaioccupies32 floorsat the top of the buildingand includes the tallestatriumeverbuilt, The lower50 floorsof Jin MaoTowerare usedfor offices.In additionto the hoteland officeuses,a six-storypodiumbuildingcontainsa shopping mall,cinema,auditorium, food court,and conferencefacilities forthehotel.Threelevelsbelowgrade includeparkingfor 993 carsand 1,000bicycles. The hotel'sstly lobbylinksmultiplepublicspace functions on threelevelsincluding reception, lobby lounge,severalrestaurants, hoteladministratio offices,and a healthclub witha swimmingpool at the 57thfloor.Thereare ninerestaurants in the buildingincludingtvvoon floorsjust belowthe 88th floor observationdeck. While othersclaim to be thetallesthotelin thewodd,theGrandHyatt Shanghaican claimto be the highesthotelin the world,at leastuntilthe SWFCnextdoor is complete.
l\4ixed-use Developments 211 |
Daewoo Marina City 27, Pusant Korea Daewootoweris part oI a Thestunning1O2-story jor plan at master a majorcitycenterdevelopment w^aterfront in Pusan, Korea. The SuyoungBayonthe proproposed m1 mixed-use 2.7milliontt'?(zsO,eSO jectis to includeoffice,hotel,serviceapartments, relail,performing artscenter,museum,ballroom, centeruses.Theelegantsail-shaped andconvention of theyachtracesthatoccurred tower,reminiscent on thissiteduringthe1988Olympic Games,offers simplicity muchlikethatof theShanga monolithic alsodesigned by archihaiWorldFinancial Center, tectsKohnPedersonFox. its subtly TheSlendertaperof the towerreJlects largerlowerlevelsprodifferent uses;thebuilding's videflexibleolficespacewhilethe smallerupper atrium, are floors,hollowed by a hugenorthjaclng areexpressed e{ficient for hoteluse.Thefunctions bysubtlehorizontal bandsthatdelinontheexterior and hotel. eatethejunctureof offices,residential, Thetowerterminates witha largeglass-enclosed voidtorgalleryfunctions andan observation deck. JB Cenket Towers & Station, Negoya, Japan Developedby Japan CentralRailwaysand also FoxArchitects, no new designedby KohnPederson mixed-usedevelopmentexpressesthe varietyof functionsit containsbetterthantheJRCentralTowers & Stationin Nagoya,Japan'sthirdlargestcity. Theverticalelements of thesg-storyhoteltowerand thehorizontal bandthess-storyofficetowerintersect ingof the2o-storyretailpodiumwhichspansovera IheK1rean Daewoo MalinaCity21,Pusan, South l(olea.The architects culturalultntel ribsof majortransportation complex.Thehorizontal from Korean culture where an elegantly the 102-st0ry tower drew inspiration artifacts 0f 0f theraillinesbelowthatserve theDodium emDhasize between man andnature. Thetower andpodium curving ine otten expresses the dial0gue the nation- house the high-speed bullettrain(Shinkansen), pedorming retail, 2.7million ft'(250,830 m')0l hotel, olfice, service apaftments, trains,andthe arts al railwaynelwork,severalcommuter andconvenlion cenler uses. center. museum. ballroom, citysubwayandbuslines.Inthefuture,a nearbystation\Villserveas a stopfor the magneticlevitation in the1sthfloorSKystreet, transHelicopter-pads are ingareexpressed train,now in development. locatedon the rooJso{ bolh towers,addingto the formingthe buildingintoa verticalcity,wherethe majorusesof thehotel,office,andretailarelinked. transportation web. encourages diversityand Thedesignaddresses thestructural challenge of Such a configuration fulureapplications such buildingon top of an integrity of usesandfosters creatinga largemixed-use existing transportation hub,in addition to integraf asvirtualofficingwherehotelgueslsmayleaseoflice on a dailybasis,in addition to ingthemanythousands oI peoplewhodailyusethe spaceandservices terminal withthoseneedingto accessthemixed-use theirguestroom. wassequenced to building. Construction carefully networksto maintain allow activetransportation Park llyatl at Shiniuku Toweh ToWo, operatrons. Japan patterns of vehicles and pedgstrians Circulation Tower inTokvo is a massive mixed-use Distinct andseparate circulation TheShinruku areclearly defined. '(260,120 pathsforpeopleusingdifferent m2)designed by aspects ofthebuild- complexof 2.8million ft2
fheultratel tnnsithubJBCenkal Towels & Stalion, Nagoya, passes Japan. TheSh/rkanser, Japan's high-speed bullet train, through the middleolthisluturistic c0mplex siluated 0ntopofthecily'sprimary regional transportation hubthatserves thenational railway network, severalcommuler rails, (446,000 thecitysubway. andbuslines. Designers otthe4.8milli0n fi'Z y s0lved m1developrent mastedu lhehighpedestrian density circulati0n between thestati0n andothermaj0rcomponents of theprcjectthatinclude a 59-st0ry hoteltower, a 5s-st0ry podium (seep.C-5foralurther office to\ryer, anda 20-st0ry retail view).
KenzoTange, glass consistlng of threeintersecting towers,thetallestat 52 stories.Representing less than15 percento1thetotalbuilding floorarea,the I78-roomParkHyattoccupiesthetop 14floors.The remainderof the tripletowersis devotedto offjce use;retail,showrooms, and restaurants are cluspodiumlevels. teredinthebuilding's Tange wasone an earlyproponentof the l,4etabolist movementin architecturethat establisheda theory of urban mega-scale mixed-use structures as livinggrowing oroanisms.
Fromthe secondjloorportecochereand hotel entrance lobby,expresselevators carrygueststo the dramaticglass-roofed Sky Lobbyand SkyLounge onthefortyjirst floor.Here,theunusually largefloor plateof over54,000 ft2(5,015m2)permits thepublicspacesto spreadoutandallowsa flexibility inthe massing of thetopof thebuilding normally characteristicof largesuburbansites.Thetripartitetower culminates atthreeprogressive levels,eachcovered by an asymmetricalpolyhedron-shaped skylight structure. Thelowestof thethreetowersfeaturesan
Mixed-use Developments213 i indoorbamboogarden, themiddlestephouses the poolof theClubin theParkfilnesscenswimming ter,and the highest01the trio,the NewYorkGrill restaurant, with spectacularpanoramicviews o{ Tokyo.Thetowersshrinkinwardslightlyat thefourtyjirst floorexpressing a breakbetweenthe office levelsand the hoielabove.Theonlydisadvantage oflhe building's creative massingisthedistance that guestshaveto walk{romthe Sky Loungeexpress placedto reach elevators to theguestfloorelevators, thetopfloors,attheopposite endofthelobbylloor, nearly400 ft (122m) away (seecolorsection, p.c-4).
Trends I Theskyisthelimit,figuratively, intermsofthetypes of newmixed-use combinations thatwillsucceed. ThePanPacificVancouver combinesa hotelwith The Naoshima a cruiseshipterminal. Museum Hotelcombines a contemporary artmuseum in a suburbanresortsettingattachedto a guestroom wing.The Slrydome in Torontoincludesan instadium hotelwhere theguestroom windows face directly ontothe playingfield.Mixed-use developmentswill continueto explorenewrecipesof unexpected anddiverseblendswithhotelsasthe yieldingdeliciousresultsfor its key ingredienl developers andguests. I Theskyis thelimit,literally, intermsof mixed-use 'ultratels,' high-riseprojectsover 70 stories. Developers seekan iconontheskyline; architects andengineers eagerlyexploreinnovative systems projectseconomically that makeultra-high-rise feasible.N/ultiple and practically uses-office, retail, hotel,residential-complement eachother, fhetwin-tjwercd ultratel EmilalesTowersHolel,Dubai,t AE.Thetwo51-story t0wers, makinga largerprojectfeasible thanif it werea oneoffice andone400-ro0m hotel, arelocated inthecity'scentral business districl asa functions reduce singleuse.Also,theditfereni the highlyvisible rcgion's corporate Thedesign iscomposed symbol0lthe success. 0ftwo0pp0spressureon manybuildingsystems,such as ingequilateral triangular towers linked atthepodium levelbyanelaborale retailarcade which peaksduring featurcs elevators, by theirhavingdifferent walkways withsky-litcourtyards, spacious exclusive shops andtheme restaurants. the day. Theofficet0wer, at1,150lt (350m)claims inthelviddleEast t0bethelallestbuilding and lThe mixed-useconceptperhapsreachedits mostexaggerated format the handsof architecPaoloSoledwithhis proposalfor a turalvisionary highlyintegrated urbanform,whichhe named 'arcology.' Anarcology literally is anentirecitywilhina singlebuilding shell.[,4eant asa salveto urban and suburbansprawl,its highlycompactform wouldleavethenaturallandscape relatively undisturbedwhilederivingbenefitsfromsharedenergy sources,reducedtransportation needs,etfective
Europe, \ryhile at1,000 ft (305m),thehotel tower isthethird tallest intheworld.
recycling of waste,andreduction With of pollution. the growinginterestin greenarchitecture and environmental responsibility as evidenced by the ,future tremendousexpansiono{ ecotourism, projects mixed-use mayexploit theinherent environmentaladvantagesand etficiencieswhere architecture fuseswithecoloov
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Planned Gommunity
Developments Distinctfromthe moreconcentrated urbancomplanned mercial/residential mixed-use complexes, cornmunity developments expandto embracethe demands of an entirelivingcommunity. Inaddition to oifice,hotel,retail, entertainment, residential, and related uses,thesedevelopments alsomayinclude schools,parks,museums, a larmers'market,and town hall.Whensuch developments are resoTt oriented, suchas at CostaSmeralda or Laughlin, 'rnultiresort Nevada, theyareconsidered complexes' (see Chapter4). Plannedcommunitydevelopmentsdiscussed herearethosethat provrde the essential elements of a residential community and featurehospitality facilities. As discussed in Chapter3, NewUrbanism is a growingmovementamong today'scommunity planners. Thismovement, whenappliedto a new planned community, seeksto return to theprinciples oftraditionally styledneighborhoods anddowntowns in creatingclose-knit communities that are both charming and{unctional whilereducing dependence on theautomobile. Seaside, Frorida Nodevelopment hasadvanced theprinciples of the New Urbanisrn movement as completely as has Seaside. The80 acre(32ha)plannedcommunity on Florida'spanhandlebreakssharplyfrom orthodox planning noiionsand delivers innovative concepts that havesparkeda broadrethinking of the design of newcommunities. Fora half-mile stretchof beachfront property owned by his grandfatherand considered a worthless tractof sand,RobertDavis engagedarchitectsAndresDuanyand Elizabeth Plater-Zyberk to devisea masterplan that would incorporate GulfCoastvernacular architecture infosieringa strongsenseof placethat characterizes seaside townssuchas Charleston. NanSavannah. tucket,and CapeN,4ay. Witha prolectedpopulation plansfor350houses plus of2,000, Seaside includes 300otherdwelling unitsincluding apartments and hotelrooms. planning Initial included a studyof smalltownsin Floridaandotherpartsof thesoutheast USthatdocumentedstreetwidths,distancesbetweenstructures,sidewalks,streettrees,lighting,building forms,andtheirmaterials. Asa result, woodJramed cottages withdeeproo{overhangs, amplewindows, andcross-ventilation in allrooms.so welladaoted
pleato theclimate thattheyenhanced thesensual sureof lifebythesea,becamethedominant buildingiypelor Seaside. TheSeaside UrbanCodesets fortha commonvocabulary of building formsand materials whileencouraging and promotingthe opportunity for individual architectural expression Eachhouseis unique withdesigns spanning a wide varietyof architectural expression asrepresented by theirnames:BlueBelle, Natchez, Lagniappe, Seven Oaks,TigeasPaWDreamside, Jack'sBeanstalk SandCaslle, andPelican Perch. Basedon patterns foundin smallsouthern towns, themasterplangenerated an immense variety of spapublicspacesinclude tialexperiences. Theprincipal the town halland square,an open-airmarket,the schoolsite,a tentedamphitheater, atennisclub,a tiny postoffice,as wellas shopsand offices.Thesemioctagonal formof thetowncenterfacesthe Gulfof Mexicoacrossthe mainroadthat passesthrough town.The streetlayoutcreatesaxialrelationships amongspecialstructures and publicspacesthat contribute significantly to thesenseof orientation and opiimizewaterfront accessandviews. Themasterplanandcodedictatea moderate level of density; therelatively closespacingof thehousesandmandated frontporches builtoutto thestreet linecontribute to the senseof a close-knit neighborhood.Thesizeand layoutof Seasideis appropriateto the 's-minute walk'principle, wh;chis the timeittakesmostpeople to walka quarter of a mile. Withallof thedailyneedsinsidethatdistance, the place, town becomesa more pedestrian-riendly reduces dependence oncars,andpromotes casual socialencounters amongresidents. Seasideoffersa widevarietyof overnight accommodations rangingfromluxuryfull-service to modest limited-service lodgingspreadthroughout thetown. lvlanyof thecottagesthemselves maybe rentedon a daily,weekly,or monthlybasis.Othersincludethe HoneymoonCottages,full-service duplex units tucked behindthe dune and tacingthe GulJ; Dreamland Heights, luxurypenthouses overlooking the TownSquare,and SeasidelvlotorCourts,providingoldJashion motel-like accommodations. Cetebrction., Ftoricta
A secondFloridacommunity offersan interesting contrast to Seaside. Thenewtownof Celebration 30minutes fromdowntown Orlando. isanlnnovativ development conceived as a srnallsoutheaster townwithpre-1940s architecture. Planscall{orfor 12,000-15,000 residents on 4,900acres(1,980ha) protective greenbelt surrounded by anequal-sized
Mixed-useDevelopmenls
215 |
I
,iltl
l!
principles theplanners souqht movement, theinnovative 0ltheNewUrbanism Flo da.Advancing 0nll.?e 6ufSeaside, fheplanned c1nnunity and frontporches, withhouses closetogether, rcgional vernacular architecture 0fplace andneighborhood bymandating toinstillastrong sense axialrelawhilethestreet layout creates laces0utt0theGulf0l Mexico Thesemi-0ctagonal towncenter circulati0n. anemphasis 0npedestrian waierfront access andviews. andpublic spaces and0ptimizes tionships between special structures
Company,a subDevelopedby The Celebration Celebration The Wali Disney Company, sidiaryof that wasdesignedby an all-starrosterof architects Partners and Robert Robertson & includedCooper, andland as masterarchitects A.lV1. SternArchitects planners architects for thetown.Otherwell-known prominent forthedevelopbuildings whodesigned Pelli, Michael Graves,Philip ment includeCesar Moore, Aldo Rossi, andVenturi, Charles Johnson, Brown & Associates. Scott
goalwasto adaptideasfromthe Thedeveloper's smdltownsofyesteryear mostsuccessful American of the future.The development to a community includeshomeswith front porches,community parks,a vibrant business district, a magdowntown golfcourse,tennis net publicschool,a signature couTts, acresof parks,ponds,and openspaces, milesof naturelrailsand biketrails,a community pool,a state-of-the-art fitnesscenter,and swimming hospital. a first-class
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Part1: HotelTypes
Theplanned c1nmuniy lakeslde /eso/'IThe Celebration H0tel,Gelebralion, Fl0rida.Theheart andsoul0la planned communily is itsdownincluding iown,otten a hotel.Inadditi0n t0 genenting a chaming ambiance andinstilling downtown withlivelyaciivity, the115-r0om Victoprovides rian-styled lakeside lodge important amenities forthec0mmunity, includinq arestaurantand bar,meeting spaces andalakeside terrace gatherings a perlect spotforinformal andspecial events.
The most importanlfeaturethal promotesthe hometown atmosphere and is visuallyand psychologically the heartof Celebration is its downtown Restaurants, movietheaters,a farmers'market, shops,grocerystore,post office,bank,and town hall combinewith 123 apartments withfronf or porches in providing sideJacing anenchanting and livelyvillagecenteralonga sceniclakejront. A key elementto thesuccessof the downtownambiance and aclivityis the GrahamGund-designed CelebralionHotel,a 1Is-roomVictorian-styled lodge remindfulof Florida'sturn-of-the-century tourist tradewhenHenryFla.gler developed his elegant resorts.With 5,000ft' (465 m') of flexibleevent space,the hotelis ableto attractcorporateretreats andcaterto speciallocalfunctions muchas would a smalltownhotel(seeChapter3).Thehotel'slakesideterraceprovidesan attractive outdoorgatheringspotforguestsandresidents alike, Thesuccessfuldownlownor villagecentersets planned communities such as Celebration apart fheplanned c1nnunity deselt resorl TheWestinKierland Resortot Phoenivscotlsdale, Irom other residential suburban developments and (295ha)0utside Arizona. TheKierland C0mmunity, covering 730acres Phoenix, integrates gated communities like those thal surround the residential neighborh0ods, elementary sch00ls, offices, andspecialty retailwilha750-rcOm planned g0lfcourse. Greater Orlando area. Well-designed destination resortand 27-h0le champi0nship Thehotelfeatures aseries 0farcad, edc0urtyards, eachrcilecting a distinct character, \Villattracthomebuyers uni{ied byindigenous southwest c0lors communities to a realand (seepp.199and392). andmaterials andshaded bydeepr0oloverhangs viablefamilv-oriented communitv.
Mixed-useDevelopments21?l
Senior and Assistedliving Residences fact.Asthe Oursocietyis aging-it's a demographic babyboomgeneration rapidlyapproaches retirement, the demandfor seniorresidential care lacilities is risingsteeply. People overtheageof 85, theonesmostlikelyto needchronic careprograms, represent thefastestgrowingage group.In 2000, therewereover1.2millionpeoplein assisted-living facilities andcommunities intheUSandthatnumber is ballooning In the early1980sthere dramatically. wereonlytwo basicchoicesfor seniorsin needof long-term care:minimum careretirement homesor medically intensive nursing homes. Today, reflective of increasing sophistication in consumerpreferences,thereis a vastarrayof servicefacilities to choose{rom,ranging fromindependent livingcomplexesandassisted-living residences to specialcare skilled-nursing Jacilities. unitsand24-hour
Assisted-living Residences TheAssistedLivingFederation of America(ALFA) residence definesan assisted-living as'a special combination of housing,personalized supportive services, and healthcare designedto meetthe needs both scheduledand unscheduled-of
fheseni1r andassisted-living residence Village,a ClassicResidence 0ntheGullBentley byHyatt,Naples, Florida. GullCoasl vernacular architecture setadjacent l0 a wetlands preserve provides nature f0flhis'155 acountry clublikeseltinq acre(63ha)c0mmunity thal includes 500independenl livingapartments, 48assisted-living suites, 36Alzheimefs suites and93skilled nursino beds.
fhelakeside senijrandassisted-living residence lakeside Village, a Classic Residence by Hyatt,Lantana, Florida. Thetradit]0nal c0l0nial architecture and (CCRC) interi0f ddcor0ftheGrand Lobby supports thegoals01theContinuing CateRetirement C0mmunity wherc byproviding ahomelikeatmosphere rcsidents leel both secure andindependent. TheBilliatd Lounge l0cated from across themain dininq r0om fosters contlnued social inleractiOn.
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Part1: HotelTypes
of dailyliving.' r transportation thosewho needhelpwithactivities Thesenior-living industry refersto 'activities ol daily r accessto healthandmedicalservices (ADLs) andstaffavailability thebasicfunctional abil- . z+-hour security living' to represent callsystems Joreachlivingunit bathing, dressing, toileting, andwalk- r emergency ities(eating, promotion programs people exercise need to care for themselves I health and ing) that management withoutassistance. Assisted-fiving facilitiesare r medication laundry services forresidents whogenerally needhelpwith I personal desjgned justtwo or threeADLS,but arerelatively self-suffj- r socialandrecreational acrivities. cientandwhowantto maintain a highlevelof independence. A growing number of families bringa parentback Designed for thosewho dont require yet may from relrrement community, where sea/ices indea fulltimenursingcare cannotlivecompletely place pendently, provides him or andmeals,and assistedliving a lessinstitutional be limitedto housing jacility nearby. A medical andmoreeconomical alternative to nursinghomes herin an assisted-living or lossoJa spouseoftenpromptsthe that,on average, costtwiceasmuch.Theprofessed ernergency qual- move.A warm,dignified, goalsof mostof thesefacilities community setting, thereareto provide importance forthose needs fore,rsof utmosttherapeutic ity personal caretailored to the individual's settingandto promoteindependent makingthetransition. in a home-like Thelevelof servicesolferedvariesfromfacilityto andto protecttherjghtto living,choiceoJlilestyle, programsset privacy. Whilemanyassisted-living Manyofierservicemenusthatallowtheres- facility. residents must requiring that theywantand,lust basicentrystandards identsto choosewhatassistance get withouthelp aroundtheirapartment as importantly, whatservicestheydon'twant.Baslc be ableto theirneeds,othersproof andbeableto communicate servicepackages oftenarebilledin incremenis paya vide more extensiveassistanceand servicesfor timeso thatthosewhoneedlessassistance frailerresidents.Programsior those residents lowerfee. or othermemofromAlzheimer's disease Inadditionto assistance withADLs,otherservices suffering provided providedin assisted-living withinspecial residencesusually rydisorders areincreasingly pointsto treatment programs unitsas newresearch include: continuing independence for these ina comrnon diningarea encouraging r threemealsa dayserved patients. Facilities withunitsthatspecialize intreatr housekeeping services disorders mentprograms forresidents withcognitive to as special-care units. arereferred
Retirement Continuing-care Communities
assisted-livin Theflawwithmanyearlystand-alone proisthattheyprovided nocontinuing-care facilities gramsforresidents whobecame moredisabled and thehigherlevelof health hadto relocate to receive mostassisted-livln carethattheyrequired. Today, facilities arebeingbuiltaspartof largersenior-hous ingcommunities to allowresidents to 'agein place,' the eniiresenior-livin a conceptthat dominates industryaccommodating thechangingneedsof residentsas theygrowmorefrailor declinein health. (CCRCs) retirement communities Continuing-care offer a completerangeof housingand health livingto careaccommodations, Jromindependent provide They housing 24-hour skilled nursing care. retienent c\nnuniylidePoinle,a ClassicResidence byHyatt,Hilton fhefull-service services fortheirresidents under programs forseni0rs areemphasized witha state-0f-the-ar1andhealth-related Head,SouthCalolina. Fitness effective forthelifeof theresident ihatincludes a 25-mindoor lappoolalongwitha fullfanqe0fexer a legalagreement spaandiitnesscenler grc€n, rooms. include a putlinq swimming or for a specificperiodol time.Manystand-alone ciseequipment andtreatment 0utd0or amenities pool,and1.5miles{7.5km)0l meandering themexercise lrails(seep.C-18lorafurther vie\{). assisted-living facilitiesare transforming
[,/]ixed-useDevelopments 219 selvesintoCCFCsthato{tencornbine, on a beau- center, andconvenience store.Westchester l\,4eadtifullylandscaped campus-like setting, apartments ows,inValhalla, NewYorkis a newupscale lifecare for independent living,an assisted-living facility, comr.unity with20 assisted-living beds,10 skilled skllednursing beds,andspecia-careunitsforres- nursingbeds, and 120 one- and two-bedroom dents who have such medicalconditionsas independent livingapartments. A zheimer's disease. Also calledfull-service retirement communities cornmunitles, mostoffera widevariety Development andlife-care and Planning of activities and services thatprovidea richselec- Considerations tionof recreational, educational, andotheractivities of interestto residents. Connmunities offersuch Thereis a misconception that olderpeoplewant amenities as a bank,beauty/barber shop,exercise to liveoff n a serenepastoral settingby a pond. roorn,and gardenplots.[,4ostresidents entera lvlostwantto be srnackn themiddleof theaction, CCRCwhentheyarein goodhealthandwantthe connected to theircornmunities nearthe familiar security of knowing thatas theyage,mostof their services thatprolongindependence and maintain onglermhealthcareneedswillbe metwithinthe theirtieswiththeirpast.Heritage AssstedLiving retirement community without theneedto relocate. Residence in Framlngham, [,4assachusetts, located An obviousadvantage for marriedcouplesand nextto an elementary schooland acrossfroma isthatiftheneedarisesforheath care smallshopping allresidents center, accommodates 95residents services theyarenotseparated fromtheirspouse in a three-story witha widefrontporch. building or friends.Healthcareservices withinor delivered Thereis nosingleblueprint, because consuTners' nearthecommunity areat theheartof thecontinu- preferences andneedsvarywidely. Assisted-living lngcareconcept. Health-related services include a residences thatarenot partof a CCRCcanrange w de varietyof accomrnodations suchas nursing froma newhrgh-rise apartment complex to a conresponse care,ernergency systems, dentalservices, vertedVictorian home.l\,4ost facilities havebetween andtherapy. Residents withAlzheimer's disease are 25 and120units.Individual resident unitsmayvary ntegrated onsiteintoa specialassisted-care envi- in sizefromoneroomto a fullapartment. ronment, allowing themto maintain independence lVanyfacilities try to position thernselves on the andself-esteem whilereceiving 24-hour supervision. agespectrum whenmarketing theirservices. Some Bentley Village, a ClassicResidence by Hyattin purposely appealtotheolder, frailer market byofferprovides Naples,Florida, a campus of contlnuing inga higherlevelof medrcal services andcompete -he carein a couniryclub-style setting. gatedco-with nursinghomes.Othersmarketto younger munityis situated on 155landscaped acres(63ha) healthier whoarelesscostlyto careforand seniors golf whomaystayfora decadeor longer. thatfeature stocked lakes, an 18-hole executive coursewithtwoclubhouses, andexpansive natural areas.Thecampusalsoincludes a 400-seat auditoriumand a community centerln additionto a DesignConsiderations payan entrance monthly service fee,residents fee that guarantees them a full continuumof care, The primarydesignconcernwith assistediving including assisted livingandskillednursing care,at residences is for themnot to look likea nursing theon-siteBentley CareCenterBentley Village fea- homeandto avoidalltrappings of instltutional care. tures500independent livlngapartments,4S assist- Americans havesucha deep-grained fearof nursed-living suites, 36Alzheimer's suites, and93skilled ing homesthata recentsurveyfoundthat30 per nursingbeds.Golfcartsarethe prirnary rnodeof centof people65 andolderwouldratherdiethan transportation, so eachresidential unithasitsown livein one.Avoidat allcostfluorescent lights,plasgolfcartgarage. ticfurniture, longcorridors, anduniforms. N,4ost sucAndrusRetirement Community in Haslings-on- cessfuassisted-living facilities aremodeled aftera Hudson, NewYork,originally wasbuiltin 1953and, beautiful retirement homeandtakeon theappearwasoperated untilrecently, as a nursinghomefor anceof a country innora largeVictorian housewith elderly wornen wholivedinhotel-like roomsina sin- a grandpianolnthelivingroom,warmincandescent glenine-story building. ThenewCCRCfacility onthe lighting, furniture, softupholstered lacecurtains, and preference siteincludes sixnewbuildings,200 independent liv- oriental rugs.Theoverwhehning of the ingapartments, 24 assisted-living 48 skilled users,thoughnotalways suites, isforlargerlivaffordable, nursing beds,anda caf6,cornputer room,wellness ingquarters in smaller, morehomelike buildings.
lzzo
Part1: HotelTypes
tventhoughmealsareservedin a central dining Trends room,individual suitesshouldbe equippedwiih kitchenettes, to enhancethe resident's senseof Thereare75 millionbaby-boomers in the USwho independence. Thecerterof acrivity is the dining willbeginto reachretirement age by theend o,fthe gatherthreetimesa dayfor decade. roomwhereresidents From2010to 2030thepopulation of eldermealsservedon chinaandlinen.A cafeteria would, ly peopleaged65-84is expectedto grow80 perof course.be tooinstitutional. cent, while the populationaged 85 and over, Onelargechain.Sunrise Assisted Living. through representing care thosemostIikelyto havechronic research hasdeveloped manyinnovative approach- needs,willgrow48 percent. In contrast, the popuandaccommodations lationunderage65willincrease esto thedelivery of services only7 percent. With Recognizing for theirelderlyresidents. that many advancesin medicalscience,the averagelife residents notaccustomed to liv- expectancy areof a generation continues to increase. Allsignspointto ingcommunally withstrangers, theirfacilities include continued innovation, andinvestment in expansion, preview windowsthatallowa personstandinginthe seniorandassisted-living residences by the major hallto seewhois inthepubliclivingroomorthecafe hotelchainsandothers. beloredecidingwhether to enter.Eventhoughmany of theirresidents areinwheelchairs or usewalkers, residences Sunrise usuallyincludea grandstairat theentrance, bothas a deviceto avoidinstitutional stigmaandto signifyto the resldents thattheystill havechoicesandchallenges. EverySunrisecommunityhas pets including withthe dawnof andfish.The Duringtheearlytwentieth century, dogs,cats,birds,guineapigs,rabbits, petsgiveeveryone medicalservices, thecitizens o{ Rochecompanionship, comfort, calm, advanced were solvinga community-wide andunconditional loveandareveryeffective in stimu- ster,l\,4innesota, the l\ilayoClinicmedicalphelatingmemories and responses in residents with problem.Annually, wasattracting morethan60,000patients memory impairmenis. Residents in Sunrise arealso nomenon permitted waif of 15,000. Hospital to bringtheirown pet.AnotherSunrise to a citywitha population were trademarkis the use of Victorian-style architecture inglistswerelong,andhotelaccommodations familymemberswho in shortsupply.To servethe growingdemand,in thatis aimedat baby-boomer in selecting thefacility fortheirpar- 1907JohnH. Kahlerbuilthis firsthotel,with 60 areinstrumental Partconvalescent hotelandparthosent and who maybe familiarwiththe designfrom guestrooms. pitalunit,it contained an upper-floor surgicaland Nantucket, or Capel\,4ay. tripsto SanFrancisco, It is imporiant io providestaffsupervision andto obstetricalsuite and nursingschool. lt soon and, afternumerous infusevitalityand robustactivityin the public becamelotallyinadequate reopened in 1921as the KahlerGrand loungesat theends additions, spacesof thefacility.Unstaffed of corridors arerarelyusedwhilespacesinthecen- Hotelwith700roomsand 16,000ft2(1,485m2)of ter of actionare oooular.Outdoorareaswithout meetingspace.Today,50 hotelswithover5,000 likewise arerarely shadetreesorcanopies used,no roomsnow servethe NilayoClinicwithoccupancy landscaped. Theprinciples 80 percent. matterhowbeautifully of ratesapproaching banier-free designforwheelchair accessibility is of Themarketforhotelsadjacentto nredicalcenters primeconcernthroughout the publicand private and hospitalsis strong and diverse.Primarily areasof thefacility. cateringto guestswho are familymembersor patientspresent friendsvisitingpatients, Requirements for Alzheimer's somehotelsarespecially to provrde lodgingto outpatients undermany uniqueenvironmental designchallenges. equipped 'Safewandering' frommedical shouldbe encouraged in con- goingmedicaltestsor recuperating tainedareasto permitresidents to moveaboutwith Drocedures who reouireafter-care treatment. [,4edat hospitals andclinicsareexpanding dignitywithoutendangering themselves or others. icalpractices care,increasing Cuesbuiltin to stimulate memoryand contained thescopeof outpatient theneedfor indoorand outdoorareasshouldbe provided for comfortable, convenient, and atfordable accomDiagnostic examinations, ambulatory wandering activityand for interacting withfamily modations. physicaltherapy,or rehabilitation members. A discreetstaffenirance limitsresident surgery, at the sometimes referred or associated clinicscreatethe needfor agitation at shiltchanges, to as hospital 'sundownino' hotelsequippedto providecustomdiet meals, behavior.
Medical Hotel Gomplexes
Mixed-useDevelooments
limitednursingservice,and pre-exampreparation. Hospital-related hotelcomplexesalsomay accommodate the local medical communityincluding visitingdoctors,nurses,students,trainees,consultants,lecturers,vendors,and other business guestsof the hospital. Followinghis heart transplantat New York PresbyterianHospitalin upper Manhattan,Paul Broadhead,an international real estatedeveloper, requiredfour months of convalescence. But the closesthotelto the hospitalwas acrossthe Hudson Riverin NewJersey.He not onlyneededlodgingfor himselfand his privatenurse,but for his familyand businessassociateswhentheywantedto visit He also neededto be close to cardiovascular eouioment to assist in his recuperation. Followinghis recoveryand realizingthis dire need, Broadhead, withpartnersand the cooperation of the hospital,is currentlydevelopinga new$200million,mixed-use hotel complexon a 4.5 acre (1.8 ha) parkinglot adjacentto the hospital.Theprojectwillhavepanoramicviewsoverthe HudsonRiverand downtown Manhattanand include a 350-suiteDoubleTree Hotel,conference space,restaurants, a cinema,and retail.Two 2O-storytowers rising from a four-story basewillincludedoctor'soffices,staffhousing,and parkinggaragefor 3,200cars,Total an underground usableareawouldbe about1 millionft2lOZ,OOO m2;. Thecomplexwillbe linkeddirectlyto the hospitalby both a skywalkand an undergroundtunnel,Each suitewill havea kitchenette, a sittingroom,and a bedroomsuitableto the longer-term needsof many occupanlS.
2211
Thenedical campus holelMologne GuestHouseatWalterReedArmyHospital, Washington,DC.Thefour-story, 200-room facilityisdesigned inGeorgian revivastyleto blend inwiththepredominant campus architecture. Thewarmresidential character isa com{ort to guests whoareo{ten instressful situations.
Med-Inn Genters of America Whilethe major hotel companies,includingInterContrnental and Marriott,operatepropertiesnear hospitals,none has developeda productthat is uniquelytailoredto this specializedmarket.The creatorsof Med-lnnCentersof America,a newchain devotedspecifically to this very stablehigh-occupancy market,were attractedto the many advantagescomparedwith otherhotelsincludinglackof seasonalfluctuationsin business,strong 7-day occupancy,and low marketingcosts due to referrals from doctorsand hospitals.The PillarsHotel, builtbetweenthe RoswellParkCancerInstitute and BuffaloGeneralHospitalin NewYork,is Med-lnn's firstproperty.Othersare planned,includingone in Dallas-Fort Worth,Texas,thatwouldservicea clus- Medical stays atafraction ofhospital costs Healthtel Prototype. New'healthtel' hotels effi ter of hospitals,and anotherincludingconference ciently patient serve theneeds ofoutpatients andhospital visitors with,lorexample, a selffacilities on the campusof the StateUniversity Cen- service patients kitchen oneach level, where andfamilies canprepare meals the during ter at StonyBrook,NewYork,to serveits hospital. recovery pen0d.
lzzz
Part1: HotelTypes
Tol'e p keepcoststo patientsat lessthar S100per night, l\,4ed-lnns typicallyare built on land leased from the hospitalcorporationat belowmarketvalues.Standardamenitiesincludean enclosedconnectionto the adjacentmedicalbuilding,extrawide hallwaysand doors for easy wheelchairaccess, showerstallsin eachbathroom,medicalwastedisposalsin each room.largeeasycl'ai's fo. dayrime lounging, and an emergency responsesystemmonioted 24 l'ours a day by medical personnel.A oatientCerter providesfacilities whereguestscan use an exerciseroom,medicalLibrary, lounge,card and videoroom,or catch up on work at a complimentarybusinesscenter.
Heatlhtet
A prototype hotelwasdeveloped byWalterRutesfor Healthtel Corporation to provideaccommodation at majorrnedicacentersto servethe specialized withroomratesat a needsof visitors or outpatients prosmallfractlon of hosptaldailyratesHealthtel jectsthatitsmarketincludes visitors of 65 percent patierts.30percenr and 5 percent oJtpalienrs. business visitors. Besearch indicates the needfor 12 roomsper 100hospitalbedsfor visitorsand, dependingon the type of specalizedmedical services,the outpatientcomponentcould add hosanother sixroomsper100so thatan 800-bed
l3!llEEllSll IIIIIIIIT
Itlillll l!!lHllllll
fhenedical h1telRotatyHouse Inlernational, Anderson Center, university of Texas, Houston. The200-key hotel, connecte Cancer provides direclly totheCancer Center bya skybridqe, support facillties, specal prcgrams, andlodging forpatients andlamlliesTheeleva 10$hallways, andeach 0ltheguestr00ms aredesigned t0accommodate wheelchalrs slrelchers, andothermed caleq!pmeni.
l\,4ixed useDeveopments
223 |
pitalwouldneeda 150-key Healthtel. Indeveloping to recognize thephastheroomrnixit is important lha manypatients mayexoerience es ot recovery needs.Whenfirstdisas theyrelateto guestroom the patientmayneedto chargedfromthehospital by a privatenurseor familymember. be attended The patientwill noi be mobileand may not feel presentable A full enoughto mixwithotherguests. accomis required as wellas adjacent kitchenette modationsfor attendingfamilyor nurse.Once patients becomeambulatory, theymayenloymovingaboutonthefloorandmaybe ableto usea cenareawith a smalldiningroom,ry lounge, tralkitchen a Tl^eguestat rh,sslagemayreouire or sunrooTr. ovenin lieuof a kitchenroomwithonlya microwave nearthe end of theirstaymayenjoy ette.Patients facilities and exercise the publiclobby,restaurant, or usethepoolterrace.
a chairs.Publicamenitiesincludea restaurant, deli/convenience store,giftshopwitha sectionfor specialneeds items,and beautyand barber istheinclushops. Animporlant aspectofthefacility program, whichprorelations sionofa patient/guest for counseling and other videsaccommodations for RotaryHouse'suniqueguests. specialservices andprivatemeetingspacesare Speciaconsultation provided counseling. forgroupandjndividual Cteveland Ctinic tnter-Continental Ohio
llotel,
Hotelsunderdevelopment Two Inter-Continental thatthemarket attheCleveland Clinicdemonstrate to theextent formedicalhotelshasgrownindiversity of warranting subsegments. Onehotelwil caterto whilethe otherwill the patient/visitor subsegment provide market. facilities forthebusiness/education Thefirstphasewillbe an eightstory161-keyInter Rotary House tntemational at Andetson Continental all-suitehotelintendedprimarilyfor Cancer Center, Houston, Texas whorequire anextendfamilymembers andfrlends of TexasM.D.AndersonCancer ed stayio be closeto a patientor forothervisitors The University provides setting. lt willinclude long-term stayaccom- whoprefera morehome-like Centerin Houston restaurant, andlounge. Directly con- a fltnesscenter, {or patients and famjlies. modations In orderto maintaln adequate accommodations to thehospital, RotaryHouse nectedby sky-brjdge provides completron of thefirsthotel, and programs to create fortheclinic,following supportfacilities hotelwillbe demolished to be replaced ina home-awayjrom-homean existing a hotel-like environment Hoteland Conoftenduringextend- with a 1o-storyInterContinental for patients andthelrfamilies, Thesecondhotelwillinclude291 The200-key ferenceCenter. circumstances. ed staysunderstressiul moreto guests facilityis dividedintotwosectionswiththelowertwo roomsbut only28 suites,catering and businessinterests hotelandtheupper engagedwitheducational levels functioning asa traditional tworestaurants, a lounge, to residential-style accommodations of thec inc. ltwillinclude floorsdevoted fortheCleveland center, andoffices Clinic intendedto providea moresoothingand restful a fltness whosemissionis to provide Center, Theinterior designof thefacilitywascare- International ambiance. condition h gh qualityservice andcareto allforeignpatients fullyplanned to respect thepsychologica educational exchanges throughout of greenandpinkwas andto promote ofthepatients: a colorpalette qualities centerwillfeature a 500andcom- theword. Theconference usedfor iis appetite enhancing plexion center,3,000ft' were seat auditoriur0, an exhibition flattering effectandmirrored surfaces conference space,an audloinclude a combination (280m2)of breakout usedsparingly. Guestrooms communication of suitesandsinglerooms,eachwitha kitchenette. visualstudio,anda state-of-the-art queen, for teleconferencing to roomsarefully centerwith capabilities Thedouble, andking-bedded equippedfor long{ermlivingwiih video-player, otherclinicsaroundtheworld.Thissuper-hightech international willbe idealforhosting simulcast ovens,reirigerator, dishwashers, and facility microwave the and conferences advancing Elevators, hallways, andguestrooms are medicalseminars tableware. andeducation. stretchers and wheel- causeof medicalscience oversized to accomrnodate
CasNC fl cte S
13
inColorado Atthesametime,significant desgn developments Resort SprA thiletheBroadmoor combrleflyexperimented with occurred internationally asothercasnoresoTis I t l, ings,Colorado, century, bined fantasythemeswith exoticvenuesand Y Y gamingattheturnofthenineteenth proihe era'smosiimaginative individual It wasn'tuntil1947thatthe firstmajorsuccessful inspired wasbuiltin LasVegas. jects.Twowidelyseparated casinohotels,involving casinohotel,theFlamingo, fromthis the talentsof architects WAT&G, raisedthe art of Feputed to be ownedby theunderworld, intoone of the conceiving themesand authenticdetailingand dubioussiart,gamingdeveloped mostpopularsegments of theUShotelindustry. blendeddesign with the naturaland cultural Fromthe rniddleto thecloseof thetwentieth cen- environment: the Palaceof the LostCity,in South andAtlantis, the Africa(seep. C-31ofthecolorseciion), tury the US'scasinohote industrytransformed (seeo.C-29ofthecolorsection and LasVegasdesertintotheworld'slargestmultifaceted intheBahamas themeparkslacedwithhoteLs and Chaoter 11). resort.lt conceived Native Americans haverapidlydevelcenters, shops,andshowsby a Inaddition, tiedto convention tra- opeda numberof casinoprojects acrossthecounvarietyof arcades, skylvays, andpeople-movers, geographic museum built versing themesfromNewYorkto Paris, try.Leading examples areaninspiring Pequot tribe,Junded bycasinorevRome,Venice,Egypt,NorthAfrica,and N,4andalay.byConnecticut's l\.4ore visitorsnowareattracted to LasVegasthanare enueandtwo nearbylvoheganNationmixed-use valuedat $1 billion. Theconforeign destinatjons itcel- casinodevelopments tourists to anyoftheactual NewMexico,exemTamaya, ebrates.(Formoreon thevalueaddedto properties textualHyattRegency plifiesnew casinoresortsfrom New Englandto theming, seeChapter 4.) by high-quality representing investments of wellover$1 No othermarketchangecomparedwith Las California Vegas'rapidattraction of lhe famllymarketin the billion. mostquixotic newfeawiththemes suchasTreasure lslandand Butthegamingindustry's early1990s withpiratesandvolca- tureundoubtedly is theartmuseumat theheartof Thelvlirage hotel,complete queue visitors noesperforming nightly onTheStrip-untiltheeven theLasVegasStrlp,wherecountless oftheworld'smostadmired largermakeover thatfollowed iaterin thedecade. upto absorba selection out- masterpieces. AsAdaLouise Huxtable, architectural Initssecondshift,LasVegasaddednumerous phllosophized onthe leisrepresenting theworld'smosteliterestaurants, criticfortheWal/StreetJournal, 'The ranging{rom NewYork'sLe Cirqueand Luteceto themeddesignof thecity'smega-resorts, real Wolfgang Puck'sTrattoria delLupo;theplanet'smost fakereachesits apogeein placeslikeLasVegas, prestigiousshops from Tiffanyand H6rrnesto whereit hasbeendeveopedlntoan ad forrn.' entedainArmani;the globe'smostsophisticated ment,includingBroadway theater, the Houseof '0' show;anda taste Blues,andCirquede Soleil's DevelopmentConsiderations Thelongsoughfafter of civilization's toparttreasures. market finally succumbed bytheplane- lvlarkelresearchindicatestl^at 30 percentof super-luxury properties, preferparticipating ingamingcomloadto a groupof supeFluxury including vacation travelers Hotel,Bellagio, andTheVenetian. pared,for example, to only16 percentwho prefer theFourSeasons Byaddingscoresof luxurious attractions to reach golf.Butwithcasinohotelsunderpressure to delivrooms, thestillgrowing Vegas ertheireconomic benefits to morecommunities, this a pinnacle of 130,000 phenornenon generates upward of $5.5billion a year statistic highlights theclassicdilemma facinggam in bettingby an estimated 30 millionvisitors. ing. lf casinogamingwereto expandeveryryvhere
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Thebilli1ndlllarNative Anerican casinah1telMohegan SunCasinoBesort,Uncasville, Connecticul. Witha maj0rresort pr0gram andefte ainment 0fi,200 guestrooms publc ands€ru andlelated cefacil lies,th€les0 questr0Om t0wer isdesigned withextensve lardscap ngandwater leattres t0b erdintotherollng c0!nt|yS]de'TheNl0heganSUniSii]dicatiVe0fneWStanda|0neCaSi|0.res0rp[0jeC1sbe|nqdeV onth€ir ancestral homelafds.
rapidlyas has golf, {or example,withoutcontrol, someol ourbasicsocialinterests mjghtbe diminished.Thisreinforces the casefor maintaining a framework of striclsanctionand controlof gaming as is doneby theindividual statesin theUS. gamingrevenues Notsurprisingly, lucrative often enablecasinohotelsto offerguestrooms-casino regulations requirethattheyoperatea givenminimumnumberof rooms-at highlycompetitive rates, therebyattracting notonlymoregamingcustomers buta varietyof otherguestsaswell.Elaborate entertainment andsomeof theworld'sfinestresortfacil ities act as magnetsto international touristsand groupsandprovjdealtractivediscountconvention ed vacations forfamilies. Thisbecameevidentearly on andwasusedeffectively to promotetouristtravel intheCaribbean, Nevada, andothergaminglocations.Casinohotelsexpanded primarily woddwide,
in SouthAmericaandAfrica,the latterboastingone regional territory whoseentireeconomyis basedon casinohotelrevenue, Dueto competition groupsspewilhmanagement cializing in casinohotels, conventional hotelchains enteredthe gamingfieldthroughacquisition and development, substantially increasing theirearnings properties on lucrative in Nevada,LakeTahoe,and Atlantic City.Butovertime,mostrelinquished their interests to morespecialized casinohotelgroupsat premiums. handsome
Planningand Design Considerations Becausecasino hotels providemany additional amenities to servethegamingoperation, theycontaina greaterratioof nonrevenue-producing space thanany otherhoteltype.Thisincludeselaborate 'high-roller' suitesand villastraditionally furnished players,starsuitesfor big-name freeto high-stake entertainers, and gourmet'holdtables'permanently reserved in restaurants on or nearthegamingfloor forquickservice to high-rollers whowantto spendthe maximumtime at the tables.Therefore,casino hotels must be models of functionalefficiency, designedto minimizeinitialand operatingcostsin back-of-house as wellas publicareas.Here,quality themedconcepts,andtheirauthentic play detailing, a vitalrolein thehotel'ssuccess. Tlre Gasino Gamrng Floor
No other type of buildingcontainsa greater amountof unrecorded currency thana hugecasino hotel.Cashandnegotiable chipson thefloorat one timemayrun intotensof millions ol dollars.This influences variousaspectsof the design.A maxipath'muslbe provided mumsecurity'money to and fromthecashier's cageon thegamingfloorAllcash andchipsfromthegamingtablesaredeposited at thecage,whereaccessis protected bya 'mantrap' vestibulein whichall peoplehaveto be letthrough twoseparatesecuritydoors,Dueto the complexity provisions, of itssecurity a singlecagegenerally is preferred, regardless of thesizeof thegamingfloor Coinsfrom the slot machinesare transportedby electriccarts.Forthisreason,floorsmustbe structurallyrbinforced to supportliveloadsof 300lb (136 kg),orthreetimestherequirements of normalpublic assemory spaces. fheairycasinjganingfl00lAtlantis,Paradise lsland,Bahamas. The moneypath leadsfrom the cageto 'hard' Withjnnovative natural lightinq andlivelylayouts, thegaming areas create afestive international flavor. and 'soft' count rooms-for coins and oaoer
Hotels 22?J Casino money.Machines areusedfor counting exceptin certainregions,suchas AtlanticCity,wheresoft currencyis requiredto be countedmanuallyon Lucite tablesunderW surveillance. The transparent moneythenproceeds to a specialmoneytruckloading dock.Sincethisusuallyis on anotherlevel,a moneyelevator witha 5,000lb (2,270kg) separate loadcapacity mustbe provided, operated lromthe cageandobserved by W surveillance cameras. No otherbuildingcontainssecuritymonitoring systerns equalto a casino.Calledthe'livepeek'in AtlanticCityand the 'eye-inthe-sky' in LasVegas, the systemof pan-and-tilt camerasconcealed in glazedceilingbubblesis monitoredby security guardsin specialscreening rooms.lt alsorecords the gamingactionat eachtableon time-stamped Filmscanbe closelyreexamined if any videotape. or othersuspicions of cheatingarise. complaints ln addition, thelayoutof thegamlngtablesis caresurveillance Jullydesigned to facilitate of thedealguardsor ersandplayers bynonuniformed security 'floaters,' generally positioned at theendsof each lineof tables.Smaller European-style casinohotels withlessextensive oftenarelesssecurityconscious, ry surveillance, andprefera morecasualarrangement of tablesratherthan the straighflinelayout favoredby Americangamingoperators. Gaming are laid out in tablesin largecasinosgenerally gaming fheelegant casin? r00r7 TheRitz-Cadton, SanJuanHotel, Spa& Casino, lsla groupsof 12,witheachgroupcentered arounda Verde, Pue0 Rico. Decorative chandeliers andcolumn sconces create a touch ol 'pit supervisor, or boss.' irlerlali0nal c\a'ni1liispopular sland cas nogaring space. jointlyby a security usually is maintained Overall government agencyandthe casinomanagement, will average withcontrolofficeslocatedin thecageanda room area requiredfor the gaming^Jloor filledwithry monitors. Sinceoneof theirfunctions approximately 250 tI' (23.2m') per table. Hotel is to detainsuspects, a security cellmustbe pro- casinosplannedwith morewidelyspacedtable videdon the premises. Anotherrequirement is jor layoutshave, with few exceplions,provenless prefer forthe dealers, whogenerally to gamingcustomers, whogenerally specialfacilities are inviting As a rule,notonlyis on 40-minute shifts,which includesmen's and a morecrowdedatmosphere. for the guestto keepthe space women's lounges, dressing facilities, anda self-con- it morepleasing to thegaming tight,but it alsosavesconstruction and operating tainedprivate diningroomadjacent alea. cost. Thenumberand typeoi gamesvarieswiththe Sincesomeguestspreferto playslotmachines thegamingfloorandotherspreferthem location, Butin a UScasinohotel,a ratioof about alongside fiveblackjack tablesto eachroulette andcrapstable in separate areas,theyusuallyare locatedabout is average.Typically, a baccaratand high-stakes evenlyin both places.A coin cashielscage is foraboutevery50machines. blackjack tableareprovidedin a highlimit,baccarat required Slotmachine or salonpriv6eseparate roorn,withmoreaddedat areasshouldhave ceilingheightsof 12-16 ft groupsof slot withcircular a ratioof aboutoneforevery50 othergamingtables. (3.74.9 m).Carousels popular,occupying Whileblacklack and roulette tablesmaybe com- machines^areincreasingly binedin anygrouping, theothergamingtablesare about20ft' (1.9m') permachine asopposed to l0 groups.In addition, locatedin separate lineallayouts. In some separate ft' (0.9m') forconventional game, areas,including LasVegas,additional areasarerequired lor onebigsixwheel-type spacemust withothersaddedat a ratioof aboutonefor every alsobe provided forpokertables,keno,bingo,and 120gamingtables.Basedon theaboveratios, the sportsbookbettingoperations.
Part 1:Hotel Types
In European-style hotelcasinos theratioof types of gameschanges, withthenumberof roulette and baccarattablesgenerallydoubling,and craps gamescutby half. Amenities an.t Entertainment Facr-rities
joggingandbicycle amphitheaters, trails,aswellas othervisitor attractions. A branchoftheGuggenheim l\4useum is orooosed for the HudsonRiverwaterfront.Theviability of suchproposals is indicated by theoversubscribed bookings of thecity'sexpanded convention centeras wellas marketdataon the existinghotelinfrastructure. Visitorswouldenjoy sightseeing in the 'BigApple'in conjunction with attending a convention in Atlantic City.In addition, attendees of NewYorkCityconventions wouldenjoy golf visitingNewJersey's casinohotels,beaches, courses, andgenerally vastnaturepreoverlooked serves. Thissymbiotic relationship betweenNewYorkand Atlantic Citycanbe as mutually beneficial asthatof LosAngeles and LasVegasor SanFrancisco and LakeTahoe.Therefore, it wouldbe of greatbenefit for an imaginative developer to considermasier planningthe coast of AtlanticCjty and, in the process,transforming New York'sriversinto a Thames or Seine.
Barsandlounges shouldbe integrated directly with thegamingJloorto enhance theambiance of both areas,andstimulate business fromoneto theother. Thisalsosimplifies barservice to thegamingtables. Restaurants also should be convenient to the gamingareaand,if on a different level,accessible byescalator, withgoodvisibility fromthegamingand entrancelobbies.Caf6sand buffetdiningareas shouldbe opento the mainpublicspaces,with entrances to thesignature andspecialty restaurants directlyoff the main lobbyand circulation concourses.Elaboratedinner shows and famous entertainers are expectedin large-scale casino hotelsbut,dueto theirhighcost,majorshowrooms usuallyare impractical for smallor medium-size casinohotels.Tiose with gamingareasunder Guestrooms provide 10,000 ft' (929m') generally cabaret entertainmentloungesratherthan morecostlydinner Casinohotelroomsarelargerandmoreluxuriousshows. ly planned andappointed thansuburban or downtown hotels.Typically, insideroom dimensions rangefrom13x 18ft (4x 5.5m)to 14.5><20ft (4.4 Convention Facirities x 6.1 m). However, the mostupscaleproperties, Withthetrendtowardcombining providemoreo{ eve$hing.One largetradeshows suchas Bellagio, withrelated corporate andassociation conventjons, stunningchoiceis the 850 ft2 (259m2)Salone today's1,000-room and largercasinohotelsmore studioroom,with its king-sized bed prolecting thanmeettherequirements of theconvention mar- from one cornerof the windowwall diagonally ket. These groups, includingfamily incentive intotheroom,anda large,sixjixture spabathroom. groups, increasingly lookto meetatresortlocations. Fourcompletely different choicesof one-bedroorn Therefore, the casinohotels'additionsof theme suitesrangefrom1,020to 1,540ft2(311 to 469m'?). parks,mega-health spas,smallluxurysignature A uniquemodelis located at theendsol theguestrestaurants(as many as 20 in the new wave of roomtowerfloors,semicircular in plan,olferinga mega-casino hotels),and severalmoresophisti- panoramic baywindowviewfromthe sunnyliving pro- room.This again reflectsboth the abilityof a cated,ratherthanmerelylarger, entertainment grams positioncasinohotelsio increasetheir casinohotel,because of itsgamingrevenue, to propenetration of theconvention market. vide greaterluxurywhile attractingresortand NewYorkhoteliers usedto be concerned at los- convention businessin additionto theirgaming ing convention business to the expansion of the customers. Atlantic Citycasinohotels. Thishasbeenreplaced SteveWynn,thedeveloper of Bellagio, doesitwith by a dreamof hydrofoilservicebetweenNewYork largesybaritic Roman-style spa baths,whileStan waterfronthotelsand New Jersey:welcoming Addelson of Venetian GrandCanalfame,doubles sightseers fromAtlanticCityconventions as wellas theantewiththelargest typicalguestroom in hotel sendinggueststo the Jerseyshores.Bothentre- historyAndtheMandalay Baysharesitsguestroom preneurs groupsareeagerto devel towerwiththeluxuryFourSeasons andcommunity Hotel,together op hotelsand relatedattractions alongthe city's offering the largestarrayof suitesunderoneroof. rivers.Such regionalplanningconceptswould The 2,916-room ParisLas Vegasappropriately transtorm vastlyunderutilized shorelines intobud- featuresarmoiresand impeccablecharm,the ding parks,marinas,ice-skating rinks,concert 'complete Parisian exoerience.'
CasinoHotels
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SignificantCasinoHotels The Patace of lhe l-osl City, Sun City, Soulh Africa To createa memorable international destination, developerSunInternational and architects WAT&G developed a strongfantasy themebasedontheidea oI a simulated archeological discovery of an exotic ancientcity.Thecenterpiece of the projectis the palace,an exciting rococoinvention its borrowing designfromseveral exuberant sourcesto conveythe blending of cultures intoa newsociety. Thestorylineliterally shaped theopulent structure asa palace, first,and hotel,second.Forexample, to createa breathtakingscale the architectsdesignedthe entrancelobby in the form of an 85 ft (26 m) highrotunda,and treatedthe richhoney-colored masonry fagadeswitha specialpatinato expressits age.A themedloungeexhibiting exoticartifacts and localartis adjacent to therotunda, in a specialelephantwalkatrium. Thegrandstairdescends to the CrystalCourt,on axisto a thematicrestaurant and quatreloil pavilion, loungelocated in a glass-walled pool,withvistasof the surrounded by a rellecting palaceandthevalleybelow The eight-storystepped structure contains 672,750 ft' (62,500 m') of floorarea,offers328regal guestrooms and 21 suitesapproached througha five-story skylitatrium.The decorative elements throughout the hotelweregathered fromits home regionof southern Africa. Developed on an 80 acre(32.4ha)site,thehotel creatively blendsintothe natural environment and issurrounded itsgolfcourse bylakes,lushgardens, andclubhouse, andthecountry's largest wildgame preserve. Thebuilding's ownwildlyimaginative towers,toppedbyopenairdomesfashioned outof simulatedelephant tusksand palmfronds,standas elements of oneofthemostinnovative hotelsof the modernera. Berlagio, Las Yegas, lUevada Builton a large122acre(49.4ha)sitein theheart of the LasVegasStrip,the Bellagio complex takes its nameand inspiralion fromthe ltalianvillageon LakeComoin Tuscany, lamedlor its super-luxury resort.Theentrance is markedbya recreated village bell-lower concealing the latesthigh-tech sound equipment, whichbeamssonorous bellchimesand oDeraarias.The36-storv, 3025-roomhotel{rames an 8 acre(3.2ha)lakewitha spectacular fountain sequenceand light show watchednightlyby
'casno Arare'ancient fantasy themed ,olellhe Palace Aflica. oltheLoslCity,SunCity,South (A)Recalling thestage setofaCecilB.Del\,4ille-directed movie, theexperl sweep 01imagina(B)Theresoir tioncreated byWAT&G Architects is unmistakable. itsbuiLd exhibits throughout quality ingsandqrcunds indigenous museum artifacis, including tusks andsculpturald splays in public (see p.C-31 theElephanl CoLn, Tusk bunge, and01her areas foralurlher view).
Part1: Hotellypes [*'
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rn0frments andp0pujaf Andtheluxury narketf\llawedBellagio,LasVegas,Nevada. llavingattracted themiddl€classmarket witha combinati0n 0f worldwide pafksandinspired hascaptured thesupeFLuxury market witha newwave0f excusiv€themed h0telsOffefing an famiy theme bythismajorluuryhotelLasVegas p.C 26fofafu herview) (se€ impress vearray 0fupscale shOps festaurarls, andent€rtainmert amenilies
CasinoHotes glass'domed thousands of vacatoners.Thesumptuous nteriors vatorya three-story, botanicagarden i ^ c l J d en a r y l r a . a f L o J C h et bo m g r a n dp e d e s r . filledwithseasonaflowers andplants(seep C-26 d r a ( a d e sr o d r l w o ' ka n d d e c o ' a \re p e c e s .T h e inthecolorsection). resort s famousfor ts 20 restaurant, lounge,and entertanmentvenues,rangingfromthecasuato the forma, eachw th panoramicvlewsand outdoorter.),.,^^ )., , r d (e s .T A e/ 5 . 0 0 0f i ( 4 . 1 8 0 - ) b a l l ' o o m a lo w sB e ' l a g i o t o c o m p e t ef o r h i g h - e n dg r o u p b u s i n e s s . A m o f g r s r o s r c e l e b ' a r e sdp a c e si s r h eC o n s e ' -
The Venelian, Las Vegas, Nevada lVorevisitors nowcometo LasVegasthanto Venice oranyoftheothergreatcitiesrepresented byVegas casi'lohorelsBL-car a cooyco-pelewrh dr
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fhehigh-Renaissance h1telThe casina Venelian Resort HotelCasino, las Vegas, Nevada. Attracted by ts avshthemin!, conventi0n pr0vides facI ties,ardsupeF argegrestrOoms, thisunique hotec0nfid€ntly f0rfutrreexpansi0n t0doubletscurf€nt 3 036f00ms(seetyp p.268andp C 2610rafurther calguestroom ayout v ew).
231
detailed? For originai, no matterhowauthentically many,no. YetJorothers,giventhe travailsand of travel, forsurellf thequality of thesimuexpense latjonis a factor,TheVenetian drawsthemin by its panstakng icons a entionto detailof numerous selectedto capturethe essenceof one of the andartistic history, mostirnportant citiesin political most readilyadaptedto hotel functionsand activities.
Mandaray Bay Resort & Casino and Four Seasons Hoter, l-as Yegas, fvevada
a unique TheFourSeasons luxury chainpioneered winningstrategyby locatingits 424 lavishguestrooms on the upper foors of the 3,700-room lvlandalay Baytower,flagshipcasno hotelof the l\,4andalay FesortGroup.Indesigning thef rstmajor Klai-Juba Architects brilliantly dualhotelstructure, solveda numberof complexproblemsincluding providing andseparate circudistinct environments pel1rned in halel lc1nsrecrcated at fhe Venetian Functi1n paths guests lation for the andstaffof eachhotel. guests Forexample, arriveon separate levels the ldentily Campanile wilh15lt(4.6m) siteandstreel andopposite sidesof thebuilding; thelobbiesare statue oJbiblcalarchangel entrance distinct FourSeasonshasa sky lobbyperfectly Gabriel ontop marketing approachto suitedto theirsuccessful Grand Canal system andgondolasOn-sile translt andpopular attracttheguestwhowantsto stayab'ove thecrowd; It0e and eachhas giganticpools,spas,restaurants, Riallo Bridge Cross canal atstreet loungesoutsidethetowerandon ditferent levelsand entrance sidesof the buildingiand guestshavea greater Bridge I\,4ajor canal crossing o1Sighs in thattheyenjoyvisitingthe choiceof amenities tower Hotelidentilication signage Sixteenth century clock otherhotel(particularly thosestayingat the Four Cobblestone Sl.Mark's Plaza 0penspace andretaisales gamwhohaveconvenient accessto^the Seasons, Doge's Palace Arcades shops, and (1 A 1.2million ft' 11,480 ingattheN,4andalay casino). resuurants m2) shoppingmall, anchoredby a Nordstrom Frescoed ceilings andgaleria ldeal arldisplay andspace Bay. store,connectsto the l\,4andalay forretail saes,reslaurants, department iounges, andmpfessive 00Dy
Mohegan Sun Casino Resort, Uncasvirfe, Connecticut
Nation's homeland overThe$1.4billioncostis onlyexceeded by Bellagio Risingfromthelvlohegan prolectcut corners, ThamesRiveris one of the at $1.8billion,but neither and lookingConnecticut's Theproject it is impossible to comparecanalsand frescos world'smostinfluential casinoresorts. gamingfloor,themedas a col- features an innovative witha lakeandconservatoryora $260million Picassos, to theTribalNalect.onof 'eal Re''roi.s, and Celannes. curvedorganicforrn,appropriate Namedthe'Casino oftheSky,' Manyotherfactorsatfecttheeconomics. Bellagio's tion'snatural culture. on has more experience in attracting it ls domedby theworld'slargestplanetarium, management a 24-hour starshowof theheavhigh-rollers, whileTheVenetian adjoinsthe Sands whichis oroiected of ExpoCenter andismoreexperienced atdrawing the ens.At thegamingf oor'svortexstandsa replica groupmarket. Thefactthatthetwohotelsareonly the Mohegan's most enduringmemory-Wornb by designer DavidFockwell and blocksaparton TheStripshouldsimplify thecom- Rock-expressed parisonby customers iLluminate track- his team as a soaring,translucent, as wellas consultants ing financial resultsfor the bestanswers signifying the to guide alabasterand on)r
Casino Hotes
233 I
thedualcasina h1telMandalay BayResort& Casin0 andFourSeasons Holel,LasVegas, Nevada. Thisbreaktlrr0uqh c0ncept 01twO d lferent hOte s sharifg p!blicandsericeentmnces a sirgletowefleaturcs separate anddualp00lsspasconveftion, and0thernajorlLrxrry laciit es ThetwOh0tes aremafk€ted and 0peratedasth0|ghtheywerndiVidL]apr0p€rtes0ndiflerentSi guesls phenomenon. entat0n ffOm thegamnghOte s,atlractir'ro alfuent tolheLasVegas
p"rt 1: Hotelrypes fga includingfourthemedon the seasons, restaurants, featuresuchelementsas a cascadingwaterfalland a 40II (12.2m) globe,depictingthe 13 lunarphases of the tribalcalendar. The 34-storyhotel,designedby Kohn Pederson Fox as a sleeklyunderstatedtower,featuresa strik-
ing lobby,designedby The RockwellGroup,representinga forestof the Mohegans'sacredred cedar trees surroundinga calm, reflectingpool, Hirsch is creatingthe interiordesignfor BednerAssociates the luxurious450 ftZ (+l.B m') guestroomsand suites.
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planignores thestanTherevolutionary casino resorl Mohegan SunCasino Resort, Uncasville, Connecticut, Thenaturallhemed casino preference gaming fornatural curved Based ontheMohegan's cultural layout usedbymajoroperators foroverhalfa century. dardstraight-line trails.0thertraditions rather thana box,andthecirculation aisles asundulating forms, thedesigners conceived thecasino asanorganic shape pointsasprimalforces wind,fire,andwater, defining lhelocations thesignificance of earth, incorporated in theplaninclude ofthecompass provide video lobby; further legends themes forthefoodcourt, bar, andlounges, andthemes ofeach entrance
CasinoHotes
Thecelebtati\n ofheritage intheNative Anerica,? caslr0 /esOrl Mohegan Resorl, SunCasino Uncasville, Connecticut. M0hegan cullure place0fWestern nspir€s Bock, meeling a celebrati0n ol thelegend 0ftheW0mbi ancestral tribalcOLncilOrs. Thethree-level back-it onyxfor malionis leatured atthevorlex0l thecasino asa striking reslarrant, lounge, whilenaturallghting refracls fromcrysla andnightclub, s ard panels woven rn!ticolor beaded tosetthedaytime mood.
includethe conven- Trends Othermajorhotelelements tion centerwith60,000fi2 (5,570m2)of meeting spaceandthelarge40,000 ft2(3]20 m2)ballroom; I Casinohotelsin majorgamingcitieswillincrease featuring 20treatment theworld-class spacomplex in sizeto 3,000-6,000 roomsfor efficiency andto roomsandan indoorpool;thecabaret theater seatgroups.Both accommodate largerconvention ing300;andthe10,000-seat arenaformajorsports convention faciliries a'rdcasinoga'ningspacecomeventsandtradeexhibitions. monlywillreach150,000 ft2(13,935 m2)andrecreationalamenities willexpandsignificanily. Experts expectto seegamingprogramrned fromcasinos Hyaft Regency Tamaya, lrew itexico intothe guestrooms and potentialtwo-wayelecThepeoplelivingaroundthelandmark 400-year-old tronicgamingchanneled intononcasino hotels. prideinmaintaining takespecial SantaAnnaPueblo I To reduce well help relieve traveltimeas as conthecharacter of theircommunity on theRioGrande gestion,privatecompanies will offerhydrofoil TheNativeAmerican River. leadership selectedHyatt commuter systemsbetween AtlanticCityandNew Hotelsandarchiiects HillGlazierto capturethearchiYork,usingpeople-movers fromtransfer terminals tecture ofthePueblo andlocaladobedetailing inthe to waterfront hotelsandconvention areas.Some designof a newresortandcasino. gaminghotelgroupswilldevelopdowntown enterTheresort's arrivalcourtis frarnedwithtimeless from major adobewallswitha deepportalfora mesquite-burn- tainmenthotelsas feeder-routes citiesto theirdestination, for example, to New ingfireplace neartheentrypoint.The350spacious YorldAtlantic City,LosAngeles/Las Vegasor San guestrooms appointed and luxuriously occupythe Francisco/Lake Tahoe. resoTt's twomainwings-calledtheturquoise and the pumpkin-itscolorssymbolizing thetwoclans I l\,4ore citieswillchasethegoldengrailof gaming Theinterior of thePuebloNation. designis inspired Atlantic thatrevitalized Cityandwasadoptedby by research on Pueblohistory: Jeatures includea periods, Detroit. Inrecession casinohotelswillbe storytelling areaotfthelobbylivingroom,traditional evenmorepressured to expand. hornos forbakingbreaddisplayed intherestaurant; andreproductions o1historic Pendleton ln I Evennowthatit is oneof thetop touristdestina blankets theouestrooms. tionsglobally, continued expansion seemscertan
236
Part1: HotelTypes
Resort& Spa,NewMexico. Through authentic adobe design Thedesign sensitiviu oftheNative Anerinncasinj/esorfHyatlRegencyTamaya Puebl0. withtheindigenous materials, taditions, andarchitecture oftheneighb0rinq restored Sanla Anna andconstruction thiscasin0 h0telblends
for LasVegas.Fewcitieshaveaccomplished a risein barelya half-century. As it now comparable risein discretionary is positioned, onlya fractional income cantrigger demand forthousands of hotel interest locusedon rooms.Also,dueto worldwide LasVegas,itwillcontinue to betheindustry's capfor newprototypes italand laboratory and resort WhiletheEiffelTower replica themeparkvenues.
attractParisians, northeStadoesnotparticularly manyvisitors tueof Liberty bringin NewYorkers, enjoyseeingreplicas of international landmarks in LasVegas.Pollingconfirmsthat ihe majority comejor reasonsotherthan gaming.As one guiding Frenchman hisfamilydownTheStripcon'We fessed: go to allthethemeparksbut,if we takea vote,the kidsvotefor Vegas.'
casin0 roteiStarCity,Sydney fheblended urban Harbor Ca$ino Holel,Austtalia.
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Theblended urban casino hotelSlarCity,Sydney HarborGasino Hotel,Australia. Thispopular multiuse casino hotelandentertainment complex blends itsdevel'give performing including opment withthecitys needs backs' suchasa 2 000-seat restoration, residential artstheater, a publiclandmark apartments, convenience shopping, and.amajormall.Visualblending includes unique landscaping, water features, andstreet furnishings. The2 2 millionft' (204,380 m') complex features restaurant withpanoramic a rooftop andlounge viewsoftheharbor fromits2O^-story, luxury hoteltower. lnaddition 350-room to the30,000 fi' (2,790m') of ballroom, installed banquet, andmeeting space above the116 250ft' (10,800 m')main floor, include casino amenities an800-seat dinner theater, luxury boutiques, gaming anda 19,000 ft' (1,770m') private Thepopular area. center draws tourists anddowntown residents aswellassuburbanites to itslivelyattractions including parking atotal ol14themed restaurants and12lounges connected toa convenient commuter terminal andenclosed for2,500 cars,
Part2
Amenities
Desgn Guide otelsand resorts-in thetypesof operational factthefull andfinancial decisions complement of thataffectand influence in the architectural lodgingtypesdescribed and interior Part1-are particularly design.Thefirstchapterin anddifficult building thispartintroduces siteand complex perhaps masterplanning, types.TheDesignGuide program, focuseson the the mostimportant design planning, anddesignissues issuefor manyresort ^,i+i^ ^ | +^ ^,^^+i^^ ^ properties. Ul lll\,Al t\J \,lECtLll19 Cr Succeeding lodgingproperty chaptersdetailthe key successful highlights designguidelines forthe and,in addition,
f unctional areasin hotels: guestrooms andsuites; lobby,foodand beverage, meeting, andrecreational areas;andadministration and back-of-house areas. TheDesignGuideconcludes witha discussion of special building systems and methods construction important to thewholerange nf hniol
nrnnortioc
fhevitaliyolhigh-quality resutlandscape design SevenSeasReso]t,Side,Turkey. Siteimprcvements t0thisNledlterranean seaside resort included a newwater pa[k,newentrance p00landlandscape andmainteruce,a newamphitheater, planting, providing anda hi0hlechlightrailtransitsystem eff0rtless access through(8.5ha)complex. outthe2l acre
Site anoMaster Pannng I
hotel prolectbecomesreal once the site is selected.Up until that point,the developer and architectmay havean idea of the hotel
14
present Resorts indeveop ng regions andservices. groupof issues forthedevelopment team, a special includ ng:
thephysbutconceiving thattheyplanto construct, . Transportation andaccesstbiliu. Selecta sitewithis icaldesigncannotreallybeginuntiltheproperty airporiand readly in 2 hoursof an international on oneofthefolknown.lvlosthotelsaredeveloped of newroadsls accessible by road.Construction lowingtypesof sites: permission to crossoverproperexpensive and sites(usually for resort r ruraland undeveloped ty not ownedby the hotelmay be difficultto hotelsor retreats) wherelocal secure.In more remotelocations sites smalltown,androadside r suburban, jeepsand roadsmightprovedifficultforcoaches, r urbansites. provide forshuf sportutility vehicles analternatlve guests Road from the airport to the hotel. tling crlteria, specal andparticular Eachtyperequires conaccessalsoinfluences theeaseof handling bothfor its selection andthe designfor the buildstruction equlpment anddelivery trucksoncethe lngsandgrounds. hotelis operational.
ResortSites
attitudes t Politicalc/lmate.Considerinternational NoihingheepsgJesIS rowardthe destination. awaylikethe possibility of political unrest.Even no longer afterit subsidesand homecountries ot resirict travelio theseregions, thevastnumber vacationalternatives makes these countries InSriLanka, theprotracted unlikely destinations. civilwar,mostlyonthenorthern tipof thecountry hashada devastatandinthecapital, Colombo, outside ingeffectontoursm,evenontheresorts theareaof contict.
and longervacaModernmodesof iransportation havemadeit for Europeans, tiontirnes,especially possible farther fortheirholrdays. forpeopleio travel farawayfromhomecanbe a strong Infact,getting withpristine beaches Exoticlandscapes attraction. to provepopularwith andwarmweathercontinue duringthe coldwinter today'stravelers, especially montns. thoseeasily Resorts closerto home,especially alsoareatiractive. Whlle accessible by automobile, a astheexoticresort, theymightnotbe asglamorous inan of amenities theystillofferguestsa richvariety closeto nature.A nearbyattraction environment skiing, oreven suchasa lake,trailsforcross-country canenticeguestsdurjngthe a top-notch restaurant Localresidents also on weekends. day,especially supportfor a prolectduringits canofferimportant t stages. earlyplanning is of paramount Forallresorts, thesiteselection Becauseruralresortdevelopments importance. ofteninvolvelargesites,in partto provideprotecdevelopment, a gooddealof tionfromneighboring attentionmust go into planningthe relationship areas, amonglodging,publicspaces,recreational
real Investigate locallawsinfuencing Ownership. For example, some countries estate development. do notpermt foreignnationals to ownproperty. restrictions can make t difficult forhotel Suchlegal Where thls companles wishing to operate abroad. joint may is thecasea venture withlocalentities be an alternative. good publicrelaCommunity relaflons. Establish Tourism isa major tionswiththelocalcommunity. amounts industry andhotelsbringln substantia needsto of hardcurrency. Oftenthe developer demonstrate to government officials thef nancial thatthehotelwillbringto the andsocialbenefits Theymayrequire thedeveloper localpopulation.
lzaz
Part2: DesignGuide
to improvesomeaspectof the localcommunity the holelgueslarrivalarea.In bothcasesprovidea infrastructure, suchas providing a sewagesystem landscaped andshadedwalkway between theparkor constructing a newschool. ingareaandthehotel. l\4ostresortguestsare first-timeuserswho are In largeresortsguestandvisitorparkingshould thereto enjoyandexperience theenvironment. lt is be separated, withthe guestspacesclosestto the important thattheybe ableto graspthe overalllayreception andgueslroom buildings. Wherevisitors outof the propertyin orderto get aroundfairlyeasparkingshouldbe ily.lf possible, cometo usea specific amenity, the mainpubicfacilities shouldbe locatednearthat particular leatureand awayfrom locatedprominently pointof on or nearthehighest thesite,easilyvisibleto guestsastheyapproach the property.From here,guestscan gain an overall orientation 10the resortand staffcanoointout Darticularfeatures. Thesiteorganization shouldallow viewsof the resort'smainattractions, suchas the beach,golfcourse,or skilift,fromthe mainlobby. Whileall of the features of a siteneednotbe evident at once,facilities shouldnot be difficultor confusing to access. Largeresortsites can be organizedwith such devicesasa belltower,fountains, sculptures, orflagpolesthalstandoutinthelandscape as pointsof ret erence.Wheremajorresortelementssuch as the publicareas,guestrooms andsuites, andrecreational amenities areseparated bymorethana 5-10-minute walk,the propertymay requirea transitsystemto moveguests,as is donewithdecorative trolleysat the HyattRegencyGrandCypressin Orlando. A majorconsideration in planning thelandscape Anexenplary resoft landscape deslgn LasVentanas al Paraiso, LosCabos, Mexico. The planted gardensgive is its maintenance. Lushly multilevel landscape oflraditional l\4editerranean-l\4exican architecture features ad0be strucpleasure turcswiththatched r00fswhichterrace p00ls,a downtoaserpentine to all and,especially network 0lswimming in tropicalclimates, gardens, swim-up bar,patios overl00king thesea,cactus andaninlinitypoolbythewhite oiferan opportunity to exhibitlocalspecimens that sands oll\/lexic0's Baia coastline. interestvisitorswiththeirexoticcharacter. However, manicuredgardensand lawnsare laborintensive. In regions wheremaintenance costsarelowthisis not a majorfactorand the designercan createan impressive landscapedisplay,whichis a wonderful wayto embellish a specialspot.Butsmallgardens can havea strongvisualpresenceas welland are partof mostlandscape schemes. Also,it is impor tant for designersto considerwaterconservation, especially in climates whererainis scarce, A viable wayto dealwiththischallenge is byrecycling wastewaterandbuildingretainage reservoirs to supplythe resort's irrigation requirements. Bothgardensandnaturallandscape encourage a contemplative mood.Peoplecometo resortsto get 'awayfromit all,'at leastfor partof thetime.All resortsshouldhavequietoutdoorplaceswhereone canbealonewithnature. A simplebenchwitha tranquilviewcanbe highlyrestoratjve to thesoul.Water, partofthereatoo, has a calming and cooljng effect, Theexciting newsitecjntextual rcs1rtdesign TheBouldets, Cafelree, Adz0na.Sculpf popularity son for edintotheprehistoric landscape the ol 0fvolcanic oceanand lakejront rockformations iniheValley oftheSundesert. provides thisresort adramatic example 0fsileintegrati0n Watching Vvhere architecture the surfrushup the sandor the andlandscape resorts. Dec0me 0neexpresst0n. glisten moonlight onthewater'ssurface is relaxing.
Siteand l\,4aster Planning
I
3 4 5 6 1 8 9 l0
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EOTEL CONY&NTION CENTEI lILI,AS BEACE DAII BOAT RISTAT]NANT WATER SPORI CENTTR AND DI}ING CENTER FAMTLY A}ARTMENTS CETLDREN'S WORI,D POOL MX'GRTLL BAZAAR
pristine Hurghada, Egypt. TheRedSea's c0asll ne c0mlreefs, and res1rt a thened entertainnenl ls/ard Steigenberger Resoltel Fanadir, fheseaside featuting guestlevelplansinfavor0fa singleloaded provide spineorentingasmanyol the seascapes amplemotive t0forqolhemoreefficient doube-oaded shn'rmering rock-p00 water featrre and toward thespectacr arview.Thelayout 0flh s 50acre(20ha)resort focuses ona large, organically shaped 450guestrooms aspossible theme restaurants anda disco illuminated byg assaquariLms. Adventrre lsland accessible byfootbridge andincluding andgrilles, sh0pping,
On siteslackingmajorbodiesof water,pondscan be constructed or enlarged to createvisualinierest waters. aswellasto collectsurfaceandsubsurface Sportingactivities, a majorcomponentof most resofts, require relatively largeexpanses of land.Table general spaceguidelines fordiJferent 14.1provides Incalculating recreational features, theactualspace forlandscaping treatment required, add30 percent andcirculation. Thenaturallandscape is an increasingly scarce resource andresortandhotelorganiandvaluable rolein helping to prozations musttakea leadership jurlsdictions tectit.l\ilany havestrictlawsregulating andotheractivity on designated sites. construction anyminirnum Fesortdevelopment usually exceeds requirernents sincethelureof a resortcomesfrom success is highitsnatural settinganditscontinued ly dependent on thequalityol theenvironment.
proportion Senior travelers area growing of resort guests.Withtimeavailable for extended stays,not retirees area major limited to peakperiods, affluent sourceof revenue forresorts. Thedesignneedsto meettheiroarticular desires andprovide lessintensiveactivities suchas cardrooms,deckgames, paths,and quietswimrning pools,golfpitch,walking similar amenities. Inorderto attractemployees, resortsremotefrom labor pool often providestaffwith an available andotherservices housing, recreational amenities, separate fromthe guestareas.Large-scale resort may needto builda community for destinations staJfcloseby,butoutside theconflnes of theresort property, including spacefor familymembers, to employee base. establ.sl' a sLable populaIn moreremoteregions, the indigenous tion oftenlivesin remarkable harmonywith the
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Part 2: Design Guide
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Awell-sited urbanresortThe Ritz-Garlton, SanAntonio, Texas. Thearchitect andlandscape architect worked closely tooptimize theplacement ofbuildings, recreational poolsandtennis facilities suchasswimming qualities, courts, andparking andtoemphasize thenatural landscape's inherent whileminimizing views ofservice areas,
environment and, overcenturies,has developeda language to shapetheirsurroundings, makinguse of local materials,adding unique details and embellishments, and adaptingsimpletechnologies to theirstructures. Designers mayconsiderfeatures learnedfromthisvernacular architecture to enhance a modern resort.For example,In Ubud, on the Indonesian islandof Bali,Australian architectPeter MullerdesignedtheAmandariresortwithan appreciationforthe localcontext.Manyguestrooms, actually individualvillas,are modeledafter traditional homes,eachwith an enclosedprivategarden.The entrance to the hotel complex incorporatesa templegatewaythat is used once a yearfor ceremonial purposesby a Hindu priest and nearby residents.The swimmingpool rs a reflectiveplane of waterthat cleanlydrops at one end to form a visuallinkto the surrounding ricepaddies,sacred landto the Balinese. SuchgesturesmakeAmandari seem part of the local culture and give the
guesta veryspecialglimpseintolocaltraditions (see o.104). In tropicalclimatesthe distinction betweeninside and outsideis lessrigid.Thespillingout of interior functionsonto adjacentexteriorspacesis appealing and can occurthroughmostof theyearwithterracesformingthe linkbetweenthe hotelstructures and the landscape.Additionally, functionsthat normallyoccurindoorsare heldoutside,awayfromthe main buildings,as the exoticlandscapemakesfor specialguestoccasions.Thegroundsmay contain a smallpavilionand servicepantryfor foodand beverageservice.Setupsawayfromthe mainreception areasof the hotelofferprivacyand can be used by outsidegroupssuchas localbusinesses and wedding partieswithoutdisturbingthe resortguests. Resortsand large hotel complexesoften are planned in phases to gradually absorb room demand beforebuildingadditionalfacilities. The designersmustanticipate howthe resortmightgrow
Siteand MasterP anrinq
Table14.1Recreational facilities s0ace reourements playarea Children's pool Swlrnming Racquetba I Basketball Volleyball Tennis Soccer Goll
play 1,000-3,000 fi'?(93-280 m2); varles byagegroup, equipment, etc. 40x 82ft (12x 25m);approximately 5 lanes 20x 40lt (6x 12m);add10fi (3m)albackwall (15x 28.7m) 50x 9411 30x 60ft (9x 18m);add8 lt (2.4m)around allsides 36x78ft(11x238m ad ) td m i n l m u1m2f0i (f3 . 7f l r ) a r o uanl lsdi d e s 0 l c o u r l x 109.7 225x 360lt (68.6 m);championship field parklng 160lB0acres(65 73ha); 1Bholes, including cubh0!se, andpract ceareas
precsedimensions wilhlocalsports Conlirm authority
whileplanning fora rangeoffuturemodiflcations and {orexample, newguestroom villasormore additions, function sDaceor recreational amenities. Forexample,the masterplanshouldlocatethe swimming poolor othermajorameniries. ir lhe lrst phase. wheretheywill not interfere withthe futureconTheearlyphasesprostruction oI additional facilities. infrastructure videthe engineering to enablelater tie-ins.Generally, themostprofitable additions are guestrooms, whichcosttheleastto buildproviding thattheplancontains su{fcientamenities andsupportrng servrces. The scaleof a new resorthotel may be overwhelming, wherelt is locatedin a develespecially architecture. opingregionwithan indigenous One wayto mitigate thiscontrast is to situatethe hotel adjacent io a prominent landscape feature thatcan help integrate the buildingwith its setting.In Sri Lanka,architectGeoffreyBawaplacedthe KandalamaHotelagainsta rockyclitffacingthe Dambulla tank, or lake, and with viewsof nearby the medieval rockfortress andoneof the Sigiriya, leadingtouristsites.Thenewhotelhugs country's massive theroughedgeofthecliffandincorporates boulders, too largeto move,as sculptures in the publicspaces,offeringa reminder of the hotel's natural setting. The Bouldersresortin Carefree, Arizona,is intothedramatic volcanic rockformations sculpted in theValleyof theSundesert. Theprehistoric nat provides a spectacular urallandscape settingforthe resort's vastarrayof activities, including two18-hole golfcourses, tennis, swimming, hotairballoon rides, and desertleepand helicopter tours.Guestsstay in individual villasthatgivea senseof intimacy with theenvironment. A flawedmasterplancan be the sourceof problemsin thefuture.Forexample, somedesigns may spreadtheresortovertoomuchland,nottakingfull likelyadditional advantage of thesiteor anticipating
phases.l\,4odif ications to theconceptforthe50 acre (20ha)Steigenberger Resort in Hurghael Fanadir da, Egypt,on the FledSea,creaiean extremely etfrwithguestrooms cientorganization orientedtoward theseainsweeping single-loaded buildings. Theplan givesgreaterfocusto byWilliamB.Tabler Architects thelandscape, witha themedAdventure lslandcarved (seep. 243). intotheshoreline
SuburbanSites Whenselecting a suburban site,developers carefully properties consider theimpactol adjacent on their hotel.Whilezoningplacessomerestrictions, largely on use (e.9.residential, commercial, industrial, etc.),too manycommunities arelaxin theirregulation of commercialstrip developments, where hotelsand motelsmightbestbe located.And in somecommunities therearenozoningordinances. Obviously, certain ventures arelesscompatible than others:manufacturing business aresurrounded by storageyards,automobile servicestations mayhave abandoned vehicles on theirsites,and nightclubs and barsgeneratelatenightactivitythat maydisturb guests.Beforeselecting a particular sitethe developer needsto consider the positive beneiits impactsof thesurrounding andnegative area.Some businesses maygenerate additional roomor food andbeverage revenues; othersmaydetractJromthe experience by theirappearance or createcongestion.Thehotelsiteolancan helominimize these impacts; hotelsfocusbothpublic often,suburban spacesandguestroorns ontoa landscaped courtyardand placetheparkingareasaroundthehotel in order to providea bufier zone to adjacent orooeriies. Inaddition, landscape mayhelpto block devices neighbors. out incompatible A wallplacesa hard confining edgeat the hotelpropertybut may be
245
necessary insomesituations. Treesarea bettersoluperception tion.Theycontribute to a positive of the property, provide shade,protect fromwinds,muffle sound,and lilterthe air.Treeshelp to conceal, shade,andsoftentheparkingareasof thesite.They blockoutcarheadlights thatcandisturbgroundfloor guestrooms. Thecarefulplacement of treescancreatea senseol greaterspaceandprivacy, especially if selected and plantedwithconsideration of foreground,middleground,andbackground, Hotelsin suburban androadsideareas,especially thosenot neara majortouristattraction, cater10a mixof business andtouristguestsvisitingnearby. Thehotelshouldreflectthe bestfeaturesof its surrounding community. Theirnageof a hotelcanbe greatlyenhanced by landscape design.Evena small well-planted entrancecourt gives an essential favorable firstimpression andan alleyof treesoffers a senseof importance. Thetrafficgenerated by thehotelmustbe properlymanaged. Tratficis a concernto the hotel's neighbors, especially wherethehotelis ontheedge of a residential district. Understandably, homeownersdo notwantthenoiseandpollution fromguests' carsand delivery trucks.Theseare strongargumentsoftenusedto stopa hotelproject.lt is essential that earlyin the projectan experienced tralflc consultant developa clearstrategy forhandljng vehiclesto helpdeflectreservations thatthecommunity mighthave.Thisis indispensable fora towncenter hotelas well.Economy and mid-priced roadside hotelsthatattractguestswithhighwaybillboards shoulddesignthesignage to reinforce theimageof thehotelandrespecttheenvironment, whilecomplyingwithlocalrestrictions. Withthedependence on guestsarriving by automobile.thebestsitesottenarethoseneara major highwayintersection. However,busy intersections can be confusing to travelers and makeaccess moredifficult, notonly.forguestsbutservice vehicles.lt is unlikely thatthe developer can change existingroadalignments to accommodate thehotel, so one needsto understand trafficDatterns be{ore selecting a suburban site. Findinganadequate laborlorcenearthesiteoften is difficult. Manystaffforsuburban hotelsmaydrive to workbut othersmay dependon publictransportation. Therefore, findinga sitecloseto bus or trainljnesis an advantage-asit is for hotelguests aswell.Insomelocations, management organizes carpools,provides bussing fromoutlying areas,or buildsor rentsstaffhousing. Oneof themostinteresting hotelsitesoccursat a major transportation interchange. The high-
speedTGVraillinkfromcentralParisto Terminal 2 attheCharles de Gaulle Airport in Roissy makesthe connection oneofthemostconvenient iniheworld. Sheraton took advantage of this linkto buildthe Sheraton ParisAirportHoteldirectlyatopthetrain station.At nearlyall majorairportshotelsarelocated amidtheroadsystems surrounding thecomplex, makingthemsometimes dilficultto reach.In the caseof the SheratonRoissy,however, guestscan justbelow takea rapidtrainfromthestation located thehotel'slobbyandbe in Pariswithin20 minutes. Thishotelis notso muchanextension oftheairport, buta trueParisian hotel,replete withsophisticated interiors byrenowned designer Andr6ePutman(see o. 48).
Urban Sites Inthedenserurbanareasthehotelbuilding covers virtually theentire site;thehotelisa closedcontainer forallitsfunctions. Thelimited openspaceatground levelis reserved for a portecochere,fountainor artplantings work,andincidental thatsoftenthebuilding's edge. lt is possible,in additjon,to take advantage of areaswherethebuilding stepsback, creating terraces {oroutdooramenities, In tropical locationsthe hotelmayoffera roofdeckfor relaxationor dining-or the swimmingpool-all commanding breathtaking views.Allrescodiningon an upperfloorterrace, withIushplantings andseparationftomthe streetnoisecanbe a valuable asset anddifferentiate a hotel'sloungeor restaurant from its competitors. ln many industrialized nations,the ruraland suburbanareasare relatively homogenous with respectto incomelevels,whileurbanareasoffera greatercontrast. TherangeoI hoteltypesreflects this difference withupscalehotelslying for the most prominent sites,closeto expensive shops,museums,concerthalls,business parks,and centers, othermajorattractions. Theirguestshaveaccessto privatecarsandtaxis.Thecitiesalsooffera market forbudgetaccommodations, whichmaybe located in fringeareascloseto suchpublictransportation centersas thetrainor busstation.or localiransit stops. Parking in citiesincreasingly is restricted to limit tratficcongestion, especially inthecentral business cores.Forhotels,valetparking,usinga nearbyparkinggarage, maybe an option.Parking beneath the hotelrequires a heavycapitalinvestment, 5-10times thatof surfaceparkingfor a roadside or suburban hotel.Butthegarageprovides bothsafetyandcon-
Siteand lvlasterPlanning
24? |
venience to guests.lvlid-range hotels,whichhave thehighestrequiredratioof carsto guestrooms, are mostchallenged by the needfor and expense of providing parkingon site. Loadingdocks are a necessarycomponentof hotelsand shouldbe locatedwellawayfrompublicentrances, ideallyon a different streetwheredeliveryand othertrucksarewsllseparated fromguest vehicles. Security demandsoftenmeanthatVIPand guesis,including celebrily headsol stateandtheir entourage, entera hotelby a backentrance,all to oftenviatheloadingdockarea.Therefore, wherethis mayoccurtheyshouldbe wellprolectedfromview and designed for secondary accessto the public areas.
Analyzingthe ProjectSite Oncethedevelopment teamunderstands thelarger issuesthat makea sitesuitable for a hotelor resort,they muststudymorefullythe individual (e.9.itsterrain,soil characteristics of the property governmental conditions, utilityavailability, regulations). Thesiteinformation, alongwithihehotelprogram and marketdemanddata, are the major elements thatformthebasisfortheprojectdesign. Site Characteristics design l1ta ve$atile d,wntown luxuty hotel andseryiced cond1ninium runp A firststep is the topographical surveythat estab- fhearrival planning International Holel & Tower, New York. Site 0n congested urban sites locuses lishesa basemapforthesite.Fromthesurveythe 0tguests entering anddeparting theh0tsl. Inthecase 0fthishotel 0nCendesignermay immediately identifyseveraldesign 0ntheprocess propertyl0 passerc tral ParkWest, an expansive marquee clearly announ ces the identity 0f the opportunities aswellasa numberof constraints, For byandprovides ample room to luggage unload and wail for laxis and limousines. example, thegradeor slopeof the landinfluences theeventual buildinglocation anditsentrances, both publicandservlce, planning including handicapped acces- government documents shouldbe taken sibility,baggagehandling,and truck accessto as guidelines andcarefully confirmed. the loadingareas.On a largerscale,the architect Theinitialsitesurveygenerally doesnot provide planstheroadsandwalkways foraccessto various information on soilcharacteristics or subsurface consitecomponents, sitesrecreational amenities, and ditionssuchas theheightof thewatertableor the 'viewconidors.' establishes Accuracy is essential. An ground'sbearingcapacity. Theseareimportant conproblems siderations inaccurate surveycancreateinnumerable that alsohaveseriousfinancialimplicaparking, tions.Earlyin theprojecta geotechnical ineveryaspectof thedevelopment: utilities, engineering landscaping, recreational areas,enlrances,struc- firm shouldiake a set of soil boringsto answera ture,zoningandbuilding codes,andsoforth.Final- rangeof questions: is thegroundgenerally rockor ly,therearemajorcostimplications in determining loosesoil?ls it uniform throughout thesite?ls it relcut and fill,or the amountof excavation patand grad- ativelywetor dry?Whatarethenaturaldrainage ing necessary terns?Whattypesof foundations aremostsuitable Thesurveyalsomapsthe boundaryand locales to the soil condilions? In ruralsites,whichmight featuressuch as existingbuildings,trees,and needbothwellsfor walerand a septicsystem,the fences.Warstoriesaboundregardinglawsuitsbet- typeof soilcanhavea greatimpacton lhe budget, weenneighbors who,accidentally or unknowingly, Also,goodtopsoilshouldbe savedandshiftedto builda fenceor building on an adjoining phase.The site.Even be reusedlaterin the landscaping
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Part2: DesignGuide
geotechnical reportwillhelpthearchitect andstrucZoning,whichestablishes the ovenidingparamakeappropriate turalengineers andcosteffective metersof whatand howmuchcanbe constructed, designdecisions. is basedon thedesireof thecommunity to conkol the typeot development and to separate incompatibleusesfromeachother. (orotherjurisThe city Covernrnent Regufations diction)is dividedinto 'use' zones (residential, A secondmajorelement affecting thesiieandbuild- commercial, industrial, etc.)withspeciflc regulations inn dpqinniq tha qct nf.rovernmenl lanO-use and foreach.Theseveral zonesidentified comrnercial on building regulations in place.Priorto acquiring the the map,for instance, will havedifferent require(distance site,theownershouldbe farniliar withthepertinent mentsforsetbacks between thebuilding regulations and how they influence the project andthe propertylines),height(number of f oors), including the numberof roomsandfloors,parking density(numberof units),parkingand loading spaces, andenvironmenial conditions. However, the spaces, andso forth.Zoningrestrictions varywideregularior s alsoserveto protecrtl'e ownertrom ly; in ruralsitesconstruction maybe limitedto two properties or threestoriesor it may not evenbe regulated. inappropriate development on adjoining in thefuture,andestabllsh a baseline for a quality Urbanzonesmayvaryfroma maximum heightof project. gen- threeto sixf oorsin residential Typical regulations include thefollowing districts to no limitin eralcategories: downtownbusinessareas.In somecases,land parcels r zoningandlandusecodes maybe combined andairrightspurchased planning, r building, andhealthstandards to enablea largerdevelopment thanwouldbe perr historicpreservation laws mittedon onesitealone.Thecitymayawarda zon! envrronmental conservation requirements ing bonus in exchangefor amenitiessuch as publicaccessor publicopenspace. r community interests. increased
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Theexpanding RedSearesolsFourSeasons Reso, Shalmel Sheikh,Egypt.Theplanned funicular between the270-ro0m N400rish-style hotelandthebeach prov pier, desguests withdlamatic views (see p.77). 0fcascading Toof termces andm0re disiant vistas 0lthecuruing sh0reline, boat andseabeyond
SiteandMasterPlanning 24gl Thelackof availability of publicservices maylimit thoseprojects thatimposespecialdemands onthe firedepartment, roadcapacity, schools,libraries, and utilities-particularly watersupplyand sewage.In smaller cities,developers havepurchased newfire equipment suchas a laddertruck,which,in turn, removed themunicipality's objection to theproject andJacilitated its approval. l\.4eeting earlywiththelocalcityplanning agency orthebuilding is essenlial. department Theyarethe sourceof up{o-dateinformation, willrenderpreliminaryinterpretations of the zoningand building codes,andhelpidentity otherrequirements imposed by additional regulatory agencies. Somecommunities requireconsideration by a regionalplanning officeor oceanjronttownsmaydeferto a coastal commission. Prolectsin sensitive areasmay be required10 completea lengthyEnvironmental lmpactStudy,leadjngto modifrcations to thedevelopmentplan.Sitesmayinclude wetlands andflood zones,requiringconsultation with the US Army Corpsof Engineers. As the projectmovesforward, otheragencies becomeinvolved, lookingat such details as utilityconnections, wasteremoval, signs, public lighting, andbuilding elements overhanging property suchas canopies. Thedeveloper shouldresearch theinterests of the localcommunity and drawthemintothe planning process, to bothbetterunderstand andaddresstheir concerns. Thedeveloper, then,canmoreeasilyapply A n1stinaginative theneddesign lhe Palaceol lhe losl City,SunCity,SouthAlrica. forneededvariances or exceptions, or canrequest Thedesign andplacement 0fallbuildings andlandscape elements support thelictional theme specjalFAFbonuses to improve theprojectifthecity 0l theLostCityincluding (hotel), point0l the68 thePalace whichis siled0nthehighest is so inclined. acre(27.5ha)resortand surrcunded bywater, asif risinglr0mavolcanic lake. Togainaccess
Developingthe MasterPlan In establishing the conceptfor the siteit is critical thattheownerprioritize theprogramandgoals.Are viewsfrom the publicareasor guestroomsmost important?ls it necessaryor desirableto provide guestsegmenis, alternate amenities fordifferent say lamiliesand businesstravelers? Howimportantis conserving a portionof the sitefor futuredevelopment?ls thebudgetadequate? Whohasthisresponsibility? Thedeveloper must providea programstatementol criteriaand oblectives,whichbecomes theguidingdocument lorthe entireproject.The architectand otherconsultants shouldreferbackto theprogram regularly as,over manymonths, theymakethecountless designrecommendations that,together, createthe 'bigidea' that the guestexperiences. lt is the site planthat otfersoneol thegreatest opportunities to enhance
guesls t0thecomplex, musttraverse a leqendary bridge thalisstruck byasimulated earlhquake everyhalf-hour. TheValley 0fWaves features 17acres(7 ha)0l artificiallakes and parkthatproduces Iiversincluding an 0lympic sizep00landa waleradventurc (seep.C-31forafurther 6 ft (2m)waves view).
theproject, itslunctional design,budget,customer appeal,andeventual success. Consider thala resort or otherlodgingtypecan havea varietyof characqualities teristics, depending on thelocation, of the site,owneasobjectives, andmarketsegments. Luxury retreatscan be grandor imposingor, just as easily,homeyandcomfortable; resortscanbe designedin the localvernacular or in a moreinternationalstyle;businesshotelsmoreoftenmayhavea corporate feelbut, in Orlando, {or example, as in otherlocations, manyof themostsuccessful ones carrya theme.Whileotherimportant operational aspectscanbe changed,thebasicdesignis forthe lonqterm.
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Part2: DesignGuide In additionto the character of the design,the architect and othersneedto integrate a rangeof pracrcalfunctional objectives. The best designs accommodate these functionaland operational aspects whiletheyalsocreatea specialambiance, 2nnr^nriAla In hp silcan.lmarket. Thatbalanceis essential.
fromtheanalysis thosen congested areasbenefit of a trafficconsultant who may leadnegotiations withthe localauthorities io obtainhighway modificationsfor the benefltof the project.Thesemight includea new highwayexit,iurninglanes,traffic lights,or pedestrianor vehicularbridgesand under-passes. Oncethe guesthas arrivedonsite,the major objectives areto separate vehicuar andpedestrian Accessibifity a nd Ci rcul ation routesandto conceal service circulation. Suburban Twokeyissuesimportant to theguests'arrivalat the sites rnay have limited pedestriancirculation sitearevis'bility o'the entrances and appropriaie exceptfor movement acrossthe parkinglot, but Thiscanbe enhanced signage. by anyo{ several resortsrequirecarefulstudyanddesignto protect means, including sightlines,roadwidening, lighting, thesitefrombeingoveMhelmed byvehicles. Allproplanting, dividedhighways, and graphics. Buithe jectsneedto planaccessto theserviceareas(loadto thesiteand.specifically, entrance for maximum rhelocation and ing,trash,and employee entrance), numberof curbcutsmustbe coordinated withthe efficiency whileavoiding crosscirculation or nconcity or highwaydepartment. Largerprolectsand venience to guests.Durlngthe conceptual design
principles Theecofendly rcs1ftGaand HyattBali,NusaDua,lndonesia. Empl0y ngenvironmental reseafch ol ecotourism, onstebotanical programs s pe 0medattheresort t0helpsustain traditional Balinese cuturc,including landscaping thalnc0rp0rate native The iungleplants. (see lilyponds andp00lsthatp€rmeate thecomplex arenaturally cleansed witha bi0l0gical lilteringprocess usingfishinstead 0l chemicals o.28710r alurther vew).
Planning 251 Siteandl\,4aster | the tratficconsultant shouldstudythe plan and possible problems indicate causedby thelocation of roadways,parking,and public and service entrances. Surfaceparkingoften is the singlelargestsiie component of a hoteldevelopment. Ofcourse, tight urbansitesmay haveno onsiteparking,yet alternativearrangements mustbeconsidered, including valetservice,and expensive onsiteunderground parkingmaybe necessary Inseveral European cities parkingsysterns automated high-density reducethe InNodhAmerica, spacerequirements. about200ft' (18.5m'?)percartypically is allotted forvaletparkingandup to 350ft' (32.5m') is neededlor guest seltparking,includingaisles and ramps.The developer needsto consider theimportance of proximityoJparkingto the lobbyand guestrooms and thehowoflenguestsmayuserheircars.ranging fromseveral tripsperdayin ruralandsuburban sites to infrequent use in urbanlocations(seeTables 17.12and17.13). SackettLakeResort, a projectin thefoothills of in NewYorkState,demonthe Catskilll\ilountains stratesa varietyof conditions fortraffic,parking,and transit. Theprogram fortheresortincludes a hotel, pool,amphitheater, tenniscourts,swimming hiking golfcourseandclubhouse, trailandcabins, 18-hole andcondominiums. Eachoftheelements hasbeen locatedon thesiteto itsbestadvantage in termsoI appropriateness anddevelopment cost.A two-lane countyroadbisectsthesite.Inorderto slowthetraffic andprovidea moregraciousentrysequence, the landscape architectproposedto reconfigure the roadas it passesthroughthesiteintoan undulating curveand to splitthetrafficwitha wide,landscapedmedian. Thedesignalsoincludes restoring foroedestrian anoldunderoass accessbetween the hoteland the condominiums. Vehicular access alwaysis screened fromviewand pedestrian and vehiculartrafficis separatedas muchas possible. The extensive outdoorparkingthat supportsthe amphitheater is masterfully in a natural concealed depression behindrowsof trees.
terrainin waysto improveihe views.Thesemaybe as simpleas designing smallgardensor pleasant landscape vistasor directing viewsacrosstheswimmingpoolor tenniscourtsor intoan interior atrium. Wherethereis a trulyspecialview,of mountains or the beach,{or instance, and if projectbudgetand permit,the guestrooms orientation may be constructedas a single-loaded corridorbuildingwith roomsonlyon theviewside. ThePalace of the LostCityin SouthAfricadeals withthe localtopographyin a dramaticand powerful way.The programcalledfor a large,massive buildingto takeadvantage of serviceefficiencies. Fromtheaerialphotograph (p.C-31),onecansee thatthearchitect variedthemassing, in partto complement lhe distantmountain range.lt leadsvisually to the grandeur of the rangewithoutcompeting or detracting fromit.Theirregular aspectsof thesite areusedto createa varietyol levelsanda rich,texturalmontageoi plateaus and pools,beachand island, waterfalls andstreams. bridges andbuildings (seeChapter 13). Utirities
Anothervitalaspectof sitedevelopment that must be determined eadyon is the availability of such utilities water, In aselectricity, telephone, andsewer. urbanlocations theseallareassumed to be readily available. as arenaturalgasand higl'-speed data lines.Smaller citiesmayassessimpactfeesfornew construction to supportnecessary additionsto the sewageplant,roadwaywidening,and other improvements reiatedto theproject.Rurallocations andsiteson smallislandsmayhavea limitedutility inlrastructure. Whatis thesourceof theseservices? Whatarethe factorsthatgoverntheiracqursition? Aretheyavailable in thequantity required onsiteor doesexistingservicehaveto be upgradedor new servicebroughtin completely? Afteran analysisof the costsfromthelocalutilitycompany, thedevelopermaydetermine thatit is betterto haveanonsite plantto takecareof the project's needs.In some locations hasforcedutilitycomutilityderegulation paniesto competefor ratesand evenlo purchase Yiew excessDowerfromDrivateusers. Onceguestsarrivein theirhotelroom,amongthe Thecostof theseservices canbe a maiorcomfirstthingsthattheydo is checklheviewGuestroom ponentof the operating expenseof the hotelor viewsoftenarecrucialin selecting thesite,orienf resori,generally fallingbetween3 and5 percentof ingthebuildings, developing thebuilding Jorm,and totalrevenues. Earlyinvestigation intothelocalcost gas,fueloil,and evensolaror wind designing thefenestration. Noteverybuildingis a of electricity, high+ise; noteverysiteis blessed with360'views, powerastf'epredominant fuelsourceis necessary. butvarious enhancements canbe added.Thesite Recently, and intothe foreseeable future,a procedesignermaycreateinteresting featuresor treatthe durecalled'peakshaving'will havean increasing
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Part2: DesignGuide impactonthebottomline.Duringpeakrateperiods for electricity, the systemautomatically cyclescertainequipment offandonto lowerdemandor shifts powerto alternative sourcessuchas gas or solar power. Natura, Landscape Understanding howto usethenatural landscape to benefit thesiteandbuilding designs is irnportant in
guestappreciation increasing of the prolectand reducingconstruction and operatingcosts.The planidentif topographlcal esareaswhereexcessive gradingand the slopernightmandateexpensive conslruction of retaining walls.But,also,theseareas mayofleramongthe bestviewsand,withproper landscaping, canbecome themostmemorable featuresof a property. garPlantsof alltypes-trees,shrubs,grasses, yetsignificant dens,andso forth provide obvious
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SACKET-T LAKE
N
Theredeveljped lakelrcnl resolSacketlLakeReso, Monticello, NewYork.0nthe315acre(128ha)grounds 0l theforrirer borscht bet fesort, TheLaurcls, whichwasdestr0yed byfire,developers areplannnga 500-r00m c0nference retreat hotelwitha retailarcade aOnga pr0menade lakefr0nt p0nd,a 15,000seatamph andbeach, 50wooded cabins, 60c0nd0mlnium silessurrounding awetlands thealef sitedn g0llc0urseParking planned shallow valleyanda testored 18-hole andvehcularcircrlati0n afecarelully t0 pr0tect vewcorrld0rs toward thelake.
Siteandlvlaster Planning 253 Table 14.2Siteandouldoor fumshin0s checklist Seating Lighting
Permanent, n'roveable Overhead, ingroLnd flrshornamental, direct onal, architectLral guards, planter Trees andplantings Grates, units Bollards liluminated, vehicular Fencing 0rnamental territorial, security Signage Directional buildlng identifical 0n prelabricated; kiosks Custom, Gaz€bos, shutt e busshelter Shade structurcs Trellises, fabf icstftrctures groundorbuildinqArt\{ork Sculptures artilactst mourted far0scape Terraces, walkways, amph theater pools,watefwalls Waler ieatures F0untains, ornamental poles, Accessory items Flag clocks, bike racks, waste receptacles, utilityconneciiof s/sitedrains
benefits to a site.Treesandlargeplantsoffercooling shadeand protection fromglare.Theydeflne views,providesheltering canopyand f owering buds,and screenunwanted elements. Deciduous treeschangewiihthe season,offering a varietyof provide whilethe conifers effects, and evergreens year-round shelter aswindbreaksor snowbarriers; all ireescontribute to retaining soil and ground moisture. Thesoilonthesitecanreadily suppodtheindigenousvegetation butthelandscape architect deterplanand minesif it is suitable forthenewlandscape howwellit is likelyto survve therlgorsof construction.l\lajortreesonthesiteshouldbe protected. The designermightdecideto makespecialeffortsto Table 14,3Securlty systems checklist Emergency command slation near entrances andloading dock, withsecurity office connected panels Alarmandannunciator located atcommand statlon wth panel insecuriiy backup otlice guard Security staif Stailtrained insecuriiy awareness Tranedv0luntary tirepr0tecti0n team (activaled Frcannunciation system byfl00rs andcontr0lled by telephone switchboafd) (sprinklers, FireprOlecti0r system standpipe, special kitchen and room computer systerns) g00d Design 0fsiteandbuild ngst0inclLde surve llance and architectural barriers Sitelighting Electror c surveillance StafllDprocedures Roadways withcLearance ioremergency vehicles g0lf, Security alarms 0nwalkn refriqeratos andireezers, liqr0r, s lvefandchinastorage; corridor andllrestairground fl0oregress doors
saveuniqueplantspecimens; otherwise suitable replacements wi I haveto be selected. Thereis an art to arrangingthe landscapeenvironment, to plantsfor partlcular selecting aesthetic and funcjustasforplanning tionalrequirements, thecirculationandbuilding functional elements of thesite. A reatedelement is thedesignof anyaccessory structures andtheselection of complementary site furnishings. Theseitems,listedin Table14.2,arc bestwhentheyseemto blendintothe landscape, yetapprowhether bycolotmaterial, or placernent, priately servea varietyof guestfunctional needs. Tl^e G'drd Hyah Bal rlLst'atestl^e goal of bendingndigenous archltecture wth lushtropical vegetation to obtaina distinctive look.ln thedesign theoutdoors is brought inside through theuseofthe pagodaas an intermediate devlce,a placefor reposeandcontemplation. Thepathway edgesare carefully defnedwitha flatcentralpaver,rougher hewnedgestones, anda grassstripbeforethelow foliagebegins.Sculpture andwaterareintegrated withthe spaceto createa memorable imageof Deauty anorepose. gardens Theexquisite BayResort of thel\,,lenele in Hawaiiareanother example of thesophisticated integraiion of manyforrnsof localtropicalplants. Fich foliageprovidesstark contrastsin color between thedeepgreensof thefoliageandbrlght redsof the {lowers. Thepond,withits floatingllly pads,is accessible iroma solidplatform or grassy path.Thepalmtreesdrawthe eyetowardthe disprolileof thearchitecture. tinctive Theguestis provided with a varietyof visualcues and spatial choices(seepp.72-73). TheSackettLakeResortillustrates siteoptimization becauseof its variedprogramand hlghly differentiated site. The architectand landscape architects incorporated andenhanced themanynat uralfeatures by adapting themto theprograrn. An existinglow lyingpond and marshareais to be deepened andenlarged to capturerunofffromthe golfcourseandto becomethecentralfeature of a plannedunitdevelopment. Thispondwillenhance thevalueof ihe propertybycreating waterfront sites. golfcourse Also,northofthesubdivision, an 18-hole utilizes therolling terrain(lesssuitable forhousing), incorporates a preexisting nine-hole course,and addsnewfain^/ays, traps,andgreens. Thehighpoint of thesite,offthe highway, is a naturallocation for theclubhouse and restaurant takingadvantage of a sweeping vistaofthecourse,hotel,andlake.The programincludes an amphitheater forvarious-size crowds.A naturaldepression is moderately reshapedto directsoundawayfromthe akewhereit
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Part2: DesignGuide
Dgsefl Kinqdom Re€ort and Thene Pqrk ir.-6-
fhepartial Fl1atel DesetlKingdom ResortTheme Park,Aqaba/Eilat, Jordan/lsrael. l\ilaximizing theuse0finternationalwaters, this450acre(182ha)devel0pment in theAqaba,/Eliat area0fJordan andsraelis planned for3,000upscale andluxury r00ms, themed enteainment attncti0ns, extensive a majormedical oardens c|inic'andasUperUXUryVil|aenc|aveonteIitorstradd|in8b0thc0Unt|ies'Whi|eaVai|ab|etechniqUeSUsed ports (seeChapier thearchitects wlllusea variety including steel, of methods barges fixed structures, andcruise ships calling 0nother 24).Ne\ilorrns of internatiOnal c00perati0f support thegr0wing tourism industry 0f theregi0n. Ninefl0atin0 wrllbemoored in a pr0tective struclures lagoon dredged t0 theGull0l quests Aqaba. willl0llowtherules0fthec0uftryfrOm Under a j0int-nation agreement, whichtheyenler,sh0wing theiridentity bya highlechpalmreadlng device.
SiteandMasterPlanning 255 plan maydisturbneighbors and lntoa shallowdepres- r lighting In t construction by lawnseating. details sionwheresoundis dispersed addition,the rockyhigh area,otherwise virtually r plans of vehicularand pedestrian circulation unbuildable, isturnedintoan assetasa hikingpath systems. with occasional cabinsand the narrowlakefront becomes thesiteofthebeach,boatpier,andhote{. Trends Theshapeof thehotelmaximizes thelakeviews. in I Flesorts will continueto grow,particularly remote exoticlocations. Withtheeaseof arranging travel,especially whenorganized as packthroughout the Security concerns areontheincrease agesbytravelagentsor ontheInternet, moreand hotelindustryworldwide. Operators striveto create morepeope willseekoutnewdestinations. l\,,lore in whichthe guestfeelssafeand an environment flexiblework schedulesare likelyto create needsto giveearlythought secure. Thedeveloper demandfor shorter,nichevacations. Resorts planforthesiteandmay to establishing a security needto considerwhat recreational amenities to identify threatsand seektheadviseof a consultant mightbe introduced to appealto new market Amongthe securdevisestrategies for protection. segments. ityandsafetyissuesthattheteamrnustaddressare securityand safety, I Whileresortswithextenslve overallguestand employee sportsfacilities will crimereduction, fireand fe safety, andemergency guest,compeattract themorephysically-active medical response. Table14.3listsmanyof thespenew titionwill be intenseto provideinnovative Strateciflcwaysinwhichsecurilymaybe achieved. facilities in orderto attractfutureguests.Theregies includemonitoring accessto the site and fore,resortsshouldset asideland for future the numberof entry buildingsand minirnizing development as the marketneedsevolve. points. Theperimeter areasshouldbe designed by fortheenvironment haspenetrated into usingthe naturalcharacteristics of the siteland- I Concern psychology the oJ most travelers as evidenced by by walls.fences.W surscapingsupplemented great The resort the success of ecotourism. veillance,and motiondetectorsto discourage industry is takinga moreactiverolein thecomintruders. munitywithrespect io itsenvironmental responintermsof particular resort sibility and,especially, Professionaf Documentation properties, manyincorporating sustainable elements. High-quality site design reinforces this Thesitedevelopment aspecisof a typicalsuburban guest with theme, strong appeal to all segments. hotel,conference center, or resortplaya majorrole vehicles of sportutility andcars in the designstudiesand eventual buildingplans I Withtheubiquity withfour-wheel drive,developers willfindrtmore documents. Theprevious discusandconstruction possible to situatetheirhotelsfartherintoruggsiontouchedon someof the specialconsultants ed territoryaway from ciiies and suburban who mightbe calledon for theirexpertise in contributingto the site designand docurnentation, sprawl.Guests'fearsof travelingon country roads,especially duringwintermonths,have including: beenassuaged considerably by thesevehicles r siteplanshowing allrequired features phones, in a confident andcellular resulting and r gradingplansandexisting contours adventurous spiritandwillingness to forgeinto r utilitylayouts untarned regions. r planting schemes Secuiity
The Guestrccrn FCCT
15
of providing a specilicnumberof guesf heplanning ofthetypicalguestroom floorpre- objective sentsoneof the greatest challenges in hotel room bays of a particularsize and, taking into andopportunities of a particudesign.Because the guestrooms and suites accountconstraints generally selecta double-loaded conidor represent between 65 and 85 percentof larsite,mayinitially tower,or the totallloorareain a hotelor resort,anysavings con'figuration, or a morecompactvertical with its myriad in the planning of a singlelevelis multiplied many a spaciousatriumstructure---€ach properties generally Low-rise areplanned times.Therefore, a malorplanninggoal in every variations. lodgingprojectshouldbe to maximize theamount usinga doubleloaded corridor andmaybe shaped guestroom of salable spaceandkeepto a minimum into an 'L', 'T', square,or anotherconfiguration. mayfollowsimilarpatterns, buildings can thevertical core,horizontal circulation, andneces- High-rise forms,or canadjoina be terraced inlopyramid-like sarysupportareas. In addition,thereare severalimportant archi- largelobbyspaceso thatsomeof the roomslook into the hotelinterior.The tower plan,wherethe The architect tecturalobjectives. shouldselecta particular planconiiguration andorientthebuilding guestrooms surround a central core,canbe rectancircular, or praciically anyshape. Andtheatri to enhancethe appearance and visibility of the gular, in earlyhotelssuchas the Hyait structure,to reduceenergycosts, and to better um configuration, possible plan,in more Atlantaa basicrectangular accommodate futureexpansion. As lodging Regency complex demandincreases the ownermay want to add recentprojectshastakenon numerous Thesevarious wings, shapes. configurations areillustrated rooms,eitherby extending the guestroom floors, addingadditional orconstructing a newtower structure. Formanyprojects, depending on thelocafl00rplanning 0bjectives tion,thearchitect needs10consider a configuration Table15.1 Guestro0m and orientation to take advantageof viewsfrom Sitingandorientation theguestrooms. In developing the planitself,the Sitetheguestroom slructure to bevisible fomtheroad designershouldreduceas much as possible orientguestrooms views lo enhance thewalkingdistances for boththe guestand the Assess therelative visual impact andc0nstructi0n cost0lvarious plan coniigurations housekeeping staff,providethe supporifunctions, guestroom theguestrO0m structure t0 limititsstructuml impact 0nthe and seek ways to reduceconstructioncost and Positi0n public and01hef rnajor spaces nonsalable space.Table15.1 liststhe principal ballroom gain; geneally Consider solar N/Sis preferable t0 LryV exposures guestroorn floorplanning objectives. The programrequirements for the guestroom Floorlayout floorsare relativelyfew: a designatednumberoI 0rganize theplans0thatlheguestrooms 0ccupy at least70percent guestrooms locatedpublic ofgross or suites,conveniently floorarea and serviceelevators,exit staiMaysto meet the L0cate elevators andstairsatinleriorocations t0 usemaximum 0l buildingcodeand providesafeegress,adequate outside walllorguestrooms linenstorageandvendingareas,andsmallelectri- Develop plant0facilitate guest th€c0rridor andstalicirculalion calandtelephone equipment rooms. Place theelevator lobby inmiddlelhird ofthestructure seruice elevator, linen storage, andvending ina central Theanalysisof alternateplanconfigurations for Pfovlde isoneoftheearliest theguestroom structure design location corrid0r width ata minimum 015 lt (1.5m),5.5lt (1.65 m) studiesfora hotel,evenbeforetheexactguestroom Plan oplional program mixis confirmed. Theconceptual maycall guest bathrooms backlo-back 10rplumbing economies 1or,say,300roomsin^cluding 15suites,at a typical Design guestrooms Locate handicapped on lower 1l00rs and nearelevators sizeof 350ft' (32.5m'). Thearchitectstartswiththe
places fheuispat un ge1netty HolelBeyJuanCarlos l, Balcelona, Spain. Thishighly sophjslicated luxury hotel, timed 10riheBarcelona Olympics, its370 guesttooms intwoopposing wings, whose sp0ntaneOus orientations areplayfully expressed inits14story hlgh atrium cu ain-wall.
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Part2: DesignGuide plansthroughout withseiected thischapter; a fuiler elevatorlobby,linenstorage,vending,and other guestrooms minorsupportspaces). discussion of the designof individual Alihough thearchitect and andsuitesappears inthenextchapter and,forpar, developer mustnotignoreaesthetic andfunctional ticularhoteltypes,throughout Part1. issues,a simplecomparison amongaiternative Whatisthemostappropriate configuration forthe plansof the percentage of space allocatedto guestrooms? In denselypopulatedurbanareas, guestrooms versusnonrevenue-productng space wherelandcostsarehighandthesitemaybe rel- can suggestmoreeffcent solutions. The major ativelysmall,the idealarrangement of publicand aiternatives amongplan typesare descrlbedin support spacesonthelowerfloorsmaybethemost Table15.2. criticalconsideration. Twomalorplanning requireAn analysis of theplansof hundreds of different -ents.thepre'erred location guestroom of tl'e pubic a'tdse. floorsshowsthatsomepatterns yield viceelevators andofthecolumnjree ballroom, often morecostetfective solutions thanothers.Thechoice dictateboththeplacement of theguestroom struc- ol onecon{iguration overanother canmeana saving tureon thesiteanditsshape.At resortproperties, of 20 percentin grossfloorareaof theguestroom on theotherhand,theopposite is true:theinternal structureand of nearly15 percentn the total functional organization ofthehotelelernents is sec- building. Forexample, planalterthethreeprincrpal ondaryto thecarefulsitingof thebuildings to min- natives the double-loaded slab,the rectangular imizetheirimpacton thesiteandto provldev ews tower,andtheatrium-whendesigned withidentiofthesurrounding landscape or beach.Manynewer cal guestrooms yied final of 350netft2(32.5m'?), resorts feature nota singlebuilding pro- designsthalvaryfromabout470to 580grossft2 but,instead, videa numberof vi la structures thatgreatly reduce (44la 54 m1 perroom. givetheguesia theperceived scaleof theprojec(. Thestudyalsoindicates theeffectof subsequent greaterconnection to thesiteandtie recrealional 'ninordecisions on the e'ficiercy o'lhe planarnenities, andenhance pairingM/oguestrooms thesenseof privacy. At air backlo-back, chooslng a portsites,heightlimitations oftendictate thechoice double-or single-loaded corridor,groupingof plan,onethatpackages of a specific theroomsinto publicandservice elevaiors, andplanning efficient a relatively lowandspread-out structure. Part1 illus- accessto end or comerrooms.Becauseguesttratesscoresof hotelsandresortsandrnakesclear roomsaccountforsucha majorpartof thetotalhotel guestroom the greatvarietyof possible floorcon- area,thearchitect shouldestablish a series of quanfigurations. titativebenchmarks for the efficient designof the Whilethechoiceof a plantypeis theresultof a guestroom floors. balancedconsideration of site,environment. and Therelative efiiciency ot typicalhotelfloorscanbe programrequirements, thearchitect mustrealize that compared mostdirectly by calculating thepercena particular configuration willshapetheeconomics tageof thetotalfloorareadevoted to guestrooms. of the project.In additionto these budgetary Thisvariesfrombelow60 percentin an inefficient issues theinitial construction andfurniture, fixtures, atrlumplanto morethan75 percentin the most (FF&E)costsas wel{as ongoing tightlydesigneddouble-loaded and equipment slab.Clearly, the energyandpayrollexpensesplantypealsojnfu- higherthispercentage the lowerthe construction encesthemoresubtleaspectsof guestsatisfaction. costperroom,which,in turn,offersthedeveloper Thernosteconomical designmaynot providethe a rangeof options:buildadditional guestrooms, bestdesignsolution. Thus,a lessefficient plantype providelargerguestrooms for the samecapital mayoffermorevarietyin roomtypes,a moreinter investment, lmprove thequality of thefurnishings or estingspatialsequence, shorter walking distances, of particular buildingsystems, expandotherfuncand otheradvantages that affectthe guest'sper tionalareassuchas meeting spaceor recreational ceptionol lhevalueof tl-ehotelexperience. facilities, or lowertheconstruction costandproject budget. Thefollowing sections describe, for eachof the AnalyzingAlternativePlan basicguestroom coniigurations, theplanning dec! Configurations sionsthathavethe mostinfluence on creating an plan.Insomeplans,it is thenumber economical of Inorderfortheoperator profits, to realize thedesign roomsper floor,in othersit is the location of the teammustmaximize the percentage of f oor area elevator core,or in anotherit maybe theshapeof devoted to guestrooms andkeepto a minimum the thebuilding thatis mostcritical. Ingeneral, themost amountof circulation and servicesoace(service efficient configurations to construct andto operate are
TheGuestroom Floor Table15.2G!estroom fl00ranalvsis Configuration
Boansper Dinensions
Guestrooms coffidorff @2)
Connents
(percent)perrcon
00t
Single-loaded slab -,________r_ Varies fttfTmrrmll 12-30+ 32ft (10m)x anylenglh 65%
B0ft'z(7.5m1
Vetlical c0reusually notattected by I00m m00ute
Double loaded slab
mmrm-l {tr I]]]D
Varies 1640+
60ft (18m)x anylength 70%
45ft2(4.2n2)
Econ0mical length limited byegress stairplacement t0meetbuilding c0de
olfset slab mffifm 0Tn ftt|m fffttm
Varies 2+40+
80ft (24m)x anylenqlh 72%
50it'z(4.6m1
Core isburied, creating lessperimeter wallperr00m; m0re corrid0r because ofelevator lobby
EllTll
1 62 4
1 1 0x 1 1 0f l ( 3 4x 3 4m ) 6 5 %
60it2(5.6m1
Planning issues focus onaccess to peffloor corner rooms; feweT rooms make corelayout difficult
Circular tower ,<0^
10-24
90-130ft diameler (27-40m)
67%
45-651t2(4.2-6rn1 Highamounts 0fexteaor waI per guest r00mt difficuli toplan bathr00m
24-34
Varies
640k
(6 7.9m2) Central 65 851t'z c0re ineflicient duet0shapel corner rooms easier toplan than with squate loweT
24+
9011 + (27m)
62ok
95fi'z(8.8m'Z)
Rectangular tower
E-=
X?F vlt /
Trlanqular tower ,
,& lTff[mmt Atrium STIIE H-! FI,\IF=
-ITITT
openvolume creates spectacular space, 0pen c0rrdors, 0pporlunity fof glass elevators; requires carciu forHVAC engineering andsmoke evacuati0n
guestroom planning hascertan characteristics Each 1100r confi0urati0n thalaffectitsp0tertial efficiency. ThetableshOws thebasicbuilding thersualpercentage 0ffl00rareadevoted t0guestrooms, dimensi0ns, andtheamount ofareaperr00mneeded forcorridors. Forexample, the lableshows thattheolfsetdouble-loaded slabis themostelficient internrs 0f guestroom areapercentage andthattheatriumc0nfigurati0n is perr00m. theleast ec0n0mical, largely because 0llhehigh amount 0fc0rrid0r area required
thosewherecirculation soaceis keottoa minimum- . Coffidor/oadlrg:givensite conditions,are any eitherthe double-loaded corridor slaborthecompact roomsappropriate? single-loaded 'offset,' cenler-core lower. r Shape:whichparticular shape(straight, 'L,''knuckle,'courtyard, or otherconfiguration) Slab Configuration bestmeetssiteandbuilding constraints? Theslabconfiguration includes thoseplansthatare . Corelocation,shouldthe publicand the service primarily coresbe combinedor separated andwhereinthe horizontal, including bothsingleanddouble-loaded corridorschemes(seeaccompanying towershouldtheybe positioned? plans).Thefew planning variables areconcerned . Corc layout.what is the best way to organize 'L'public and serviceelevaiors,linen storage, primarily wlth the building'sshape(straight, vending, shaped,or other),the layoutof the core,and the andothersupportareas? positionofthefirestairs.Thearchitect mustconsider a Stairlocation.howcanthe egressstairsbestbe questions: thefollowing integrated intotheplan?
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The high degreeof efficiencyof the slab plan is basedprimarilyon the doubleloadingof the corridors; single-loaded schemesrequire5 8 percent more floor area for the same number of rooms. Therefore,onlywhereexternalfactorsare presenta narrowsiiedirnension or spectacular viewsin one direction-shouldsingle-loading be considered. While slab plans as a categoryare the most (A) etficient,variousapproachescan tightenthe layout ot the typicalfloor.Configurations that burythe elevator and servicecores ln interiorcornershaveseveraladvantages: theyreducethe nonguestroom area, reducethe amountol buildingperimeterand increase the opportunities for creatingarchitecturally interesting buildings.The offsetslab pian,for example,is especially economicalbecausethe publicand ser(B) viceelevatorcoresshareone areaand, in addltion, theydo not displaceanyguestroorns fromthe building perimeter.The 'knuckle'configuration, which bendsat angles,createsthe potentialfor interestingly shapedelevatorlobbies,providescompactservice areas,and breaksup tl-eslabs longcorridors. The core design is complicatedby the need to connectthe publicelevatorsto the lobby and the serviceelevatorsto the housekeepingand other back-of-house areas.This often necessitates two (c) distinctcore areasat some distancefrom eachother, althoughin many hotelsthey are locatedside-byside. One common objectiveis to positionthe elevatorcore in the middlelhirdof a floor in order to 'educe the wa hing distafces ro tl-e tafl'tesL rooms.l\,4ost oftenthe verticalcore is fullyintegrated into the body oJ the tower but, occasionally, the designermay,for plannjngreasons,add the coreto the end of a comoactroom block or extendit out from the face of the faQade. (D) The actuai layout of the core is another determlningfaciorofeffciencyin thetypicalplan.In most slab-planhotels.the venica,cores requirespace equivalent to twoto fourguestroommodules.lf one goal is to keepthe coreto a minirnumthenthe etficiencyof the plan is improvedwhen the core displacesthe fewestnumberof guestroombays.The comparisonof many projectsshowsthat the vertical core displacesfewerguestroombayswhenthe serviceareasare locatedbehindthe publicelevators ratherthan besidethem or at some distance. [/any of the moreefficientconfigurations also fea/F\ ture a distinctelevatorlobby.Such a foyer space guestt1an Eflicient (A)Sin0te fl00tp/arsSlabconligurations. plans, loaded whilemore helpsto isolatethe noiseand congestionof waiting peoplefrom nearbyguestrooms. Also,thoseplans costlyaresOmetr mesnecessary fOrnarrow s tes0r10takeadvanlage 0fviews(B-D)D0uble plansshowpaired which incorporate an loaded elevator lobby tend to have backio-back bathr00ms, andmostelficient 10relevatOr 0pti0ns (E)Olfset corcs, e0ress stairs, andservice functi0ns. slabplan offers efficiency 0fintefior fewerawkwardlyshapedrooms,therebyproviding c0re andaswellasmore variety inthelaQades a moreuniformguestroomproduct.
TheGuestroom Floor Building codesgenerally require egressstairsat opposite endsofthebuilding. Eachstairtowermight simplyreplacethe lastguestroom on the corridor. But,instead, ihe architect maybe ableto integrate as partof an elevator thestairswithinthebuilding, core,at an 'insidecorner'where thebuilding turns, or withinthe usualbathroom zoneoJa guestroom bay (whereit is part of an oversizedroom or placement suite).Care{ul of thestairsprovides one moreopportunity to createa moreefficient overall planby reducing grossfloorarea,compared with simplyattaching the stairtowerto the end of the building. factorto thenumberof roomsonthe Onelimiting guesiroomJloor is the typical buildingcode requirement torhotelswithautomatic sprinklers that therebe no morethan,say,300ft (91m) between egressstairs.Therefore, anothergoalin planning the guestroom repetitive flooris to createa layoutthat doesnotrequire a thirdfirestair.Experienced hotel haveestablished for maxF architects techniques mizingthenumberof roomsperfloorandmanipulatingthe stairsand corridorsto increasethe building's overall etficiency.
storage. withmorethan Ontheotherhand,designs 24 roomsbecomeso inf,atedandthecoreso large highlyinefiicient. thatthelayoutbecomes Formostguestroom configurations, theefficiency is improved by increasing thenumberol rooTns on a floor,withlittleor no increase inthecoreor building services. Withthe towerplan,tl'e oppositeis true.Theanalysis of a largesample of hoieldesigns showsthat,surprisingly, thefewerroomsperlloor,
(B)
(A)
Tower Conliguration A secondmajorcategory of guestroom floorplans are'tower'plans,generally organized witha central coresurrounded by a single-loaded corridorand guestrooms (seeaccompanying plans). Theexteriorarchitectural treatment of thetowercanvarywidely asthegeometric shapeoftheplanchanges from (c) squareto cross-shaped, circular to triangular. The verydifferent towerplanexhibits characteristics than theslab,butraisesa similarseriesoJquestions for thedesigner: a Numberof rooms:how manyguestrooms economically fit a particular layout? r Shape: whichshapeis mostefficient andpermits thedesiredmixof roorns? a Corridor'. howis hallwayaccessto cornerrooms arranged? a Corelayout.howaretheelevators, linenstorage, ^ ^..t ^+^i.^
26'l
aa
1$. !tl
(^;
<'
a
Ell ,rilL{_ if
^.^^^,-^Aa w,94, ,4ou I
Unliketheotherplanconfigurations, selection of thetowershapecreatesspecificlimitations on the numberof roomsper{loor.Forthe mostpart,towerscontainbetween 16 and24 rooms,depending ontheguestroom dimensions, thenumber ofJloors, andtheoptimum coresize.Withonly16rooms, the coreis flarelylargeenoughfor two or threeelevators,two egressstairs,and minimumamountsof
guestrcan planaccomm0dates (A)Pinwheel C1mpact fla piarsTower configuralions. (B)Cross-shape planreduces alltypical r00ms butrequires exlra corrid0r. corrdor but perimeter. (C)Sqrare increases buiidlng lower features €fficient circulali0'r, back to back (D)Square baihr00ms. towerprovides mostc0rnerguestr0oms andminimal circulation. (E)Circular tower0lfersminimum areaandperimeter ly smalerbathrooms. butsubstantia (F)Triangular haslesseflicient tower corc, butadded variety 0fr00m shape.
Part2: DesignGuide )262 themoreefficient thelayoutbecomes because the hotelin 1967. Theatriumprototype hadbeenused core,bynecessity, mustbeextremely compact and, successfully latein the nineteenth centuryin both as a result, (seep. theamountof corridor areais keptto a Denver's BrownPalace,stillin operation bareminimum. The moreinelficrent layoutsoften 178),andSanFrancisco's Palace Hotel,destroyed resultfrom addlng rooms and from extending in the1906earthquake andf re.Thegeneric atrium slngle-loaded corridorsintoeachof the building configuration hasthe guestrooms arranged along comers. single-loaded corridorsmuchlikeopenbalconies The shapeof the towerhas a directeffecton overloohing rhe lobbyspace(seeaccompanying theappearance of thestructure andon itsperceived planson p. 263).The followingissuesmust be scale.Theefficiency of the plan,also,is a direct addressed by thearchitect: resJrlol rheshapebecause of lhecriticaratureo' I Shape:whatconliguration of roomsbestfitsthe thecorridor accessto thecornerroomsin therecsiteand canbe integrated withbothpublicand tangular towersand becauseof the designof the back-of-house areaneeds?Shouldany guestguestroom wedge-shaped andbathroom inthecirroomslookintothelobbyvolurne? culartowers. Thoseplansthatminirnize theamount a Publicelevators: howarescenicor standardeleof circulation and,in addition, createunusual corvatorsbestarranged? nerroomsexemplity the bestin botharchitectural a Corridor. how can the amountof single-loaded planning andinterlor layout. corridor effectively be reduced? Forcircular towerplans,the measures of effic- I Se/vlcecore and slalrs:whereare these best iencyare ludgedby the layoutof the room as locatedand integrated intothe overalbuilding wellas thecoredesign.lypically. ihe perirreter of design? guestrooms thewedge-shaped is about16 ft (4.9 m), whereasthe corridordimension may be less PracLrcally all atrium 'rorels featLreglassthan8 ft (2.4m),thuschallenging thedesigner's skill enclosed elevators thatprovidethe guestwithan perspective to planthebathroom, entryvestibule, andcloset. ever-changing of the lobbyactlvity as Whilethedesignof the corein bothrectangular wellas add animation to thespaceitself.In some andcircular towersis lesscritical thanthearrange- cases,scenicelevators areplacedoppositeconmentof guestroo'ns. certain specific issueshaveto ventional ones,creating two verydifferent experibe resolved. Generally, thecoreis centrally located, encesfor the guest.The locationof the service andthevertical elements aretightlygrouped. The elevators, housekeeping supportfunctions,and smallerhotels,thosewithonly16 roomsperfloor, egress stairs, whileneeding to be integrated intothe usuallydo not teaturean elevator lobby.and the planandthelowerservice levels, arenotparticularly guestsin roomsopposite theelevators musttoler- critical to theefficiency of theguestroom floor. ate noisefromwaitingguests.In a fewcases,ihe Inadditron to theopenlobbyvolume, eachatrium coreis splitintotwo parts,creating roughlyan H- hotelis distinguished by theplanof theguestroom providingan floors.Whilethebasicprototype shapedcirculation zone,eflectively is square, manyof elevatorlobbyon eachfloor.Thetwofirestairscan the more recentatriurndesignsare irregularly beefficiently arranged (if shapedto respond ina scissors configuration to varying siteconstraints. This permittedby code)to conservespace. sculpting of the buildingcontributes to creating a Inthelargertowerplans,with24 or morerooms uniqueirnageforthehotel,a prrmary goalin selectper floor,the centralcore becomesexcessively ingtheatrium configuration, although byfartheleast large.Somehotelarchitects introduce a seriesof efficient of theplantypes.Recently, architects have 'skylobbies' multistory to makethisspacea posi- soughtwaysto gaintheprestge benefltsof theatritivefeature, or addconference roomson everyguest umwhileincreasing itseificiency. Onetechnique that floor. Theefficient designof hoteltowers requires the hasbeensuccessful in several hotelsisto combine simultaneous studyof thecoreandtheimaginative a central atriurn withextended double-loaded wings layoutof guestrooms to meetthedemandforulira- as was doneat the HyattFegencyhotelsin Camhigh-rise mixed-use structures aroundtheworld. bridge,l\,4assachusetts, andDallas, Texas. Thisefiectivelydrawstogetherthe archltectural excitement of personai the atrium space on a smaller and more Atrium Configura{ron scalethaninthelarger airiumvolumes withthedesirA thirdmajorcategory of guestroom floorplansis ableeconomies plan.However, ofthedouble-loaded theatriumdesign, whichwasreintroduced byarchi- many developersand architectsbelievethat the tectJohnPortman for the HyattRegency Atlanta atriumdesionhas becomea clich6-and also
TheGuestroom Floor 263l recognize itstremendous costpremium-andseek othermeansto createa memorable buildinoand guestexperience.
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Definingthe Guestroomand Suite Program Afterthearchitect establishes theconceptual design, including a basicconfiguration for the guestroom floors,theteamneedsto refineandmodifytheearlier programto fitthearchitectural guestroom thumbnail to accommodate the concept---or shapethebuilding Theroommixis basedon nuances of theprogram. on the theinitialmarketstudyand,moreimportantly, of the hoteloperaiing comadviceandexperience pany.The guestroomprogramdefrnesthe typical roommodule(keydimensions and bathroom conwitha king Jiguration); thenumberol roomsfurnished bed,withtwodoubleor queenbeds,or withother bed types;and the varietyof suites.Theproposed room mix is intendedto reflectthe estimated group,and demandfromthe individual business, Thedetailsof guestroom leisure marketsegments. in thenextchapter. andsuitedesignarediscussed Designdevelopment ol the guestroom floorsto of the prograrn is meetthe specificrequirements stepsin refining theconceptual amongtheearliest design.Thedesignteamstudiesa widerangeof possiblemodilications inciudingchangingthe widthoftheguestroorn module, thenumber of bays perfloor,the locationand layoutof theelevatorand servicecores,and the arrangement of suites.To avoidmisunderstandings, the following delinitions shouldbe used: r Key:a separate, rentable unit. a Guestroom bay:thetypicalguestroom module. I Sttuctural bay:the dimensionbeiweentwostructuralcolumns, typically equalto thewidthof one or twogueslrooms. ! Suite:combination of livingroomandoneor rnore Deorooms.
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Generally, thehotelmanagement thinksin terms of 'keys,'which represent thetotalnumberof individualguestroomunitsavailable to sell.A suite containing a livingroomthatconnects to two bedroomstotalsthreekeysif theparlorhasa iullbath(B) sofaandifthebedrooms roomandconvertible can be lockedoff,onlytwo keysif the livingroomand one bedroommustbe sold together.Largesuites Aanaticguestrc1n (A)Typcalatrumfeaturcs ll1up/ans Atriumconligurations. sc€nic oftenare describedin termsof the numberof elevators (B)Hybrid plancombines visual andsingle loaded balcony corridors. atrium guestroombaystheyequalso a hoteliermayrefer excitement0fatrium (NyattRegency space wilhm0reefficient d0uble-lOaded slabextensi0n Welton Associates). to a four-bay suitecontaining a iwo-baylivingroom Dallas. Becket
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Part2: DesignGuide questroom program Table 15.3Typical for300foom hotel RoonUpe
Unitarea-
King 350(32.5) Double double 350(325) Paflor 350(32.5) Hospitality suite 700 (60 Conference suite 700 (65) Deluxe suite 1,050(97.5) Presidential suite 1 , 4 0 0( 1 3 0 ) Concierge club 1 , 4 0 0( 1 3 0 )
Keys
Bays
Totalbays Total netarea.
120 160 6 6 4 3 '1
120 160 6 12 I 9
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42,000(3,900) 56,000(5,200) 2,100 (195) 4,240 (390) 2,800 (260) 3,150 (295) 1,400 (130) 1,400 (130)
Comnen[
Wetbar;connects toKandDD Kitchen; connecls loKandDD Boardroomt connects to KandDD Connects toKandDD Connects todedicated KandDD pantry Include andconference room
1 1 3 , 0 5( 10 0 , 5 0 0 )
*Floor area inftz(mz).
and two connecting bedrooms. Architects, on the otherhand,oftenreferto theindividual roomsand to structural bays,theformerbeingthebasisof the contract documents andthe lattera chiefcomponentof costestimates portion fortheguestroom of thehotel. phases,the feasibility Duringthe development projectrevenues consultants andexpenses, occupancy percentages,and average room rates basedon thenumberandtypeof guestroom keys. In addition, bothparkingrequirements andzoning (usedto controlprojectsizeanddensiordinances ty) are usuallybasedon the key counl.However, clarification is essential in orderto avoidpossible misunderstandjngs anddelays. Table 15.3illustrates an example of a typicalguestroom and suiteprogramandtheuseof theterms'key'and'bay.'
Documenting the Guestroom Mix Throughout thelaterdesignphasesthearchitect and otherdesignteam memberscontinually modify detailsoftheguestroom structure, in response to the owner'sor operator'sinoutor as the resultof changesinthepublicandserviceareasonthelower floors.Butoftenit istheresultof theimpactof a fuller designoI the building's mechanical and electrical distribution systems, elevator cores,orstairtowers. Because it is important thattheteambe ableto keep an accuratecountoJthe total baysand keysthe architect or interior designer shouldprepare andregularlyupdatea'guestroom mixanalysis.' Table15.4illustrales onetypicalapproach fordocumenting theguestroom mix.Thistechnique forces thearchitect or interior designer to makea number of conscious decisions:
a Architectural shape:identifyeachroomthat has a ditferent shapeor con{iguration. . Bedtype.label eachroomby itsbedtype(king, queen,double-double, etc.). . Connectingrooms: indicateadjoiningguestrooms. positionand labelanysuites. r Sulte/ocations: a Guestroom numbers: assignfinalroomnumbers. a Keyand bay analysis.developand mainlaina summary tableof keysandbaysby architectura shapeor bedtype.
jor documenting Therearemanyadvantages the roomcount.One,at theearliest conceptual design phasethe designteam can test the schematic designagainstthe majorelementin the space program-therequired numberof guestrooms-and initiateany necessarychanges.Two,a formatis established sothat,astheprojectproceeds through the laterdesignphases, thedesigners canreadily analyzethe guestroommixand maintaina precise recordoftheguestroom count.Three, details of the guestroom repetitive blockcanbe considered at a relatively earlyphase.Forexample, thearchitect can studypossiblepairingof roomsto increase thenumber of back{o-backbathroomsand to establisha repetitivepatternof setbacksat the guestroom doors.Four,the interiordesignercan identifyany potential problems suchas unusually shapedrooms that mightnot easilyaccommodate the necessary furnishings andamenities. In addition, othermembersof theteamcanotferbetterinputwhenchanges to the guestroomtower are fully documented phases. through thedifferent Forinstance, theengi neeringconsullants can reviewthe majorsystems in the guestroom tower-the elevators, HVAC,and communications systems,lor example-in the samecontext as therestof thedesiqnteam.
TheGuestroom Floor
,65 |
Table15.4 Guestroom mixanalysis Thequestroom planning floorplansillustrate thepr0cedure foranalyzing thearchiteciural androomlayout fora hypothetical hotel.Theplans showlhetypicalandsuitefloors,thelatlerwithfivedifferent r00mtypes-not unusual asthestandard r00mbayis modified 10lit around eleva tors,staiIS, Thenumber 0rsupport areas. 0fdiflerent r00mlypesis incrcased lurtherbyhandicapped accessible r00ms andbyvarious suites. Thef0llowing discussion desctibes thenecessary includinq (1,ll,etc.), steps keyplans foreach fl00r, labeled withfoom shape bedlype(K, DD,etc.), r00m number, andconnecling d00rs, anda c0mprehensive tally0ftheguestroom mix. a Architectural (primarily shape: identily eachr00m0ladiifercnt shape 0rconfiquration difterent dimensions 0rbathroom layout) andassign it a number. Different I00mtypesareidenlified bya Boman numeral inthetophalf0l thecircular codein eachr00m.R00m I is themost guestroom typical; roomll issimilarbuthasadifferent c0nfiguration attheentryvestibule; r00mlll isthecorner withawiderbayanddilierentbathroom; roomlVisalwo-bay conlerence suile(onlyonekey);andr00mV is atwo-bay livingr00mthatconnecls t0twostandard guestro0ms. a Bedtype.label parlor, each room byitsbedtype(king;queen, double-double, twin, king-studio, handicapped room, elc.)andplacea (K,0, DD,etc.)0ntheplan.Note simple abbreviation thatthestandard r00m typemaybeiurnished inavariety 01ways. a Connecting rjoms.markinterconnectin! rooms withanopencircle,iorexample rooms 15and17.0perating between companies seeka pairs (forexample, number specific 0fconnecling 01paicular iypes halfthepairs connectKt0 DD). position I Sr,,les: allsuites, c0mbinationsofaliving roomandoneormoreadj0ining bedrooms, withinthetypicalroomconliguraiion. Two suites areshown intheexample: a c0nference suiieinthecorner thatconnects t0a standard double-double r00m, anda VIPsuilethat connects t0twobedrooms. TheVIPsuitealsocounts asa 'key,'0rrentable unit,because il hasa fullbalhroom anda convertible sofa. 0ften, thesuites aregrouped together 0nthetopguestroom fl00rs. a R00nnunbers. assiqnr00mnumbers t0 thebayst0 meetthemanaoement company's eventual requirements. operating D0inqthisin greatly professionals schematic design aidscommunicaii0n among thevarious design andreduces later c0nlusion if the0perator were i0 modify numbering. theroom Determine r00m numbers t0simplily direcli0nal anddestinali0n signage; maintain corresponding numbe|S ondifferent floors. 'keys' r00mmodules a Keyandbayanalysis: develop a summary tablet0 tallythenumber 01rentable and foreachfl00rbyarchitectunl shape 0fbsdtype.Thelablenexttoeachplancr0ss-refercnces thenumber ofro0m types(l-V)andlhebedtypes foreachflo0r.Frequently, a larger chartis developed f0rlheentireh0telshowinq thestacking 01typicalandsuitefl00rsandproviding t0tals0lthenumber 0fr0oms foreach type.
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includedbathroomsdesignedback{o-backlor anyhoteloperatorsbelievethatthe guesl in each room and guest bathroommake a more economyof plumbing, and suchfeatures lastingimpression onthelodgingguestthan roomas circulating ice-water, a full-length minor,a doesthe exteriorarchitecture or the lobbyor any lightswitchinsidethe entrydoor,a bedsidetelespace.Designof theindividual phone,a built-inradio,andthe'servidor'-ashalothersingleinterior guestrooms andsuites, whileclearlymorean inter- low compartment withinthe guestroom door to iorlayoutproblem thanan architectural one,is still facilitate delivery of laundered clothes. partof the architect's responsibility. an important Alongwithdesignofthepublicspaces, it is alsoone of the two major areasof focus lor the interior Establishing DesignCriteria Becauseof the guestroom's residential designer. is intertwined with characler,such irritatingdeficienciesin layoutor Thelayoutof thehotelguestroom equipment asa nonworking light-switch attheroom decisions thatthe designteammakesduringthe mirroror counterareainthebath- schematic entryinadequate design,whentheyestablish thedimenroom,orchairarmsthatwon'tfitunderthedesk,are sionsol the guestroom moduleandthe structural obviousto the traveler. Thesedesign bay,accepta varietyof nontypical roomconfiguraespecially detailscallforthecoordinated attention of theentire tions,andapprovea finalroommix(seethe prevprovidethe interior interiordesigner, team:architect, engineer, other iouschapteo.Thesedecisions designconsultanls, buildingcontractor, and hotel designerwiththe framework to creativelyplanthe manager. individualspacesand give the guestrooms a Theevolution ofthehotelguestroom overthepast characierconsistent withthe publicareas. twocenturiesshowshowdesignandmanagement Guestroomdesign entailsa seriesof steps professionals collaboraled to designa betterroom. confirming thefollowing: Houseopenedin Bostonin 1829, r majortargetmarketsegments UntiltheTremont no majorhotelswithprivateroomsexisled;guests r lypicalguestroom dimensions were contentto share rooms-even beds-with r roommixincluding numberandtypeof suites whatever otherlravelers werestayingin a particular r lypicalguestroomlayout inn.TheTremont House'sinnovative useof private r suiteandspecialroomlayout(handicapped, etc.) and lockableguestroomsbecamean overnight r proposedfurniture,fixture,and equipment successand set the standardfor a burgeoning (FF&E)budget for guestrooms, suites,and industry corridors. Throughout the nineteenth century, in orderto remaincompetitive, Designers the industryquicklyintroduced recognize the specificneedsol the gas-then electric-lights, targetmarketsand identifyfeaturesand amenities technological advances: voiceannunciators-then telephones, andeventu- thatthesegroupsmostwantandexpect.Ingeneral personlooksforsingle ally elevators,centralheating,and runningwater. terms,thetransient business Theseinnovations culminated in theconstruction of accommodations, the convention and groupmarHotelStatler in Buffalo, NewYork,in kets need doublerooms,and the leisuremarket thepioneering 1908where, lorthefirsttimein a majorhotel,allthe requiresroomsto sleeptwo or moreguests.For guestrooms privatebaths.'A roomanda included example,many of the hotel rooms aroundWalt bathfor a dollarand a half,'theads proudlypro- DisneyWorld Resort and UniversalEscape in claimed.Otherdesioninnovations of the Statler Orlandoaredesigned withtwoqueenbedsanda
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Part2: DesignGuide
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guestrc1n plan$.(A)Econ0my queenrcon,220U2Q0.5n\ saves lypicalandunique laylutsGuestroom space wilhsinWanily outside bathr0om andonebed. (l) l\lid-scale (C)Firsfclass kinor00m, 320lt' (30m')shows howplacing thebedagain^st thebathr00m wallincreases useable space. d0uble-double room, 365 (D)Thteebayconlerence publicareawithwall-bed, tl' (34m')withtypical lurnishings. suite,1,160ft' (108m') combines atwo-bay l0unge seating, workarea, luil bathr00m, andwetbarwithatypicalguesttoom, andsec0nd c0nnecting r00m.(E)Luxury resort r0om550ftz(51rn2)introduces fivejixture bathrc0m andfircplace (F0UrSeas0nS,Sc0ttSda|e)'(F)]nternati0na||uxUryguestro0m'530f.^(49m.)1eatUreScare1Ul|ydetai|edb (G)Luxury queen-queen openeffect(Park Hyatt, Hamburg). casino-hotel r00m, 665fl'(62 m')features laruebathr00m, beds, andseparate livingarea(TheVenetian, (H)Rotated l-asVegas). r00mconfiguration, 530ftr (49mr)places whirlpool tub0ntheexierior wall0f spacious bathroom andfeaturcs unusually wideguestroom (Forvacation space l\,4illenia, Singapore). ownership, all-sui.te, andextended stayunitsseeChapters 4 and8.) fiheRilz-Callton
convertible sofato accommodate a vacationing familyof fourto six.Also,because eacho1thesemarketgroupsusesthe roomdiiferently, the designer mustconsider workand meeting lunctions in one caseandfamilyactivities in another. Theprincipal marketcharacterisiics thatiniluence thelayoutand furnishing of hotelandresortguestrooms areidentifiedin Table16.1.
RoomDimensions and Configurations Theguestroom designdecision whichmostinfluencestheroomlayoutsandmuchof theguestreactionto a hotelis the choiceol threecriticalroom dimensions: theinsideor netwidth,thelengthofthe roomlromtheexterior wallto thebathroom wall.and
Guestroom andSuiteDesign
269 |
Table 16.1H0tel chamcteristics 0uest Market
Guest chancteristics
Purpase forlravel
Guestrcon design factarc
Single ordouble occupancy, 2 4 -night slay; 55%men, 45% prlceinsensitiv€ women, somewhat
Conv€nlions, conlerences, professional associations, sales andtraining meelin0s
King ordouble double; bathrcom wthdressing arealounge seatlng wthg00d workarea
Single occupancyt 1 2 niqht stay; prlce 50%men,50"/o womeni insensitive
Cotpotate busiress, sales, conventions, conleTences
King, bathr00m withseparate stall shower; lounqe withqood work seatlng area
(inclLdes Double-plus occupancy children); 1-4-night stay,ongerin resort areas budget ormidprice
Family vacallons, siqhlseeing sports, farnily activity
queen queen DoLble-d0uble, 0radjoining rooms; l0unge seatlng ardteevis 0n:aee c0npdITe1lo||7ed ba-hr00r. bdlcoly. oLrsi0e access
Couples
Double occupancy; 1 7-night stay; midprice toupsca eandluxury
Tou|s, clubs, associatiors sightseeing; theater sports, packages, weekend shopping, vacation
King; dining area. wrilng surface; moderate large stOrage. compartmentalized bathr0om
Singles
young Single occupancy, professionals toseniorst mid-price toupscale
Tours, clubs, associations; cuturc, arts,theater, sports/recreation, sn0ppng
King 0rqueen: l0unge/enterlarninq area slandard balhroorn
Business Group
ndividual
Leisure Family
thesizeof thebathroom. Thenetwidthestablishes the structuralmodulethroughoutthe building (equaleitherto ihewidthof oneroomortworooms), whichcarriesthroughto thepublicandserviceareas on thelowerfloors.Themostcommonroomwidth forthepastseveral decades hasbeen12ft (3.7m), initially adoptedas a standard in themid-l950sby proptheHolidayInnchainjor allof theirroadside to comfortably erties.lt wassulficient accommodate two doublebeds againstone wall and a desld dresser/luggage standandtelevision on theoppositewall,withan adequate aislebetween. Whilethe typicalroomlayouthasevolvedslowlyoverthe last guestroom half-century, theindustry's standard layfromtheonepioneered outtodayis llttledifferent in 1953by Kemmons Wilson,thefounderof Holiday Inns.Though, to be sure,style,comfort, andguestroomtechnology haveseenmajoradvances. Untilthen,eventhe newestand largestconventionhotelsbuiltintheposfworldWarll periodincorporateda varietyof rooTnsizes,including a large percentage thatwerenarrower thanthe new12 lt widestandard. Thesehoteis,manyof themstilloperatingand competing withproperties 30 50 years newer, aregreatlylimitedby the smallness of their guestrooms. In the US andCanada,no firstclass orchain-affiliated hotels(except forthebudgetinns) are builttodaywiih roomslessthan 12 ft wide.
Occasionally, whenolderdowntown or resortproperties areacquired andfullyrenovated, thesizeof wheretheyarelimited someroomsmaybe smaller (Seethe by unavoidable architectural constraints. discussion on updating olderhotelsin Chapter 10.) Inthepastfewyearsguestroom dimensions have generally quality beconre standardlzed fordilferent levelsof hotelsor resorts(Iable16.2).whilea few hoteloperators havetriedto providenoticeably largerroomsthantheirdirectcompetitors, theguestroorns ze,qualityof furnishings and finlshes, and roomrateremaln linkedbecause closely oftheoverridinginfluence oftheinitial costof construction and turnishings. Theguestroom layoutsin thischapterillustrate typicalroomdesignalternatives as wellas a number of moreinnovative and luxurious layouts. The budgetchalnshavereduced slightly thesizeof the 12 x 18 ft (3.7x 5.5m) mid-price roomin orderto lowerconstruction costs,shortenlng ltto between 14 and10ft (4.3-4.9 m),stilsufficient to accommodate twodoublebeds,andreducing thewidthby 4-6 in (10-15 cm)-although a fewoperators arebujlding evensmallerunits.On the otherhand,companies whichareselling a moreluxurious roomhaveexperimentedwith largerguestroomspacesand, especially,have createdinnovativebathroomlayouts. Increas nq the width of the room moduleto
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Part2: DesignGuide .13-13.5 ft (4.0-4.1m) permitsone majorchange intheroomlayout:a king-size bedcanbe positioned againstthe bathroomwall insteadof the side wall, allowingfor a varietyof other furnishing arrangements. Generally, thereis littleadvantage to increasing the gueslroom widthbeyond13.5ft (4.1m).Eventhis slightlylargerspacedoesnot improve the interior arrangement, andconstruction costsincrease dramatically because of addjtional corridor andexterior wall area. However,at a room width of 16 lt (4,9m) or morea newsetof designalternatives arises:thebedor bedscanbe positioned against one sidewallandtheloungeandworkareaagainst the oppositewall.Also,the greaterwidihpermitsunusuallyluxurious balhroom arrangements, oftenwith fourorfivefixtures, aswellasa largerentryvestibule. Thp \ /a.lfla-chana.l r^oms characteristicof cir_
culartowerspresent theirowndesignproblem inthe layoutof the guestbathroom. Thesmallertowers havea corridor frontage of only6-8 ft (1.8-2.4 m), the largerdiameter iowera morereasonable 10 fi (3 m). Althoughmanyof theseroomplansshow suchpositivefeaturesas compartmentalized bathrooms(outof necessiiy), compactIoyerspace,a largeloungearea.and expansive windowwall. today'sincreasing competition in roomsizeand upscale furnishings hasmadethesmaller cylindricaltowersvirtually obsolete.
Generally, hotelsincludea mixo{ roomswithone oversizedbed (mostoftena king),two beds(generallydoubleor queenbeds),andsuitesof various types.Table16.3showsthe morecommonalternatives. The selection of a properroom mix is important because lt influences thehotel'sability to reni 100percentof its roomsand to generatethe maximum revenue. Forthis reason,roomswhich offermoreflexibility are popularwiththe managementcompanies. A roomwilhtwo doublebedsis moreflexible thana king(onetofourpeople); a kingsize bed plus a convertible sofa is attractiveto a singlebusinesspersonbut can be converted to familyuse.Table16.4illustrates typicalroommix percentages {or the differenttypes of hotelsand resorts. Typicat King and Double-double Room|
Thefulllistoffurnishings canbedetermined byanalyzingtheguestroom functions-sleeping, relaxing, working,entertaining, dressing and theirspace requirements. The planof the typicalhotelroom clearlyshowstheseseveralzones:the bathroom and areasfor dressingand clothesstorageare groupednextto theentrance vestibule; thesleepingareais inthecenlerof theguestroom space;and theseatingandworkareasarelocatednearthewindow Newlayouts combine theseveral functions in different waysorfindtechniques forseparaling them morefully.Forexample, the designer can provide Designing the Individual suite-likecharacteristics in a standardroom by addjng a screen to separate the sleeping and sitGuestroom ting portionsof the space.Or the designermay Thedefinition of themarket determines notonlythe createa compartmentalized bathroornby isolating mostappropriate bed combinations but alsothe the tub/showerand toiletareafrom the sink and otherguestroom furnishings lor a particular hotel. dressing function. Theplanon p. 271showshowlhe Butthe bed is the primarydefiningcharacteristic.functional zonesin a roommayoverlap. Table 16.2N4inimum r00m dimensi0ns ouest Living arca"
Budget lllid-price Upscale Luxury
guestroon Total
dinensions ft (m)
arca
dinensions ft (n)
1 1 .x5 1 5 (3.5x 4.5) 12x18
172
5x5 (1.5 x 1.5) 5x7.5 (1.5 x 2.3) 5 . 5x 8 . 5 (1.7 x 2.6) 7.5x9 (2.3x 2.71
1 3 .x5 1 9 (4.1x 5.8) 15x20 ( 4 . x5 6 . 1 )
r( @') 06)
216 (20.1) 256 (23.8) 300 (27.9)
area
t( d)
2\+ (2.3) 37 (3.4) 47 14.4) 71
(6.0
*Livinq area does notinclude thebathr00m, closet, 0rentry. guestroom bathincludes tub/shower andtoiletbutthesinkis part0fthedressing area. tBudget
dinensions tt (m) ' 1 1 .x5 20.5 (3.5x 6.2) 12x26 (3.6x 6.6) 1 3 . x5 2 8 . 5 (4.1x 8.6) '15x 30 (4.5x 9.1)
arca tf @'?) 236 (21.9 312
(2e)
378 (352) 450 (41.8)
Guestroom andSuiteDesign 2:/rl Table10.3Guestroom bedtypes Boanlype
Bedtypesandsizes
Two Twin twinbeds 39. B0in.(1 r 2 T)' Double-doubleTwo x 2 m) d0uble beds 54x 80in.(1.35 01equeen bed 0ueen 60^ 80in.(1.5x 2 n) King onekingbed 78x 80in.(2x 2 m) California king 0 1 ek i n b ged 72x80in.(1.822n) 0versized twin Two twinbeds 45v 80in.il.15x 2 n) queen Queen-queenTwo beds Double-studio onedouble bedandconve iblesofa Queen-studio 0nequeen bedandconvertible sola King-studio 0nekingbedandconve(ible sofa Parlor 0neconvertible sola Wallbed room') 0newallbed('Sico
-l/letric bedsizes. Withthecontinuing increase in construction and furnishingcosts, it becomesmore importantto layoutsforguestrooms-designs developinnovative thatcombine function andcomfortwithinrealistic budgets.Basicapproaches includeusingfewerindividual piecesol furniture, sometimes combining several functions,or scalingthemdownto givethe perception of a largerandmoreluxurious room.Thedesigner mightinclude thefollowing: . Queenor72in (1.8m)king-size bed:bedssmaller than the 78 in (2 m) king createsmore open space. a Conveftible sofaor wallbed: theseprovidemore openspaceand flexibility, eitheras the second bedin a queenor kingroom,or as theonlybed In a parlor. a Adequateluggageand c/ofhesspace:sufficienl drawers,luggagerack;and closetspacereduce theclutterof clothingandpersonalitemsthroughoutthe room.
Planning theguestr1ons lorthenatketGueslloom activilyzones. people, Ttreholelguesttoom accommodates One l0four0rmore somewithseveral times activities occurring atonetime(forexarnple, bathing anddressing, TV).Thedesigner sleeping, andwaiching needs to be aware ottechniques forseparating somewhilecombining in others, bothcases increasing theflexibility andadaptabilily 0fther00m t0dilguestroom ferent users. Theplanillustates thefivepdncipal activily z0nes.
Table 10.4Guestroom mixfordiffereni hotel tv0es
lypeolholel
Percent oltotalguestroons DoubleKlngKing
(downtorYn) Business Boutique hotel Suburban/airport hotel Roadside inn Budget inn Resoryfamily Resorvcouples hotel Convention Conference center Alfsuite hoiel Super-luxury l\4ega-hotel Casino hotel
30 10 50 60 80 75 20 55 30 30 20 50 50
60 75 40 35 20 10 70 35 60 70 70 40 40
37 312 55 50 00 10
5
CJ
0 55 00 0
10 10
cc
0
10
Connents Limited double occupancy Suites depend 0nmarket andbuildinq configuration Fullrange 0i potential market seqments; needs llexibility Trend away lromalldouble-double queen Usually instead ofkingbed queen-queen; provide S0me room f0rcots lncreasin0 emphasis onsuiles Continuing rcliance 0nd0uble-double Single occupancy, except f0rweekend s0cial business Allkeys include living r00m withdedicated bedr00m Double-double replaced withovelsize lwins D0uble-double flexible forfamily/group/business markets D-DorQ0 count depends 0nslrength 0ilourma ei
lzzz
Part2: DesignGuide
fheguestr1jnlsuite vatiatlons Gueshoom andsuiteinteriolviews.(A)Panqkof LautRes0dNlaaysia.nthisr0mant c islandhideal/vay wh€re the!uestsafepampered (B)TheF0urSeasons guestbeyond complaint, th€OUesl suites arearranged alongtheshore andm0untains. Resort, Tro0n N0 h,Sc0ttsdale. TheOversized r00ms, eachwthlafgeterlace queen queen 0rbalcony, lealures afirepaceiorc00ldeseTt evenngs(C)TheVenel an,LasVegas. Thestandard r00mis neary twic€ guestr0Oms, thesize ofmostfilst ciass (see plan andincludesan 0versized fivejxture bathroom (D)Pan ando\{er s tl ngarea atthewifdow Pacfic, onp 268). Y0k0hama'ThiSst]iteq!eStroom,p|aced0pp0sitetheentryf0yer.mimcsmany01the1niSheSanddeSignm0ti patt€rns, Place, Chcaq0. Thetyplca r00mforthe business andcorveftion markel uses b0ldgeometric lncudnglheveneer 0ntheTVarmo rc.(F)Boein0 L€adef shlpCenter Fl0rlssant, lvliss0url. Theguestfo0m, desgned l0rs nge occuparcy features c0mfortab e readlng andworkinO arcas.
Guestroom and SuiteDesign a Armaire:combinedrawerspacewjtha television cabinetandpossibly a pulloutwritingledgein a singleunitto eliminate theneedfortwoor three seoarate Dieces. r Desk:wheeledcomputer standthatrollsunderthe maindeskoffersa betterheightJora guest'scomDUter andorovides additional worksurface. a Loungeanddeskcharrs:loungechairsdesigned at a heightappropriate for the workdeskrnay eliminate theneedfordeskchair. f Mirrors.mirrorsenlargethe spacevisually. t Wallmountedbedside lamps:these permit a smaller bedsidenighttable. a Bathroom. designsshouldjncrease lightingand enlargethe countertopand mirrorsurfaces; compartmentalize thetoiletand/ortub/shower
Noteveryoperatoris tryingto providethe smallestpossible room,orfindwaysto combine functions with multipurpose furnishings. The 3,000-room Venetian Hotelin LasVegasopenedin 1999with guestrooms siandard of 665ft2(61.8 m2)including guestbathroorn a fivejixture of 110ft2(10.2m2),In floorareathisroomis largerthanmanyhotelsuites, yettheroomis onlyonebaywide.lt features, inadditionto the generous bathroom, clearlyseparated sleeping andlivingareas. Suites
Theprincipal qualwaythaia hoielprovides different itiesof accommodations is to includea varietyof guestroorn suitesintheroommix.A suiteis defined simplyas a livingroomconnected to oneor more Several detailsin theroomarrangement providea hierandfur- bedrooms. Largerhotelsfrequently nishing do nothaveanybestsolution although there archyof suites, fromsingle-bay livingroomswitha aremorecommononesfordifferent typesor cate- sleepingalcoveto multiple-bay livingroomswith goriesof hotels,Forexample, manyoperators oJ connectingrooms, includingdining/conference properties economy insistthatthetelephone (lable16.5). should roomsandoneortwobedrooms Some be locatednextto the bedswhereasotherspreler management haveearneda reputation companies that it be placedat the workarea.l\ilostfirst-class fortheoverallqualityof theirsuites.FourSeasons, hotelssolvedthe question in the 1990sby provid- the Canadian-based luxuryhotelchatn,offersa ingtwophones-orthree,withan addjtional onein standardtwo-baysuiteconsistingof a one-baylivthebathroom. Inthefuture,designers willspecifya ingroomwithpowderroomconnecting throughdoucordlessphone with the base unit a speaker- ble Frenchdoorsto a bedroomwithan oversized phone-whichVr'ill enablegueststo roamaround guestb'athroom. theirroomwhjletalking.Similarly, the lowerpriced The numberor percentageof suitesvaries innsoitenoreferdraoeswhichcombine thedeco- amonghoteltypes.Mosthotelshaveno nrorethan rativedraperyand blackoutinto a singleunitto 2-5 percentof theirkeysallocatedto suites.Firstreducethe numberof draperytracks,whereas classandconvention hotels, ontheotherhand,proothersinsiston separate sheer, blackout, andover- videup to 10 percent of thetotalguestroom count drapeto alloweasycleaningand maintenance. in suites.Thesemostlikelyarepositioned on the Guests inupscale hotelscancontroi thedrapes with upperfloorsof the towerwherethe roomshave a pushof a buttonat thebedside. Throughout the betterviews,but may be stackedverticallywhere room,the designermustbalancethe conflicting unusual conditions occur.Forexample, suitesmay needsof function,safety,maintenance, comfort, be usedto fillanylargerstructural baysonthetypical aesthetics, andbudgetand,atthesametime,con- floor,grow into additional area behindstairsor siderthevaryingrequirements of theseveral ditferent elevators, or are locatedwherethe buildingform guestmarkets provides thata singlehoteltriesto attract. uniquely shapedrooms. Table 16.5Suite tvDes Suite Upe
Living raon Bedrcons ^eys
Bays Percent.
Comnent
Mini-suite onebay Alc0ve 1.5 01 Fitsbehlnds stairs orelevators Junior suite onebay plussing 1 Paflor lebedroom VIPsuiie onebay 2 3 2-3 furlorplustwobedrooms Conference suile Twobays 2 4 12 Boardroom table andlounqe area Hospitality suite Twobays 2 pantry 4 1-2 Expanslve lounqe seating, Executive suiie Twobays 2 5 0.25 Dining r00m andl0unge area, 0verslzed bedrcOm Presidential suite Three bays 2 6 0.25 Oneoversized, dedicated bedroom .Percent (Approximaie 0ftotalr00ms; thatis,onetoiwojuni0rsuitesper100r00ms. standard formid-size downtown business hotel.)
2rg]
274
Part2: DesignGulde
(A)TheDelan0, guestr0om Bjulique inguestr1anlsuite style design Boutique holelgueshooms. Nillami Beach. Theal white dec0r sacl (B)WN€wYo . Thefirsth0tel0f StaruOod's ficeshousekeep ngelficiency tostylsticbravado newbrard, theguestr00m leatrres a '1Oatino t0a peek bedanch0red a booscreen waI alther00m €ntfy. Built-in help needs elements accommodate na smalL space. OUest
Guestroom andSuiteDesign Inthe late1970sseveral hotelcompanies in the meeltheguidelines of theADA,notonlythepublic but the employeeareas USrecognized the growingneedof theextended- areasand guestrooms, stay marketand establishedchains o,f all-suite as we . foundthat thesesmall However, one areawhereaccessible designis hotels.But the operators guestrooms,' is inthe'handicapped a suitesheld great appealto the travelingbusi- mostevident nessperson and family,bothof whomappreciated smallnumberof roomswhichfeaturelargerbathlivingandbedrooms andtheprovision rooms with somewhatdifferentfixtures-rolfin theseparate At the time,operators suchas showerstall,forexample anda numberof features of a smallkitchen. a Inn,Ernbassy Suites,and GuestQuar- intendedto makethe roombetteraccommodaie Residence apartment build- personwithspecific disabilities. Interestingly, many tersweresuccessfully converting to allguests: leverhanings or buildingnerrystructures with suitesof of thesefeatures arehelpful grab 450ft' (42m'). In the latetwentieth dlesondoorsand{aucets, a hand-held shower, approximately in large buttons on the telea number oI innovative franchise companies bars the bath/shower, century new all-suitebrands,manyof them phone,andmoreaccessible outlets andswitchesestablished wiih thai is, design{eatureswhich have 'universal' withentriesin the 'economysuite'segment, 'suites' no larger than a conventional hotel appeal.Hotelinterior designers havebegunto realguestroom. ize the value of universal design andareadopting but with a smallkitchenetie. ffhese and othersuiteproductsare fully describedin as manyof thesefeaturesas makeeconomicand functional sense. Chaoter 8.) or club floor Thefranchise company, MicrotelInns& Suites, Manyhotelsnow ofierconcierge levelsto offera higherqualityroomandadditional in 1997surveyed someof the 20 millionpeople price.Usually in the US who travelto askthem at a premium representing withdisabilities amenities 10-20percent ofthetotalroomcount,theclubfloor whattheymoslwantfromtheirhotel.Theresponroomsareidentical in sizeto thenormalones,but dents(73%wheelchair users,5%sightor hearing 'other'),in particular, qualiiy listed finishes, furnishings, and impaired, and 22% featurebetter of the guestrooms(along bathroomamenities, lvloreimportant to mostguests many characteristics aretheadditional services available intheclubfloor with othercommentsaboutthe hotelproviding information, helpfulstaff,and accessible lounge,including express check-in andcheck-out, accurate complimentary breakfast, tea,cocktails, andeven- parking): ing snacks,and the morepersonal services ol a r accessible showers guest floors. The lounge space r large bathrooms concierge on the is equalin sizeto at leastthreeguestrooms r enoughspaceforeasymaneuverability usually hotels,wjthprivatecon- r suitable beds and,in majorconvention guestroom pleasing ferenceroomsand additional businessservices, r aesthetically jn guestroom maydisplaceas manyas six to eightrooms(see r reJrigerator planon nextpage). I easyaccessto guestroom controls.
niversal GuestBathrooms Accessible Guestroom/U Design
Nowhere in theroomis planning anddesignmore All hotelooerators mustorovideaccommodation important thatin the guestbathroom. In the midguests physical great in andotherservices for with disabil- twentieth century, withthe surge thedevel ities.In the US,lhe jederalgovernment in 1992 opmentof chainproperties alongthenewinterstate passedthe Americans withDisabilities Act (ADA) highways.bathroomsgrew from about 30 ft2 public for the standardthree whichmandates equalaccessto accommo- (2.8m'z)-hardly^big eno^ugh growthin thebathproperties (3.7 in lodging bul retail fixtures to 40 ft' m'). This dations-not only paralleled museums, room huge in roadsideinns stores,restaurants, theaters, andtransthe expansion portation services. Hotelsbeforethistimehadmade to servethefamilymarket. Thisbathroom is stillused still sometokene{fortsto provideroomsfor disabled today,andthe5 x I ft (1.5x 2.4m)dimensrons guests,mostfrequently in wheelchairs. But lhe those accommodate comfortably the standardthreefixpressure, ADAbroadens thedefinition to thosewithotherdis- tures.Butcompetitive andmarketing, and or thosewhoarehearing guests'eagerness tor something betterthanthey abilities suchas arthritis, Allareasof thehotelor resortmust haveat home,haspushedthefirst-class orsightimpaired. andluxury
2?51
operatorsto add fixturesand otheramenities.By 2000it wascommonfordowntown hotels,catering to a singlebusiness traveler, to offera bathroom with a largesink/counter, bathtub,separateshowerstall, and compartmentalized toilet.All {or one person. properties ResortandsupeFluxury do thisonebetter, addinga secondsink,and plentyof openfloor space. Designers needto studythemarketdatato understand what featuresand amenitieswill be most desirable. ls the marketmostlymen or women? Single travelers orcouples orfamilies? Whataretheir demographics anddo theyexpectunusuallevelsof luxuryin the bathroom? Oneof the limitedservice brands,SleepInn,tookto heartthe research that showedthatnearly90 percentof travelers stayingin preferred theirproperties showersand,as a result, in newerinns they havereplacedthe tub/shower combination with an oversizedstallshower.In the late1990sHyattInternational openedseveralhotels in Germanyand Japanwith unusualbathrooms, featuringa 'wet room'-a space about 5 x 5 fi (1.5m x 1.5m) witha normaltubplusopenshower,a compartmentalized toilet,anda spacious sink counter and make-up area. The bathroom is separated lromthe bedroomby slidingpanelsor a glasspartition. photographs Theaccompanying suggest howdssigners canusetheguestbathroom to give the guest a truly memorableovernight experience,
GuestroomEquipmentand
Technology
The end of the twentiethcenturywas a periodof incredible innovation in hoteltechnology, muchof it appearing in theguestrooms. Because nationwide nearly60 percentol all roomnights weregenerated by businesstravelers, companiessuchas l\,4arriott announced thattheywouldinstallhigh-speed Internetaccessin alltheirhotelguestrooms, in addition to the meetingroomsand businesscenters.These ethernefbased systemsofferedconnection speeds of 50 timesfasterthannormalphonelinesand,further,do notinterfere withtelephone use.Computer usebyguestsreportedly doubledbetween 1995and 2000,withnearlytwoof threebusiness travelers carryinglaptopswiththemon trips,the greatmajority to stayin e-mailconiactwiththeirofficeor family.A sidebenefitis thatadoptionoI thehigh-speed cable networks freesup theexistingPBX(telephone) trunk lines,lessening the burdenon anotheressential pieceof thecommunications network. Someluxuryhotelslookforeverywayto pamper playsa rolehere,too. theirguest,andtechnology At The Peninsula in HongKong,a bedsidepanel controls lighting, heatandair-conditioning, television andradio,andthedraperies. A smalldigitalpanel continuously displays theoutdoor temperature and js studyinghowto install humidity. The Peninsula newultra{hin televisions, whichwouldeliminate the
?s?N?9? r:\ r\,4 A/A A
Planning l1t business andconventi1n narketsConcielge ll00rloungeplan.Luxury andconvention orienled hotels oftenpr0vide aconcierge 0rexecutive Iounge coveling threet0eightbays0nanupper fl0or,prcviding VIPservices, Continental breaKast, all daybeverage service, and evening cOcktails andsnacks. ThisfouFbay example includes pantrysmallguestc0na reception desk,largepermanent buffet withadj0ining lerence room, (l\4arrioft andguest w0 area Hotels).
Guestroom andSuiteDesign guestroom Tablel6.6 Elements required forc0mplete design Furnishings Casepieces goods Soft Lighting Accessofles Guestloom linishes Floor
Desk, dresser, tables, chairs, nighlstands, headboard, andTV Bedspreads, dmpes. an0upholsterv labrics: carpei s0metimes i4clu0ed Lamps atthebedside, desk, andlounge seating areas (Wastebaskets, Fnmedmirrors, art,planters, otheramenities. coffee maker, ironandironing board, and other miscellaneous items areprovided bythehoteloperator.)
Wall Ceiling Doors Door fames
padding (warm Generaily carpet 0ver resos mighthavetile although climates) mayhave andsuites woodparquet witharea rugs prelerred, permits Vinylwall covering orpaint; baseboard andm0ldings il budqet Acoustical treatment pre-finished, W00d, 0rpainted-a I s0idcore Painied t0match d00rs, wallsoraccent colof
Balhloom linishes Floor Walls Ceiling
Ceramic ormafble tile Ceramic 0rmarble tilear0und tub,vinylwall-c0vering 0rpaint elsewhere Paint
Electdcal/mechanical 0utlets Cable Mechanical Fireproteclion
Minimum 0ffiveduplex outlets: twoatthebeds, oneeach atdesk, dresser, require andlounge area, outlets convenient iorquest c0mpuler and10rhousekeeper Television, dual telephone lines, iniernet, fircalarm,0r Other communications system jntegrated HVAC withroomlayou1; bathr00m exhaust gueslroom; lvlinimurn 0foneheat 0rsm0ke detector andonesprinkler ineach some areas require additi0nal spfinklers infoyer,closet, andbathroom. All inted0r funishings should becarefully checked lorlireretardant andn0ntoxic linish
needfor the armoire, therebychanging thewhole r appearance oftheroom.Sucha high-tech television mightbecomeintegrated withthevideo{elephone, offering a largerthanlife-size visuallinkto homeor . innovation office.Additional is likelyin guestroom doorlocks,whichcanbe programmed to recognize a guest'svoiceor thumbprint.
Proposingthe GuestroomFF&E Budget guestEarlyintheprocess, afterpreparing theinitial proposes roommix,theinterior designer a budget fortheguestroom furniture, lixtures, andequipment (FF&E). Thisrepresents approximately halfof the totalinterior designbudget.Generally, thedesigner accomplishes thisinseveral stages, eachonemore focused anddetailed, asthedesignbecomes more specific: I Conceptdesign:budgetbasedon costperguestroom,persuite,andperkeyforconidor. a Preliminary design:budgetbasedon anallowance Joreachfurniture item(costperbedset,armoire, desk,etc.)priorto selecting theindividual item.
Desrgtn development. Budgetwithcostfor each specifiedFF&E item with some allowances (anwork, signage. accessories). Contractdocuments: figurefor eachitemincluding input lrom purchasingagent and some pricingfromvendors. cornpetitive
By2000,costsforguestroom interior, FF&Eranged from$3,000to morethan$10,000per room, primarily depending on thequalitylevelof theproperty.Whilethe sizeof the roomis a Jactor,it has relatively minorsignificance. Thelowerpricedrooms haveextremely basicfurnishings: base-grade carpetandfabrics, painted walls,inexpensive lightfixtures,and casegoods withplasticlaminate finish. Thehigherpricedroomshavea sumptuous feelwith luxurious fabrics,woodveneercasepieces, overstuffedfurnishings, triple-matted and framedartwork,andextralightingto enhancethevisualeffect. Eachindividual itemmaybeat leasttwiceasexpensive,anddesigners include a numberof additional accessories or extraamenities. Thesheernumberof guestrooms requires thatthe designer be particularly conscious of seeking economiesinthelayoutof theroomsandtheselection
2??l
lna
Part2. DesignGuide of the furnishingsand finishes.Becauseof their importancein influencng the guests perceptionof the hotelas well as thesecost tactors,deveopers usuallybuilda full scalemock up to testthe design b e l o r e p J ' c ' r a s i ' r gr 6 e ' u r - r s h r ^ g =T. l - r s r o d e l 'oom p'ovdes rhe pe'fect serii'g -or 'ina, co ordinationof the manyfurnishing, roomfin sh, and eng neering-system decisionsthat affectthe room designand guest comfort.In additlon,the model room is used as a promotionaltool to interest bus ness or conventiongroupsin the hote and to providethem wlth assurancesof the qualityof the finalroomproduct.
Trends Innovaiion in the guestroomand guestbathmay be moreobviousbecausethe spacesare so personal. We are we I awareof how design,whethertexture or technology,affects our satisfactionwith the environment. Also, we are sure to measureour overnightaccornmodation againstour own home, whetherit be heatedtowelbars or unusual ghting or some idiosyncratic featurethat each one of us partlcuiarly cares about.Therefore, we wi I marvel ar mary o' [he trenos ir guestroo- des gn tl^dr shoud appear n ihe nextfew years I Communications systemsw ll continueto evove at irc rate ar ed b e and hotels-usr dpveop a flerb e infrastructure based,rnost key, on thery cable ,bu.ion dist sysLe-. Hgh-speedl'l ernel occess wi I becomea standardamenity.
Designing lhebalhraan fordramatic effectBathroom interiorviews.(A)Royalt0n Hote, NewYofk.Theboutque desiqn usesstonewas andf00r,glassvanity c0rfter afdt0 etries shelJ stainless ste (C)PafkHyaltllambLrrg. s zedwhirp0oltuboverlo0k nglhecityandsuchluxury amenitles asseparate shower cubcle,teleph0ne, andminitelevlsi0n Dfessirg arca andJapanese-sty ebathr00m. Thespacious spaikedrcssn0andbathing ar€as incLude c€ilinq-m0!nled heads shower andll00rdrainage f0fshowerin0 nth€bathf00m, part soaking tuband0lass I 0nirgb€tween thebathr00m anddress ngarea, crcatirg a lLXuri0us spaatmosphere.
Guestroom andSuiteDesign
2791 I
I Entertainment systems willmultiply aswellbutwill I Guestbathroomswill increasein size as guests be lesscriticalin business-oriented hotels.Flat demandmorespa-like features including whirlpool screen Ws shouldbecome standard freeing them bath,multiheadshower,and exerciseequipment. dimensionally fromthearmoire. Eventually, enterThe bathroomwill becomemore physicallyand tainment andcomputer willbecome fullyintegrated, visuallyintegrated withthe hotelroomwith privagueststo intenrueave allowing sportsprogramming cy beingprovidedby polarizedglasspartitions or withmovieswithofficework. slidingpanels. I Designers willcontinue to explore alternatives to the I Theremainder of theroomwillnofincrease in size. traditional deskofferingmoreworksurface, comDeveloperswill attempt to hold down overall putercart,betterlighting, andergonomrc seating. increasesin floorareaand construction costsby I Exercise equipment mayfinditswayintoroomsin maintaining overallroomdimensions closeto the business-oriented hotels(seeChapter 4, Spatel), currentsize.
1:V\ Upper
Level
.26Plan
Lowe
vel Plan
Thebeachfront luxury'villa'unitFour Seasons Resort Hualalai, Kona, TheBiglsland, Hawaii. Theluxury resorl locates itsrooms andsuites inspacious intimateupper andlowerbeachfront andgolfclubvillaunits.Theupper floorhasbalconies extending overthelanaitenaces but,otherwise, features thesame sumptuousoversized rooms withagranite andslatefiveJixture bathroom. Theexecutive suites separate thebedroom lromthelivingroomwithslidingwooddoors andinclude (seep 71). outdoor lava rockshowers adjacent t0thebathr00m
Pub c SpaceDesgn
17
hile the hotelguestrooms make up the restaurants and lounges,meetingprefunction majorityol the floor area in virtuallyall space,guestelevators, andupperfloorcorridors, all hotels, it isthepublicspacethatdefines the occupythesamevolume. differences amongthe varioustypes.Because A secondmajorobjective projectsis in highrise the lobby,restaurants and lounges,meeiingand to organize thepublicareaswithan understanding banquetspace, and recreat;onfacilitiesvary so ol theirlocation in relation to the guestroom strucgreatly({romonly5 percentin a budgetmotelto ture.Thisis important for two reasons:One,the 25 percenlat a conference center), understanding architect needsto planthe lobbyfloorso thatthe the distinctions amongthe different hoteltypesis majorguestcirculation fromtheentrance to thefront crucialto programming anddesigning a success- deskto theelevators isconvenient andlogical. Two, ful oroiect. the designer mustposition anylong-span spaces, Table17.1identifies thekeydifferences inthepub- primarivthe ballroomand otherlargermeeting lic spacesfor the varioushoteltypes.Convention rooms,sothattheyarenotdirectly undertheguesthotelsand conference centers, for example, need room tower, in order to simplifythe structural extensive meeting andbanquet space;resorts and, designof thehotelandreduceconstruction costs. morerecently, conference centersincludemaior recreational components; and downtownand luxuhotels, amongothers, havegenerally high-quali- Arrival ry ty restaurants. ln additionto providingthe appropriatemix of Thearchitectural aspects of thebujlding, of course, facilities for eachtypeof hotel,the architect must are best observedon the aoproachto the hotel createa planthatmeetsthefunctional requirements entrance, and the detailsof the siteand exterior and marketobjectives as definedby the developer design thelandscaping, thenightillumination, the and the hotelmanagement company. Thebudget entry drive and canopy-all contributeto the and mid-price companies insiston tightand eco- guests'anticipation of theirstay.Largerhotelsmay nomicallayoutsforthelimitedbutmultipurpose pub- developa numberof different entrances to helpseplic areas.Thefirstclassanddeluxeoperators, guestsandvisitors, too, arateovernight to reducethe strivefor efficiency, whiletheyaremoreconcerned amountof unnecessary trafficthrough thelobby,to withthevisualqualities of the buildingandin pro- establish a distinctidentity fora reslaurant or other vidinga levelof amenity; thesecompanies frequently lacility,or to provideincreasedsecurity.The deswill accepta lesseconomical layoulin orderto ignersshouldassessthe relativeneed for the accommodate moreappealing andsaleable archi- followjng entrances: tectural andinterior designfeatures. r mainhotelentrance Whatever thetypeof hotel,an overallobjective for r ballroom/banquet entrance theplanning anddesignof thepublicareasis that I restauranvbar/nightclub/casino entrance theybe clustered aroundthe lobby.Thisarrange- r healihclub/soa entrance ment assuresthat the hotelguestscan find the r tourbus/airport busdroo-off variousfacilities witha minimum of djlficultyandpro- r suiteor condominium entrance. videstheopportunity forfunctions to overlap. Hotel atriumlobbies,especially, exhibitsuchcharacter- Eachentranceneedsto be clearlyidentified istics,wherethe guestregistration area,multiple accordingto its functionwith a canopy,signage,
fhethenedluxuryrcsortlobbylhe Palaceol the LostCily,SunCity,SouthAlrica.Conceived aslhearchitecture 0f a lostcivilization, theluxury resorthotel leatures asoaring rcception airium, lighted through clercsiory wind0ws, (seep.C-31). andfurther enhanced byasix-story-high hand{rescoed dome
Part2: Design cuide F matrix Table 17.1Public soace HolelType
Labby
F&B areas
Function spaces
Recreatian
Paking
(downtown) l\,4odenle N4oderale Small N/oderate Small Varies Business Small Small Small l\iloderate Small Small Boutique hoiel Large l\.4oderate lvloderate Moderate Moderate SmaI hote Suburban l\,4oderate Small Smal l\,4odemte lvloderate Large Airport hotel Small Moderale Small inn Srna I l\,4oderate Small Roadside Large (goll/beach/tennis) lModemte l\,4oderate Large Large Resod (olhe0 [rfoderate Large hrge Small lvloderaie Small Resort tuloderate l\,4oderate Larce Large Large Convention hotel Large Large Small Moderate ivloderate Larq€ Conference center l\,4odemte Small lvloderate Small hote Small Smal Condominiufir lModerate l\,4oderate Niloderate Uoderate lvloderate Small All-suile hote lvloderate lvlodemte Small hotel Small l\iloderate Small Superluxury Large Larvs Large Nlega-hotel Moderate Larqe l\iloderate Large I\/ixed-Lse hotel (casino)lvloderate Vlodetate l-arge hoiel l\iloderate Large Casino 'Small'means <6112/r00m; <2 seats/r0om; <0.7seat/r0om; lunction spaces recreation atea:smalp0ol0t f00d andbeverage aTeas lobby 'l\,40derate' parking <0.7carlroom. 10ftzlr00m; f00d andbevemge afeas 0T l.2 stands lorlobbyO health clubpluslimited 0ther iacililiesi 'Large' : pool patking other facililiesi for0.71.2cars/Io0m. 2 4 seats/r0om; recreatl0n area andhealth clubplus seats/room; funclion spaces : > fac >10ft2lr00m; > 1.2seats/r0om; recreati0n areas ext€nsivelilies; functi0n areas4seats/r00m; l0bby f00dandbeverage areas ndlcates parking parkinq >1.2cars/room. l0rbuses. lypes 0ih0tels require additi0nal Some
or otherarchitectural treatment. specialillumination, require space for waiting taxisor Someentrances luggagestorage, buses,othersrequiretemporary entrancerequiresspecial and the condominium city hotels maysucceedwithno more security. Some such a drop-off at the curb but,in destinations than or Las Vegas, the largest hotels often as Orlando to hanhavefourto sixlanesat theportecochere departures. The the hea\,^/ volume oJ arrivals and dle can be requirements for the hotel entrances design summarized briefly: a Canopy.providea porte cochereor covered and principal secdrop-offat the rnainentrance (ballroom or restaurant) to ondaryentrances protectguestsfrorninclement weather, include ensure lighting, signage, andheat,if necessary; and emergency sufficientheight for buses vehicles. predictthe amountof trafficand proa Driveways: videa sufficient numberof aislesand queuing for waiting taxis,loadingandunloading of space passengers standandluggage, andshort-term ingincluding valet-delivered carsandtouror airportbuses. to and rnakegarageaccessconvenient portec1chere Thelowsweeping lines a Parking. TheBeverly HillsHolel,Calilornia. fhedtanatic parkvalet fromthemdn hotelentrance; ifthereis hotegreets mOvie stats,business ttaventrycanopy ofthelandmark 0fthecandy-striped location for the valet otfice near protecti0n ing,establish a allke.Thecanopy ls essertial l0roffering weather andcre ellers, andvacationers gJests. pOs themainentrance. 0r a rivilq alinq a liveimpressiol
Pub,ic SpaceDesigr
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r Sldewa/ks: designpedestrianareassufficiently wide for handlingbaggage,storingbaggage station; doorrnan or bellman carts,andproviding provide groups for to space at bus locations assemole. developa weather vestlbule a Doorsandvestibules: doors to limit temwith revolving or autornatic perature luggage include access into differences; storage roomfromcurb,providerampsif necesguestsandluggage. saryforbothdisabled
Lobby thelobby Amongthemanypublicareasofthehotel, impacton theguestand makesthesinglegreatest intimate onvisitors to thehotel.ltsdesign-whether formalorcasua-sets thetoneforthe orexpansive, of themajor hotelor resort. Therefore, theplanning and the designof the detais are lobbyelements andlastlngimpression crucialto makinga positive designs carefully ontheguest.Themostsuccessful balancetwo key factors:vsual impact and function. For most of the past century,untilthe Hyatt in 1967, HotelopenedinAtlanta, Georgia, Fegency small,designed mosthotellobbieswererelatively principles astherestof alongthesameeconomical shifted in the 1970semphasis the hotel.However, notonlyin conventlon hotels towardlargerlobbies, but also ln smaller complexes, and mixed-used The areasand at airports. hotelsbuiltin suburban in hotel centurywithitsincrease endofthetwentieth of a return to rnore showed evidence specialization, in the superintimateinteriorspaces,especially centercategories. luxury, allsuite,andconference questions facingthedevelopThus,amongtheinitial isto decidethescale,atmosohere, erandarchitect andimageof thelobby. PJogram and Pranning Obiectives the Thespaceprogramforthelobbymustrecognize withinthe typeof hotelandtheamountof circulation publicareas.Largerhotels,such as convention properties and those locatedwithlnrnixed-use projects,requirea great amountof space to the numberof guestsand visitors accornmodate hotelsand offacilities. l\4id-price drawnto thevariety requirerelatively thosethatcaterto few outsiders hotelsprovidebetween6 littleoublicarea.l\,4ost m2)of lloorareaperguestroom and10ft2(0.6-0.9 to remote in the lobby,not includingcirculation (seeChapter 22).Convention andmegafunctions
hotelsand thosedevelopedas partof a mixed-use projectmayrequire1O 15ft'?(0.9-1.4 m2;per room. Locatingbars,restaurants, and retailkioskswiihin the lobbyis onegay to increase the apparentsize of the spacewiihoutaddingadditionalgrossarea. AtlantaarchtectJohnPortmanretersto thisconcept as sharedspace.Addltonal obbyfunctionscreate varietynot only n sca e but in relativelevelof activty wlth fluctuatingusage throughoutthe day. In orderto accomplsh this diversty successfuly,the best plansprovidea c ear def nitionof the several functionslhat occurwlthinthe lobbyand maketheir o ' g a n i z a t i oonb vo - > I o r f e g L e s l
timewhereit hadbecomeless Publicspace multidimensional place.Lounges JohnC. Poftman,t., Chairman, is a happening and restaurants. shoosand JohnPortman& Assocrafes libraries, andspecialseating groupsparticipate and A1the end of the nineteenth ceniury,theworldexperienced interactto createcomtortable frornan agrarianto andconvenient a transition environments. an industrialsociety.Now at Publicspacetodayis a the dawnof thetwenty-{irst spacewherepeoplelingeras centurytheworldagainis in rapidly wellas movein,outand thethroesof transition, Thechallenge to through. evolvingintoan age of is to create designers lechnology. architecture thatby its Designinthisperiodwill grves to reflectchanging expressron continue to many acknowledgment socialviewsand evolving vafledusages. technology. We haveonly Thearchitectmustintegrate begunto sensetheimpactof publicspaces,indoorsand on technology andinnovation in a waythatpeople humanendeavorand its effect outdoors, aredrawnto the space.Today on work,play,travel,and peoplein youmustimmerse perceptions of 'place.' Thaea nor.Anti^na 'ro world. an evolvingdiversified by theari and Whetherthe desiredeffectis to influenced architecture of the calmor excite,the architect thenatural mustsequence a person environmen't, thehotel.From surroundings andthetimes.lt through responsibility app.oaching thebuilding, to is thearchitect's to entering thefrontdoor,and to integrate theseelements createan enhanced human throughto theirroom,the guestmustsensea buildup of In hotels,for experience. whichis often example, theresurgence of the lhe experience hotellobbyas an activeplace createdby the lureof in the anticipation established to see,be seen,and participate hasreturnedfroma desrgn.
HotelPublicSpace
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Part2: DesignGuide groups;locateadditionalseatingcontiguous Theplanning requirements of mosthotellobbies aresimilarregardless of thetypeof hotel(seeTable withthe lobbybar. 17.2).In additionto establishing the imageof the f Circulation. establish clearpathsto thelrontdesk, hotel,thelobbyservesasthemdncirculation space, elevators, restaurants andbars,meetingandbangueststo the Jrontdesk,elevators, quetareas;whergpossible, directing food separate hotelguest and beverage outlets, meetingand banquetfacilitrafiic fromconveniion-oriented visitors. ties,healthclub,andotherpublicareasias guests t Retailareas.provideleasesDaceconvenient to gathering linger,it servesas an inJormal space.lt the guest circulationareas or with exterior alsofunctions asa security controlpoint,wherethe frontage. positionbellmanstationnear staffis ableto visuallysupervise accessto thebuild- t Bellman/luggage: ing.Theseveralplanning objectives for the lobby the front desk, elevators,and front entrance; include: Iocateluggagestoragenearby. a Entrances. consider additional exterior entrances a Suppottfunctions.locatesuch accessoryfuncforthemainlobby,banquet facilities, restaurants, tions as toilets,coats,housephones,public phones,meetingdirectory, healthclub,or otherhightrafficareas. and assistant man. Frontdesklocation.localethe deskso that it is ageasdeskconvenienlly in relation to otherareas. immediately visible tolheentering hotelguestand so that desk personnelcan visuallyoversee Design Obiectives a..pcc tn tha naccannaf elevatofS.
r Orflceaccess: provideentrancesto the front office.saledepositarea.executive offices.and salesandcatering ofiices. r Guesle/evalors: locateelevators closeto theiront deskandthemainentrance andprovidesufficient lobbyspacejor handling elevator luggage, a Seating area:providea seatingareanearthedesk and entranceincludingsome privateseating
planninq Table 17.2L0bby checklist Fronl desk area Stations 10rregistrati0n, cashier, inlormation A.eictrnl mrnr^or'e dacL
Bellman station, luggage cartstorage Luggage storage House andpayphones Seating area Seating capacity andtype Food orbeverage service Water feature focus orolher Circulation Access to public elevators Access to restaurants andlounges Access lofunction rooms Access 10recreation facilities public Access to retail shops andother areas garage Access 10parking Retailarea (newsstand, Sundries shop toiletries, s0uvenirs) (city10urs, Travel services airlines, rental cars) (men, Clothlng women, specialty shops) (jeweler, Gifts florisl, 1oys, books) (bank, 0ther services copycenier)
Thewrittendesignobjectives for the lobbyshould providea detaileddescription of thefronidesk,seatjngarea,circulation, andsecondary functions. Toa largeextent, thearchitect andinterior must designer firststudyeachareaindividually, solving a multitude o1designandfunctional issues, andthenputthem together. Sorneissuesaremorerelatedto theback(frontdesk),othersto foodand beverage oJ-house (lobbybar),andothersto organizing thepublicflow Thedesignof thefrontdeskand related activities, just one aspectoI the lobby,requiresmaking consciousdecisionson each of the following features; r SZeofdesA: individualwork stations each orovide 6 ft (1.8m) long for registration and cashier; assumetwostations forfirst150rooms,onemore foreachadditional I00 rooms. t Queuingspace.providesutficientspacein front of thedeskfor gueststo lineup;for convention hotelsprovideat least20 ft (6.1 m) clearof circulation. a Assistant manager'sdesk:if required,providea desk,seating, andstorage nearthefrontdeskfor a conciergeor assistantmanager;consider makingthedeska majordecorative featurewithin thelobby. providea bellmanstationnearthe a Bellmanstation. irontdeskandmainentrance. a Luggagestoruge:providea lockablestoragearea adjoining the bellmanstationwith shelvingfor checkedluggage;providedirectaccessto the curb. a Telephones. includehousephonescloseto the frontdeskand oublicohonesconvenient to lhe lobby,approximately 1 per100rooms.
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a Furnitureand fixtures.establishambienceof lobbyareaby providing special millwork detailing frontdesk,bellmanstalion,assistant andfinishes, (lounge manager's desk,Eind furnishings seating, decorativefighting, artwork)to establishthe imageof thehotel. Thedesignof the otherareasof the lobbydeals with fewerfunctionalelementsbut requiresmore manipulation of thespace.Thedefinition ol circulation,seating,andretailareasusuallyis advanced by suchstandarddesigntechniques as levelchanges, floormaterials, varying ceilingheights, speciallight-
Basement level
oroundlevel oround
Mezanine level
Planning thenultilunction ufianh,telHolelKyocela,Kagoshima, Japan.Thistransparent, highlyge0metric f0m encloses a 200ft (60m) highatrium space,otfering viewsoverKink0Bay.Thehotel'spublicandsupport functions include: theballr0om belowgrade covered bythe l0bby, diningr00ms, lounges, wedding chapel, andprivate lunction rooms 0nupper floors,andthelounge, bar,andboardr0om 0nthet0pflo0r (seep.C-8).
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Pari2: DesignGuide ing,signageprograms, articulation of decorative details,andcustommillwork. Manyol theseareevidentin the llluslrations of holeland resortlobbies throughoutPart1.
Food and BeverageOutlets The hotel's restauranlsand lounges offer the potential to differentiate the propertyandto makea business or vacation tripmemorable. Generally, at leastone restaurant and one cocktailloungeare placedcloseto the hotellobby.Theseand other (F&B) morespecialized typesof foodandbeverage outlets-specialtyor lheme reslaurants, deli and cotfee/pastry shops,lobbybarandentertainment or sports lounges-form a second more complex categoryof publicspaces.However, thesevaryso widelyin qualityandcharacter thattheprogramand
adistinct n00dWSanFrancisco, Aeating Galifornia, Thedramatic WHotel, adiaceni t0theSanFrancisco l\4useum oflvlodern Artand fromlvloscone directly acr0ss Conventi0n Center, features atwo-siory 'living room' lobby, fromtheregistration distinct area, withcomfo(see ableseaiing areas convenient t0thelobby lounge andrcstaurant pp.12and 17).
designof eachoutletmustbe developedindividuallybasedon a surveyof the totalmarketand the existing competition. Hotelfood servicehas gonethroughfrequent cyclesof popularity withthepublic.Untillatein the lwentiethcenturyandthenonlyinthe betterhotels, mostAmerican hotelrestaurants hada reputation for poorfoodand uninspired design.Theirmediocrity mayhavebeendueto thefactthathotelreslauranls often were only profitableat breakfast,when guestscouldbe depended overnighl on to fillthe morecasualoulletigueslsscarcelyusedthem at lunchandhardlymoreat dinner. Inthe 1970s,in a climateof increasedcompetition, the industry the marketingopportunities of Multiple luncti1ns 1ccupy srar".d space HyattBegency Pads-Charles deGaulle, Roissy, beganto recognize prefunction, They France. Guests usethesunlighffilled atrium space formeeting dining, lounoe improvedreslaurantand loungeoperations. qathering. 0rgeneral Guestro0ms overl0okthe l0bby, especially appr0priaie food and beverage atairport l0cati0ns found that well-conceived where noise views maymake rooms andlimiied facing outward lessdesirable. outletsincreased the demandfor ouestrooms and
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The\pen-ah rcs\ftlobbyGrandHyattBali,NusaDua,Indonesia. Theunderstated rcsortl0bbycreates arestful sense ofplace. Theopen-aif space, wilhitsexposed guest (p.250). lurnishings, beamed ceiling, stone floor, handmade area rugs, ethnic slyle andlocal artilacts, welcomes thearriving
meetings, the generalpublic,especially attracted at the lowvolumelunchand dinnerperiods,and profits. But hadthepotential to generate additional the cyclicnatureof the industryand resultant downsizing oJ staffat manyhotelsin the 1990s forceda newseriesof economies andchallenged designers and operatorsagainto seekcreative solutions. ins'tead, Somecompanies decided, to outsource theirfoodandbeverage operations, selecting a local or national brandto occupyspaceinthehotel,rather than run the outletthemselves. Such branding becamea majorthemeinthe1990sandshouldcontinue to flourish.However, it does have some downsides.Leasedoperationsremovethe hotel operator iromdirectcontrolovertheproductquality, introducenonhotelstalf into the property,and greatlycomplicate, Jorexample, roomservice and back-othouse Iunctions suchas receivino andstor-
age.Whereit worksit canbe a greatsuccess:Heartbeat,the restaurant in the W NewYork,serves180 rnealseach dinnersand about300 room-service day. Designing successful restaurant and baroperationsmustrecognize thepublic's changing attitudes morepeoplenoweatout towardfood.Forexample, sideconventional mealtimes,foregoing breakfast buttakinga largermorning coffeebreakor putting mealor snack.Traveloff dinnerfor a late-evening ersappreciate restaurants thatprovideself-service butfetsetup or moretradi elements-anelaborate tionalsaladbar-Irom whichtheycanselectitems and portionsizeand wheretheycan bettercontrol thetimespentdining.Theseconsiderations should be partof the marketanalysis, whichdefinesboth thehotelguestandthelocalcustorner, so thatthe hotel's{oodand beverage Jacilities can enloythe laroestDossible audience.
Part2: Design Guide lzAe Ground Flool 1 Lobby 2 Frcnt desk 3 Lobby lounge 4 Restaurant 5 Health club 6 Kitchen 7 Back-of-house I Receiving
Second Floor l Atrium 2 Ballrooms 3 Prefunction. 4 l\4ee1inq rooms 5 Banquet rooms 6 Back-of-house
Separuting naiotfuncti1ns depending onstructure HiltonBostonLoganAirport,Massachusetls. Thenewairpo Hiltonillustrates theclearzoning 0fthepublic guests guestroom space: enterintoa multistory lobbyinlr0nl0ftheL-shaped structure withf00dandbeverage outlets immedialely accessible withinandaround its perimeter; (here, meeting space is somewhat sepante 0nthesecond ll0or); andthefiiness center is difierentiated ff0mthemainpublic areas. Thesmaller mee! ing/breakout r00ms, offices, andsupport spaces areplaced intheshort,span areas under thequestroom tower.
Food and Beverage Concept Deveropment The high visibilityof hotel restaurants suggests that bothmanagement and designers shouldthink throughtheirdetailed operations earlyinthedevelopment phase.However,in smallerand mid-scale hotels,restaurant menusoftenare not developed until a few monthsbeforethe hotelopens.As a result, therestaurant maynotbe designed untilwell
atterthebuilding shellis complete, whenmodificationsto thepublicareaor kitchenaccessortheadditionof levelchanges, displayfeatures, or special ceilingtreatments are impossible. The result,too often,is an unexceptional restaurant. Experienced hotelmanagement companies evolve foodandbeverage conceptsintwoways.Some,like lvlarriott andHyattInternational, definetheoperations processandestablish earlyin the development the typeof foodandservice, the hoursof operation, the
PublicSpaceDesign atmosphere including eventhe themeand general outlet'snameand logo.Thearchitect and interior designer thendevelop a schematic building design thataccommodates thesethemes.Beforeconsiderplanning ingthedetailed anddesignissues of hotel restaurants andlounges, designers shouldbecome withsuchoperational aspectsoffoodservice familiar menuplanning, service,and food as marketing, preparation techniques. Thisenables themto communicatebetterwith the managerswho establish detailed restaurant andloungecriteria: r marketcharacteristics l concept(typeof rnenu,styleof service,entertainment) (atmosphere, r designelements tabletop, display elements) (hoursopen,statfing, ! operations seatingmix) prolections. ! linancial
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hasconceived theorganization thearchitect of the hotel,to develop thefoodand beverage concepts in lightof theactuallocatron andlypeof spaceprovided. For example,the three-mealrestaurant mighthaveonethemeif it iswithinanatriumspace, anotherif it overlooks thepoolora gardencourtyard. Thiswas carriedevenfurtherat the SeaportHotel in Boston,wherethe developer decidedto delay establishing anyrestaurant conceptuntil6 months beforethe hotelopened.He reasoned that many hotelrestaurants areredesigned every3-5 yearsin Therefore, orderto remaincurrent. the hotelplan included a generic kitchen ard restaurant spacethat wasnotfinallydesigned or deiaileduntilthe hotel wasnearlycomplete andaboutreadyto open. A recentapproachto hotelfoodservicehasbeen
Thedesignershouldaddressthe components of lounge identified in food restaurant or design the and (Table beverage conceptchecklist 17.3). Theotherprocedure is to establish onlyrough program phase spacerequirements atthe and,after Table 17.3F00d andbeverage concepl checklisl General Name oioutlet Locatior Capacity 0perating hours lvlarket descriplion Financ alprojections Stafiinq Foodor beverage concept lvlenu Style olservice Food/wine display Bar/lounge emphasis Exhibition cooking Atmosphere Entertainment (general) Layoul Entry sequence Seating mix (interior 0rientation display, exterior views) Level changes Entertainment area Kitchen ofback-of-house access layoul(loodoutlels) Hosvmaitre d' Cashler
Self-service bullet Service stations Food/wine display Exhibition cooklng Service bar (beverage Layoul outlels) Bar Barstorage Stage Dance floor Special entertainment Design/decor Atmosphere Finishes Seating types Feature elements Window treatmeni Lightinq Tabletop Artwork UniJorms Unilorm design Special equipment Exhibltion cooking area Barequipment Tableside carts Pont ol salecomputers TV/video andsound system
K)nnnnng 0
fheelficient ubanrestaurarl W NewYo*. TheHeartbeat reslaurant lmmediately olfthe hotellobby andwithitsown0utside entrance, features apopular health menu. Smaller restaurantsoftenincorporate tightseating lay0uts including banquettes forlarge andfewer tables qr0ups.
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Part2: DesignGuide to developa singlerestaurant withseveral distinct moodsthat are appropriateto the differentmeal periodsand levelsof inJormality. Thisis especially in smallerproperties appropriate whereonethreemealrestaurant musthavea brightandairyfeeland includea buffetsetupat breakfast, a balanced casualyetbusiness atmosphere atlunch, andanintimate orformalmoodat dinnertime.Thiscanbe accomplishedpartlyby thelargerdesignelements: placingsomeseatjngnearwindows, somearoundthe butfet,sorneon hardflooring, somein an adjoining semi-private alcove,and so forth.In addition, the operator mayadjusttheatmosphere fromonemeal to thenextbyclosing windowblindsordimming the roomlights,modifying the use of food displays, addingmusic,changing thetabletop, ordressing the stalfin ditferent uniforms. However, largerhotelsand resortsstill have several restaurants requiring individual anddistinctivethemes.lf a property includes onlytwooutlets, theyusually area three-meal (theformer restaurant Table 17.40pp0rtunities for100d merchandislnq Restaunnt outlets Multiple themes
Exhibition cookinq
Fooddisplay
Bufiet Tableside service
Takeout
Lobby breakfast Atrumrestaurant
Sevetal small restaunnts, sDe30-80seats, withdistinct elhnic0rother themes operat(English pub, ingiromasinglecommissary French bistro, ltalian trattoria, etc.) F00dis prepared intherestaumnl 0ratan visible area ffomtheseating areas andis used aslhesource 10rmany menu ilems (pizza grill,bakery, pasla oven, mak ng, rotisserie, orChinese wok) Adisplay area eilher altheentrance 0r located near thecenter oltheoutle1 serues either asa source forf00d0ras (appetizers, decoratiOn carved r0asts, desserts, wines, andspecial coflees) Display areais usedforguestsell-service. Service cansarer0lled toeach table with thepr€sentati0n 0rpreparation 0f indiv(specialty idual entrees appetizeB, Caesafs salad, desserts, andliqueurs) Ind0wntown h0tels, especially inshop, pingandtourist areas, fasiservice and (ice informal 0utlets wiihtakeout cOunter pastries, cream, delisandwiches, colfee, andother specialty foods) Temponry ca orkiosk seruice inthe juices, l0bby tosellcoifee, andpastries peak durlng breakfasl hours Exposed andvisiblefoodouUet, sLchasa sidewalk cafeinthel0bby, increases awareness 0lthefestauTant andenc0!rguesl ages use,whatever thetheme
'coffeeshop')-anda specialty restaurant. A third operationmightbe a casualdelior a coffee/pastry outlet.Fewhotelstodayattemptto competewith localrestaurateurs witha finediningroom.Each restaurant hasits ownimageand,whileattracting hotel guests,attemptsto competefor different groupsof outsidediners. l\.4any foodandbeverage concepts includeconsciousattempts to merchandise thefoodin novel wayssuchas throughan elaborate displayor an exhibition kitchen. Increasing thevisibility ofthefood choices anddeveloping foodcombinations unusual cangreatlyincrease revenues. Someof the many opportunities for betterfood merchandising are shownin Table17.4. Baroperations aresimilarly varied.Whilenearly everytypeof propertyexceptbudgetinnsand the smallest hotels(under50 rooms)includes a small loungeof sometype,largerhotelsotfera lobbybar, a sportsbar or entertainment facility, and,occasionally, a rooltoplounge, wheretheviewwarrants it. Additional smalloutletsfor food and beverage maycomplement andsupporta hotel'srecreation facilities, suchasthepoolbar,marina bar,orthegrill gollor tennisclubhouse. roomat theresort's Program and Planning Obiectives Theoptimalnumberof restaurant and baroutlets varieswiththesize,type,and location of the hotel and withthe relative emphasis that the operator givesto thatpartoftheoperalion. Convention hotels, at whichthebreakfast mealcreatesthelargestpeak demand, usually havea largethree-meal restaurant, at leastone specialty restaurant, and substantial demandfor roomservice. Remote destination resorts,wherethetypicallength-of-stay is longerand alltheguestsmustbe servedthreemeals,planfor theflexibleuseof outdoorareas-breakfast terraces andpoolsnackbars,forinstance inadditionto the twoor moreoutlets. Cruiseships(theultimate destination resort)planthecapacity of themaindining roomto accommodate allpassengers intwosittings fortheformal'captain's dinner,' butinclude several additional themeoutletsfor the bulkof thedining. At extended-stay hotels,wheremanyguestsstay severalweeks or longer and where they often preoaretheir own breakfastand dine out in the evening,only minimalfood and bar serviceis neeoeo. InAsia,wherethetradition is to dineoutat hotels morethanat independent restaurants, thehotelF&B operationsbecomea majorrevenuegenerator. A hotelwith 300-400roomsmay havea dozenor
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moredifferent themeddiningroomsand lounges. thevarietyot ethnicor otherdisTable17.5illustrates hotels tinctive outletsthatarecommonin business andthe suchastheWestinTaipei(288guestrooms) GrandHyattFukuoka(370rooms). Experienced hoteloperaiorsapproachthe food programwithan instinctabouttherelandbeverage ativesizeof theseveraloutlets.A goodstartingrule ofthumbin NorthAmericaandEuropeis to provide seatsequalto 0,6timesthe numberof restaurant guestrooms seatsequalto 0.3timesthe andlounge program can number of rooms. Thisinitial objective according to theconsulbe increased ordecreased tants'marketstudyandthe hoteloperatofsfurther hotelmightfeafinancial analysis. Thus,a 400-room (0.6timesthe ture,insteadof a 240-seatrestaurant food a moderate-priced numberof guestrooms), with outletfor 160peopleanda specialtyrestaurant on about80 seats.Table17.6givesguidelines fordifferent sizehotels; restaurant andbarcapacities needto be modified to rechowever, thesegenerally as wellas ognizesiteand localmarketconditions regionalattitudes towardhoteldining-suchasjust in Asia. described for restauranls and The planningrequirements asfortheotherpublicareas, lounges areascritical of but,to a largeextent,eachoutletis independent pointsare the following the others.Nevertheless, essentia! to an effecliveorganization: r Provideeachfood outletwith direct,convenient accessto the kitchenithoseoutletswlth minor foodservicemaybe servedjrom pantries. r Provideeachbeverageoutletwithservicebackup, eitherfromthe kilchenor barstoragearea. r Locateeach outletaccessiblefrom publicflow areas;makethecaf6visiblefromlhe lobby. r Paireachfoodoutletwitha nearbybaror include a smallholdinglounge. and barsso thatsections ! Planlargerrestaurants canbe closedduringslowperiods. and barswhereappropriate r Locaterestaurants withexteriorfrontageand directoutsideaccess. Restaurant Design Obiectives Designobjectivesfollowdirectlyfroma clearand andmarkeling concept. well-researched operational Basedon the menuand suchoperational aspects service, asthetypeol service,methodof beverage designcheckhandling, anduseof entertainmenl, layout,finerscreatethe desiredmood,function, andfurnishings. ishes,lighting, on itstypeand Eachrestaurant outlet,depending qualitylevel,musthavea different designtreatment.
(A)Royalton Thebi-coastal designer resfaurarl Boutique h0lelrestaulanls. Hotel, New 1100r ateye-level allows York. InRestaurant 44thebanquettes save space andthesiripmirr0r 'Asia (B)N4ondrian, tables. H0llywood. Theacclaimed de visualeavesdr0pping 0nnearby Cuba' restaurani oflers lramed views 0itheLosAn0eles skvline,
Table17.5lntemational hotel F&Boutlets
of a three-meal restaurant shouldincludethe following considerations: (288rooms) Westin Taipei, Taiwan sfallon:providea combinedsta(f0ur Chinese outlets)Separale theme outlets leaturin0 cuisines r Cashlelhostess tion to control access to allsections of theroom, fromShanghai, Peking, Canton, andl0cal guest handle private checks, regions; and supervise coalcheck includes rooms Japanese Includes Sushibar,Teppanyaki area. table,and private western andtatami rooms r Separate secrons:dividethe restaurant intotwo Italian Includes anlipasto bararea or moreareassothatsectionscanbe closeddur Bulfet l\,4ain lhree-meal 0utlet 0penbreakfast, ingperiodso{ lowoccupancy. lunch anddinner a Flexiblearrangement of tables:providepaired New York deli 0ffers coffee, sandwiches, snack items (tableleavesconverta deuces, flip{op fours Cappuccino bar L0bby l0cati0n withcollee andpastries square table into a larger circular one)to provide Tealounge 0flers teaandcocktails parties. Ior large Entertainment lounge Live music . Counter seating:provideabout10percentof total pub lrish Live music seats at counter forsingles. p00l/heallh Juice andsnack bar Swimming clublocation providean areafor self-sera Buffetldisplay areas: Grand HyaltFukuola, Japan(370100ms) vice butfet or food display. European Features bothbuffet anda lacane I Se,rylce statlons:providewet servicestationsJor private Canlonese offers fresh sealood; rooms every 80+ seatsto supplywaterandcoffee,store Japanese R00ft0p reslaurant withlraditional cuisine linen and cutlery, andholdsoileddishes. Sushi bar Adj0ins r00ft0p outlet;setwilhinauthenlic prcvide dimmablelighting . Adaptable lighting: tatami room planioodcou featuring International foodcou Open to changethe moodfrom breakfastto lunchto seven internalional cuisines: ltalian lrattoria, dtnner. German beer h0use, Chinese noodle shop, . Background muslc:considerincluding softmusic. lvlongolian BBQ, differenl Japanese themes, a Uniforms, graphics, tabletop, andsrgnage: design bakery andwineshop; alsocasual bar the accessory elements to complement the outLobby bar oifers teacakes, teasandcolfees, all letor hoteltheme. drinks Dark bar
Private hotel barwithlimited 100d; cigar theme
Forexample, thehotel's mainthree-meal restaurant needsa themethatwillpermitthemoodto varyfrom lightandcasualat breakfast to moreformalat dinner.Thismaybe accomplished by providing variable lighting, changing thelabletopfromplacemats to tablelinen,closingthecounterseating, presenting a fooddisplay, or extending roomdividers to make smaller andmoreintimate diningareas. Thedesign Table 17.6Restaurant andbarcapacities l0rdilferent sizehotels Nunbet olguestrcons 200 340 400 5a0 750 1000 Three-rneal restaurant120 180 160 180 Specially restaurant 80 B0 Theme restaurant Deli/pastry shop 40 Lobby bar 30 40 50 Cocktail lounge 60 B0 Restaurant holding bar Enterlainment lounge/ sporls bar 100 Foodandbeverage capacities innumber 0fseats.
225 250 100 150 75 125 50 75 60 60 B0 20 20 140 I40
Similarly, designobjectives canbe established for a hypothetical higheFpriced restaurant. Thespecialty or signature restaurant maybe opendailyonlylor dinner, although lunchservice is profitable in urban locations and Sundaybrunchin the suburbs.lts moodandd6cormayre{lecta themedeveloped, primarily, aroundthe menuor styleof service. Decorativetouchesin materials, delailingfurnishings, planting, artifacts, artwork, andtabletop designfurther reinforce the theme.The designobjectives, modified and refinedby analyzing the marketand developing a uniquefood concept,includethe following: a Entrysequence: establish a foyerspaceto setthe moodfortherestaurant. a Maiie d': providea hoststationat the entrance to therestaurani. a Focalpoint:organizeall seatsto takeadvantage of somefocalpoint,eitherinside(fooddisplay, fountain,and entertainment) or outside,the diningroom. r Seatingareas: incorporatescreens or level changesto createmoreintimate, semi-private groupsof tables. . Tableseating.providecleardefinition to theseatingareas,separating themfromtheaisles,service,
PublicSpaceDesign
. .
a
r a
buffet,and host areas.Eachtableshouldhave fromolherlables. someprivacy Fooddisplay.arrangea food displayeithernear the entranceor centralto the seating. Exhibition cooklrg:basedon the food concept, considerproviding anopenareaforfoodpreparationsuchas a woodjiredoven,grill,or Japanese Teppanyaki feature. providea smallstageand dance Entettainment: flooror consider howtheplanmightbe moditied to accommodate entertainment in the future; withviewstowardthis tablesshouldbe organized focalpoint. wei and Serylcestations:developinconspicuous dry serviceslationsto improvestalfefficiency. Barorholdingbar:providebeverage servicefrom an adjacentcocktailloungeor a separatehold-
ingbardesignated forthespecialtyrestaurant, or froma kitchenservicebar. . lntimate lighting. designthevariable lighlingto create a more intimatemood at dinner;allowfor (fluoresbrighter levelsat lunchandforcleaning cenllightsshouldnotbe usedin anyarea). t Uniforms, tabletop.graphics. andslgnage:select all designaccessories to complement and reinforcethe speciallythemeof the room. Mostotherrestauranioutletsfeatureaspectsof thesetwo diningtypes.The morecasualtheme restauranls maycombinethe counterseatingand cashierJunctions-a'dinei outlet,Ior example---or introduce somevariation on a nativecuisine. A deli operation mightbe open24 hoursin an urbanhotel and featureimaginatively designeddisplaycases
Thethenedlobbyl1unge ThePalaceol lhe LostCity,SunCily,SouthAtrica.Theelephant tuskscarryoutthemyth0l thelostcity,with itsownarchitectural 0rderbased 0nnative Airican motifs. Thelounqe is a centeFpiece ofthediningandenteainment withiazzpiano areas, (see p.C-31). intheeveninqs accompaniment
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Part2: DesignGuide with pastriesand otherspecialtyitems,sandwich preparation areas,highlightinglevels,and easily maintained finishes. Restaurant designers needto understand theinfluenceof different typesof sealingon creating efficient layouts.Boothand banquetieconfigurations, which reducetheamountof flowspacearounda table,are moreetficientbut arenot alwayspopularwithcustomers.Largertables,sayfor six diners,are more efficientoverallthan are deuces(tablesior two), whichneedto be spacedfor a modicumof privacy. In addition,the type of serviceand generalquality levelinfluences lhe spaceprogramming which,in general,requires15-20ft2 (.4o 1.85m2)per person,or up to 25 ft' (2.3rr,')lor formalsettings(see Iable17.7). Lounge and Bar Design Obiectives Similar to howthe designteamconceives restaurants,the hoteloperatingcompanyestablishes bar and loungeconcepts,the architectpreparespreliminaryplans to accommodate these requirements, and the interiordesignermore fully develops thesethemesincluding theirfurnishings and fixtures.Evenmorethan the restaurants, the lounge areas vary extensivelyamong different typesof hotels.In a smalldowntownproperly,the primarybeverageoutletmay be a quietand luxuriouslyfurnishedlobbybar,whereasin a convention,casinoor resortproperty,it may be an action-oriented sportsbaror entertainment lounge, addinga majornighttime focuslor thehotel,Varialionamongtheseactivebarsandlounges is usually basedontheopportunities of thelocalmarketand on theexpectedhotelclientele. Therefore, it is especiallyimportant thatthedesignerbe givena clearset of designobjectives for eachoutlet.
Table 17.7Reslaunnt andbararca re0ulrements 2utlet Upe
Casual
Three-meal restaurant 1 6( 1 . 5 0 ) 1 8{ 1 . 7 0 ) restaurant Specialty 1 8( 1 . 7 0 ) 2 0( 1 . 8 5 ) Fine dining 25(2.30) Chineselheme restaurant 20(1.80 25(2.30) Deli/take-out restaurant 1 6( 1 . 5 0 ) lcecreamfast food 1 20 . 1 0 ) Lobby bar 20(1.85) 25(2.30) (A)AtTheRitz-Carlt0n, fhel1caldining vaati1ns Luxuryholeltestaurants. l/illenia Sports bar 1 5( 1 . 4 0 ) Singapore, theairythree-meal restaurant separates the242seats withscrcens anddividers Cocktail lounge 16(1s0) 20(1.85) pizaovens (B)Atthe t0create intinacy. Theopenkitchen features andbakery specialties. perseatinsquare arearequiremenls feet(square Great WallSheralon Hotel,Beijing, the{0rmalrestaurant, one0flivediningoutletsin the Approximate meters). 850-r00m hotel, oflers a quietrefuge fromthebustle 0ftheopen atrium lobby.
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inthe1970sasa wayto Thelobbybardeveloped createactivityand excitementin the open atrium spacesin largehotels.Afterit proveditsellasa popgenerator, ularmeetingplaceandrevenue thelobby bar becamestandardin mosttypesof hotelsand locations. Fullyopento thelobbyspace,separated railings, onlyby planters, a waterfeature, or level change,the lobby bar offersadditionalpublic outlet. seatingwhenit isn'tusedas a beverage Operatorsdiscovered,too, that they also could utilizethe space for continentalbreakfastor for lateeveningsnacks.Thedesigner merchandising shouldattemptto includethefollowing features in thelobbybar: . Visibilw,providean openareathatis obviousto hotelguestsandvisitors. withloungeseatr Seatlng: furnishthebarprimarily ing-sofas,loungechairs,endtables-orwitha combination of loungeand barseating;provide a lew seatsat a servicebar. r Bar:featurea smallbarfor beverage servicewith nearbystorageor backupfromthekitchen. a Entertainment, specitya locationfor a pianoor otherentertainment. a FoodseNice:considerback-of-house accessfor limitedfoodservice,especially continental breakfast.horsd'oeuvres. andsnackservice. Thesecondbeverage outletoftenis sometypeof activebaror lounge,usuallyfeaturing a sports/video sometimeswith dancing. themeor entertainment, fromthemoresubduedlobbybar,the Quitedifferent lounge is completelyenclosedlo entertainment reducehighnoiselevelsandteatures lowerlightlevels and morecloselyspacedseating.Thedesigner, in developing the layoutand designof entertainment lounges. shouldconsider thefollowing: a Entrysequence. developan enclosedenlranceto maintainacousticandvisualseparation between theloungeandthehotelcirculation areas. r Separate sectlons:eslablishdistinctzonesforthe bar, the video/gamesarea or entertainmenv dancingarea,andquieterloungearea. 1 Bar(about10-25percentof theloungearea):provide a largebarthat is visiblefromthe entrance andis situated sothatguestscanviewthevideo providepick-upstations screensor entertainers; torthestaff.provideclose-by barstorage. a Enteftainment area(5U65percenr: developan integraledsectionto accommodate at leasthalf of theguests-providemultiple videoscreensand displayof sportsparaphernalia or createstage and dancefloorarea;add platforms to provide bettersightlinesthroughout thespace,
fheflexible open lobby l1urge TheRits-Ca ton,Millenia Singapole. Thelounge, enclosed thehotel's lobby mixofcomfo(able under tradema* barrel-vault skylights, olfers atypical softseating arranged withsideandcoffee tables forbeveraqe andlightf00dservice, 0rinci(see p.14). meelings dental business . Loungearea(20-30percent).designa separate loungeareawhereguestscansitoutsidebutwithin reachof the activezone;considersoftlounge seating. ) Lighting: installflexible lighting, controlled at the bar,including stageand danceJloorlightingas appropriate. f Videoand soundsystem:providecontrolof all videoscreensat thehoststandor bar;or provide integrated soundsystemwithspeakersfocused on thedancefloorarea, Developing ihe restaurant and loungeconcepts and establishing designgoalsareonlypartof the process.often,the constraints of the building's schematic designgreatlyinfluence, for betteror worse,thesuccessol thefoodandbeverage areas. Thedesigner needsio combine theprogrammatic requirements withtheooerational standards to createa workablescheme,Hotelrestaurants andbars, becausetheyfacesuchsevereoutsidecompetition,
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Part2: DesignGuide createthegreatestof all interiordesignchallenges. Whileguestrooms andmeeting spacesinclude their pragmatic ownimportanl requirements, thedining experience-combining food,service, and design elements-orthe barscene withits newfocuson entertainment-requires moreimagination.
andsmallermeetingandbreakout rooms.Infact,the principaldistinctionsamongtypesof hotelsoften focuson thesizeandmix01thefunction space. Introducedin the late nineteenthcenturyto accommodate important civicandsocialgatherings, hotelfunclionspacemorerecently hasbeendesignedio meettheneedsofcorporations andprofessiona associations. Thetwocreateverydifferent demands. groupmarketmainlyrequires FunctionSpace Thecorporate a variety of relalively smdlbuthigh-quality spacesforsalesand The third principal category of public space management meetings, launching newproducts, and includesthe meeting,banquet,reception,and continuing-education programsfor executives. The exhibitspaces,whichform a majorcore in many association marketprimarily needsfacilities for large mediumandlargehotelsandin conference centers. groupmeetings, smallergeneral-purpose roomsfor Variouslyreferredto as 'functionspace,''meeting seminarsand workshops, and extensive exhibition and banquetarea,'or 'convention complex,' the space. In addition,local organizations use hotel clusterof individual spacesgenerally includesa meetingspacefor a varietyof meetings, banquets, largeballroom,intermediate-size banquetrooms, and reception lunctions. Program and Ptanning Obiectives
the hotelfeasibility Generally, sludyrecommends a mixof functionspacethat is basedon an analysis of the demandfor differenttypesof businessand socialuses.Smalltownhotelsandchainfranchise properties, for example, commonly otfera single multipurpose ballroom, simplydecorated, whichis intended to accommodate the full rangeof small meetings, civiclunches, weddingreceptions, and localproductdisplays. lt usuallyis notintended to attractbusinessto filllhe hotelguestrooms. Onthe otherhand,convention hotelsandconference centers providea wide rangeof facilities-largeand smdl,simpleandelegant, withandwithouthigh{ech audiovisual equipment-asthe principala'ttraction plannersselectthe hotel,to a to the hotel.l\4eeting largeextent,for itsabilityto providecompletemeef ing facilities, which,in turn,sellslargeblocksof guestrooms. At resorthotelswhereseasonalfluctuationsin demandcreatelowperiodsforseveral monthsofthe year,propertieshaveadded conference wingsto increase thedemandforguestrooms throughout the shoulderand off-seasonperiods.In super-luxury hotels,whichhaverelatively fewerroomsandwhich placean important emphasis on intimacy andexclusivity, developers includesmallbutelegantly finished meetingand funclionrooms;theseareastend to be usedfor receotions and banouetsand to cater to the surrounding ratherthanto hotel community guesls. fhemen's cigatbarlieRits-Carlton, SanJuanHolel, Spa& Casino, lslaVerde, Puerproperties, In allbutthesmallest function space to Rico.Hotelopentors match thediningandlounge 0peralions t0themarket. Atthe414roombeachfront hotel,withone0fthelargest casinos in Puerio Rico,among ingredient hotel.The seven outlets is anessential of thesuccessful is'The Bar,'serying lateafternoon andeveninq cocktalls andcigars. earlierchapterson conventionhotels(Chapter5)
PublicSpaceDesign
2g7l l
andconference centers(Chapter 6) illustrate a num- r properties berof successful of thosetypes.Butfor eachtypeof hotelor resort,notjustthese,thedev- r elopmentteammustcarefullyestablishthe appropriate mix of function space, and detail the r equipment andfeaturesneededto meettheexpectationsof the market.Table17.8identifies the typi- r calsizelor different function spacesandhighlights manyof the keyleatureswhichthe designermust incorporate intothedesign. r Oncethe programis established, the architect, interior designer, consulting engineers, andoperator mustcooperatein planningthe functionspacein ! orderto createa salableproperty. Thesuccessof meetlngandbanquetsalesdependsona numberof planning functional considerations whichmeeting ! plannershavelearnedto seekout-as wellas interiord6cor,properlighting,acoustical and mechani- r cal engineering, and othertechnical requirements. Thekeyplanning requirements include:
Groupall lunctionareastogether(in majorconventionhotelssomeseparation maybe desirable). Providea separatefunctionentrancefrom the streetor parkingarea. Locatethe functionspacecloseto and easjly Jromthe hotellobby. accessible Locateadditional functionareassuchasanexhibit hallor audiovisual theaterconvenient but not adjacentto the ballroomfoyer. Includeadjacentpublicsupportareas:toilets, coatrooms, telephones, anda convention services otfice. Provide directfoodserviceaccessto theballroom and all banquel rooms; locate the banquet pantryon the ballroomlevel. Includeessential meetingand banquetstorage adjacentto the ballroom. Designtheballroomandotherlargerroomsto be independent of the guestroom lowerso as to simplify thebuilding structure.
Table 17.8Functi0n r00m characteristics Space md uses
planning Principal rcquirenents
Ballroom lvleetinqs, banquets, receptions, Divisibility, high ceiling, food direct exhibits
access, nocolumns
(capaciu) Progran tothoteltypes
Typical, most types:2 x GR Resort: Convention:
Ballroom foyel Recepti0n, meeting flow Access rcgistraiion, t0allballrc0m secti0ns andsupport, Typical: functions access ioterraces Resort:
0.5-1.5 x GR 2.4xGR 0.2x BR
Convention:
0.3x BR 0.25-3 x BR 0.2-0.6 x BR 0.40.6x BR
Banquet rooms Banqueis, meetings, receptions
Divisibility, direct l00daccess, natural light
Typical: Convention:
Meeting rooms l\,4eetings, limited banquets
Built-in audiovisual, limited divisions
Typical: x BR 0.2-0.4 x BR Convention: 0.4-0.6 Conference center: 0.50.8x BR
Sepamte from meeling rooms, other built-in audiovisual, supef iorfinishes
Allhoteltypes:
12 20people
Display access, fl00r loadin0, highceiling, level hqhl,ghling
Convention:
Number 0fbooihs varies
Boardroom Highlevelmeeting Exhibit hall Exhibition
Auditolium o1amohitheater presentation, Sloped Lectures, audiovisual iloor0rtiercd levels, fixed theater seats Convention: x GR 0.2-0.4 case discussi0n 0r0ermanent work-countef, built-in audi0visual Conference center: 0.4{.8 x GR Key: GB: number 0fgueslrooms; BR: capacity 0fballroom.
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Part2: DesignGuide The firstitem in this list identifies the needto decide on the relativeclusteringof the function areas.Convention hotels,especially thosewhich serveastheheadquarters fora majormeeting,may altractone majorgroupor as manyas lour or fjve groupsat onetime.Fortheoccasions smaller when a singlernajorconvention is in lhe hotel,it is conjuniorballroom, venient to havethe ballroom, and
several meelingroomsimmediately adjacent to each oiher,perhapssharinga foyeror prefunction area. Thisistheusualandprefened anangement insmall and midsizehotelsof 250-400guestrooms. Whenmultiplefunctions needto be accommodated,it may be preferable to separatethe principal meetingand banquelareasso that several groupscanassemble withoutintersimultaneously ferenceor distraction, The 900-roomGrandHyatt Washington hasfunctionspacearrayedoverthree levels(seep. 132):the mainballroom(17,000 ft'; (8,500 1,580m2)andjuniorballroom ft2;790m2)are levelsbelowgradeandthego-sealconon separate ferencelheater(5,000ft2;465 m2)is on the lobby floor.At the 1,400-room CentreinToronto, Sheraton hotelin Canada,the main the largestconvention ballroomandexhibition hallareon a basemenl floor, whereastwojuniorballroomsarein separateareas on a mezzanine level;threedifferentorganizations easilycan meetwilhoutinterference or directcontactwilhthe others.Forthe samereason,although at a verydilferentscale,smallconference centers arrangetheirmeetingroomsandbreakoutareasin severalclustersso that each group is assured privacy. Design Criteria Thecoordination amonglhe designteamis espe-
Anupscale s1cial ballr1o,,r, ThePanPacilicHolel,Vancouvel Ganada. l\4any success- ciallyimportant intheevolution of thedetails torthe fulhotelballr00ms tendio beoriented either t0wards meetings andconventions ortosocial functionspace.The architectural aspects(proporfunctions. Theeleqant ceilingandw00dveneer wallpanels, enhanced withdramatic lighl designcontions,divisibility, andaccess), theinterior inq,provide animpressive setting forbanquets andreceptions. (finishes,
siderations furnishings, andlighting), and (ventilation, the engineering requirements sound system,and fireprotection) arecleadyrelatedand heavilyinfluence eachother. Connectingthese facis are several overall issues.Oneis the relativespecificity of the various function areas,thatis,thedegreeto whicheachis designedas a mullipurpose roomor, instead,is for a singlepurpose,say a intendedparticularly boardmeetingor filmpresentation. The principal includesize,divisibility, considerations complexity of services, and qualityof finishes.Thebetterdefined theuseof a particular room,themorespecific the interior designcanbe,Largerhotels,andthosewith a clearmarketorientation suchas luxuryproperties and conference centers,canaffordto providevery specificmeetingand banquetroomsand further needs.The fhenodetnrenjvated c1nvention ballrcom HyalLRegency Atlanta, Georgia. Thefirstmod- assuretheirusebygroupswithindividual hotel, however, must its single suburban use projects, h0tel,opened in1967,hasseen ernairium sevenlmajor expansion andrenovati0n ballroom for so many different functions that,too thelatestt0 remake theCentennial Ballroom intoa unique conventi0n whose space, susparticularly pended panels painted-out often, none is well served. Table 17.9 ceiling hidethe mechanical andelectrical syslems, fromwhich engineers candropelectrical seryice flexibly t0exhibit booths. identifies the type oJarchitectural, decorative, and
PublicSpaceDesign (A)
engineering decisions thatthe designteammust maketo createa successful largefunctionroom such as the hotel ballroom. Many similar issues arise i L----h d-----i HIIIH in designing rooms,as well. thesmaller rl lh A secondconsideration is planning thedivisibility q----l ! it' larger function of ballroom and rooms. Practically all rlt th q-----1 hotelballrooms -----F aredividedintoseveralsectionsso ,t,'_ that a smallergroupis in an appropriately-sized space,1woor more groupscan use the room simultaneously, or a groupcan useone partfor a rneeting and the adjoining sectionfor meals.Two (B) typicalapproaches forsubdividing theballroom are rF_ ___qr_ illustrated in theaccompanying diagram. I I A thirdaspectoI function roomdesignis matchI I ing the room layoutto the space.The larger F -- -- - - - - l I rnultipurpose roomsusually arefurnished either banI quet- or theater-style-orare essentiallyunfurnished whenusedforanexhibition or reception. But themid-size rooms will andsmaller befurnished and in a variety equipped of waysto meettheparticular FOYER needsof a group.Thedesigners mustlesttheactual capacity room furnishing of each underdifferent configurations. Table 17.10 illustrates typical area Theluxuty0ttlexibility Balhoomschemaiic. Added lunctionality is requirements for different seating configurations over (A)Small accomplished bya subdivisible ballroom. r00ms atthe rooms. public/servicea rangeof largeandsmallfunction ends0f theballroom arereached by a combined designers andhoteloperators havefound (B)Larger corridor outside theballroom. rooms require dedicated l\4any that one critical elemenl in function rooms the islhe service access, withthepublic rcaching thespaces thrcugh the ballroom itself. designof the ballroomceiling.When a hotel
T_ _rF
SERVICECORRIDOR
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Table17.9Design forlarge functi0n criteria space Alchitectural Divisibility Propoftions Structure Ceiling hei0hl Floor load Windows Inte or design Floor Walls Ceiling Windo\{s Lighting Furniture
Number 0fsubdivisions andpr0portiOns 01each, slorage 01dividing l{alls, acoustic ralinq ofdividing walls L0cation 0landviews tohead lablestaqe Fullspan, nocolumns Pr0jection booth, useiorexhibitions, chandeliers, cost walls, implications forsecond ofdivisible fl0or Use fordisplays andexhibits Public andservice access t0each subsecti0n, storage, display access, emergency exits Desirability, blackout requirement patterned p0ftable Carpet, t0assist furntureplacemenl; dance llo0r (paint, panels), Various finishes vinyl, fabric chair rail,f0lding wallmaterial t0match other walls Downlights, chandeliers, tracklighting, emergency lighting, HVAC difiusers andairreturn, sprinklers, smoke patern detectors, sound system, walllracks inintegnted Fullblackoui capability Combination 0ilunctional, decorative, display, andaccent lighting Round banquel andrectangular meeting tables, stacking chairs, risers, lectern, audiovisuai equipment, foyerseating
Mechanica/electfical Atl Fully separate c0ntrols ineach room andsubdivisions 0flarger r00ms podium, Lighting Fully dimmable, conlrolat flexible lighting track where required Electrical 208volts inballr00m available andexhibition areas jacks Sound Television, teleph0ne, microphone ineach aTea, controllrom s0und andlghtbooth protection N/echanical FuliaiFconditioning, Jire Plumbing Welutilities available nearballroom andexhibiti0n areas
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moslspectacular meeting r00ms theconventio Ling0tt0, Turin,ltaly.Among theglobe's fhecache afunique b1ard rc1nsLeMelidien 'Bolla' projecl. withna glassd0meatopthemixed-Lse Ther00mis perintheformer Fiatautom0bi efactory inTurnfeatures the room, space pr0vided services in 10rassociates, andwithnecessary supporl fectlyc0nceived, witha cenlral oversized board tabe surrounded byseaiing (see pp.C-14 ngmodules and189). ireestand
services to the ballthe electrical and communication ballroomis set up for a banquetor meeting, the exhiblt obscuremostof thefloorand room,meetingrooms,and,especialy, tablesandattendees ouT,ers. oJt rerepl^o']e the lowerpartof the wals. Theceiling,though,is hall. \oL only electrica, jacks,controls forvariandmicrophone totallyvisibleandcontains downlights, chandellers, television, projeciion screer.ard ighrs.and. as wellas mechanical drffusers ousprojectors. andtracklighting, panelmustbeprovided. grills, speakers, insomecases,a wetutility andreturn sprinklers, soundsystem halls,forexample, shouldcontainelectrica srnoke detectors, andmovable walltracks. Allmust Exhibit intoa single, cohesive, organized, and outletsevery10ft (3 m) in thefloor,ceiling-moun be integraied pattern. ed spotlighttracks30 ft (9 m) on centers,and attractive Anotherdesignaspectthattoo oftenis ignored convenientwater and drain connectionsfor is provision forsutflcient exhibitors. duringdesigndevelopment Table 17.10 Area rcquiremenis 10r hotelluncti0n r0oms Reception >10,000ft'Z(930m1 Ballroom >3,ooofl2(2Bom2) Ballroom <3,000ft'z(280m'z) Banquet rcom l\,4eeting room Board roonl Auditorium Amphitheatef
7(00 B(0.7) I(08) e (0.8)
B( 0 . 7 ) B(0.7) 1 0( 0e ) 1 0( 0 . 9 )
1 2( 1 . 1 )
Banquet
Classroon
1 0( 09 ) 1 1( 10 ) 1 2( 1 . 1 ) 1 2( 1. 1 ) 1 5( 14 )
1 2( 1 . 1 ) 1 4( 1 . 3 ) 1 4( 1 . 3 )
Baatdtoan
1 A _ r n 1q1 1 q )
8-10(07 0.9) 15-20(1.4-1.9)
perseatinsquare qenera ly provide muchmoregenef0rs spacing Theappr0ximate arearequirement feet(squarc meters). C0nference centers increasing these llgures by30 50%
PublicSpaceDesign
3Ol I
Legend po e '12Prefunction 1 lvlain entrance porte 13 Ballroom cochere 2 Hoiel registration cochere registration 3 Lobby barlwater 14 Balhoom 15 Ballroom otfices leature 16 outdoor terrace 4 l\4echnicaYelectricaY pool 17 0utdoor telecommunications mezanine 18 Swim-up/walk-up bar lobbi 19 Truck dock 5 Public elevator 20 Giftshop 6 Restauranl 21 Dress shop 7 Snack bar 22 Smokinq balcony 8 Kitchen 23 Rotunda to existing I lndoor lappool c0nrcrence cemer 10 Meetinq room yard 24 Equipmeni 11 Ballroom
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(hehotelfotseryice MoodyGardens Holel,Galveston, Texas. Thegr0und fl00rplanillustrates theclearseparati0n ofmaiorfuncPlanning tions.Fromlheentnnce lhefunction spaces aretotheright,thelobbyandlounge areas immediately tothelefi,withdiningandrecreational Thepublicareas t0tallysurnund thekitchen, whichissupported byback-of-house activities easily accessible inthebasement amenities beyond. p.37). (see below
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Part2: DesignGuide
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RecreationFacilities Increasingly, hotelsproviderecreational facilities, rangingfroman outdoorpoolat a roadsideinn, to major healthclubs in downtownhotels,to golf,tennis,marina, extensive or skicomplexes at destination resorts. Whilesurveys showthatrelatively few guestsactuallyuse the swimmingpool and otherrecreational facilities at mosthotels,nonetheless,manyguestsexpectthemand it is essential provide thatthedeveloper theseamenities in some form. Tocounterlowuse,someoperators expandrather than minimizetheir recreational featuresand profitablypromotethem to the cornmunity, in addition to the hotelguest.In a highlycompetitive market, thlsis onemoreareain whicha hotelcan gainanedgeoverotherproperties. Thedevelopers hotel, for of a downtown example, mayincludea fullsizehealthclubto complement theproperty's other business-oriented facilities; for a suburbanhotel providean enclosed poolandrelated amenities as a swimclubforthecommunity; or fora conference centeradd extensive outdoorlogging,tennis,or golffacilities to attractthehigh-level executive retreat.
Table 17.11 Fitness lacilities checklist Activily
Mininum ovenllsizetf @2)
pool Swimming Poolsurface Totalincludin0 deckafea
800(70 (225) 2,400
Health club Beception Haifsalon Lockers andtoilets Whlrlpool/hot tub(single) Whirlpool/hot tub(group) Sauna
300(28) 300(28) (1.9) 2olperson (4.7) so/person (1.9) 2olperson (1.9) 2olperson
Exelcise room Exercise room Nautilus circuit Exercise equipment
600(56) 400(37) (4.7) 50/unit
Aerobic classroom Aerobics rcom Gym Sleam balh Loolah balh Herbal wrap l\4assage Barbe/hairdresser
800(75) (225) 2,400 (1.9) 2o/person (9.3) 100/person (9.3) 100/p€rson (9.3) 100/person (6.5) 7olperson
Theaccompanying (lable17.11)shows checklist the principaltypes of recreational facilities that a developeror operatormight programinto a propeny. Thehotelsdiscussed in Part1 of thisbookillustratethekindsof recrealional facilities thatarecommonly found at ditferenttypes of properties. Generally, the smaller,budget,and mid-priced motelsandhotels, thosewhichattracta largenumberof price-conscious familytravelers, includelittle poolanda game morethanan outdoorswimming room or smallfitnesscenter.Largerhotelsand especially thosewitha business marketfrequently add extensivehealthclubs, includingexercise rooms,saunas, and,perhaps, racquetball. Resorts andotherlodgingtypes,catering to longer-staying guests,and hotelsin outlyingareas,whereland costsareless,feature additional facilities. outdoor Swimming Poot
Nearly allhotelmanagement companies require the developer to includea swimmingpool,although minimum sizesvary.Thepoolareashouldbe separatedfrom other public spacesso that guests dressed in bathingsuitsneednotpassthrough the hotel lobby.Otherkey planningconsiderations include: placethepoolso thatguestscanreach a Location. it from guestroomelevatorswithout passing through thelobby;provide someguestrooms with viewsofthepool;screenanyexterior viewstoward thepool. positionthe pool so that it receives a Orientation: unobstructed sunlight frommid-morning to late afternoon. r SLe: providea poolof sufflcientsizeto accommodatetheswimming andsunbathing needsof theguests,butno smaller thanabout20 x 40 ft (6x 12m)withat least10ft (3m) oj deckspace on allsides. r Supportfunctions.providetoilets and lockers whererequired,towel issuearea,snack bar or vending,equipmentroom, and furniture storage. I Safely: donotprovide a divingboard;include slipfreedecksurface, depthmarkings, undeMater fighting, safetyor 'poolrules'signage. . Wadingpool, whilpooLincludeadditionalpools poolbutslightly withinviewof theswimming separaled. a lndoorpool.designeitheran operableroof or glass walls to providedirect sunlightand ventilation.
Publc SpaceDesiltn
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lheluxury F0ur urban swinnlrgp00l Seas0ns Holel, T0kyo al Chinzan-so, Japan. Jrcaf-0ies fcfeasnqylealures!chres0rtamenit€sasalr spaandltress center. Here, thep00wthitsvaulted skylghtands€nsuOus curves serves asihefoca: f00ms, whirp00ls, ta0nc 0s€by !r f: i',rr ia!fa steam oymandlrealty Heatth Ctub
of spa fac it es I Chapter4.) The fo ow ng items s h o u l dl l e c o f s i d e r e dd u r i n gt h e p l a n nn g p h a s e : Le c l - b , o h a rg u e s t sc d ^ r e a c h A second malor componentof hotel recreational a t o ' a ' a ' o "rro ^ ' facllitiesis the healthclub, a featurethat for many d r e .L. L " e g J e s t ' o o f i e e \ a i o ' s a rd types of hotel has becomemore centralthan the memllersfrom the streetor parkingareawithout ^r(c.^ hr^, nh rh6 h^ al l^hh, pool The focusof the healthc ub is a combination of exerciseequipment(suchas Nautius or Univer a Pragram nc ude receptionareawith attendant sal machnes) and such specializedfac lities as ha r sa on: ockers,showers,andtoi ets;exercise steamrooms,wh r poo baihs,and saunas.Larger r o o m ;s a u n a .s t e a mr o o m ,a n d w h r p o o l ;m a s cornplexesmay add a unisex ha r salon, multiodge roo*s a1d loLrge deperdirg or rre ouroose'oorT'o'aerobicerercse afo 'acqueoa I market or squashcourts.The healthcenterat the Hiton p an the complexwith the contro . AdJacencies. ShortHi ls in NewJerseyis representative of how a d r e da r d l o L rg e - o s v i s i b l e a r d w i t hr h ep r v a - e f r n . i n n e o i r h a r < h a- r o- r, i / o v.o-r.e medium-size, upscalepropertycan caterto guests .i c- e r o o m )o r o a c l \(Seethefurtherdiscusson andthe loca community. to-b,ack(saunas).
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Part2: DesignGuide
fhesplendu0fthenahlespaManilaDiamond Holel,Philippines. Theexclusive Diamond Spaevokes a ieel0f classic luxury, withopulentwhitemarble wallsandblackgranite flooring. lt features hiqh-tech cardiovascular andexercise equipment, aerobics classes, andthefull (see complement olskinandbody therapies C-6).
Thekeyobjective shouldbe to provideoptimum butnotexcessive amounts of parking. Unlessunuparkingcanbe a crucial sualconditions (sportscomplex,largebanquetfacilTheprovision of suJficient plan- ity, retailcenteo exist,the parkingprovisionfor element, inboththebudgeting andconceptual ningior a hotelor motel.Anditsdesignofteninflu- different typesof lodgingproperties fallswithinthe encesthe guest'sfirstand lastimpressions of the rangesshownin Table17.12.Land cost is an propefi. Roadsideinndevelopers problem knowtheymust increasing in suburban andrurallocations, provideonespaceperroom;lull-service hotelsneed whereparkingusuallyis on grade,covering more additionalspaces{or employees and lor any pub- Iandthanthebuilding itself, makingit necessary for lic areas-restaurants, bars, meetingspace,or developers to programtheirparkingrequirements recreational facilities-thatattractguestsfromthe morecarefully. However, the morecriticalconcern community. An otherwisesuccessfulhotelcan be is at downtownhotelsand otherDrooerties where seriouslyatfected-especiallyits abilityto attract highlandcostspreclude extensive amounts ol surlocalbanquetbusiness-byinsufficienl or inconven- face parkingor requirethe construction of a garage,oftenbelowthehotel.lt is notuncommon ientparking.
Parking
Public SpaceDesign 3os I
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HiltonShortHillsSpa,NewJersey.Recent renovations 0fthelive-diamond suburban h0telinclude a fhesubwban spalexercise complex nineindividual spatreatment rooms, and spaincluding cardiovascular andstrength equipment, aerobics ro0ms, 16,000 lt'z(150m'Z) boutique arcaljuice bar.Thehighquality interior finishes enhance theluxury experience. a reception
to appealzoningregforthedeveloper andarchilect ulations,if justified,basedon an analysisby tralfic is to projecthourlyparking experts. Onetechnique requirements, recognizing thatthehotelguest,conferee,banquetguest,and employeescreatepeak demandson parkingat differentperiodsoJthe day (seeexample, Table17,13). In additionto programming the parking,the theimpactit makeson designteammustconsider theguest'slastingimpression of thehotel.Designers needto addressconcernsaboutconvenience, claustrophobia: safety. andpossible a Garageentrance:locatethe entranceso thatit is
readilyaccessible to the guestdrop-otfarea. r Hofelaccess:providea secureand convenient interiorroute,usuallyan elevator, fromthegarage to the hotellobby. . Safety andsecurfy:designthegarageto bevisuallyopenwithwideaisles;providesecurity camerasto scanarea. to reducefeelingsof a Guestcomfort:Iindsolutions claustrophobia, by increasinglightinglevels, raisingceil;ngheight,paintingsurfaceslighl colors;provideart,murals, or music. provideclearsignagebothfordrivers(to r Slgnage: (to lobbyor streel). exit)and pedestrians
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Part2: DesignGuide lahle17.12Parking needed fordilferent types 0fhotels HotelUpe
No.of spaces/rcon Connent
(downtown) Business Boutique hotel Suburban holel Airport hotel Roadside inn (alltypes) Resod Convention hotel Conlerence center Condominium hoiel All-suite holel Supef-luxury hotel lilega-hotel lvlixed-use hotel hotel Casino
0.40.8 0.3-0.8 '1.0 0.6 1.0-1.2 0.2-1.4 0 . 81 . 4 1.0-1.3 1 . 22 . 0 0.8,1.2 1.c-1.2 1.0-1.2 0.6-1.2 0 . 82 . 0
Assumes limited lunction spaee Higher tacior inresoft areas Heavy l0calmeeting andbanquel use l\,4odeate rcnlal caruse Verylimited localbanquet andF&Buse Varies locati0n, bymarket, andproximity t0 urban centers 0rmaj0rattnctions provisi0n Regioqal L0nventi0l hOtels need higher lffullhouse, minimum local use l\,4ay need twospaces/condominium Limited F&Bandlunction areas Limited function areas Limited l0cal business; highrenlal caruse Highly variable depending 0noihef activities (f0fexample, Varies Atlantic byl0cati0n Cityrequires extensive busparking)
projects, Inmixed-use thehotelshouldnegotiate its own parkingspaces,perhapsbehindan access gale, to assurethat parkingis availableto hotel guests. Also,thispermits thehotelto setup security for that dedicated portion of the garage. Many hotelschooseto olfer valet parkingas a guest amenity.Equallyas often, though,this decisionis madebecauseof spaceand budget limitations: hotelstaffcanparkmanymorecarsin thesameamountof spaceanddo notrequire the wide aislesor other designleaturesthat guests expect.
Signageand lconographics Theperception of a hotelgoeswellbeyonditsarchitectureand interior design.Suchsmallyet crjtical graphics, detailsassignage, tabletopitems,anduniform designcompleteand reinforce the desired goalsof a hotel.Theseeleimageand marketing ments, whichshouldbe conceived o{asan integral partof thedesignprocess,requirethecollaborative effort ol the architect,interiordesigner,lighting designer, and suchspecialists as a graphicconsultantor uniform desioner.
(A)Reproducli0ns Thekenedcultutalhist1r'lc decolTheBevetlyHillsHotel,California. 0ftheoriginal banana leafwallpaper areusedthroughout thefullyrefur (B)Designer bished hotel,continuing thepinkandgreen thene1r0m theexteri0r andthegr0unds t0 theinieriors. Hirsch Bedner andAssociates repeats thesame p0ftfolio m0tilintheprinled materials, fromgiltbags totheguestroom andother specialty iiems.
PublicSpaceDesign
Table 17.13Parking analys s parking Thefoll0wing steps describe anappr0ach tocalcu ating requircments based 0nthechang ngneeds 0fthegLeslr0oms afdOther parking hotelfacillties through0!t theday.Themaximum demand in mostproperties is created n0tbyther00ms butbythemeeting andbanquetspace. Theprovsi0n0fparking musttecognize thesum0fthevari0us c0mp0nents andtheinterre!ati0nship 0fthepeaks andvalleys period. over a 24-hour guests, 1 Deiermine thec0mp0nents 0ftheparking requirement overnight restaurant andbarpatfons, meeting attendees, andother (see visjtors 3). Step plann 2 Calculate themaxirnum number 01cars thatmight bereasonably anlicipaled ngloaccommodate ful demand 0nB085per peak greslcaculaii0n cent 0falldays, bLtn01 demand 10reach c0mp0nenl. TheOverniQhi isil ustrated bythef0ll0wing example: Number ofrooms 400 Percent occupancy B5 1.4 Peop e pefroom Percenl arrv ngbycar 40 Peop e percar 15 Theequati0n forcalculating thegreslsparking requiremenl is aslollows (Rooms) ("/o x (7"occupancy) x (pe0ple/f00m)x bycar) (People/car) 4 0 0 x8 5 x 1 . 4 x . 4 0
: 127cars 1.5 percenlage Thecalculati0n f0rtheothercomp0nents includes similarlactors asappropriate, suchas10od andbeverage covers, 0l diners arrivinq bycar, andnurnber 0femployees byshift. (example Dev€l0p usefactOrs 4-h0urperiods). faciityneeds atableshowifghOulyparking shows Forexample, theparking to accomm0date all(100percent0rl)overnightguestcarsfrorn midnightto 4:00a.m. 0fcheckouts but,because 0nly60percent (0.6) perlods. themidday during Example:
Midnight 4;00 4:04 8;00 guesls l-lolel 1 Restaurant andbarpatrons 0 . 0 5 N,4eeting/banquet aitendees0 . 0 5 Health clubmembers Visilors Employees 0.25
0.95 0.1 0.2 0.1 0.25
B:40 Noon
t\00n 16;00
16:00 20;00
20:40 Midnight
06 0.1 0.1 0.1 0.2 0.4
0.6 0.1 01
0.9 4.2 04 02 02 0 35
0.95 0.25 0.4 0.05 0.4 0.35
a2 01 0.4
(Slep2)wththeusetable(Step3)to calcuatethetolalamount 4 Combine theparking requlrements foreachc0mponent 0fparking (1x 127)atmidnghtbulonly76 necessary drringeachlimepetiod. Inthisexample, hotelguests wouldrequire 127parking spaces (0.6x 127)atn00n.Recognize pafking spaces thathighevenngdemand, forexample, mightbepartially metbyavailable nearby.
Signage and Graphics Thesignageand graphicsprogramnot onlyprovidesguesiswithimmediate information andorients themto theprolect, butit alsomayhelpto reinforce ihe branding of a particular hoiel.Themajorcomponents include directional anddestination signage andprintedgraphics. Thecorporate or propeary identity,whichlatermaybe embedded in the signage thehotelor resort, throughout oftenis introduced to thepublicin theadvertising andpromotional literaturepriorto theopening. Hyattrevised ltscorporate Iogointhemid-1990s andfrequently useselements graphics of thedesignnotonlyin theprinted butin muchof the interior signagethroughout the hotel.
Statu/oodHotel'sW brand successfully incorporates thelogotype intobothsignageandgraphicalirnagesthroughout itshotels.Theelements most commonlyincludedin a signageand graphics program arelistedin Table17.14. Architects anddesigners oftenhavechallenges in creating a meaningful imagefor the property. For example, frequently, thefirstidentification thata guest maysee,thebuilding's exterior signage, is restricted in ltsplacement, size,color,andlighting by local ordinances. At moreexpansive resoTts, especially, guestsdependon directional arriving signsto guide themto the hotellobby,or to restaurant or banquet eni'ances. Signs.de.rtify staFI ard recerving areasor highlight handicapped routesor parkingspaces.
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Part2: DesignGuide g'aphics Table 17.14 Signage and Enefiorsignage Brand andbuilding identlficalion Vehicular guestparkinq, parking, directional signs Guest entrance andexit,receivinq area, employee entrance; handicapped staff parking; taxiandpublic transportati0n Pedestrian directional signs Lobby entrance, Testaurant entrance, ballr00m andmeeting roomaccess; outd00r amenities including p001, g0lf, beach, spa, tennis, andb0ating Interiol signage Evenl directory Directional signage Destinalion siqnage
Lobby, retail shops, f00dandbeveraqe outlets, ballr00m andmeeting r0oms, recreationalamenilies fl0or identilicati0n andr00m directi0n, emeruency exiting Frontdesk,queslr0om numbers,lunction r00ms, toilets,coats, ele\/at0r idenlification, F&Boulletl0g0s
Printglaphics l\,4arkeling materials Guestroom amenities
Allhotel advertising, marketinq, sales brochures andrclated items B00m packaoing; service andguestinformation b00ks; bathroom soap/shampoo andrclated robeand towell0g0s; guestroom stationery items suchasnotepads, leiterhead, envelopes, andpencils; caroKeys Menus andrestauranybar suppliesAlllood paper products andbeverage menus, wine lists, tabletop merchandisinq, etc.; related such as matchb00ks, coasters, napkins, etc. Frontofliceandaccounting guest forms Begislration materials, rcceipts, involces, etc.
Theseallmaybe subject to localregulations. Once symbolsare easilyrecognized internationally, but insidethehotel,guestsrelyon signage to findtheir most operatorswish to make their signageand wayfromthelobbyto guestrooms, F&Boutlets, func- graphicsprograms uniqueandmorereflective o{the tion space,recreational amenities, and so forth. character of theirproperty. Thedestination signage Somearchitects at theschematic guestrooms designphasetest throughout the hotel-at individual as the hotelorganization graphby imagining the futuresig- wellasateachfunction room ortheidentity nage-if it is difficultto conceivehowdirectional sig- ics al each restaurant or loungeare especially nagecanorientguestsandleadthemthrough the important. propertythen the entirearchitectural organization needsto be rethought andclarified. Both the hotel'sexteriorand interiorsignage UnitoZms and labfetop Design shouldbe integrated withthearchitecture andinte- Uniforms and restaurant tabletopdesignare two riordesignsothatthedesignelemenls reinforce the additional visualelemenls to whichguestsaredirecf themeandstyleoI the property. Thiscommonly is ly andconstantly exposed.Formanyyearsthehotel achievedihroughthe consistentuse of color, managemenicompany,to re{lectthe corporate shape,or pattern,andby repeating the sametype- image,designedand specifieduniformsfor the faceandmaterials thatarefoundinthearchitecture lront-of-house staff.Increasingly, today,forfirstclass andhotelinteriors. AttheBeverly HillsHotelthesign- and luxuryhotelsand resorts,companiesretainan age and graphicspackagedrawsfrom the lush independent uniform designer to complement and bananaplantsthatpermeate the groundsaround reinforcethe hoteltheme,servicestyle,and local the hotel.This bananaleaf motif is repeated customs inthedesignofihe uniforms. Onceagain, throughout the interiordecoration on wallpaper, the designers creaiively manipulate color,pattern, draperyandupholstery tabrics,andevenon prinf and shapeto coordinate the uniformsor 'cosed items,consistently applying thethemethrough tumes'-withthe hotel'sarchitectural and design a multiiude of visualelements. style.Theuniformsmayvaryas muchas doesthe The American Hotel and l\ilotelAssociation styleof the property,rangingfrom formalattire(AH&|VA) has approvedoverone hundreduniver- eventophatandtailsat luxuryproperties-tobeachsalsymbols 10represent suchcommonhotelareas wearat resorts.The operatorsof urbanbou'iique or services as check-in, information, restrooms, and hotelshaveestablished uniformdesignas a stateluggagecheck.Thesestandardgraphics area good ment of high fashion--ioormen clad in black startingpointfor the designof signage, sincethe Armanisuitsinstantly identify thegenre.
PublicSpaceDesisn Table 17.15Unifoms andtabletop design Unilolms Front-othouse
D0orman, bellman, cOncierge, fr0ntdesk statf Food warisialf,bartender, andbeverage Hosress, busstafl, r00m serutce Back-of-house Food andbeverage, security, pa ing housekeeping, maintenance,
Tabletop Ltnen
Tablecloths, tablerunner 0rplacemats, napkrns glassware, Place setting China, table\a/are Tabletop accessories Flower orbudvases, saltandpepper teaservice, cellars, cream andsugar, winebuckets, ashtrays, etc.
areas,andmayplacea framedmirrorineachguesf roomjloorelevator lobby.Thesemid-market hotels may be able10 incorporate originalart fairlyeconomicallyby commissioning a localarlistto create pieces, whichtheythenreproduce inquantity forthe guestrooms or otherareas. Among the most lavishart programs-which sometimes approachmuseumquality arethose foundin traditionally styledluxuryproperties. The Ri2-Cadton chain,as an example, has collected eighteenth and nineteenth centuryEuropean and American artandantiques-paintings by renowned artists,sculptures,tapestries,decorativeaccessories,orientalcarpets,and a varietyof uniquefurniturepieces-whichtheydjsplaythroughout the
Tabletopdesignis anotherintegralpart of the guest'sexperience thatshouldbe conceived as part of the overallthemeof the property.The tabletop itemsappearinmanyareasoulside thenormalF&B outlets-the several restaurants,lobby lounge, sportsbar,andsoforth.Consider thatfoodandbeveragesalesoccurin the lobbyitself,in function roomsandprefunction areas,aroundthepool,and in theguestrooms andsuites.Thestyleand complexityofthetabletopoftenis reflective of thedesign andformality of thehotel.Forexample, Greekantiquityis the expressed themein the tablesettingsat (seep. C-22).Some theHyattRegency Thessaloniki of thetabletopitemsarestandardwithinone holel company.However,designersor corporatemanagemenl, or occasionally theexecutive chefor the food and beveragemanager,may customdesign individual oiecesfortheoarticular hotelanditssel. ting.Table17.15identifies themostcommonitems program. included in thehoteltabletop Arl and Aftitacts Aftplaysa growing roleinthestyling of a hotel.The development of an art programis a servicefrequentlyprovidedby the interjordesigneror an independent a( consullant andshouldbe conceived as an integralthreadthroughout the design.Art, artifacts,and antiquescan createthe 'feelingof home'for the business traveler or the 'element of fantasy'for the leisuretraveler Artworkappearsin nearlyeveryholel. Budget properties framedprintsin theguestrooms include and in the hotellobby,if nowhereelse.lvlidscale hotelsintroduceart and artifactsintothe food and beverageoutlets and the meeting prefunction
fheunified design cjncept ManilaDiamond Hotel,Philippines. (A)Inleri0r designers otten extend theirunified c0nceptthrough restauprintmenus ranttabletop,uniloms,signage, l0g0s, floraldisplays, guest andother appropriate elements. Thehotel's bathr00m amenities cootdinate rfliththeinteriors throughout, adding onemore i0ucht0the visi0n.(B)Thecolorboard design illustrates thedesigners' earlyconceplc0mmunication t0theowner andmanagement company.
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hotelpublicareas.The Bitz-Carlton hotelin San Francisco keepsa fine-arts advisor andcuratoron staffto document. maintain. andconserve theirart andantiques collection. In addition, theytraintheir staffto answerthe mostcommonquestions that guestshaveregarding thecollections. The traditional art and antiquesprogramhas expanded to includenewandcreative usesforart, and the term 'antiques'has been redefned to includetwentieth centurydecorative objects, furni ture,and art from manycultures. Oncejust the accents whichcompleted thefeelor lookof a property,art and antiquesoltenareusednowto create theoverarching themeof a hotelandhavebecome integral to themarketing of a property. Theboutique ClarisHotelinBarcelona displays onthelobbymezprivate zaninethehotelowner's collection of Greek andRomanantiquities; theguestroom artprogram features additional ancient artifacts olacedin carefullylightednicheswhicharea dramaticcontras withthehotel'sstrikingly orlginal andverycontem-
Fineartaslandnark decolThe Ritz-Carlton, SanFrancisco, California. Creatively recon structed within the1909lormef westcoastheadquarters forlvleiropolitan LifeInsurance, Th€ publicly Riiz-Carli0n ilsprivale displays collecti0n 0ffineaft,0riental rugs,antiques andarti facts, enhancing thetotal atthelandmark building. !uestexperience
fheslftt1uch /l?deslgn Unilorms. Stallunilorms areamong ihe important design accessories whichmustbefullyc00rdinated with c0ncept, architecture, andinteri0r design 0l thehotel Attexhibiti1ns asl1bbyd'corChambers, NewYork.ThenewWest-Side hotelcelebrales themarket h0tels andresorts mayrequire over50dttferent uniform styles thesurroundjng artscommunity talentbyinc0rporatin0 asystem withinitsl0bbyt0displa, Larger (Angelica l0 help unify andreinlorce theming lmage Apparel). artwork.
PublicSpaceDesign
LOBBY SCHEMATIC
FUT{GTION SPACE SGHEUATIG Assuring theinageLobbyandlunctionspaceschematics. Thel0bbydiagram illusirates theprincipal 0bjective thatdesigners locate should thepublicfacililies closet0andvisible1r0m themainl0bby. lvanyproblems inthehotelplanning arercsolved whenguests canlindtheirway publicandbackof house Thesecond illustrates thesparale easilyaround thepublicareas. diagram circulati0n to themany types0fluncti0n I00ms.
poraryinteriors. Drawingfromthe neighborhood . paintingsand mircr: providea blockinginside contextof NewYorkCity'smanyfine art galleries walls for supportand powerconnections to along57thStreetand FifthAvenue,the boutique security systems; coordinate accentIighting. Chambers hotelfealures ArrWal/s in itspublicspace. Theentirehotelthemeis expressed bythepaintings, Newusesforartareeveryryvhere. Inadditionto incorprints,and e'ichings set in a customsystemof poratinga museumwithinthepropertyasan amenihorizontaltracksof blackenedsteelthat exhibits ty or celebrating artthroughchanging exhibitions, changingartwork. constantly designers haveusedover-scaled artas headboards Thedesigner mayneedto consider howtheart andmuseumpostcards asguestroom art.Today, we willbe installed in orderto prepare thespace.Even find art even in elevators,restrooms,exercise piecesrequirestructural smallandmid-size support, rooms,andparkinggarages. A growingnumberof lighting, water,or otherpreparation: security. citiesrequirethedeveloper to investonepercentol a sculpture: an additional structural support(flooror the construclion costin publicart.Thishasresulf ceiling) andcoordinate accentlighting ed inthecommissioning of majorexterior sculptures a watet featue: providean additionalstructural for the hotel's arrival courtyardto large-scale support,plumbingconnections, and powerfor murals,waterfeatures.or otherart for the hotel lighting underwater lobby.
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Adrninis trialtiroll'l anC 1B Back-ofhCIU{S(E LJESgn he planning anddesignof the administration required. Thefollowing sections discuss theoperaolficesand otherback-of-house or service tionalcharacteristics and planning anddesigncriareasof the hotel,mostof whichthe hotel teriaforeacharea. guestrarelysees,areequallycriticalto theeventual successof the hotel.Generally comprising betweenabout'10and15percent of thetotalfloorarea AdministrationOffices in all lodgingtypes-somewhat lessin motelsand budgetinns,theorganization oftheoffices andser- Thee{fectivelayoutof the frontdeskand adminisviceareasgreatlyinfluences thestaff'sabilityto meet trationofficesinfluences theguest'simpression of overall administrative needsandto provide elficienl thehotel.Whileallguestshavecontactwiththefront foodandbeverage, housekeeping, repair,andengi- desk,manyothervisitorseachday meetwiththe neeringservices to the hotel.Themainfunctional salesandcateringstatfor withassistanlmanagers. areasinclude thefollowing: Therefore, theproperplanning, design,andequipr administration pingof the hotel'sofficespacedeserves offices no less r food preparation and storageareas attention thanthatgivento theguestrooms andpubr receiving. trash,andgeneral storage areas lic areas.The plannjng and interior designoI the I employeeareas workplace anditsequipment areessential notonly r laundry andhousekeeping areas to the moraleand productivity of the stalfbut also r engineering andmechanical areas. to thepublic'sperception ofthequality of thehotel. Theofficesareasgenerallyare dividedintofour Thesespacesvaryconsiderably frompropertyto clusters(otherofficecomponents, such as the property, depending on thetypeof hotelor resort humanresources andpurchasing functions, typically and on its sizeand location.Largerhotelsand areplacedintheback-of-house closeto relatedserresortshave extensiveadministrative staffs and vlceareas): requiresubstantial officesuitesto accommodate the r frontdeskandfrontoffice complexofficefunctions whereas smallproperties r executive otfice maybe runout of littlemorethana singleoffice. I salesandcatering office Resorts in remoteareasmayneedto provide their r accounting office. ownengineering including services, electricity and freshwater,as wellas employee housing. In conWhiletherearesubstantial advantages-shared trast,motels thatdon'tinclude a restaurant or meet- reception andsupport areas, closercommunication ingspaceneedonlylimitedserviceareas-no more amongthestafi,andbettervisibility to theguestthansufficient storage forguestroom linen,operat in havingoificeslocatedtogether,most hotelsof ingsupplies, andmaintenance equipment. overa few hundredroomsseparate the adminisIt is essentjal notonlyto provideadequateback- trativeofficesintotwoorthreeclusters. Thisrsdone. of-house areasbutalsoto planthemappropriately in part,in orderto locatethesalesandcateringofiso thatstaff,lor example,canreachallareasof the icesnearthe ballroorn and otherfunctionspace. hotelwithoutpassrng throughthe lobbyandother [,4ore thanany'thing else,though,suchanangements publicspaces.Basicplanningobjectives include shouldnotbetheresult programming ofunclear and clustering the majorservicefunctions aroundthe hastily conceived schematic designs. Often,space receivjng areaand employee entrance or alonga nearthefrontdeskthatinitially wasdesignated for majorservicecorridor, andgrouping thefoodout- officesmustbe reallocated forothersuooortfuncletscloseto thekitchenor at satellite oantries. where tionsthathadnotbeensutficiently recognized inthe
fhewelc1ning positive intelaceParIHyatlJohannesburg, SouthAlrica-Each management andservice functi0n contributes t0theguest's reacti0n t0thehotel. lnthiS|UXUrpI0peyStafW0rkbehindatraditi0na||ysty|edfrontdesk'underpart0ftheh0te|'seX1enSiVec0 'senseplace.' 0l
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Part2: DesignGuide
programand earlydesignphases.Whereoffice r Saledeposilarea:providesecurespacewithsaJe suitesarelocatedon separate levelsthearchitect depositboxesand,adjoining, a smallguestview shouldconsider addinga dedicated stairway conroomwithcounterandchair necting thelloors. a Counting room:providesecurespacewhereF&B outleland retailmanagers countreceiptsand placethedepositin a drop-safe or passdirectly Frcnl Desk and Frcnt Olfice to cashier, Thefrontotfice,whichsupports theguestreglstra- a Fire controlroom: orovidesoace next to front tionand cashier functions at thefrontdesk,is the entrancewitll dedicatedalarmpanelsfor useby largestof thefourclusters andtheonewithwhich thefireandpolicein responding to fireandother Thekeyelements emergency situations. thecasualguestis mostfamiliar. iniermsof layoutarethefrontdeskitselfandthework a Supportfunctions:providefor such accessory needsas toilers. storage, coats,andpantry. areabehindit,aroundwhichmostoftheotheroffices areclustered. lt includes thefollowing areas: In smaller holels,whereemployees maybe crossa Front desk. providedual-{unctionregistration trainedto performa varietyof duties,suchfunctions andcashier stations. as ielephoneand reservations needto be convent Frontoffice work area (includesmail, copy, fax, ient front to the desk because on thenightshiftonly etc.):provide workareaimmediately adjacent to payrollcosts onepersonmaybe on duty.Increasing thefrontdesk,withbuilfinworkcounter andfiles. in all types of hotels and resoris have made it more a Frontofficemanager.provideprivateotficeconimportant for management to rethinkhowtheystaff venient to theworkarea. departments. Smallerhotels,for example,may r Rese/vaflons and telephone.providespacewith locate a modest sundries shopimrnediately adlacent partitions counter workareaandacoustic forteleto the reception area so that the desk clerk can douphoneoperatorsand reservations staff,convenbleas theshopcashier. Also,instead of locating a ientto thefrontdesk;includesecurity andalarm business centeratsomedistance fromthelobby,and monitoring systems. In largehotelsressrvations needingto staffit throughout the day,companies andtelephone areusually separate functions. rBeservatlons manager. provide semi-private workarea. olficeadjoiningreservations planning Table 18.'lFront office
Ploglam Provide 3t05ft2(0.3t00.5m2)perguestroom forthefrontdeskand relaled lrontoffice functions pfovide Allow6 linearfeet(1.8m)perworkstati0n; twostations for plus thefiIS1150 r00ms additi0nal 0nes f0feach 100r0oms
Planning Locate thedesk sothatit isvisible lromtheentrance guestelevators L0cate lhedesk insighloIthe Positi0n theluggage near thedesk stora0e andbellman Prcvide lire controlr00mnearthe frontdesk0r mainhotel entrance Positi0n thelrOntdeskplanwhercit is n0tc0nstrained bystructunl columns Planthefrontoftices0thatbothreservations andtelephone operatoIS registrati0n arenear theguest area guest Place thesafedeposit r00m s0thalacashier canhandle rcquests
Design Design thefronldesksothatthecashierand reqistration funclions can bestalfed flexibly quests' Screen views intooffice workareas requirements lunctions: Recognize l0r support housephones Thehotel's hidden hea Back-o|-house schematic. The0rganizabrochure display, concierue 0fassislant manager, and bellstation close planning iion0l theservice functions is crilicalt0theefficient and tolrontdesk stafting 0ftheh0tel.Keyist0arrange theback-ol-house inloseveral Provide decorative locusatthedesk:c0unter malerial, lighting, ireatcluslers, 0rganized alongawidespine0rseruice corrid0r, witheasy ment ol backwall, andsignage access t0thereceiving area andt0seruice andJreight elevators.
Administration andBack-of-house Design
(A)
FROXT OFFIGE SGHEIATIC (B)
ETEGUTIVEA]ID AALESOFFICESCHEUATIC
(c)
AGGOUI{TITIG OFFIGE SCHEUATIC (A)Front (B)execulive Theelticient details Admini$tration (C)accounting olliceschematics. office schematic, andsales office schematic, otficeschematic. Holeladminisfation offices areoruanized infourclusters, oftensepaated bysomedistance, onerelated tothelrontdeskand processes, theregistration andcheck-out twootheIs fortheqenenlmanager andsalesactivities, whichoftenarecombined, andlhelastfor theaccountino function.
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Part2: DesignGulde placeit nextto thefrontdesk,enabling increasingly furthersharingof stalfduties. In planning the Irontdesk,as with manyother areasinthehotel,collaboration amongthemembers of thedesignteamis necessary One,thearchitect establishes thegeneral location oJthedeskandthe offices;two,the interior designermaymodifythe detailsof the planfordesignor functional reasons andpropose a seriesof finishes andlightingi three, thetechnical siafffromthemanagement company specifies andplacesthecomputers andotherequipmentin theworkspace. Exectlive Ottice Theexecutive officeis thesmdlestof thefouradministration clusters. Insmallerhotels,theoperatormay chooseto combineitwiththejrontoffice,thegeneral managerassumingthe dutiesof roomsdivision manager,In largerhotels,the executive olficeincludesthefollowing: a Reception area.providereception/waiting areafor visitors; include receptionist desk,visitorseating, and appropriate display. t Generalmanager:providelargeprivateofficefor theGM,appropriate to thesizeoI thehotel. a Executiveassistantmanagers:provideprivate officesfortheseniorstaif,including theresident manager, foodand beverage director,marketing director,etc. a Secretar)/.include space for one or more administralive assistants withnecessary support (copying, functions fax,etc.). t Conferenceroorn: include privateconference roo'nfor 8-12peoplefor useby theseniorsratf or formeetings withvisitorsi include smallpantry for coffee/refreshment service. r Supportfunctions.provide space for toilets, coats,coffeearea,etc. Thegeneral manager in largehotelsmaybe highgreeting lyvisible, dignitaries andhostingspecialvisitors.Thus,hisofficeandconference areamaybegin to resembleoublicreception and loungeareas. Wherethisis thecase,theofficesneedto be larger and shouldbe locatedwhereguestscanreadily findthemandwheresecuritycanbe assured. Some pre{erthattheirofficeis located seniormanagers nearthe receptionist, whereasothersinsiston it beingmoreremote,evenon anotherlevel,away fromthedistractions of theofficeroutine. Theresidentandfoodand beveragemanagers, whoshare in policydecisions, usuallyareclustered withthe generalmanagerratherthanwiththeirrespective departments.
Safes and Ca|€fing Ollice
The thirdgroup,the salesand cateringoffice,is responsible.lor attracting conventions andgroupbusinessandfor servicing the meetings and banquets oncetheyareinthehotel.Thesalesandcatering staff dealwithmanyoutsidevisitors andtheofficesshould be designedto presentthebestpublicimageof the ihefollowing: hotel.Thecluster includes a Reception:provideseparatereception/greeting lunctionorcombine withexecutive officereception. a Directorof sales:providelargeprivateotfice. providesemi-private I Sa/esrepresertatlves: cubiclesforaddilional salesstalfadjacent to filesand workcounter I Cateringmanager:provide private office for staffpersonresponsible for arranging detailsof functions. banquet a Banquet manager: provide small offrce for supervisor of banquetstaff;this maybe located in back-o{-house. a Conventionsevices manager:provideprivate officefor personwhoservesas liaisonfor allnonbanquetfunctions; this may be combined with 'conference concierge' servicein largerconventionorooerties or conference centers. a Conference roomrprovidededicatedconference room(maybe combinedwithexecutive office)for salesandcatering meetings. providespaceforseveral a Secretaty: administrative assistantsfor the seniorstaffand for all sales, catering, andbanquet representatives. r Supporlfunctions:providenecessaryspaceto accommodate usualsuooortfunctions. gueststhe Sincethesalesstaffshowprospective available meeting and banquet facilities, theoffice suitefrequently is locatednearthe functionarea ratherthanoff the lobby.As withthe otherclusters, themostcommonarrangement is to grouptheprivaleofficesarounda secretarialwork area.Thesales and cateringofficebecomes{airlylargein convention and otherpropertiesthat caierextensively to group ratherthan individual guests.The space requirements, whichvarydepending on thetypeof hotel,usuallytallbeM/een 2 ard 4 ft?(0.20.am") perguestroom. Account ng Oltice
Theaccounting office,whilebestlocatedas partof themaincomplexnearthefrontdesk,canoperate satisfactorily at somedistance. ltsmainconnection to the Jrontofficeis the needto coordinate the countingroom and generalcashierfunctions.
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The accountingclusterincludesthe followlng requiremenls: a Controller:provideorivateofficefor the hotel's seniorJinancial oJficer. providea semi-private a Assistant controllerlauditot: officefor the assistantcontroller who is the daylo-daymanager of theaccounting activities. a Cashiet:providesecureroomwithpass{hrough windowsimilarto bankteller;providelargefloor c.fa.n.l
rlarm
a\/atam
. Accountingstaffoffices:providework areasfor payroll,accountsreceivable,and accounts payaDre managers. t Accounting workareajprovidecubicleworkspace for accounting secretary and anyadditional staJf, depending on thesizeof thehotel.Include work counter withfilesandspaceforcopying, fax,etc. a Other:toilets,storage,pantry:provideJoraccessoryfunctions, especially iI the accounting area is remotefromotherotficesuites. Thelayoutof theaccounting areais notcomplicated by specialoperating requirements or technical equipment otherthanthestandard officecomputer Thearchitect systems. shouldallocate approximately 3 fi' (0.3m') perroomfortheaccounting offlces.
FoodPreparation and Storage Areas Of alltheservice areasin a hotel,thekitchens and relatedfood preparation areasrequirethe most in partbecause designattention, of theintegration ofthemechanical, electrical, andplumbing systems with the layoutof the kitchenequipment. More important, though,the designof the kitchenand related areascritically influences laborcostsforthe lifeoi thebuilding. Thedesignteammustplanthe kitchens so thatallfood-related activities arelocated closetogether, distances between the kitchen andtheseveraloutletsareas shortas possible, and theindividual layouts areflexible in orderto accommodatechanges in thefuture.ThereJore, the planninganddesignaspects of thekitchens require the coordinated attentionof a variety01 specialized kitchen andengineering consultants.
planillus$ates fhebunker Administalion ofliceplan.Theoffice h0wthediscrete luncti0nsmaybeseparated. Here frontofiice, accouniing, andexecutive andsales ofiices each (Four 0ccupies their own oifice c uster Seasons Besod Sc0ttsdale).
shouldbeto designthesmallest kitchen thatmeets the operational For example,many objectives. downtownhotels,wherespaceis at a premium because of highlandcostsandwheremostfoods arereadily witha minimum available, operate food storagearea.Yet,whilesomesmallkitchens functionwellbecauseof closeproximiiy of theseelements, thelayoutof largerhotelsmustcompensate preparation, fortheseparation of storage, cooking, serving, andwashingareas. Rules-of-thumb forspaceallocation varydependingonthequality levelofthehotel.However, a typpointis to basethekitchen icalstarting sizeon the numberof restaurant andbanquet seatsandhotel guestrooms andto refineit as the food and beverage concepts arebetterdefined. Theaccuracy oi theserules-of-thumb is alfectedby the slzeo.fthe Program and Ptanning Obiectives hotel;smallerhotels(fewerthan200 rooms)and pantries Theamountof floorsoacereouired in the kitchen satellite restaurant requirea largerallocation perseatin orderto equipevena minimum andfoodand beverage storageareasdependson kitchen. thenumberof mealsserved, thecomplexity of the Foodpreparation areasfor representative typesof menu,andthedelivery schedule. Onegoal,because hotelsareincluded in thesamplespaceprograms of the highcostof equipment, energy, and labor, in Chapter 22.Table18.2provides theinitialspace
lera planning Table 18.2Kitchen (kitchen) Program 6 tt2(0.6m2)/restaurant seat z n21o.zm]/nattroom andbanquet seat 1 fl' (01m')/lounge seal guestroom 1 ft2(01mz)/hotel
Design Pr0vide automatic lireprotection systems through0ut, especially over cooking equipment Provide theminimum ofheat-generating equipment Locate immediaiely inside thedoors lrcmeach thes0iled dishdrop-otf rpslauranl, leeding a single dishwashing area (F&Bslorage) Program Provide vestibules service between thekitchen andalloutlels, banquet 30 50%ol mainkitchen area pantry andballroom; baffles between service c0 dorsandbanque Planning r00ms Provide straight-line 1low01100d lr0mstongeto serving; fl00rslabs forrefrigerated st0rage s0thattherefrige ntorll0or eliminate Depress cross-tralf icandbacktracking iseven withthekitchen floor kitchen l\4inimize distance belween serving areaand restaurant seating Consider sanitati0n andemployee safety Amnge wo centers Prcvide f0rsecurity atthekitchen seruice bar compact m) Locate secondary storage near each stalion, asrequired Plan aisles ata minimum ol3.5ft (1.05 Place facilities shared centrally Plan f0rtheeflicient use0futilities Group allwalk-in refriqerators andfreezers together 10share common wallsandcompressors
requirements forhotelkitchens andlistsoverallplanninganddesignobjectives. Amongthemanyplanning requirements lhatthe architect shouldaddress duringconceptual design, the mosl importantis to locatethe receivingarea, foodslorage,kitchen, andalloutlets(restaurants and banquet areas)on a singleJloor, Whenthisgoalis not possible,usuallythe casein downtownhotels andolherproperties over400rooms,thedesigner groupings mustassesstherelative merilsofalternale public ol service and functions. Table18.3identifies in thefood-service thecriticaladjacencies areas. Main t(rtchen Oncethekitchenareaprogramis eslablished and the architecthaseslablishedits locationand oenTable 18.3F00d-service adjacencies Essential Food storage tomainkitchen Mainkitchen lo resiaurunts R00m service area t0seNice elevators pantry Banquet to ballroom Desirable Receiving tofoodstorage paniry l\,4ain kitchen to banquet pantry Banquel t0smaller banquet r00ms pantry Banquel to prefunction area Coftee shoppanlry t0r00mseruice arca Kitchen lounges tococKail Kitchen togatuage/trash holding Kitchen toemployee dining
eralplanin the schematic designphase,thefood consultant teststheappropriateness of the service layspaceand proposes a preliminary equipment planning proout.lf major criteria aremet,suchas vidinga singlemainkitchen closeto therestaurants andfunctionoutlets, theoveralldesignisgreatlysimplifiedandtheduplication of equipment eliminated Whileihefoodjacilities consultant is responsible for preparing the detailedkitchenplan,the architect mustunderstand ingeneraltheflowof foodandpersonnelthroughthe kitchenand relatedsupport kitchen areas.Table18.4identifies the individual areasthal mustbe integratedintoa workablelayout, and includesthe area breakdowno.f F&B storageareas. The kitchenplannerusuallyapproaches the designin two opposingways:one,to locateeach (suchasthebakeryorthedishwashing department area)withinthe largerkitchenspaceand,two, to developeachworkstationby selectingandarrangpiecesof equipment. ingthespecific Thefoodserviceconsultant alsomustincorporate a widerange of details-somemechanical, electrical, or plumbprecise ing;somerelated to dimensions; othersto particular finishesor features of thekitchenspacecoordinating them withthe architect so that the kitchencan accommodate the eouiomentas designed andspecified. F&B Storage Areas Thefoodandbeverage storageareasin mostcases arelocatedadjacenteitherto thereceiving areaorto the kitchen,the latterbeingpreferable. Thestorage
Administration andBack-of-house Design
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Anappetizer Kilchenplan.Thel00d-seruice themostdilficulit0 co0rdinate, requirements forcooklng, operations areamong c0mbininq maj0rtechnical rc{riqera ti0n,andventilati0n withfunctional needs forefficient seruice fl0w.Theplanshows howmany hotelkiichens aredivided inlosuchdiscrete workareas hot asslorage, production, (Four c0ldproducti0n, r00m anddishwashing Hotel, seruice, Seasons Budapest).
szo I Table 18.4Kiich€n checklist Receiving andstolage Dryfoodstorage, 30% Refrigerated foodstorage, 25% Frozen foodsioraqe, 10% Beverage stomge, 15% Refrigerated beveraqe slorage, 5% (china, N0n{00d storage silverpaper), 15% Preparation areas Butcher shop Bake shop preparation Vegelable area preparation lvleat area preparation Salad anddessert area Cooking areas Beslaurant cooking line Banquet cooking line Short order cooking line Sanitation Dishwashing Potwashing Garbage andtrash removal Seruing areas pickup Restaumnt(s) pickup Banquet Room seru cearea 0ther Chel's oflice Service bar Staff toilets
eventually, to eachmajorservicearea.Insomepropertiesthereceiving areais immediately adjacent to thekitchen. Thisis a greatboonto theF&Bdepartmentbutmaynecessitate anunusually longrouteto movegoodsto the laundry, housekeeping, maintenance,or generalstorageareas.ThesecurityoI any incomingitemsis controlled at the receiving oocK. Equallyimportant to the layoutof the receiving and trashareais its integration withthe siteplan so thatit accommodates thenecessary movement guestparking, yetis hidoftruckswithout disrupting den fromthe hotelguestrooms and suchpublic areasas restaurants, Iounges,and recreationa areas.An otheMisewelldesigned hotelcan be severelydowngradedby the poor locationof its receiving and trashareas.The overallplanning requirements arelistedin Table18.5. The receivingand trashareasrequjrebetween 2 and3 ft2(0.2and0.3m2)perguestroom, butthe sizeoI the areais determined onlyin partby the numberof guestrooms. lvloreimportant istherelative amountof restaurant, lounge,andfunctionspace -reflectingthevolumeof foodandbeverage operations andthequalitylevelof thehotel. Hotelsrequireconsiderable amountsof storage area.Mostof thisspaceis associated withspeclfic activities: food storagenearthe kitchen, function storage neartheballroom andbanquet rooms,linen storageon eachfloorandwithhousekeeping, and recordsstoragecloseto administration offces.However,in addition,twocategories of storageoftenare
and controlrequirements for hotelsrequirethat supervision andsecurity be available at alltimes.A keyfeaturein planning kitchenstorageareasis to clusteralltheretrigerated storage together. Walk-in refrigerators andfreezers require a depressed floor slab(to accommodate floorinsulation) and share commoninsulated wallsanda compressor system, best locatedslightlyawayfromthe storage. The closelygroupedstorageareasare clearlydesignatedjn theaccompanying kitchenplan.
planning Table 18.5Receiving and trash area
Receiving,Trash,and General StorageAreas
garbage, Trash, andholding area Separate thetrash/garbage h0lding areafromreceiving andprovide space foronevehicle Provide teftigerated areaforgarbage anda space forcanwashing if nee0e0 yetallow Enclose compactOr area, staffaccessibi ityatalltim€s Provlde adequate space 10rstorage andrecycling 01paper, cardboard, glass, ilems andother Provide additi0nal space fortemporary holdinq olsOiled andclean linen if theh0lel uses anoutside laundry service
Thehotel'sreceiving andtrashareas,whilesharing the loadingdock, requireclear separationof goods.Onlyinsmaller incoming andoutgoing hotels andmotelsarethetwofunctions actually combined into a singlearea,The receiving areaconnects directlyto the mainback-of-house corridorand,
Receiving Provide anelevated loading docklarqeenough 10accomm0date two provide trucks atonetime(three lrucksif 400ro0ms); rc01 ovefiead; conlirm size0ftrucks andheighl clearance Pr0vide enclosed receivin0 area10rinspection andtemporary h0ldgoods ingofincoming Include windows between theloading d0ck,eceiving andreceivarea, inqolfice Arnngeaccess t0 lheareat0 avoidcross-traftic between inc0ming goods andoutgoin0 items
Design Administration andBack-of-house (A)
t-----------1 I
EALIROOM
T----------.l
T----------'l
I
PREFUNCTIoN./
CAFE
I
L---------J
l-----------l
euilowE---l l-I DINING !
RESTAUMM(S) I
L___:::___J
I
8AR/LOUNGE(S) I
,4.
\
FOOD.AERVIGE SCHETATIG (B)
PURCHAS
REGEIVING AIID STORAGE SGHETATIG (A)Food-service (B)receivinq The100dpr0ducti0n areas schematics. schemalic, andst0rage schematic. fheefficient ll1wBack-ol-house even0ndifferenl levels,providing a directconnection related t0 receiving andstorage. Whiletheymaybesomewhat separated, areclosely between thetwoisa keyplanning requiremenl.
area:outdoorsequipment localednearthereceiving Thefirst,generally requiring a andgeneral storage. few hundredsquareJeet(exceptin resofts),is for equipment and building andgroundsmaintenance Thesecond,oftenoccupying an outdoorfurniture. areaas largeastheentirereceiving andtrasharea, and equipment, archjved is ior extrafurnishings financialrecords,printedmaterial,and various items. unassigned thesestorage Whiletheymustbe nearreceiving, Oftenomitted areashavedifferenirequiremenis.
fromthe program,spacefor outdoorequipment shouldbe suchas Jorlawncareor snowremoval locatedat gradelevel.The generalstoragearea several needsto be secure,perhapscomprising distinctareasseparated by wirefences,so that differentoperatjngdepartmentscontrolparticular thegeneral storage sections of theroom.Although areais necessary for a varietyof miscellaneous items,it doesnot replacethe needfor adequate functionsdisstorageat eachol the back-of-house cussedpreviously.
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EmployeeAreas
ees arefromothercountries, the developer must constructa majorhousingcomplex-effectively a secondhotel. Whileentailing substaniial capital cost, suchhousing complexes canbejustified intermsof lowerpayrollcostsandsuchoperating advantages as reducedabsenteeism, lower turnover,and greateremployee productivity and promptness. lt may be necessaryin l\,4uslim and some other prayerroomsor otheraccomcountries, to provide practice. modation forreligious
Thestaffareasforma thirdmajorpartof thehotel's back-of-house areas. Whileinsmaller andeconorny properiies theseareasmay be limited,adequate spaceforthehotelsta{fis essential to a full-service hotel.(lna fewcases,primarily resortsandoverseas hotels, thedeveloper mayevenincludelarge-scale staffhousing.) Theusualcomponentspersonnel offices, men'sandwomen's lockers, andemployee dining-are somewhatindependent from each otherand relateto otherback-of-house areasas Laundryand Housekeeping muchastheydo to eachother.Forexample, thepersonnellunctionis relatedcloselyto the employee Thelaundry andhousekeeping areascreatethefourth entrance, thelockers to theuniform issueareaand keyelementof theservicefacilities of a majorhotel. to thetimekeeper, andtheemployee cafeteria to the Eventhesmallestroadsidepropertyprovdessome main kitchen.The adjacencyrequirements are spacefor storageandcontrolol guestroom linen.In described intheaccompanying schematic diagram. largerhotelstheamountol spacerequired for linen Thearearequirements totalbetween6 and 10 ff storageis substantial and,in addition,mostdevel(0.55and0.9m') perroom.Security, circulation, and opersinvestin a fullin-house commercial laundry. equipment requirements lor theemployee areasare Thisis different fromsmallerproperties, sayupto 150 lessrigidthanforotherback-of-house functions, question allow- rooms, wherea recurring is whether or not inggreaterflexibility intheirlocation withintheservice to include anin-house laundry. Insmallinns,thecost block.Thearchitect, nevertheless, mustincorporate to buildandequipthelaundry, plusitsongoing operimportant operational featuresintothe planningand atingexpenses, causesmanyoperators to eitherrent designof theemployee areas(seeTable18.6). linenorsendthehotel's laundry to a commercial serlvlanymajorhotelchainsrequirethattheirgeneral vice.Ontheotherhand,virtually allmid-price andbetmanager liveinthehotel.Often, thisunitistheequiv- terhotelsoperate theirownlaundryinorderto control alentof a {ive-baysuite,includinga tlvo-bayliving qualityand assurethe availability of linens as well room,one-bay diningroomandkitchen, andtwobed- as to reduceoveralllaundryexpense. rooms.In destination and somehighlyseasonal Thelaundry andhousekeeping areasareclosely resorts, aswellashotelsin manydeveloping regions, relatedand shouldbe adjacent, eventhoughthey whereno community is closeenoughto provide are managedseparately. But when the laundry housing forthelullstaff,hoteldevelopers mustbuild spaceis omitted, extensive areasstillarerequired theirownemployee housing. Forexample, in much for collectingand loadingsoiled laundryand oI the N4iddle East,wherevirtually allhotelemploy- receivlng andstoring cleanlinen. Themainfunction, planning Table 18.0Employee area Human rcsources otlice Pr0vide otlicesuiteforHRdircctor, assistant direct0r, andadministralive supp0rt wilhsutiicienl forjobapplicants space p vate0llicel0rinlerviewing Includeadditi0nal andc0unseling empl0yees. Pr0vide a training r00m10rstaflmeetin0s andeducali0n Provide small iirslaid room
Employee dining Plancaleleria nearkitchen 0r,il 0ndiliereni il0or,nearempl0yee l0cker f00ms Design cafeieria t0conlain service lin€, sealing, andsolled-dlsh h0lding area; include snack vending machines Pr0vide sullicient forpeakp€riods; capacity consider numbefs at shilt change
Empl0yee entrance, timekeeper, andsecurity Provide employee entnnce separate lromreceiving area Employee housing/othel L0cate limekeep€f andsecurity 0lliceimmedialely inside lheemployee Provide proqram manager's apamentaspart0fguestroom entrance wilhvisual c0ntr0l 0lthemainservice c0rid0f Whercnecessary, inclLrde lw0-bedroom apaments10r seni0r management andone-bedr00m aparlmenls l0rjuniorstalf;pland0rmiEmployee lockersandloilels lory for units olher employees program Provide sepante lacilities sized accordinq 10theslalf andshilt appmpriate c0mmonsareas suchasrecreali0n r00m, sellseryice schedules; estimale statlinq at60%male, 40%lemale unless localexpe- Provide pool, aundry, and lounges rience ditfers Provide religious facililies in intefnali0nal l0cations where l0calcusiom Consider sepafate l0ckenl0rbanqu€lslalf dictates passing Planseparate access t0toilets without thrcugh lockers
Administration and Back-of-house Design
i---";gl-----l L---:-:---_l
(A) tr----------l I K'TCHEN L-------_-J
T----------1 I LAUNOR\T
I
ETPLOYEE AREA SGHEilATIG
LAUI{DRY AI{D HOUSEKEEPING SCHETATIG
(c)
UAI]ITENANCE
A]ID EIIGIiIEERING
SGHETATIC
(A)Employee (B)laundry fheelfective Back-ol-house (C)maintenance seNice schematics. arca schematic, andh0usekeeping schematjc, planning payrolland pr0vidinq andengineering schematic. Theeflicient ofthese seruice areas isimp0antt0reducing statfnumbersand ahigh levelolouest service.
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Legend l Receiving 2 Pufchasing 3 Security 4 Human resources 5 Employee dining 6 Employee lockers 7 Laundry 8 Housekeeping I En0ineering office 10 l\4echanical andelectrical 11 General storage 12 F&B storage 13 Bakery 14 Function storage '15 Administration olfices
plan.Theplanillustraies fheefficient tlowBack-of-house gr0uping lhesuccessful 0ltheessential back-olh0use functions asclusters 0l rclaf edactivities, allaccessible (lnverness along a maj0r service spine 0rc0rrid0r Hotel andG0lf Club, Denver).
Administration andBack-of-house Design guestroom (bed engineering lsto cleananddistribute repairandmaintenance of course, offices, shops, and bath) linen,restaurant and banquettable andmechanical andelectrical areas.Toooftenthese kitchen linens, linens, uniforms, andguestclothing. activities aregiveninsutficient space.Whilethearchiprovidemorethan Resort hotels may have additional laundry tectsandengineering consultants pools. enoughspacein the mechanical demands, suchasfortowels attheswimming and electrical Thelaundryandhousekeeping areashavekeyadja- areas,theymayallocateonlyleftoverspaceto the related to servicing cencyrequirements, theguesf officesandshops. roomsandproviding staffuniforms andotherlinen. Thenrechanical eouioment areasdo notneedto Thearearequirements^ arefairlystandard from be immediately adjacent to theotherservice areas, 10to 14ft' (0.9to 1.3m') perroom-because the althoughthey shouldbe close to the laundry, greatmajority of laundrydemandis generated bythe kitchen, andotherhigh-energy-use areasfor most gueslrooms. Twoverydifferent typesof hotels,small- economicaloperation.In fact, the equipment erroadside innsandlarger transient business hotels roomscan be organizedalonga separateservice (over600rooms),areat the lowendof the range. corridorforbettercontrolandsupervision. However, On the otherhand,resorthotels,properties with themaintenance andengineering function operates extensive lood and beverage or lunctionfacilities, 24 hoursa dayand,therefore, mustdirectlyconnect reachtowardthe to back-of-house andlirstclassandIuxuryproperties areasandio theserviceelevators. highextreme. Thenecessary spaceis aboutequal- It shouldbe convenient to the loadingareain order ly dividedbetween the laundryand housekeeping to receive equipment andmaterials neededforenginareas,including theirrespective supportspaces. eeringactivities. The schematicplan showsthe Thelaundry layoutoftenis designed bythetech- organization of the department withvariousrepair nicalservicesstaffof the hotelmanagement com- and maintenance areas clusteredaroundthe panyor bya laundry designconsultant, sometimes offices. associated with a majorcommercial The officesand shoos requirebetween3 and equipment manulacturer. Theholellaundrypre{erably shouldbe 5 tt (0.3and 0.5 m') perroom.the arearequirelocatedat the hotel'slowestjloor to lessenthe mentsforthe mechanical andelectrical areasvary chancethat noiseand vibrationfrom the laundry considerably, depending onsuchfactors asclimate, mightinterfere withanypublicor guestroom areas. sizeof hotel,typeoJconstruction, orientation, and planning Table18.7identifies the principal require- operational objectives. Mostofienthearchitect and mentsforthetwoareas. engineers together determine thenecessary space requirements forthebuilding Plansforthe systems. engineering spaces should accommodate the Engineeringand Mechanical planning basic requirements identified in Table 18.8. Areas Thefinalback-of-house areacontainsthreerelated Table planninq 18.8Engineering and mechanicalarea functions supervised by the hotel'schiefengineer: Engineedng oflices L0cate thesecetarial afeal0conlroal access t0lheshops andmechanplann Table 18.7La:ndry anoh0usekeeping 19 Laundry provisions Provide including lorsmoke ventin!, a lnenchute control, afd locked access Planc0ntinuous flow0l linenanduniforms through thelaundry cycle Considerenergyc0nservationapproachessuchas heatrec0veryl0rall equipmenl Prcvide dry-cleaning seryices inupscale andluxury hotes Prcvided locked st0rage forlaundry chemicals Housekeepinq Locate oliiceswhere lheyvisually conlrolthe laundryand housekeep ngareas Locate unilomissue areaoflmainservice corridor, coflvenient l0 locker r00ms Eslablish separate locked iinensl0nge forparticular departments, suchas loodandbeverage orhealth club provide Pfovide l0cked r00m l0rguestroom amenitles; l0slandJound storage T00nl Create separat€ arca l0rnightshifti0access cleaning equipmentand supplies
rcalateas Group engineer, assistanls offices, andfecodand dnwing st0n0earound cenlTat w0ftarea Provid" management r00masrequired eneruy c0mputer Mainlenance shoos Posili0n lhecaeentry, uph0lstery, andpaintshops adjacentt0 each oiher. (iumes)and (airPrcvide frompainlsh0p exhauslsystem carpentry sh0p borne sawdusl) P,0vi0e ddditional e ecrical service l0al shops C0nnect TVantenna syslem t0televisi0n rcpair sh0p grounds L0cate maintenance space convenient t0the0uld00rs
Mechanical, electrical, andplumbing equipnent areas Locate (16 it 0r5 m)where mechanical areas lnhighceiling space n0ise gLrests andvibfali0n willnotdisturb 0r public aclivities Provide r00msl0r telephone secure switchandl0r l€levision antenna system vide0/movie andass0cialed luncti0ns L0cate r00ms where larqe eq!ipmenl canbereplaced rcasonably easily
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Techni CA nat on OoorC he mid-point oi thetwentieth centurymarked thebeginning ofthemostdramatic increase in worldwide education andmasstravelin history WilliamB. Tabler and Richard E. Smith,twoyoung architects atthefamedChicagofirmof Holabird and Root,plannedthefirstnewgroupof hotelsto be built intwodecades of depression andwar.Theydeveloped studiesdemonstrating that advanced technologywould rnake hotelsmore viable.Thus begana neweraforoneofthemostcomplex buildingtypes,ledbypioneering hoteloperators suchas the largestchainof itsday,and InterStatler-Hilton, Continental, thefirstmajorchaincreatedbyanalrline (PanAm). A systemof teamworkwasdevelopedat thistime,between hotelcompanies, architects, interiordesigners, andconsultants, whichcontinues to flourish today(seeTables 19.1and19.2). The processbeginsat the projectlevelwiih the initialguidanceby the developer and operator to ensure thatthehotelwillcomplywiththelateststandards.Tothisend,hotelcompanies offertheirtechnicaldataandassistance by providing specialized hotelinformation, design,reviewandnewprototype concepts,if desired.As rnarketstrategies aredeveloped,ieedbackfromihe operator is essential in areasrangingfrom trend researchto detailed spacerequirements, specialhotelsystems, iood andbeverage servicerequirements, andtypicallayouts of back-of-house and other areas.As hotel operatorshavean importantstakein the project's success, theyparticipate in thedesignprocess. A developer compared thecoordination required on majorhotelprojects to otherbuilding typesasfollows: 'it is likedeveloping apartments, offices, anda mall, jntoone,withallthetenant prorolled trimmings.'The cedures outlinedbelowareintended to maximize efficiencyon suchmajorcomplexdevelopments, based on theirapplicability to the requirements of the specificprolect.Tothisend,the keyconsultants and a synopsis of theirtypicalagreements, containing specialhotelprovisions, arediscussed inthischapter. For example, oneof the mainprocedures on hotelprojectsisto organlze theconsulting agreements sothat;
19
I all necessary servicesarecovered r duplcation andoverlapping of responsibilities is avoided r primarycostresponsibility foreachbudgeteditem is assigned by mutual agreement. Methodsof organization varywiththe sizeand complexity of the project,requiredschedule, and construction contractsystemselected(seeTable procedures 21.1)as wellas existing of thevarious teammembers.
Typesof ProfessionalServices
Agreements Hotelsinclude moreconsultants thanmostbuilding typesbecauseof thevarietyof speciaioperational (e.9.kitchens, andtechnical requirements laundry, audiovisual, waterfeatures,etc.)that area partof mostlodging. Amongthefirstcontracts theowner signs,beforethe architect or interior designeror construction agreements, is thetechnical services agreement withthe juturehoteloperator, who provides continuingadviceand inputthroughoutthe planning phases. andconstruction Thetypesofagre+ mentdiscussed in thisbookarenotiniended to providelegaladviceandnosuchmaterial shouldbeused wiihoutconsultation withan attorneV Technicat Services Agrcement Through technical services agreements, hotelcompaniesprovidesuchadditional designinformation andguidance asagreedincluding, tacilities andarea programs(number, size,and typeof guestrooms and suites;seatingcapacrties {orfood,beverage, banquet,andmeetingareas;recreation; retail;parking; and other specialrequirements); technical guidelines; circulation flows;special systems layouts (communjcations and computer equipmenl, backof-houseserviceareas,kitchens, laundries, front desk);operating and designthemesJorfoodand
MqrketReseorch Feqsobility Anqlysls Focililies hogrornmn9
Preopeninig Reservotions Mqkeino & Sqles Operotiois Stoffing& Troinng
Stondords DesignRevew SpeciolHotelSysiems
Bid,Aword, CM or Desgn-8uild SubconlroctPockoges Schedules& CostConlrol FieldSupervrsion ConiroclCloseOut
Design & Docurrienlolior EngineeingCoordinoiron WorkjngDowings& Specs 3id Documenls Shop DrowingsReview FieldRepresenloiion
Thecaardinatian Deuelopmenl TeamFlowChart.Thisdiagram delineates theessent a discipinesreqLired t0creale asuccessful hotelr00rthe'bg d€a't0welcom ng thefirstguest
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Table 19.1Typical devel0pment and design team 0wner Developer 0pemtor Franchiser Lender orfunding source lender Construction Feaslbility consultant 0rappraisel Design consultants Lender's archiiect Contractor Construction manager
government,0r Theowning c0rnpany whichals0maybethedevel0per, anequityinveslor,0perator, jointventure a c0mbined 0fany0ftheabove {0rtheowner proce\s Theenliry managing aciively lheoverall developmenr Thehotel c0mpany lhath0lds a manaqement agreement and, normally, a technical services partner agreement withtheowner. The0peratOr als0maybeanowner orj0infventurc 0rdevel0per Theh0telc0mpany thatholds afranchise agreement withtheowner, aslranchisee primary Instituti0n partner orentityproviding debtfinancing, mayals0beanowner 0rj0int-venture providing Instiluti0n financing temp0rary untilconstructi0n iscomplete professi0nal Independent accounting, appraisal, orsimilar firmrecognized inthefield 0fhotel development andlinance Architect, engineers, andadditi0nal specially consultanis such asintefi0r design, food-service, landscape, etc Architect independenlly reviewing design andconstruction f0rthelender Genetal c0nstruction inh01els, conlractor experienced whoh0ldsagreement wilh0wner t0 buildthe pr0jecl asdescribed intheprognm 10ra stipulated sum(lumpsum)0r0na guaranteed maximum pflce oasrs Consultant employed bythe0wnef t0manage theconstructi0n andequipping 0lthehotelwhennoi rnanaged directly bytheowner
(officesand list(Appendix beverageareas;staffingrequirements B)indicates thestagesatwhichfacilemployee back-of-house areas);requiredofficelay. itiesprogramming information andotherhoteltechoutsandequipment; signage androomnumbering; nicaldataareincorporated intothearchitectural and andotherdetailed hotelrequirements affecting the interior designdocuments as wellas theirreview designandbudget. and approvalby the owner/developer, operalor, Coordination reviewis orovided in all ohasesof and city. program designfrominitial andconcept to finaldoc. Technical services feesvarybychainandareoften umentation, field inspection, and acceptance, to basedon a fixedamountperroomwitha minimum ensurethat the operatofsand owner/developer's totalsumperhotel. needsarefullymet.TheBudgetCoordination CheckArchitecf 's Agreement Table 19.2Types ofconsultants andcontractors professional Thearchitect shallperformthefollowing Consultants to owner/Developel Costestimator pertaining services to the hotel and be responsible to Archilect Building code consultant The the owner. hotel operatofs approval shall be Interior designer obtained on allmattersrequired bythemanagement Food service consullant Consultants lo InteliorDesignel Theming agreement. consullant Lighting consultant Often,thequestion ofwho,ownerorarchiGollcourse architect Graphics consullant tect,ownsthedesignandthedrawings becomesan Sitesurueyor Artconsultant issueduringthenegotiation of thecontract. Generally, Geotechnical enqineer alldocuments shouldbetheproperly of theowner. (Cl\4) Construction manager Conhaclors andSpecialty Suppliers The architect'sfees for the scope of services (orClVl) Project manag€r Geneml contractor described belowarenormally a lumpsumamount Separate lrades conlraclors percent ranging lrom 4 10 6 of theagreedestimate (iorFF&E) Con$ultants to Architect Purchasing agent of the consiruction cost of the work designed bythe Structural engineer FF&E installer architect and related consultants. The exact fee ivlechanical engineer Landscape contractor depends on the size and complexity hotel. of the lf Electrical engine€r Aftwork supplier Iulltechnical services arenotprovided bythehotel Lile-safety consultant Signcontractor jees maybe increased kr uJLdpc d|,rLs'/| Printed materials company, the architect's supplier by WateFleature consultant Uniform supplier upto I percent.Feesmayvaryfromtheafloveaver(china, Tralf iclparki ngconsultant Inventory suppliers linef,misc. agesdueto uniqueconditions. Butmorethanany Acoustical consultant supplies, e1c.) otherfactor,information, decisions, andapprovals Audiovisual (computer, consultanl Systems suppliers dala, providedrapidlybytheclientsavetimeandexpense phones, Elevator consultant audiovisual) for the consultants, enabling themto reducetheir Laundry consullant Field representative feesaccordingly.
Technical Coordination 329 | Basic Services Basicservicesshallconsistof theiollowingsixphanormalstructural, sesincluding mechanical, electrical, flreprotection, elevators, civilengineering, landscapparking,acoustical, ing,sitework, audiovisual, standardlighting, security, estimating, andcoordination of allrequired consultants asapproved bytheowner. Thearchitectshallprovidevaluedesignandvalueengineering servicesconsistingof evaluation of all t reasonable design components. systerns.and methodsfor efficiency, economy,life safety,and adaptability to the site.The architectwarrantsthat documents shallbe infullcompliance withallapplicablecodesandregulations. Allconstruction estimates shallbe prepared bya qualified estirnator inadequate detailto evaluate theworkat eachphase,according to thefollowing schedule, notto beexceeded, except forreasonable cause,byeitherthearchitect orowner lnsert here agreed completiondates for each . phase.lTheownershallhaveiherightto require modifications to achieveitsdesiredgoalswithrespectto overalldesignandoperation of thehotel.
bars,andlaundry equipment layouts, exterior signs, Thearchitect andotherstandard details. shallprovidethe interior withdrawings designer ol fixed interior elements oJthehotel,butnotincluding rnovablefurnishings or otherworkdirectlyprovidedby theowner'sconsultants. Thearchitect shallrefine engineering subsystems andadvisetheownerof anyadjustments to thecostestimate. Construction documentsphasell (90 percent comDlete documenfs): theownersandtheirconsultants shallgivethearchitect material andcolor selections anddataon anyadditional systems or equipment to be incorporated in finaldocuments including frontdesk,communications andcomputerequipment. Thearchitect shallsubmitupdateddrawings andspecifications, adviseof any adjustments to thecostestimate, andassistthe ownerin preparing necessary biddingdocuments. Construction documentsphaselll (100percent completedocuments and b/ddng):the architect shallfinalize drawings andspecilications andfile themon behalloftheownerwithappropriate regperulatory agencies forissuance of thebuilding mit,withtheownerpayingallassociated lees.The architect willsubmitan updatedcostestimate and assistthe ownerin clarifying documents during bidding. Wheremutually considered necessary to ensurethatthe budgetis met,the architect will portions organize specified of thedesignas bid alternates.
. Schematic design:basedon thehotelfacilities list guides, anddesignprogram, technical construction budget,and otherdata furnishedby the owner,the architectshall preparesingle-line plansandvariations oJbuildable schemes, indicatingtherelationships of allhotelcomponents. The architectshallfurtherrefinethe concept selected by theowner,presenting alljloorplans, exteriorelevations, buildingsections,exterior phase:the architectshallpromptly . Construction colorpersoectives, andcostestimates. reviewand takeappropriate actionon the conr Designdevelopment. based on the approved tractoassubmittals to makesuretheyconform schematic designdocuments, thearchitect shall withthe designconceptandconstruction docuprepare furtherdetailed drawings andoutlinespecmentsandforwardthemto theowner.Thearchiifications describing allaspects of thehotel's size tectshallvisitthesiteasappropriate, butnotless including andcharacter, architectural, structural, thanonceeachmonth,to makerecommendamechanical, electrical, andfireprotection systems, tionsto the owneraboutprogress of the work, materials, andan updated costestimate. Incomevaluate thecontractols applications forpaymeni, pliancewithenergyconservation codesandstanendeavor to guardagainstdefeclsinthework,but performance dards,thearchitect shallprepare a comparative notto guaranlee by thecontractor analysisoJcapitalcostsandoperatingexpenses or supervise construction rneans,methods,or of alternate mechanical, electrical, and energysafetyprecautions. Thearchitect shallinterpret all savingsystemsso that the ownercan select documents andprovidecertjficates of substantial between them. andfinalcompletron of theworn. a Construction documentsphase| (50percentcompletedocumeng: based on approveddesign development documents, thearchitect shallpreparefinaldetaileddrawings andspeci{ications of all construction requirements forthehotel,coordinatinginthedocuments alldataprovided bytheowner and consultants on guestroom layouts, kitchen,
Construction Budget Thearchitect agrees thattheconstruction budgetis a maximumo1 linsertamounthere]and its best elfortsshallbe madeto delineate thedesignbiddablewithinthissum,butifexceeded bylowestbona iide bids,the ownershall:(1) approveincrease:
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Part2r DesignGuide (2)authorize re-bidding; or (3)cooperate inrevising thescope,materials, or detailsio reducethecost. In such case, the architect,withoutadditional charge,shallmodifyfinaldocuments to bringthe costwithintheconstruction budget. Compensation to Architect Theowner'spayments shallbe madeon approved invoices at thecompletion of eachof ihe following phases: r Schematic design 10% r Designdevelopment 35% phase| r Construction documents 55% phasell r Construction documents 70% phaselll r Construction documents 80% (payable r Construction monthlyin progress) 100% accordance withconslruction
publicspaces, theinterior designer's scopeusually includesthe elevatorcab interiors,public restrooms, administration offices,and occasiona outdoorareassuchas diningandpoolterraces. ln addition, the designer maybe calledon to design 'tabletop,' interior signage, uniforms, therestaurant andotherspecialitems, Basic Services
Basicinterior designservices shallconsistof thefollowingsixphasesincluding normalinterior designser(FF&E), vicesfor furniture, fixtures, and equipment graphics,unilorms, accessories, specialfinishes, andtablelop itemsandcoordination of consultants approved by theowner. Thedesigner shallcoordinatewiththe architectand otherconsultants. The warrants designer thatdocuments shallbe in full wilh all applicable codesand regulaIf thescopeot thehotelis changedsubstantially compliance tions. All interior design estimates shallbe prepared afterapproval oftheschematic designphaseorthe by a qualilied estimator in adequate detailto evalarchitect's services, throughnofaultof thearchitect, uatethe workat eachphase,accordingto the folhavenotbeencompleted withinsixmonthsafterthe lowingschedule,not to be exceeded,exceptfor originally scheduled completion date,thearchitect's cause,by eitherthe designeror the portionshall reasonable forthethenuncompleted compensation owner.llnsertagreedcompletiondatesfor each be subjectto renegotiation. phase.lTheownershallhavethe rightto require lnsurcnce modifications to achievethedesiredgoalswilhrespectto overall designandoperation of thehotel. Thearchitect shallmaintain duringservice, andfora proles- . ConceDtDhase:basedon the hotelfacilitieslist minimumof liveyearsafiertheircompletion, guides, sionalliabilityinsurance specifically coveringerrors anddesignprogram, technical roommix, andomissions, aswellasduringservice, workeas comsuggested operating anddesignihemes,forfood pensatjon, employer'sliability, and comprehensive andbeverage areas,budgetfor FF&Eandspegeneral plans,and liability insurance. Thearchitect shallsubmit cial frnishes, available architectural certificates of insurance namingtheownerandoperotherdatafurnished byowner, thedesigner shall preparepreliminary atoras additionalinsuredsto the extentpermitted floorplansandvariations indibythecarrier. Suchinsurance shallnotlimitthearchicating proposedfurniturelayoutsfor public tect'sliability. Thearchitect shallholdtheownerand areasand guestrooms;sketchperspectives ol operatorharmless Jromtheliability, loss,or property overalldesignconceptsi colorsandsamplesof proposedmaterials, photoso{ furnishings, damageresultingfrom the architect'sacts or and omissions. alternate selectionsl andcostestimates.
t Designdevelopmenf: basedon approved concept documents, thedesigner shallpreparepreliminary generally In hotelworktheinterior designer is hired roomlayoutsforallpublicareas,guestrooms and directlyby the owner,ratherthanthe architectas is suitesincludingfurniture, ceilingand lighting donefor someotherbuildings. Theinterior desigdesigns, electrical outletlocaiions, withcolorpernerworkscollaboratively withthearchitect andother spectiverenderings andpresentation boardscondesignconsuliants to prepare a cohesive concept taining fabric,andmaterial color, samples of floor, Jorthehotelorresort. Theagreement shouldinclude wall,andceiling finishes, windowtreatments, furphrasingthat the operaioasapprovalshall be nitureandfurnishing fabricsandmaterials incluobtainedon allmattersrequired bythemanagement ding drawingsand photos of standardand agreementbetweenthe ownerand operator. Also, customjabricaled lurniture,fixtures,and accesit shoulddefineclearly thecomplete scopeof work, sories for presentationto lhe owner. The that is. a detailedlistingof the spaceslo be designershall presenta preliminary design designed. Besides allguestroom areasandthehotel direction forgraphics, uniforms, andartwork to the ,nterior Designer's Agreertent
Technical Coordinaiion 331 | line-item estimate ownerandsubmita preiminary FF&Eandspecialfinishes. of interior a Documentationphase| (wotkingdrawingsof furnitureand spec/a/inlshes and mock-uproam specificattons andrevlew): thedesignershallpreparecomplete workingdrawings including floor plansshowingall furnishings identiiied by type, size,andtotalnumber of eachitem,codedonthe to allotherspecdrawings andcross-referenced ification data.Drawings shallincludeelevations, sections, andceilingplansidentifying allwalland locationof specialfnishes windowtreatments, and materials, variations in ceilingheightsand fLoor levels, location of lighting andoutlets forelectncity, communications, andry Thedesigner shall prepare fora mock-up specifications of a typical guestroom and assistin installation and adjust mentsto meettheowner's aooroval. phasell (millworkand specialfin. Documentation ishesdrawngs,completespecifications, and confinal firmation ofbudget\:thedesigner shallprepare working drawings andbidspecifications forallmilI includlng floorandceilworkandspecial finishes ing plans,sections, elevations, and detailsof all fixedlurniture, furnishings, fixtures, and finlshes including floor,wdl,andceilingdecorative elements andcoordination andlevelchanges, of allengineering outlets.Each decorativeitem shall be detailedand identifiedby manufacturer. The designershall providea jinishscheduleand specification books of swatchesillustrating all materials, fabrics,colors,details, orcatalogcutsof interiorFF&E,cross-referenced to drawingsand including specifications; carpetandlabricdesjgns colortuftsorsamples; itemized schedules andbid alternate specification sheetsincluding sources of for supply;designandprocurement coordination artworkand specialaccessorles;and a final withthebudgetfor estimate breakdown conforming forapproval FF&Eandspecialfinishes oftheowner, purchasing operator, andtheirdesignated agent. phase | (graphics, . Documentation uniformsand tabletops). thedesigner shallprovide a graphics program throughout thehotelincluding specialty signage{or eachfood and beverageareaand required drawings, specifications andcolorsamplesforallinterior signslor theowner's approval. inthebudgetforFF&E. Estimates shallbe included Thedesigner shallassisttheownerinreviewing uniform designand selections of table{opitems glassware, including china,linen,andrelated servicepieces, menus, andaccessories designed by others.
phase:thedesigner a Construction andinstallation and installation of shallverifythat construction interior reviewand spacesconformto documents; approvecolor and materialsamples,shop drawings, andmanufacturers' detailsubmittals of provideonsite furniture, fixtures, and millwork; withtheinstallation contractor coordination to approvefurniturearrangements; locatedecorative materials, artwork, andaccessories, andprepare items. a finalpunch-llst ot defective Cost of FF&Eand Specia,Finishes Thedesigner agreesthatthebudgetfor FF&Eand specialf nishesis a maximurn of [insertamount herelandbesteffortsshallbe madeto delineate a withlnthissum,butif exceeded designbiddable by lowestbonatde bids,theownershall:(l) approve (2)authorize increase; rebidding; or (3)cooperale in revisingscope,materials, or detailsto reduce withoutadditional cost.In suchcase,thedesigner, charge, shallmodifyfinaldocuments to bringcosts withintheFF&Eandspecialfinishes budget. Compensation to Designer payments Theowner's shallbe madeon approved phases: invoices at completion of eachof following 250/" r Concept design r Preliminary 40% design phaseI r Documentation 50./" phasell 700/. r Documentation phaselll r Docurnentation 80% r Construction andinstallation (payable monthly in accordance withprogress 100"/. of services) Provisions for renegotiation of compensation, ownership of documents, andinsurance shouldbe similar to thosediscussed underthearchitect's agreemeniabove.Theinterior designer's feesforthescope of servicesdefinedin the agreement arenormally a lumpsumamountranging from6 to 10percentofthe agreedcostestlmate oftheworkdesigned andspecifiedbytheinterior designer andtheirconsultants. The exactfeedependson thesizeandcomplexity of the hotel(iorexample, thenumberol restaurants or specialsuites). But,fore)crensive renovation services, lees mayrangeto 12percent. Food.sefvice Consurtant's Agreement Giventheimportance of thefoodandbeverage outletsandthebanquet andsociallunciions in a hotel, thefood-service consultant takeson an increasingly important role.Theconsulting agreement maybe
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Part2: DesignGuide phase:the consultantshallreview eitherwith theownerorthearchitect. ltshouldrequire a Construction thattheoperator's approvalbe obtainedon all matand approveshop drawings,manufacturer tersrequired by the management agreement. The equipment cuts,andsamples; coordinate withthe scopeof workincludesallfoodpreparation andserarchitect and otherconsuliants as required; inviceareasincluding prepare restaurant exhibition anddisplay punchlist, spectinstallation, a corrective areas,bars,F&Bstorageareas,receiving, employee verifycompliance, and recommend finalaccepcafeteria, and relatedareas. tanceof alleouioment. Easic Services
Cost of Food-serviceEquipment
Theusualfood-service designconsistsof the folphases Iowing'four including normal designservices (FSE)layouts, for all food-service equipment and coordination withthearchitect, interior designer, and otherconsultants. Theconsultant warrants thatdocumentsshallbe in fullcompliance withallapplicablecodesandregulations. Allequipment estimates shallbe in adequatedetajlto evaluatethe workat eachphaseaccording to theJollowing schedule not to be exceeded, exceptforreasonable cause.Insert agreedcompletion datesforeachphase.l
Theconsultant agreesthatthebudgetforthe FSE is a maximumof linsertamounthere],and best elfortsshallbe madeto delineate designs biddable withinthe sum,but if exceededby lowestbonaf/de bids,theownershall:(1)approve (2)authorincrease; ize rebidding: or (3)cooperate in revisjrgscope. materials, ordetails to reduce cost.Insuchcase,the consultant, withoutadditional charge,shallmodify the finaldocuments to bringcostswithinthe FSE budget.
I Preliminary designphase:basedon hotelfacilities listanddesignprogram, hoteldesignguide,suggestedoperating anddesignthemes forfoodand beverage areas.budgetforFSE.available architecturalplansand otherdatafurnished by the owner,the consultant shallpreparepreliminary plansindicating allequipment, counters, shelving and hoods;a scheduledescribing typesand quaniities of equipment; anda costestimate with equipment set in placereadyjor final utilities connecttons.
payments Theowner's shallbe madeon approved invoicesat completion of each of the following phases: jnarydesign r Prelim 35"/. I Documentation 80v" r Bidding 90% r Construction 100%
Compensation to Consu ltant
Provisions for renegotiation of compensatjon, ownership ofdocuments, andinsurance should besimilar io thosedescribed underthearchitect's agreement Thefood-service consultant's feesforthescopeof services deJined intheaboveagreement area lump sum amountrangingfrom4 to 5 percentof the agreedestimate of the FSEdesigned or specified.
phase:basedon approvedpre. Documentation liminary designs, theconsultant shallprepare linal planswth dimensions andlocations of allequipment,shelving, counters, andhoods;dimensions, sizes.and capacities of all requiredplumbing. Purchasing Agent's Agreement gas.and steamservices eleclrical, and exhaust hoods:schedule andspecifications of allequip- The purchasingagent's (PA) agreementshould schedule, estimate, mentbytheirmanufacturers, rnodels, andutilities definetheirroleto coordinate, order, expedite, and supervise installation ofthe FF&E, requirements aswellasspecially fabricated items accessories, operating supplies, and inventories for by theirsizes.shapes.materials. and tinishes. the hotel. They are involved throughout the design Documents shallbe inadequate detailforbidding withthe hotel andcontracting supplyandsetiingin placeof all phaseduringwhichtheycoordinate operator, architect, interior designer, and otherconrequiredFSE.The consultant shallsubmitan sultants to monitor design, recommend different updatedcostestirnate Ior approval. materials, vendors, and possiblealternates. Once . Biddingphase.Ihe consultant shallrecommend price at the designis set,the PAprovidesitemized leastthreequalified bidders; reviewanyclarifica- take-offs comparing actualvendorquotesto thelinetions or proposedalternatives to documents itembudget,andsupervises thebidding,negotiatwithbidders;assistthe ownerin analyzing bids ing,andawarding of purchase orders.Astheproject and makingacceptable revisions, if required, to movesahead,thePAissuesschedules andreports negotiatea contracl witl-in rhe approved on procurement andregulady updatesshippingstaestimate. tusincluding highlighting anyitemthatmightaffect
TechnicalCoordination ffil Finally, on-timecompletion. the PAsupervises the the ClVloffersvaluedesignand ensuresthatthe installation of interiorFF&Eanddelivery of operating marketconceptis strongenoughto carrythe extra suppliesand equipment. The purchasing agent's initialcostaswellas debtservice. feesusually rangefrom4 to 5 percent of thecostof worKprocureo. Budget Controf Steps l\.4aintaining thebudgetcontrolrequires carefulmonitoring oftheproject duringboththedesignandcon(CN/)oftenis provided struction Construction management phases. Throughout thedesignperiod, the directlyby the owner,developer, or management ownerneedsto relyontheaccuracyof estimates for companythroughits construction staffor by a pro- allcategories, updatedrnonthly orattheendof each fessional 2l). Agreements with documentation CMfirm(seeChapter phase. ln addition to thebudgetesticonstruction managers shouldbe on a fixedfee matesfor architecture and engineering, for site basisof about3 percentof construction costs, development andinterior design, forkitchen equipdepending on theproject's size.Theirresponsibrli- mentandoperating supplies-those submitted by tiesand reimbursable expenses shouldbe clearly the architectand otherconsultantsthe project definedand the fees and reimbursable expenses manager or,whereapplicable, an outsidequantity guaranteed maximum dividedintoseparale amounts estimating flrmshouldprepare a secondestimate, phases. Jorthepre-construction andconstruction lt with any differences in the budget estimates shouldrequireihatthe CIVprepareitemized cost resolved by mutually agreedrevisions to thedrawestimates at eachphaseo{thearchitect's andinte- ingsandspecifications. Design consultants mustbe riordesigner's services. Wheretheseexceedthe heldresponsible for redesigning, revising, and reconstruction budget,the construction manager specifying to meetthe initialagreeduponbudget mustadvisetheowneron possible costreductions withoutan additional fee. to meetthebudqet. projectcostandfloor Dueto theclearlinkbetween area,maintaining controlol the budget,io a large extent,is a matlerof space control.The owner, Budgeting, Estimating, and Cost throughitsprojectmanagerorCM,duringschematicdesignanddesigndevelopment, Control mustensure that plansdon'tcontain thearchitect's areasbeyondthose program. Theforemostgoalof budgetingandestimating sys- requiredin thefacilities As theprojectprotems is to establisha reliablecapitalbudgetthat ceedsintocontractdocuments, ihe teamneedsto worksthroughout the entiredevelopment and con- watchfor the introduciion of specialequipment or program, struction beginnlng withappropriaie allow- costlyfinishes unless theycanbejustified basedon potential. ances and adding detailas the designtakes theiradditional revenue-producing shape. A fullydetailed facilities oulline andareaproBudgetcontrolis no lessimportant duringthecongram basedon the marketdemandstudy(see struction phase.Allbiddingmustbecompetitive and, Chapter 22)enables thedeveloper to setinitialpro- whereblds exceedthe budget,the architectand mustredesign or respecify orthe lect budgetsand preparea 1O-yearbusiness designconsultants proformaandfinancial{orecastfor the project. ownerneedsto consider whether to reduce theproThecomplexity of hoteldevelopment demands jectscopeor increase thebudget.Construction comthatthedeveloper estimate and monitora budget mitments shouldnotbe madeuntilvirtually allmalor withhundreds of individual lineitems.Theearliest itemsareunderguaranteed maximum contract or plansandsketches, reasonablV budgets, basedon preliminary firmallowances havebeenestablished, and beforeundergoing valuedesign,value-engin- andrequired designreductions already implementeering,or substantial interior detail,aretoo prelim- ed to meetthe budget. purposes. inaryto ussforsoundbudgetary Amongthe mostimportant toolsfor controlling However, thedeveloper shouldmakecertain that costsis 'value design,'as required undermanyagreethe budgetestimales are(1)complete anddo not ments.lt eliminates wastespacethatdoesnotconomitanycategory or itemand(2)properly indexed tributeto the marketconceptor hotelrevenueand planforconfigurations to the localarea not basedon broadregionalor carefully evaluates thebuilding nationalindexesaveragingall typesof hotelcon- thataremostappropriate to a siie andto the interstruction. Inaddition, it is important, wherethehotel nal layoutof the particular typeof hotel.Forexamstructure or conceptmightbe unusually costly, that ple,throughcare{ul valuedesigntheEmbassy Suites Constrr,ction Management Agreement
lssn
Part2: DesignGuide prototypebecamemorecost efficientthanthat of othersuitehotels(seeChapter 8).lts'shotgun' style suiterequires lesscorridorareaand exterior wall, therebyreducingoverallconstruction costs,and incorporates anatrium, enhancing thepublicexperienceand increasingboth the averagerate and occupancypercent.In addition.value design enabled suchhigh-performing hotels astheCrowne Plazain NewOrleans,the HyattRegencyin l\4aui, and The ButtesnearPhoenixto be developedfor lowercomparable coststhantheircompetitors. Each oJ these hotels includedcertaincostly features essential to theirmarketconceptbutwhichgeneratedadditional revenueor increased marketshare, enhancingtheir financjalperformance and real estatevalue. Whilethe moreattractivefinishon a door knob costspennies, a moreefficient building configurationeasilycansave$1-2million ormore.During the earlyphasesvaluedesignfocuseson thosebasic planningissueswhichresultin excessive costs, including: t Expensiveconstruction:suburbanhotelsofien spreadtheirpublicandsupportfunctions overone floor;instead, a mainpubliclevelandlowerbackof-house levelgreatlyreducesconstruction cost andsimplifies circulation. r lnefficientcirculation:double-loadedcorridor conflgurations save50 percentin corridorarea compared withsingle-loaded schemes andmay providea 15 20 percentspacesavingsoverall (seeChapter 15). a lnefficient buildingsyslems:oneelevatorcorefor bothpublicandservicefunctionsis moreelficient thanseparate elevalor banksin different locations; guestrooms greatlyreduceplumbing back-to-back cost. a High net to grossareafactor:studyalternative layoutsto reducethe amountof nonusable and producingspace. For example, nonrevenue increasing the numberof roomsper floorand reducingthe buildingheightrequiresa lower grossfactorandgenerally is moreeconomical.
matesduringthedesigndevelopment andconstrucphases, tiondocument reducing thecontingency from pointto nomorethan5 per15percentattheearliest centwhentheconstruction contractis awarded: r r r r r
Program andconceptual design: Schematic design Designdevelopment Construction documents Bidor awardcontract
Contingency 15% 10% 7"/. 5% 5"/"
yarue Design, Vatue.eng:rneefing, ancl Lite-cycle Anafysis
Thegoalof achieving valuedesign,orvalue-added design,extendsfromtheinitialspaceprogramto the construction award.lt generally includes bothprofoundandminoreconomies which,intotal,caneasily makea difference in a project'sviability. For example, theboutique hotelconcept, in addition to generallyhas its many marketingadvantages, (because smaller roomsandnarrower corridors of thenumber of olderburldings converted to boutique hotels)with moreefiicientspaceadjacencies and circulation. Thesmaller boutique hotelroomreduces totalareaby about15percent compared to a midratehotelof thesamesize.Thisresults in a savinq of an average ol 75 ft2(7 m2;perroomor overSi millionon a 1so-roorn hotel. Butvaluedesignextends to mostminutedetail. ln TheAftof theDealdeveloperDonaldTrumpcites usingthreehingeson eachballroom doo( instead of foursmaller ones,therebysaving25 percentof the installation costwithno changeto the material cost.Theorocess is oure'costcommonsense'and everyprojectcan benelitfromit. In the samemanner,each and everynet areaof the hotelshould answerpositively to the question:'ls this space essential to the marketconcept?' In'value-engineering' the architect, engineers, manufacturers' representatives, andhoteltechnical statfdevelopcost-benefit analysesof the maintenance,reliability, anddurability of majormaterials, lmprovements suchasthese,ofienreferred to as systems, and equipment beingconsidered forthe 'tightening upthedesign,' normally makethebuild- hotel.Forexample, theyrequest andevaluate alteringmoreserviceable to guests, reducing distances nateproposalsfromat leasttwo differentelevator between functions, and easierfor management to companies or air conditioning manufacturers. In operale. addition, the developer shouldhavethe engineerEarlycostestimates for hotelsthatarebasedon ingconsultants undertake a'life-cycle cost'analyaverage costperunitof floorareaor costperguest- sis including estimated energy,maintenance, and roomare only preliminary at best,becauseof the replacement costsbeforeselecting thefinalsystem. rangeof planninganddesignvariables. Theproject Valueengineering extends wellbeyondthebuilding managermust prepareincreasingly accurateesti- systems.For example,severalcontractorshave
Technical Coordination 335 I 19.3Technical ordes adoptedre-usablesteeltunnelformsystemsto cre- Table concreteguestroomwallsand ate poured-in-place 1 Design, Planning andDevelopmenl Standalds Volume floors,savingtime and laborin erectingthe guesf purpose Introduction, andintent room tower. Cene'd requ'enenls, eviews, andap0r0vals also requiresboth cost management Successful massing, andexterior d€sign considerations Sileplanning,2oning, lilesalety, requirements includinq structural, andhandicap an effectivecontrolsystemto monitorthe progress Buildinq codes ploqramming standards Facilitjes andspac€ to itscompletion scheduleand of theworkin relation planning parking recreali0n, lequiremenls including andloadways systemto compareaciualexpen- Sleandenvironmenlal a measurement and landscape dituresagainstthe budget.Thesesystemsclosely sute andvillastandalds trackthe iate and amountof resourceconsumotio; Gueslioom areas, including restaurants andlounges, function andcon{efence Publ c space.slandards and labor,alert_ in termsof schedule,cost,material,
i; .d*";;; team surricientty.. insthedevetopment
any potentialvariancesin the worh plan, budget, quality-standard, or schedtechnicalperformance, actionto head-otf ule.Thispermitsearlycorrective problems before they create a major delay, cost return.The or affectthe project'sinvestment overrun, samesystemsare usedto identifypotentialcost savHoweve(the greatestopportuings opportunities. nitieslor reducing project costs occur at the early Stagesand deoreasesharplywith the Contractbid and award.
ijill'rT'J'#1iliffiil;fft j,ir,"
reatules shoppins and enr€rlainmeni
(FF&E) srandards irr,,ri, ano,quipmenl inctudrng trrcprotectron. c0mmun caitons, secunty. spr,irr,vrtrr, *qri*menls manaqemenr audi.visuat andpr'peny sysrems tetevision anoin-rc'm enlertainmenl. Keying andguesl security slandards (heaiing mechanical ventilalion. afdaifincluding eleclrical. Building systems plumbing. ielevators verlical and lnnsportali0f enefgy c0nservation), conditioning, systems escalalors), andfire-protecti0n
2 Technical Services Volume list3lconsultanls. seryices, types 0lagreements General description: scope 0ftechnical sequence anddevelopment types0laqrcements. sludies: scope 0fsurveys andanalysis. fularket surveys andleasibility software and0rol0rma develooment TechnicalGuides programming andtacalitres area matixandplogramrning soltwarc. Facilities systems: checklists provide techni- Budoetinq companies Themajormanagement progress estlnrating softwale, conlirmali0n systems: budget andestimating guidesto hoteldevel- costreviews, cal designand engineering delinitive byCl\.4, A&Efirm,orcostconsultant andvalue-engineering Thesemanuals assist estimale pre-opening opersandtheirconsultants. budget f0mat format; expense and0perations forschedLling, Iep0rtinO and and Proqress ngsystems; CPI\.4 system imaginative, e{ficient, scheduling andreport the teamin developing phase iol formats; checklisl0f early areas schedulin0 design andconskucti0n aswellasensurea safe approvals; designsolutions marketable checklsts manageas coordination insta!lati0n andtraininq; andproject Developed FF&E soundstruciure. and environmentally process forarchitect, inleriof lormat andagreements requircmenls: selecti0n overmanyyearsand throughthe experenceof Design qeotechnical rep0rt and 0ther required consultants, suryey, designer, iood service, site woddwide, the comprehensivescoresol projects parking diagrams, checklists including circulati0n locati0n, andparking intheirtypicaloutline. environmental, nessof theguidesis evident foIliiesaiety, securiiy, conligurallon alternatives; checklists analysis, andbasic building A typicalcorporate standardmayhavea firstvolume audiovisual i00dand Jorguestroom types, hotel systems; checklists andspecial planning proprietary stan- beverage, andtechnical containing l0bby, ftontotlce, c0nference, recreati0n andhealth spaamenities, the recom- administrati0n dardsand a secondvolumecovering f0Ilenovations andadditions services; checklists andback-olhouse mended systemsand procedures(checklists, Construcli0n process: lolmai10ralternale andnegotiation selecti0n contracting, bidding methods) c0nstruclion and coordination reference documents c0ntracting systems peri- Conslructi0n rcquirements andconstruction contracts andfieldsupervisi0n usedduringthedevelopment plovisi0ns f0Iinspection, testin0, conditions includlng contracts andgeneral od. The guidesalso may includea thirdvolume C0nstructi0n 'prototype' guannteest managemeni agreernents asr€qulred construction andinsurance plansandtypicaldetailscus- reporting covering purchasing procurement checklisls requircments: agent's agleement, FF&E andinstallati0n use(seeTable19.3). tomizedfor internal informali0n andestimate forpteliminary FF&E 0l requ redFF&E items, andlormat pemils 0lpermits and f0rmat f0rlocal checklist Required inspecti0ns, andapprovals: Architecturaland Engineering ltcenses requrcmenls andearly 0ccupancy Confirmati0n 0fstalltraining procedutes: cl0se0ut checklist f0rc0nslructl0n andbuilding acceptance Soltopening 'ultratel' 0pening or luxury Whether the hotelis a high-rise Details PlansandTypical in spreadout volume3 Plototype arranged resortwiththeguestrooms hotelplans villas,itsmarkettypeandprogramhelpto determine Newprototype proiopart plansr guesttoom health clubplans, back-oJ house layouts and Rec0mmended solutions to themyriadarchitectural appropriate layouts of Theseinvolve a number engineering alternatives. l0rspecia applicaiions loqos, standard andselected details Typical detailsr brand
Systems
requirestructural issues,manybasedon differing
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Part2: DesignGuide mentsoftheguestroom areasversus thepublicand Table19.4 Alternative building system c0nligurallons supportJacilities. Forexample, by theirnaturethe Massing guestrooms utilizea short-span struciure whilethe lJltmhigh-rise: over 70stories publicareas,especially theballroom, require med- High-rise: 20-70 stories '19 iumto longspans.Theseareasalsohavedifferent Mid-rise: 6 stories needsformechanical systems, ceilingheights, and Low-ris€: 3-5stories fallunderdifferent sections Disbursed: of thebuilding code. 1-2stories The numberof generalplanningand design Gueshoom iguralion conf issuescontinuesfrom these largerconceptual Slab: guestrooms 0ndouble0rsingle-loaded c0rridors aspectsto the smallest detail.Wherethe hotelis Tower; guestro0ms clustered around a central c0re basedon a prototype, it needsto adapt1othesite Atriumr rooms around 0rover 00king multistory inleri0r space andthesunounding environs, Inaddition, thearchi- Hybrid: c0mbinati0n ofconf igurations iectshouldconsider howmanyareasinthehotelwill Villa: individual uniis 0rlow-rise clusters 01r00ms need 1o adaptto futurechanges-certainly the Typestructure restaurants and loungeswill undergofrequent Beinforced poured-in-place, concrete frame: flatplate, retheming to keepthemcurrent-andallareaswill prefabricaied, preslressed, p0st-tensioned, reusable tunnel f0rms, be regularly updatedandrelreshed. Meeting room eic. technology willchange,fitnesscenterequipment Combination pourcd-in-place concrete withprecast ll0orsandwalls must{ollowhealthtrends,and guestrooms heavy may Sleelframe: 0rlightsteel ffame bearing wall needto adaptelementsof an officeor spa.There- It4asonry precast factory oronsite lloorandwallunits fore,the buildinginfrastructure needsto be highly Panel: prefabricated guestroom M0dular: modu es adaptable to futureinnovation andchange. (villas) Wood frame Whilethe architect and engineers mayevaluate methods andmaterials different structural and mechanical systems,the Indigenous nuances of hoteldesigntendto limitavailable choi- Column spacing gueslT0m panilon c0lurqns ateach ces.TableI9.4identifies manyofthemorecoTnrnon Si.rgle-bay: partition Double-bay: c0lumns at every other buildingsystemalternatives, whichhavedifferent but usually fourcolumns acr0ss thewidth olaguestroom directapplication to guestroom andpublic/support Atthirds: wing, the two interior 0nes being approximately at th€onethirdand areas.Forexample, depending on thelocation and positions two{hird typeof hotel,it maybe appropriate to usea frame N0interi0r c0lumns: staggered truss structure, bearingwallsyslem,or evenpreJabrimateals catedguestroom modules. Thedecisionis based Building glass pedOrmance consider 10wallrati0; criteria ofall on available technology and skillsof the building Exteri0r: marenats trades,butmoreon issuesrelated to bay-spacing architectural finishes andtheneedto integrate mechanical andothersys- Interior Interior decomtive f inishes temsintothe structure. Mechanical, electlical, andenvironmentz. package Central vs.individual units Frarne Sttuctures Relative lirstcostvs.lifecyclecosl rccovery alternaiives Theprincipal structural system forallmid-andhigh- Heat Submetering ol individual areas risebuildingsis the€teel or reinforced concrete Cogeneration and other systems framestructure. Officebuildings, whichrequirean Envjronmental technology plan
generally open andsuspended ceilings, utilize portionsof thesleellrame.However, theguestroom a hotelaremoreeasilybuiltwitha flat-plate concrete or precastconcrete floorslabs.Withno needfor HVACducts or extensive recessedlighting,the underside ol theslabcaneasilybe givenan appropriateceilingfinish.Whilethetypicalsteelframeis lessappropriate for guestroom structures, it has beenusedfor ultra-high-rise megatels andin locationswhereit is costcompetitive withconcrete structures.All high-rise buildings mustbe designed to resistwind and seismicconditions whichoften
requirediagonal bracingor otheraccommodation withinthestructural system. Steelis muchmoresuitableforlong-span spaces and,therefore, commonly is usedforthepublicand serviceareasof a hotel.Thecolumnspacingand framesystemshouldbe designedsothatit canllexiblyaccommodate a varietyof hotelfunctions incase the marketchangesand the propertyneedsto renovatein thefuture.
Technical Coordlnation 337 r Beafing.watl Structures
of areaforthepublicspaces,because of theadditional structural requirements and mechanical sysA secondaooroach isto eliminate thestructural frame tems. Table 19.5 identifies the cost breakdown ol the entirely and,sincethe guestrooms containparallel principal basic building shelland the engineering syswallsroughly 13ft (4m)apart,to usetheseas loadtems.ThepublicareashavemorecomplexHVAC partitions. bearing Whiletheearlyskyscrapers used whilethe guestrooms havedenser masonry bearing wdlsseveral feetthickattheirbase, requirements plumbing electrical and needs. 8 in (20cm)thickconcrete blockpariitions support upto 24f oorsattheClarion andRosen Centre con- Atrium Enginee ng ventionhotelsinOrlando, Florida. A bearing-wall systo hotelsin tem is low cost and can be constructed relatively Sincetheooenatriumconceptreturned the late-1960s, it has been considered an energy quicklyand,in addition, oflersacoustical andJiresaver and source of natural light as well as providproofingbenefits. guestroom Whilelogicalfor the public ing the visually drarnatic central space. Espestructure, thebearing wallslimittheflexibility of the publicand serviceareason the lowerfloors.There- cially in office/hotelmixed-usedevelopments, normally consumes nearly fore,the bearingwallsmustbe combinedwithano- wheretheofiicelighting the atriumskylightprovides subthersystem;attheBosenCentretheyarebuiltontop halfthe energy, stantial lightto theworkspaces,therebyreducing of a two-story concreteJramestructure. theirdemandfor electricity. Intheeventof a firein theatrium,smokeevacuPre-labficated Modular Construction ation is accomplished by introducing a jei column A thirdstructural approach thathasjoundsupport of airat thecenterof theatriumfloorandexhaustuses factory-manufactured modularroorn units ingit through theoperable skylight. Building codes (eachunitmaycontainoneor tworooms), precast require sprinklers throughout thebuilding, including structural members, and panelized systems. The the guestrooms, and pressurized smoke-prooJ fire mainadvantages of thesesystemsareinthespeed stairs, similar to nonatrium hotelsof a similar height. production. Becausethe guestroomcorridorsoverlook andquality control oftheirassembly-line the Themodularguestroom systemhastheadvantage majoratriumspace,engineers havedeveloped an of providing fullroomunits,bathrooms fullyplumb- approach to isolate thefireandcontrolthespread ed andcornplete withallIinishes andfurniture. On of smoke,whichincludes thesecharacteristics; the sitetheyare liftedfroma truckand stackedby I Firezonekeptat negative pressure (airsupply craneneeding onlyfinalplumbing andelectrical con.ll.ic rra ^l^edd\ nections. Generally the publicareasare builtby r Nonfire pressure (freshair floorskeptat positive panel conventional meansor witha prejabricated is supplied at corridor endsremotefromatrium; system,The concretemodulesdate fromthe late returnairfansshutoff;dampers closed). 1960swhentheyweredeveloped fortheWorld'sFair r Atriumkeptat negaiivepressure(induction jet in lvlontreal andhavebeenusedforhotelsfromthe directing smokein atriumupward; exhaust doors 1970sto the presentin the US,MiddleEast,and in skylight opento emitsmokethroughroof). Pacific areaincluding the515-room high-rise Hilton r Stajrwellskept at positivepressure(freshair is Palacio delFioin SanAntonio, Texas, andthe326supplied, oftenby dedicated HVACsystems; all roomHyattRegencyin N4acau. doorswellsealedagainstsmokeinfiltration) Thedifferences betweenthe architectural, struc- r Computercontrolled smokedampersjn supply tural,and mechanical requirements of the guestandreturnducts;allair-handling unitsnotpartof rooms and those oi the public/serviceareas smokecontrolsystemshutdown;manualbacksuggeststhat they be separatedso that the most up systemat the firecontrolroom. appropriate engineering systemscan be usedfor each.Forexample,architectsmayselectflat plate Table 19.5C0nstnrcti0n cost 0ercentaoes slabson masonry bearing wallsfortheguestroom Guestrooms Publiclsetuice slructureand lightweight steelfor the largerspan Costcategory publicandservice areas.Theseoaration andstructure allowsmore Architecture 60 65% 60 65% venlilati0n, andair-conditi0ning 10-12% 16-18% flexlbility in the buildingorientation, massing, and Heating, 11-13% B 10% location of HVAC equipment closerto thepublicand Electrical 89% 4-5% service areas;shorter distribution linesto theguest- Plumbing 3-4% 34% rooms;andrelated savings in energy costs.Theini- Sprinklers (site G€neral c0nditions overhead) +50k 4-5% tialconstruction costsaresomewhat hioheroerunit
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Part2: DesignGuide Cogenerat'on Systems
r adjoiningguestrooms(includingguest bathrooms) Hoteloperatorsincreasingly areawareof the cost r adjoining meetingrooms ol energyandseeknewapproaches forcontrolling ! e{erior areas andmeeting roomsor guestrooms andreducing theexpense. Onesolution is cogenr guestrooms eievators/elevator lobby and whichoffersa combination eration, of onsiteelecguestrooms r entertainment rooms and tricalgenerationwith the reuseof wasteheatfor r kitchenand restaurants heating, air-conditioning, anddomestic hotwater.lt pantries r service andbanouet rooms is mostappropriate in areaswithhighelectric rates public r mechanical areas and rooms orguestrooms (suchasNewYork CityandtheCaribbean) andwiih penthouse r rooftop cooling towers and suites demandchargesand Jorthosehotelswithemerpublic r laundries guest and adjoining and areas. gencygenerators. The typical system includesa reciprocating Ughting motor/generator set,fueledwitheithernaturalgasor dieselfuel,sizedto meettherequired electrical base Theelectrical systemsarea majorpartof anybuildguestroom load(publicarealighting, corridor lighting; ing projectand no lessimportant in a hotel.Howpumpsandfans;andrefrigerator compressors) and ever,the designershouldconsiderhotellighting whatever additional loadmightbe economically fea- morea designelement thana building science. Lobsible.Whereutilitiesadd extrachargesfor 'peak bies, atriums,restaurants, entertainment areas, demand' or'timeo{day'billing, itmightbecosteffec- meeting andbanquet rooms,andguestrooms owe power.Equal- theirsuccessto comfortable tiveto generate allof a hotel'selectrical andcreativelightingas ly importantis harnessing the wasteheatfromthe muchas to anyothersingledesignelement. As in coolingexhausiand othersystemsand usingit to otherdisciplines, therequirements areoftenbased meetthethermal requirements forthehotel.Thesetyp guestroom on commonsense.Forexample, lighticalsourcesofwasteheatmaybecosteffectivewhere ingneedsto be adequate forreadlng in bed,workcompatible withlocalcodesandwhereenergycosts ing at the deskor table,and shavingor applying arehigh:domestichotwaler,steamfor kitchenand makeup.lf anyof theseis poor,the guestregisters laundry,space heating,air conditioning(withan at leastsubconscious irritation. l\ileeting roomlightpoolheating. absorption chiller), andswimming ingalsomustbe highlyadaptable. lt shouldcombine incandescent lightingfor ambiancewith Acoustica, Considerations fluorescent fixtures formeetinguseandtracklighting oraccents. Specialdecorative restaurant Guestsurveysare a consistent reminderof the fordisplays lighting is essential in creating the desiredmoodin guestroom importance ol a noise-free and soundproof partitionsbetweenmeetingrooms. But foodoutlets. Theresponsibility forsuchlighting designnormally almosteverypartol the hotelincluding the public is assigned interior to the designer and its lighting areas(lobbies, meeting roomfoyers, entertainment provide whilearchitects and engineers lounges,bars),recreation facilities, serviceareas consultant, lighting the design tor the offices and back-of-house (kitchens,laundries,mechanical, receivingand manylocations havespecialrestrictrashareas), andtheaudio-entertainment andhos- areas.However, Forexample, l\4assachusett pitality functions of the guestsuitesaresubjectto tionslor overallenergy. requires thal hotels not haveover1 wattpersquare proximity unwanted noise.In addition, to highways and airports, guests, footol lighting. whileimportant in attracting Exteriorareas also requireproper illumination creates additional noiseproblems. effects. Thearchitectmustconsiderexteriorlighting Noiselevelstandards havebeenestablished to parking,grounds,andexterior of the building, recreidentifythe requiredacousticseparationneeded ational areas for identification andsecurity. Thenight betweenareasto reducenoiselevels.Forexample, o{a hotelhelpscreatea memorable image meetingroomdividingpartitions areratedat 44-48 illumination and must be program. considered a partofthelighting STC(soundtransmission class),whichreflects the averagereductionin decibelsachievedby a particularconstruction. partitions Guestroom shouldbe ratedat 50 or higher, whileothersmayvarybetween Buildingand Life-safetyCodes 35 and 50. The moresevereacousticseparation problemsthat mustbe addressedby the architect All structures, particularly hotels,aresubjectto thorandconsultants occurbetween: oughregulation ranging fromfire-protection andhealth
Technical Coordination 339 | andsatetycodesto signordinances. Oncethepro- r posedhotelmeetstheapplicable planning andzoning codesregulating use, height,site coverage, requirements, density andadditional environmental thedetailed designmustcomply withthelocalbuild- a Theirintent isto protect thepublicagainst ingcodes. faultydesignor consvuction; therefore, theyprincipallyaddress (including materials structure andlive . conditions. The and deadloads)and emergency goalis a structure thatwillresistfireor otheremergenciesandprotecttheoccupants untiltheycanexit Electrical, mechanical, fromthebuilding. elevators, plumbing, andsprinkler systems aswellas interior a {urnishings regulated arealsocarefully by codes. Otherimportant codeswhichmustbefollowedinthe theAmericans withDisabilities Act(ADA) a USinclude Accessibility Guidelines andEnvironmental ProtecRulesandRegulations, tionAgency(EPA) Whilecodesare continually updatedbasedon newexperience, theydo varyinternationally aswell . as nationally withinspecific countries, including the in somelocations, updating the US.Forexample, entirebuilding ina renovation is notalways required. a guidesoftenrequirethaihigherstanHoteltechnical dardsbe met beyondlocalcodes.Thispolicyrecognizes theprinciple of consistency in maintaining a higherqualityat allproperties, regardless oftheextra a expense or lowerstandards allowedby localcodes. Typical lireand life-safety standards addressed by codesinclude(seepp.345-347).
Flrereslstarce:codes definefor dilferentconstructionelementsthe numberof hoursthey shouldwithstand flre,ranging from45 minutes to {ourhours. Compaftmentalization: codesoutlinethe required fireseparation betweendifferentuses(forexarnple,assembly andparking). Flame spread. codes rate interior finishes according to theirabilityto limitfire growthas measured by 'flamespreadrating,' ranging from to 100 (red oak) to over 0 (nonflammable) 500. Fireresistance of furnishings: codesdescribefur nishings in termsoI bothfireandsmokepropagation,especially to reducetoxicity. Fie detection alarm and flfe suppressionsyslerns:codes requirefire detectionand alarm systemsand,{or multistory hotels,fullsprinkler protection. Limitedbuildingheight and single floor area: in specialcases,codesmay limitthe heightand maximurn areaperfloor. /oad:codesestablish room Occupanl maximum occupancies basedon lloorareaanddefinethe numberandsizeof theexitsfor a particular type .nd
eiTA ^f
e^.^a
Exitrequirements: codesrequireat leasttwoindependentroutesof egressandestablish requirementsfor theirwidthand protection fromllame anosmoKe.
Table19.6 Fireresistance andcompartmenlaiizali0n Fircresistance elenents 0l c1nstructi1n
Separatian olhoteluses
3-Hourrating frame Slructural Load-bearing andlirewalls walls Doors in3 hour
3-Hour separalion
2-Houl rating Floor consiruciion Boofs (stairs, Walls encosinq veriical shafts elevators, chutes) lvlost nonbearing exterior walls '1.5-Hour rating Doors in2-houf walls Windows in2 hour lvalls 1-Hour rating partiijons Inierior raling 0.75-Hour pa itions Doors in1-hour inmost walls 0penin0s exterior
Ballr00m, meeting andbanquet ro0ms. exhibil halls Enclosed reslaurants andlounges oftices andcompuler rooms Laundries anddrycleaning areas Projection boolhs painting, (carpenlry, tulaintenance shops lurniture rclinishing) generatoT B0iler, transformef, switchgear andemergency r00ms gara0e furking Slorage area 1-Hour separation Gueslrooms lvlechanical areas Kitchen
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Part2: DesignGuide
However, eventhe mostadvancedcodessome- cationorsituation. Forexample, flamespreadratings timesdiffer,or aresubjectto variouslocalinterpre- varydependingon fabricdyes,cleaningsolvents, tations.For example,the numberof sprinklers wear,andvarying installation techntques. Custom-buil required in a typicalguestroom products, rangesfromtwoto commonin guestrooms as wellas public five,depending on the localcodeand whetherit areas,usuallyarenottestedor the resultsareaverfacesintoan atrium. AIso,difierent codesestablish aged.Tocounteract theseproblems, architects and alternate melhodsfor maintaining smokejreeexit interior designers needto {ullydocument theselecpositive pressure stairs, either through inthestairor tion and specification of turnitureand finishes, bymeansof a smokeevacuation systeminthestair assigning responsibilities ateachstageto themanvestibule. Amidthesedifferences the international ufacturer, fabricator,installer,or owneras approhotelindustry maintains whatit believes arethehigh- priate.lt is essential thatthe specifier recordany eststandards, butanysituation wherea government substitutions, retainproductandmaterial samples, insists on itsownlocalcodemustbe decidedonan andverirythattheproductguarantees coverthetype individual basis. ol installation envisioned. lhe basictireprotect onconsideratiors fora new Becauseof the highlydecorative natureof many or renovated hotelbeginby ratingtheconstruction hotels. theinterior designer assumes majorresponmaterials andassemblies anddefining thedifferent sibility Iortheselection ofthematerials, andtherela(e.9.publicassembly usecategories or storage) with tionship between thedesigner andarchitect is more theirneededseparation andhoursof resistance to important than{or otherbuildingtypes.Thereare the spreadof lire.Forexample, fromthe accom- numerous areasinwhichtheymustshareinthedecipanying tables,ratings areestablished forthestruc- sionmaking,resulting in unclearresponsibility for turalframebasedon its component purchasing elements, as specification, and budgeting.As a well as separations requiredbetweendifferent result,hotelcompanies havedeveloped checklists hoteluses.Wheremixedusesoccur,suchas in stor- thatdefinetheresponsibilities amongthedesignproageareasadjacent to a hotelballroom or restaurants fessionals andassigntheitemsto anappropriate caf nextto a kitchen, pre- egory(seethe Coordination themorestringent requirement Matrixin AppendixB). vails.Similarly, in calculating the occupancy of an The one componentthat leadsto the most area,the higheroccupancy is assumed, problems suchas difiicultcoordination is the 'fixedd6cor,' assembly typeseatingin a ballroom, ratherthan thedecorative linishes applied to wallsandceilings tableseating. in restaurants, lounges, meeting andboardrooms Thefurniture, fixtures, andinterior finishes are,as aswellassuchmillwork asthefrontdesk,bar,builta rule,a hotel's singlelargest firehazard, withitslur- in planters, andlevelchanges. primarily nishings, bedding, thesourceof a majorityof hotelfires.Fjre-andflame-resistant materials F ame.spread nafing areratedaccording to theirability to limitthespread of fireand minimize the dangerfromsmoke(see Building finishmaterials and furnishings are raied Table19.7).Eventhoughmathematical modelscan according to theirreiative abilityto resistcombuspredicthowdifferent furnishings willbehaveduring tionorcauseloxicsmoke.Forexample, theassignfireandvariouslaboratories havetestedactualsam- ed flame-spread ratingis 0 for nonflammable ples,manymaterials actditferently in a uniqueappli- rnaterials, 100for redoak,andmaybe as highas 500for highlyllammable fabrics.Hotelcompanies do notpermittheuseol anyinterior finishing mateTable 19.7flanesoread ralings rials,fabricsor otherfurnishings thathavea tested smokedevelopment ratingof over300.ThestanHotel area dardsin the cruiseship industryare muchmore GLestrooms and suites 200 restrictive. Decorative Ballrooms, finish{abricsmustbe selecf meeting, andbanquet rooms 200 Restaurants andlounges 200 ed carefully to assurecompliance andhighlyflamBallroom loyer and hotel lobby 75 mablematerials suchas polyurethane foammustbe Stairs andexilcorridors 75 avoided. Intelior linishes Carpet 75 Furniture and upholstery 75 Curtains, drapes, and wall-c0verings 25
FIam e-rcsistant Guestroom
A projectbyOwensCorningFiberglas Corporation's Life Safety Laboratorydevelopedsix prototype guestrooms flarne-resistant foreconomybusiness,
Technical Coordination
Table'19.8 Fiferesistant 0uestr00m characterlslics
Table 19.90ccupant load andexitrequirements
Materials Floorareaperperson Glass liber wallcoverings Guestrooms Fire-resistive drapes, sheers, andblackout liners offices Fireresistive bedspread, fabrics, mattress ticking, andpill0wcovers Relail atgrade Fire-retardant foamcushi0ns,1irc-rcsistant liners, anduph0lste fabrics Retail onLpper lloors ry Flame resistant nylon cafpeting Assembly spaces W00d furnilure inplace ofplastic laminates (fixed Theaters seating) (mirror, glass, Nonllammable materials garage tile,metal furnishings) turkinq
200ft2 (18.6 m'?) (9.3m2) 100ft2 301t2 (2.8m'?) (5.6m2) 60it2 7 1I? (0.7m2) Aciual number o1seals parking Number spaces
Equipment Numbel 0t exits(based 0nther00ncapacity) Exits Builtin cabinets withfireblankets people andfireextinguishers 1000 ormore 4 Televislon used asannunciator 601999 3 pressure 50 600 Smoke detectors thatactivate exhaust fansi0 create negative 2 gasextinguishers projects permitled Halon inrehabilitali0n where Capacity 0l exits(base d 0nnunber0tpe1ple Space per22in[0.55n] exitunit) design Hard lloorentry foyer asfirebreak Guesttoom andassembly area stairs 113 Flre-rated d00rwilhdropsealassmoke barrier Gueslroom andretail doo|s 150 Second do0rbetween r00m loyerandguestr00m to s0late f00m office andretail stars 90 fromcoffidor 0ffice andretail doors 150 Furnilure wilha minimum offolds,butt0ns, 0rpillows t0 limitthe Maximum lraveldistance to prolected 10rcigarcltes 0pportunity 10ignite uph0lstery exil(fu sprinklercd hatels) Gueslroom areas 150fl Assembly areas 200fl Through atuium space 100ft Dead-end corridor 20ft andluxuryresorthotels.Theroomlayouts,
designed (based by GKR,Inc.,TheWalkerGroup,and HirschBed- Sampfe calcufation 0n10,0A0 f( nerandAssociates, focused ontheuseoffire-resis- [929tt'] balhoon) Capacity glassfiberfabricsand tant materials, especially ofexits fire-resistant linersior joam cushions,protective Number Total widlh ofexitdoors equipment, andspacedesignconcepts. Table19.8 Total width ofexitstairs identifies manyoftheprinciples developed inthese designs.
(46m) (60m) (30m) (6m)
1,428 (10000/7) people) (capacily > 1000 4 : 1Qx22) 220in 114281150 286in (14281113:13x22)
Occupant Load and Exit Requirements Exitrequirements including thenumberandsizeof doors,widthof corridors andstairs,andtraveldistanceare basedon the assumedmaximumcapacityof a space,usually determined by dividing the floorareabyan appropriate arnountof areaperperson.Codeotfcialsgenerally calculate a conservative occupantload. They may requirethat any assemblyspacebe ratedat 7 ft210.7m21per per-
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son,evenif,Iorexample, therestaurant isfurnished to accornmodate one-half to one{hirdthatnumber. The necessary exitcalculations can be extremely involved. Consider thesimplified fora hotel analysis ballroom of 10,000 ft' (929m'), as shownin Table 19.9.In addition, eachmeeting room,foyerspace, andso on mustbe addedandexitroutesfromthe building identified. specifically
Speca Systerns
20
echnorogyis evolvingal sucl- a fast pace that withinthe past decadeadvancesin the various systernshavedramaticalychanged
entertainment) andthe refreshrnent center. Guests wouldapprove thelrbil andcheck-out throughthe televlsion, making it possblenotto havecontact with bothhoteloperations andtheservices thatguests anystaffduringthe entirestay Theseautomated expect.The end of the twentiethcenturysaw operations are routineat manyhotelsaroundthe the almostuniversaladoptionof computer zed woflo. check-in and autornatic wake-upcalls,electronic guestroom ocks,satelltetelevision, sophisticated InformationProcessing protection security systems, andteleconferencing. Fewbuildings havea greatervarietyof compuier- Computerlzed reservations systemswerefirstcen izedor otherspecralized systems thando today's trally organizedby Sheratonin 1956 and further lodglngproperties. Thesefall intosix broadcate- developedby Holday lnns in the early1960s Now gofles:
everymalorhotelcha n has its own computerized lnternational reservation system,integratlng Internet based inquirieswith the more typical te ephone contracts. Centraltocomputerized hoteloperations today s the propertymanagementsystem (PN,4S). These i'rtegrated syslemslr( rheseveraloperaroral d ea > of the hotel and featurecornponentsto access The rapidadvancesand changesare not Limited I f r e h o r e lr e s e ' v a t i o ' lnse t w o r "a n o a c c e p r( r a d r to oneor two categores;theycrossall lines,reflect- card aurhori,tat'or.The DIVS rreg a'es a w.oe ing the pervasiveinfluenceof computers and guestchargessuchas restaurant rangeof potentral relatedelectronic controls. Whie someof thesetech- charges.guesIoom -ovie DJ'c^ases ano o'rgnologieswere availablein the 1980s,a beit in a distance phone calls wth in-house recording very differentform, the ensuingperiodhas made tasks and general offce systems.Among the them much more sophisticatedas well as cost r r o s l i ' r p o 1 a 1 [l e a t J r e Isn \ o l \ ef r o T ro f r c er e q J t r e effective. rnentsthat clearlyidentifyrooni inventoryand can The technologyls readilyavaiiable, for instance, trackguesthistoryinformation includingroom preto create an automatedfront desk pod, much f e r e n c e sa n d m e r n b e r s h pi n a i r l i n ef r e q u e nfty e r ikea bank-teller machine, whichwouldhandieguest programs. reglstration-although many operatorsare unsure The last decade has seen ihe number of howthe publicwouldrespondto suchan impersonal proprietarysystemsthat performa host of mantransaction. Yetthe systemcouldeasilyacceptthe agementtasks at the propertyleve grow exponput of a name,checkthis againsta reservation, nentially, eachone otferng a newtwlstor gimmick. recordcreditcardinformation or acceptcash,assign The future should see more innovationsuch as a roorn,and issuea rnagneticcard-keythatwould wideruse of touch-screens and w re ess terrninals. be good onlyuntrla designatedcheck-outday and Centra to everysysiem is the abilityto interface t me. Notonlywouldthe card-keyprovde accessto wil- tl^e -os c'ilr(al apphcariorssLch as lelethe room,it wouldaciivalethetelephone, phone cal-accountingand poinfof-salesystems. turnon the heatingand air-conditioning, and permituse of in The most common functons of today's PIVSS |oom electronicservices(computer,fax,movies,and include: r I r r r r
processing information telecommunications energycontrol life safetysystems securitysystems audioand videosystems.
Call accounting
Entertalnment
.s $8 fheaut\mated seruices Holelsyslemsdiaglam.Theproperly management system sitsatthecenter ofanintegrated technology inffastructure thatlinkslrOft0lfice, (cOrrlesy back olfice, marketinq, anddeclsi0n support systems wilhincreasing reliance ontheInternet f0roulside communicati0n 0fHVS International).
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Part2: DesignGuide r guestreservations r guest regislration and folio accounting(the record ol guest chargesJor room, lood and beverage, andtelephone) r accounting, includingnightaudit,city ledger, payable, accounts andgeneral ledger (recordof commissions r travelagencyaccounting to be oaid) I guesthistoryand othermarketingreports r dailyandmonthly operating reports r payrolland relatedreports I Inventory.
connectedto scoresof less-costlyworkstalions Sheraton, whereit hasholelsveryclosetogetherin NewYorkCity,connectsall o{ the propertiesto a singlemain serverwilh dedicatedlines between the hotels.They cite the advantage of sharing roomsinventory, a singlenighfaudit, anda central systems support group among the several hotels. Thefinalchoiceon a PMSvendordependson thetypeof hotelandwhatfunctions aremostimportant.Part1 of this bookdescribes the incredible varietyof lodgingproperties; considerhow these place very differentdemandson lhe choice of Following the leadof aidines, largerhotelsand technology: resorts have adopted yield managementtech- r Smallerhotelssuchas roadsideand suburban niques.Sometimes called'revenue management,' properties needstraightforward reservations and whichmustbe integrated thesesystems, withthe accountingsystems. PlVlS, matchpasthistorywithexisiingreservations r Convention hotelsneeda flexiblesystemto hanto forecastdemandfor futuredates.Thegoal is to dlespecial iunctions andsuchfeatures as group adjusttheroomratein orderto maximize totalroom billing. revenue. Toooftenin the pastmanagement would r Resortsneedto tracka varietyof guest-related beginto discountroomratesin orderto increase activities suchas golfclubor spause. program r Boutique bookings.But the yield management and super-luxury holelsneedto mainpatterns prolects gueslhisloryfiles. looksat hislorical and,forexample, taindetailed thatfull-rateguestswill bookroomsonlydaysout; it thereby eliminates certain djscount ratesforlikely higherrevenues.Or the systemmay not accept Telecommunications a one-nightreservation evenat a high ratewhen guestswill The secondtechnologicalarea thal has had a it anticipates that later longer-stay materialize. majorinfluence inthehotelindustry recently isteleAmongthemostvisiblesystemsmaybethepoint- communications. Amongthe mostimportant sysol-saleunitsthat havebecomeubiquitousin most tems as far as guesl satislactionis the phone retail operalionsincludinghotel restaurantsand system,based on the PBX or 'privatebranch lounges.Thesystemallowsthe serverto placean exchange.' Today'selectronicsystemsofferhotels orderat aterminal locatedinthediningroom;thesys- the sameadvantages that guestsare usedto at temthenprintsouttheorderinthekitchenwherethe homeor work:quickerdialing,datatransmissio production staffbeginsto preparethefood.In addi- (increasingly important as moreguestscarrylaptop tionto savingstepsandtime,therestaurant systems computers on business), andsuchexpanded ieareduceerrorsin calculatingand totalingthe final turesas voicemail and callerlD. A numberof postthe chargeto the guest's companies check,immediately alreadyhavedeveloped sophisticate room account,and providea varietyof analyses telephonesystemsthat: includingdaily accountingand food inventory r includeduallinephonesto accommodate callreports. waitingand computers Themanyvendorsnowcompeting to satisfy the r includemessagesystemswith the abilityfor gueststo recordtheirown personalmessages individual requirements of a particular hotelor resort can be expected not onlyto supplythe computer r controlroomamenities including television remote equipmentand the softwarebutto modifythemto controlleatures,roomtemperature, and openor accommodate the specificneedsof the property. ctoseorapes The typicalsystems,wheiherWindows-based or r providefire safetyinformationby servingas a platforms, otherolderbuthighlyreliable runon conloudspeaker for emergency messages venlionalPCs networkedtogether.A few larger r notifythe holelautomatically whenguestsplace hotels,suchas eachof thefourMirageproperties an emergency callfroma guestroom in LasVegas, including (see r transmitalarmsto frontdesk from smokeor the3,025-room Belagio Chapter13)work off one largecentralprocessor motiondetectoror fromothersecuritysensors
SpecialSystems I lunctionas a roomstatussystemto trackcleaningof occupied roomsandpreparation of unoccupredrooms.
a Automatic lightingcontrols:provideprogrammed controlof lightsby cyclingor dimmingparticular areasandtimeclocksto turnlighting on andoff according to a pre-established schedule. Telephone call-accounting systems areprofitable a Loadcyclerslprogrammable provide control/ers: programmed because theypermitthehotelto automatically idencontrolof motorsandotherequiptifylong-distance calls,charging theguestwithan mentaccording to schedule. accurateand specificrecordol all callsplaced. a Peakdemandcontrollers. lirnitthe total energy Amongothersavings,the newersystemsautoconsumedat any one time by turningoff private matically routethecallsthrough interconnect equipment. cornpanies to obtaintheleastexpensive raie.Tele- I Heatrecovery systems: reusewasieheatfromthe cornmunications requirements will continueto kitchen, laundry, andmechanical areas. growsteadilyin the futureand the hoteloperator t Occupancysensors:automatically turno{f lights must considerhow to best expandthe comin meetlng rooms,otfices, andotherareaswhen rnunications infrastructure. Forexample, thesteady unoccupred. increase in the useof laptopcomputers by guests a Guestroamaccupancysensors:infraredoccuwillrequirethe installation of additional pancysensor,in additjonto controlling trunklines lights, to accommodate more and longerconnection automatically turnsdownguestroom heatandairtimes. conditioning andprovides real{imenformation on Somehotelsarespecifylng fullJeatured cordless occupred rooms. phonesin the guestrooms. [,4any of theseunits, Otherenergy-related technologies suchas total providetwo lines depending manufacturer, on the building automation, co-generation, or solarorwind(forvoiceand compute0, a speaker-phone base basedsystemsmay becomemorepractical and instrument, illuminated dials,message waitingindicost efficient in the future. Overall, energy control cator,and the usualguest-service keys (housetechnologies varyfromtheextremely simpleto the keepjng,roomservice, The etc.). cordlessphone complex. Plastic or metal disc water flow restrictors, allowstheguestto comfortably roamtheroomwhile whichreducethe diameterol the openingin a talking, andevencaneliminate theneedfora secfaucet,cost onlypenniesand can be insialled in ondor thirdphonein theroom. minutes. At the otherend of the scalearecentral buildingsystemsthat combinethe sophisticated controllers from the abovelist and that include EnergyGonirol theability to integrate security, firealarm,telephone, and data processing components. Theyinclude Energymanagement feaiureshaveb,ecome increascomputers that continuously monitor building funcinglyimportant sincethef rstdrasticrisein energy tions, turning on equipment when it only is needed. pricescreatedby the MiddleEastoil embargoin Energy managementtechnologyis rapidly 1973.Technological advances that formerly were increasing to meetthe risingexpectations of the costprohibitive havebecomecommonas a result industry hotel Unfortunately, operators ofien do not of risingenergyprices,increased efficiencies of comprehend the value of energy conservation the systems, and reductions in capitalequipment techniques as easilyas they see the virtuesof costs.The greatestsavingsare in the design newaccounting or security systems. Onegeneral and operation of the heating, ventilation, and air'l\,4y manager expressed this disconcerting opinion: (HVAC)systems, conditioning lighting, and water engineer and I haveneverheardof someof the heating andin theircontrols. Of course, therelative typesof energycontroltechnology lyoudescribe]. benefitdependson the type and size of hotel I'm busygreetingguestsand payingthe electric and its climate,orientalion, and construction company. I\.4y engineer can'tkeepup withthelight materials. bulb changes and clogged sinks.Howthehellcan A surveyby theAmerican Hotel& MotelAssociwe tell what technology we shouldhave?' ation(AH&MA) identified themostcommonenergy controltechnologies, manyof whichhavebecome standardin nearlyeveryhotelor resort.These Life-safetySystems include: a Water flowrestriclors: limitwaterjlowin guestroom Fire protectionsystemsin hotelswere greatly showersreducingthe useof hotwater. enhancedin the 1980sand 1990sbecauseof a
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Part2: DesignGuide hotelfiresthatraisedpublic numbero1devastating awareness to life-safety issues.Amongthosewith themostfataliiies werefiresattheMGI\4 GrandHotel DuPont Plaza in San in Las Vegas,Nevada,the Hotel in WestPuerto Rico, and the Siouffer's Juan, research on the causchester, NewYork. Testing and hotel fires have improved es of these and other andnewtechnolodesignmethods andstandards quality gy hasadvanced of detection, alarm,and the As result, most hotels fireextinguishing systems. a fire incorporate state-of-the-art in westerncountries protection without systems systems; those these sale. shouldnotbe considered Oneissuethat affectsthe provisionof lite-safety systemsis the mandateof buildingcodes.For fireat a Bostonhotelcaused example,an electrical of thecityto modifyits standardsforthe protection generators. hotels conOther under emergency struction at that time upgradedtheirplanseven withprevious thoughtheyhadcomplied codes.A seriousfire at a FortWorih.Texas.hotelwas the evenin low-rise impetusfor requiringsprinklers guestroom wings.Concern attera firein an atrium hotel near Chicagoresultedin code changes that requiredincreasedexhaustsystemsto draw smokeawaylrom atriumgueslroomcorridors. As a resultof theseand severalotherfires,the (NFPA) Association andthe NationalFireProtection new AH&N.4A haveurgeddevelopers to incorporate it.The technology evenwherecodesdo notrequire protecgoal,of course, isto install faiFsafe ultimate Lifesafetytechnology tionin all hotelsworldwide. includes thefollowing: r automatic firedetection andalarmsystems building r fullysprinklered panels r centralannunciator guest r evacuation soundsystems r firefighters' voicecommunication system r smoke-prool and pressurized exitstalrs generator (alarmsystems,lighting, r emergency smokeexhaust).
roomslookingintoan atrium-sothathotelstanto meetthemoststringent dardsmustbe designed oi allcodes.(Building codesaredisrequirements cussedin moredetailin Chapter19.) BecauseoJthehighprioritygivento firesafetyby and internationa the hotelindustrylargenational haveestablished theirown fire hotelcompanies saletystandardsthat exceedmost local codes, varying the problemof satistying therebyreducing in different localities. Up{o-date, conregulations sistentcompanystandardsthat go beyondcodes 'legal salety' as also are becomingthe key to well. Today,ownerswho fail to apply the latest a hotelor safetyor security measures throughout Forexample, aftera hotel chainmay riskliability. elecironic locksin its in Washington, DC,installed new addition,it was heldliabletor a thettin the older buildingbecausethose locks were less secure.Attemptshavebeen madeto applythis legalprinciple alsoto lifesafetyissues;therefore, consider operators and designers mustcarefully implement standards and consistently safety or them in all hotelsunderthe sameownership management. are now requiredby Smokeor heatdetectors as well as most codesin all hotelguestrooms publicareas.Theseusuallyare placedabovethe bed and at regularintervalsalong the guest heatdetectors in suchservice corridors. Additional as kitchens, laundries, and mechanical areas io recognize the usual high temperaareasareset is how any alarmis in these spaces. Critical tures In addition to sounding a local alarm, recorded: notifies the system automatically an integrated localfiredepartment; sendsa signalto a fireconis easily trolpanelnearthe hotelentrance-which alerts hotel staff inthe accessible to firefighters; and telephone PBXroom-the mainpointfromwhich to hotel directions can be quicklycommunicated guests. taken A majorissuein hotelJiresis theapproach guests emergency. Some hotels have of the Jpnotify put without out a localfire evacuating Also. buildingcodes specifynumerouscon- attemptedto guestshave structiondetailsto lurtherprotectthe building the building.Often,in emergencies, theyshouldtry to aboutwhether occupantsas wellas theproperty. TheUShassev- beenuninformed codesin addiiion to theNFPAlifesafe- leavetheirroomor remainthereuntiltheemergency eralbuilding to establishing sound ty codeonwhichmostindividual cityorstatecodes is over.Variousapproaches guestrooms have to hotel been Germany, and many systemsconnected are based.The UK, France, including speakersin the corridors alsohaveprecise building regulations. implemented, othernations vary loudenoughto be heardin theguestrooms. Some Alihoughsimilar,the detailedrequirements insistthaia guestevacuation soundsysregulations somewhatfrom code to code-the numberof system,master in a hotelguesiroom, forexam- tem be carriedoverthetelephone sprinklers required (MTV), ple,variesfromtwoto fivedepending low-voltantenna or independent on thecode television as agesystems. in force,evenmorein suchspecialsituations
SoecialSVSter,-s SAZI
The SensibleApplicationof
HighTechnology to Hotel Design
Valentine A. Leht LehrAssoclales, Consufting Engineers Hightechnology continues itsinvasion o{ all aspectsof ourlives.including thelodging industryThattechnology can be a greatboon, frustration, or thesourceof endless cost,and guestdissatisfaction. Understanding and controlling technologyis evermoreimportant andthekeyto successJul applicalions in hotels. Forexample, thewireless telephone has immense benefitin allowing unrestrained communication throughout theguestroom, indeedthroughout a hotelproperty. At the sametime,unlimited accessto phoneservice, in reslaurants, especially ballrooms, and otherareascanbe a majorannoyance to guests.A balanceis neededto restrain available technology. In a similarmanner, emergingvoiceconlroloifersimmense possibilities in hotelproperties, butthequestion of privacy(i{it can hearmy commandsand rou'tethemto a computer,it can heareverything
I say)maylimitor negatethistechnology in hotels. Certainly, technology willgreallyexpand gueslcontrolin rooms,boththroughoccupancy sensors, andwireless multiJunction control devices. Highspeeddatalinkswillallow the guestroom to be a trueremoteworkspace, andtheexpanded entertainment technology guestroom willredefine use.Thebathroom fixlures willallbe automated. Technology willalsopermitsignificantly higherguest comfon,visually, thermally, and acoustica!ly. Applying hightechnology to hotels requiresstrictadherence to some fundamentals: r Thetechnologymustbe intuitively apparentto users.Toomanyapplications confuseand frustrateratherthanassist. r Highlechnology mustbe easilymaintainable. r Thetechnologymustnotthreatenusers,as withvoicecontrolsystems. r Thetechnology mustbe relatively enduring. Thereis littlesensein investing in early oosotescence. Hightechnologyis everywhere andthereis much more10come.Wecan'tavoidil, so sensible application is ouronlylogicalchoice.
Recognition thatmuchof the dangerfromfires airpressure keepsthestalrclearof toxc smokeor comesfromsmokeratherthanthe fire itselfhas to provide forsmokeevacuation ln stairvestibules. createdan increased awareness of the imoortance Elevator shaftsrequire similarspecialized systems. of controlling the spreadof smoke.Thisgoal is ln Germany codesrequirepressurization of elevaaccomplished horizontally byclosers onguestroom tor shafts,whilein Franceal e evatoropenings andotherdoorsandbytheinstallation of firedoors are furiherprotectedby automaticfre shutters.In lobbiesthatareheldopenmagnetically theUSmanyjuisdictions at elevator require automatic smoke but which close automatically when detectorF doorsbetween theelevator lobbyandtheguestroom sensea fire.Theproblemis moresevere verticaliy corndor. becauseof elevators. stairs,mechanical ducts and shafts,and numeroussmall penetrations throughthefloorslabs.Anyvertical openings must be protectedwith fire-rated automailcdampers SecuritySystems to isolatesmokeand fre betweenfloors.These protectthepub dampers, addingsubstantially to thecapitalcosts Whileimproved lifesafetysystems of a prolect,can be designed to alsohelpcontrol licagalnst fireor suchotheremergencies as earthquakes,new secuntysystemsprotectguests, energyuse. Vertical property stairtowerspresent a similar smokeprob- employees, andthe physical fromcrime. lem.Iwo commonsolutions areto oressurize the Thesystemsand the procedures set up by manstairsso thatwhenanydooris openedthe higher agementmay be developed, at leastin part,to
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Part2: DesignGuide
meetthe requirements established by the l'otels operator'sinsurancepremiums.As with other legaland insurance advisorsand to help ward specializedsystems,the securitycomponents off lawsuits.To protect people and property generallyare availableas part of an overall,inteagainsttheft,physicalassault,vandalism, arson, grated packageincludinglife safetyand energy and terrorism,the hotelsecuritysystemhasthree manaoement. principal components: lockingsystems, television surveillance cameras,and various types of alarms. Thekeyingsystemis thelargest element in hotel Audio and Video Systems security andhasundergone themostchangeover thepastfewyears.l\ilechanical lockshavepractically Withthe increased emphasison groupbusiness disappeared from guestareaswhereelectronic hotelsare investigating new audio and video card-keysystemsnow are standard.Bejorethe lechnologies that can give them a competitive card-keysbecamecommonhotelswere under advantage. Butoperators alsoarefinding thatsome intensepressure to physically changeeachlock systemsotfera varietyol guestroomentertainment aflera keyhad beenlostor stolen.However, due and generalbusiness oplionsthatofferadditional to the time involvedand expensethis was not benefitsbeyondihose commonto the meeting donesufficiently often.Thesamecard-keysystems areas.As wiih mosttechnologies, eachyearthe are becomingmore commonin back-of-house systems offer new Jeatures,added reliability areasbecauseof the abilityto generate a record and,sometimes, evenlowercost.Typical systerns of what cards,that is which employees,attempt include: entry r hand-held technologies pagrng A secondmaor part of the hotels security r employee (CCT\4. systems isclosedcircuit television Thetele- I meeting roomsoundreinforcement visionsurveillance systemis controlled and moni- r closedcircuittelevision tored in largerhotelsat a securityolfice and in r videoconferencing smallerproperties atthereceiving officeortelephone I largescreentelevision enterlainment PBX.Camerascanbe usedto scanoutdoorareas r guestroom information/entertainment systems and specificindoorlocations wheretheJtor unau- r masterantenna systems including entertainmen thorizedaccessis a problem.Theymay be proinformation, and integratedfire safeiy,security, grammed to runonlywhenan alarmis soundedor andenergymanagement. whena particular dooris opened.In othercases, especially in casinos,the CCry systemsmonitor Forthemostpart,thesesystemshavebeenavailareascontinuously. Thehotelareasmostoftenpro- ablein someformformanyyearsbut,aswithother tectedby closedcircujttelevision includethe sev- technology, theyarequickly becoming moresophiseral hotel entrances,storagerooms,and areas ticatedwiththe additionof new innovations and wherelargeamounts of casharehandled. leatures. Thehand-held technologies shouldconThe third elementin a securityplan is the tinueto explode ascomputer andcommunications installation of intrusion alarmsat criticalpoints.These systemsbecomeincreasingly integrated. Engiincorporate various typesof electrical circuits, light neering or housekeeping staff,forexample, willbe beams,and motiondetectors. Obviously, these ableto stayin closecontactwiththeirsupervisors powersystems andmakenotations dependon standbyor emergency at remotelocations directly into to protectthe hotelcompletely, Intrusion detectors thehotelmaintenance database. Anotherarea the can be used{or all areasof the hotel:grounds, use of guestroom computerterminals for enterpurposes-is doorsand windows, unoccupied roomsincluding tainment, business, and information guestroomsand storage areas, and selected seeingexploding growth. Videotel, a supplier of inlocationssuch as the safe and safety deposit room electronicservices,recentlysurveyedhotel boxes.Connecting these alarmsto a security guestsin Bostonandfoundthatmorethan20 per consolepermitsthe operatorto notityaulhorities cent were willingto pay additionalchargeslor of the exact locationof the alarm,beforetaking specialservices. TheseincludedcableTV video games,onlineairlineschedules, action. localinlormation Allthesesecurity systems, in addition to elfective (aboutrestaurants, films,shopping, andsoon),wire staff training,increasethe safetyof the guests servicenews, and daily stock prices and other and employeesand help reduce the hotel financial news.
SpecialSyslems
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Both frequentindustrysuNeys,which indicate wallunitsthatcanprojectmultiplescreenimageswill increased inveslment in systems,and newproduct replacethe standardtelevision. As morecompogive nentsareaddedto thebasiclow-voltage introductions al annualtechnology conferences network the evidence of exciting innovations thatshouldbegin costof eachsystemwillbe reducedsignificantly to to appearin upscalehotelsand resorts.Some the pointwhereit becomesbothcosteffectiveand expertsanticipate, forexample, thatlargescreenflat competitively essential.
Ccnstructi on anaging theconstruction of a hotelor resort requires a well-organized system.Theownmanager er'sproject andotherfinancial and operational membersof the projectteamnowtake roles, follow onmajorleadership closely theprogress pay particular of construction, and, especially, attentionto anymodifications of the projectscope, Theymustestablish budget,schedule, or quality. a methodical controlsystemthattrackseachchange, measures expenditures againsta varietyof construction andlinebudgets, andupdates theproject schedule. Oncethebuilding is largely completed, the ownerneedsto purchase and installliterally thou(FF&E) sandsof furniture, fixtures, and equipment items,thentrainstaffandtestspecialsystems, allwell beforethe anticipated openingdate. Thelirststepin establishing an effective control projectwell systemis to fullyplantheconstruction in advance.Each aspect of the work must be reduced to a groupof tasksandsubtasks thatwill allowadequate monitoring andtimelyreporting of anysignof schedule delaysor potential costoverprojectmanagermust runs.Theowner/developer's carefully identify anddiagram thescopeandpriority of all tasks.Justas marketing and designare crucialto theproject's image,so,too,aretheconstructionmethodscriticalto its scheduleand budget,andeventual success. completiondates generallyare Construction morecriticalfor hotelsthanfor mostothertypesof buildings. Hotelsunderconstruction-even those lateinthedesignphase-selllargeblocksof guestgroups roomsand meetingspaceto convention o{tenyearsbeforethehotelopens.Anydelayentails notonlylostrevenue but can negatively affectthe hotel'sreputationamongtravelagents,corporate groups,anddisatfected guests.Inaddition, slaffpayroll.training, andothertixedpre-opening expenses arefurtherextended. Tohelpensurethatopening dates are met, the construction contractmay includeliquidated damageand bonusclausesto for the contractor. oenalizeor orovideincentives
21
An essential stepis to defineclearlythe rolesof theprolectconstruction teamto avoidpotential overlapping-orgaps-in key areasof responsibility. Whilethe'generalconditions' of the construction contract esiablishes a legalrelationship between the contractor or construction managerandthe owner, additional rolesand detailed workscopedescriptionsshouldbe Dreoared to bettertie themto the varioussubcontractors andsuooliers.
Project Delivery Thecomplexity of themixed-use aspectsof hotelslodging,assembly, commercial, and otheruses combined in onelacility-presents significant challengesin construction as wellas operation. Therefore,thechoiceof theconstruction contract formcan greatlyinfluence thequality, timeliness, andcostof the finalproduct.Whiletherearevariouswaysto combine thetypicalcontract types,themostcom'design/ monarrangements are (1)the traditional bid/award'contract,(2)'constructionmanage'fasttrack'elements, ment,'oftenincluding and (3) 'design/build.' Generally, theownerordeveloper designatesa stalfexecutive or consultant to act as the overallprojectmanager,with clear authorityand appropriate stafffor the sizeand complexity of the project.Table21.1illustrates thekeyadvantages and disadvantagesof each type of prolect delivery method. Amongthe threemostprevalent varialions, the design/bid/award contractseparateseach of the roles:thearchitect completes thedesignandconstructiondocuments, contractors reviewtheseand submita lumpsum bid,and the owner,withthe adviceol thearchitect, selectsa contractoiwhothen completes thebuilding expressly as designed and specified.Construction management integrates theseelements morefullyby offering construction and budgetingadvice throughoutthe design process. Also,theprocessmayprovide theoption
\' ,r \ iii
V\r
tl
t't 79 \l
1l 1J 45
ra ,
The2-daycycleFourSeasons Hotel,NewYork.Fasttmckc0nstructi0n schedules arecalledfor n many locations where urban thehiohcost01landaccelerates poured theneedfOfretLrn 0ninvestmert 0n high-rsebuildingswith in placeconcrete supeFstructures, thec0nsiruction mayemploy seqtencng a 2 daycycle yielding where iormsarestrppedandsetupondayoneandc0rcrete is poured 0ndaytwo thenrepeated 0nthelollowing twodays, twO-and-a-ha f 0rthreelloors (see pp.C 2 and171). aweek
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Part2: DesignGuide to fasttracktheschedule anddelivertheprojectearlier by overlapping the designand construction phases.Inthedesign/build variant, theownerpreselectsa contractor who directsthe designeffort, seekingtechniques thatollergreaterpotential for costsavings anddesignimprovements duringconstruction. The flnalselection will dependon the uniquespecialconditions of theprojectbut,gener ally,designibid/award bestestablishes a firmprice, construction management olfersgreaterfiexibility and tl^e potentialto shortertl'e schedule,and design/build offersa 'turnkey' solution appropriate forlesscomplex lodgingtypes.Theavailability and productivity of skilledlaboralso may affectthe choiceof contract anddelivery options. Ownerswithoutin-houseprojectmanagement
u u au v u I e
g-IA
v,n z
u u, 9i v."!l
experience mayhirea {or-feedeveloper to represent themthroughout theprocess. Orthedeveloper may initiate theproject,investing somefundsbutseekpartners ingjointventure forthemajority share,while managing theentireprocess. Whichever, theproject performs manager thefollowing tasks: r represent the ownerat projectmeetings r applyforrequired fromcityagencies approvals r reviewapplications forpayment r prepare minutes of meetings 'fortheowner planning r organize information r guideandorganize theprojectteam. Design I BidI Award Contruct The traditional design/bid/award contractis widely usedby the hotelindustry. lt may requirethe most time,several months(seep. 398)forihearchiiect and designteamto preparefulldrawingsandspecifications,thentimeto allowseveralgeneralcontractors (GC)to calculate theirbidsandtheownerto analyze thesebeforeawardingthe contract.In thiscontract formtheemphasis isontightconstruction documents fromthearchitect andindependent managernent by whotakesfullresponsibility thegeneral contractor, for managing andscheduling theconstruction. Allowing the architectsutficient timeto produceclear,complete,andconcise provides documents theownerwith thebestopportunity to purchase theentjreprojectat a competitive costandreduces theriskof priceoverruns.While somepeople feelthattheGCand,inturn, themanysubcontractors, maysubmita lowbidexpectingto recouprnoneylaterthroughchangeorders,to minimize thatpoiential theowner/developer andprojectmanagershouldacceptbidsonlyfromqualified and reputable contracting firms. In the designibidiaward formthe GC takesmore riskinthatitsbidmustanticipate futurematerial and laborcostsanddependsonthetimelyworkof coun! lesssubcontractors andsuooliers. Thiscontract form makesit moredifficultfor the owneror architectto modifythescopeor design-whichrequires negotiatingpriceand schedule changes-buthelpsto keeptheproject on budgetandschedule. Construction Management
Theconstruction management method, developed over the last half of the twentieihcenturydraws andintegrates theconstruction, costestiA hotel tjwetablvea thealer Embassy Suites TimesSquare Hotel,NewYork.Struc together mating, architecture, and engineering disciplines. turaloymnastics areoflencalled forintighturban siteswhere cramped conditions andexistposeobslacles lngslructures manager(CM),in effect,actsas t0construction. Inlhis460-suite Times Square hoteamassive Theconstruction steeltrusssystem wasemployed toallowthe43-si0ry towerto bebuiltab0ve proanexisling boththe owner's agentand projectmanager, andmark theater. vidinga continuous involvement lrom earlycon-
Construction 353| trades,but hastheJlexibility to go backto ceptual designto hotelopening, duringwhichheor diverse as opportunities ariseto add fortheoverall budgetandsched- theowneror architect sheis responsible valuein the design,and value-engi- a featureor modifya design,withinreasonable ule,creating wheresubcontractors are neering. Themainadvantage is thattheowner,early constraints. Sometimes, hasaccessto adviceon construction rushedto complete a task,thequalityof workmanintheproject, needsto methodsand costs.Also,the ownerhas greater shipmaybecomean issue.Thus,theCl\,4 in scopeor design balancetheowner'sobjectives forqualityagainstthe flexibility to makemodifications and budget.The duringthe projectand can easilyworkwithsub- realneedsto keepon schedule contractors andsuppliers to seekoutequivalent but majorditficultywithfasttrackprojectsis thatthere for coststo risewhenthedesignis systemsand products. is thepotential morecompetitive management ofienassumessome not fullydocumented untilthe middleol the conConstruction An experienced CN/shouldbe in whichconstruction may struction orocess. degreeof {asttracking, period,particularly are ableto shorten theconstruction beginbeforethefulldrawingsandspecifications canbeginthe if usingfamiliar subcontractors and buildingcomcomplete. Consider thatthecontractor the qualityof the eventhefoundations and lowerfloors, ponents,withoutjeopardizlng excavation, and designers finished hotel. beforethe architects, engineers, specifyeverydetail of the interiorsystemsand finishes.Whilereducingthe overallconstruction DesignlBuitd scheduleis a great boon, and may allowthe formatwasdeveloped to reduce earlier, the Thedesign/build hotelto openand generaterevenues a pro- the deliverytime of a projectand centralizethe ownermustrecognize the riskin beginning jectbeforethedesignis completeandfinalcostsare designand construction responsibility in a single entity.Thisapproachis bestusedwheretheproject known. andallparties Generally, the architectcompletesschematic hasfairlysimpledesignrequirements solutions. Full designand,withlhe construction manager, agrees recognize a rangeof appropriate team, including structure, responsibility is placedin the design/build on the majordeslgnelements principal mechanical systems, andverti- generally headedby the construction side.In this materials, aresecondary Forexample, theymayeslablish the variation. thedesignaspects usually calcirculation. construction and reducingcosts, columnspacingbasedon the garagebay or the to simplifying guestroom to hotelowners,may moduleandchoosebetween,say,steel which,whilenotunattractive of the concrete structural systems. Thissets not fullymeetthe needsand expectations andreinforced a numberof key elementsthat shouldnot be hotelguest. Thedesign/build rnethod alsohasa usefulapplito orderlongchangedand allowsthe contractor of thecompletion of the cation where the project can be definedvery lead{imeitemsin advance proceeds, fromtheguaranteed design. Whileeadyconstruction thearchi- narrowly andtheownerbenefits completethe docu- price and schedule.For example,a 'turnkey' teci and designconsultants details. Theownermust approachmaybe suitableto a guestroomrenovamentation of theremaining con- tionwheretheownerapproves a particular design carefully analyze thebenelitsof an acceleraied il to thecontractor to complete timetable and earlieropeningversusthe direction andleaves struction potential increases in projectcostdueto deferring the renovation,replacingbathroomfixturesand finishes, locks,upgrading important designandconstruction decisions. addingnew electronjc Withoutcompletedrawingsit is impossible to electricaland data lines,and purchasingand instead, installing theguestroom FF&E, allforanestablished agreeon a lumpsum.TheCM process, price'(GMP) price. oftenutilizes a 'guaranteed maximum oI thescopeof thework basedon a cleardefinition deiailingthe quality and outlinespecifications levels.The contractusuallyis structured so that ConstructionSchedule ownerand contractorshareanysavingsbelowthe to lowercon- l\4ostcontractorsand constructionmanagement GMPgivingthecontractor an incentive pathmethod'(CPM) struction costs. lirmsusethe'critical to schedproject.These,now arecomputer manager mayselecta general ulea construction Theconstruction or l\,4icrosoft Project contractorbut usuallymanagesseparatecontracts programssuchas by Primavera with individual subcontractors. Therefore, the CM thatidentify eachseparate taskanditsrelationship plays a strong onsite role coordinating many to othersin the project. TheCPMrequires thatthe
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Part2: DesignGuide contractorcarefullyorganizethe projectaheadof time,makingtheseprecisedecisions: r identity eachdiscrete taskor subtask r determine itsduration in daysor weeks r identity the task'sdependence on other,earlier, steps.
Theprogramcalculates therelationship amongall thetasksandprepares a graphical representation highlighting milestones ormajorevents, suchastoppingoutof thestructural frameor completion of the enclosure. Thediagram clearly showseachstepof theprocess, theamountof timeeachonerequires,
Table 21.1Constructi0n conlract 0pti0ns Designlbidlaward
Can strucli on nanage n ent/ lasttrack
Clienvownel Advantages
projeci Pr0fessi0nal advice 0nc0ntmclandShorter delivery time quaityissues project constructlon Lower costs Good industry understanding of Builder s agent totheowner howmethod operales Prolessi0nal advice 0ncontract and Budgets most accurately resen'rbleconstrucl issues onquality actual costs Cearly defined sharing ofcost guardnleed p,ice 0verluns Easier maxinLn andsavtngs negotiations Cearpenalties forcost overruns Unambiguous chain ol ponsibillty res DisadvantaqesL0ngerstartlojinishtime Project management increases Inabi ityt0neqotiate subcontractorworkload costs Decision-making resp0nsibilities [.4u tipefeestopay unclear
Designlbuild project Shorter delivery time project Lower costs Single responsib e party Inventive deslgn/construction solutions project Reduced mana0emenl workload Reduced number 01claims Single leetopay protesslonal Noindependent desiqn advice
Contraclot/construction managel Advantages Delinitiveplansandspeciiicali0ns project Reduced financial risk lvlore control over y comp onwhich lobase bids Ear etion bonuses lvlinimum riskanduncertainty Role clearly understood byall Easlef 10rec0mmend substituti0ns mproved design parlies Direct communication withdesign prolessionals prolits 0pportunity toincrease Disadvanlages Less quaranteedBesponsible l exibility i0rsubstitutions 0f Dilficultyinestablishinq fordesign errors and materia pnce s,equipmentand systerns maxrmum 0mrssr0ns Adversarial relationships wllh Coordination failures resL t in proiessionals design delays Penalties Gaps ininsurance coverage Archilecvdesigner Advantages Greatest c0ntrol over design and qualily construction y understood Roe clear byall parties
l\,4ore invo vement inthefield 0uick decisions bya I parties Input from builder during design pr0cess
qualily l\y'ore control overproject profits 0pportunity to increase Field experience Greater credibility withclients Reduced number ol claims from c0ntracl0r DisadvantagesAdversariarelationshipswith Declsi0n-making resp0nsibilities Responsibility forerrors and omissions ofthecontractor c0nlracl0rs unciear Priorities blurred Timeliness more important than quallry Coordination workload increased Adapled fionHotelDevelopr7enl, PKFC0nsu p.102.Used ting,O 1996bytheUrban LandInstilute, withpermissi0n.
Constructcn
355 |
qrethatdates HyattBegency Advancements inprecast c0ncrete systems, a tecl,l]r back t0 Prccast systems inh1tels Greenwich, old Greenwich, C0nneclicul. precsion in0rnamer'rta rest0rations where a rLbber m0Ld ismade inexactng concrete) areused 0facompexshape andfeproduced
Part2: DesignGuide andthetask'sdependency on otheractivities. The graphical organization of thestagingandsequencingof taskshelpsto identify theimportance of longlead items to the entireschedule.Integrated programsadd otherfeatures.Forexample,if each task includesan esiimateof the requiredlabor,the program willgenerate workschedules. Or another moduletiestheowner's cashflowto theschedule. As the projectmovesforward,theprogrammonitorsthe real-timeperformance againstthe schedule and helpsto organizeand tracklhe workflow. Itsoverriding advantage isto alertprojectmanagers problemordelaysolhattheycansolve to a potential it beloreone becomescritical. A keyskillthe rightgeneralcontractor or constructionmanagerbringsto the projectis an ability to organizethe siteso thattheworkproceedsin an orderlymanner.For example, workcan be completedmoreefficiently whentheseveraltradeswork separatelyfrom each other, rather than share space.lvlaterials needto be deliveredin sufficient quantities andstored, sometimes undercover, convenient 1otheirfinalplacement. Similarly, equipment needsto be available whenit is neededandthesite keptcleanandfreeof debrisandpotentialhazards. In the US,the Occupational Safetyand HealthAct (OSHA)placesveryspecificruleson the construction site, such as temporaryrailingson abovegroundareas,whichmust be tullyobeyedand enforced. Wherethe supervisors managethe projectin all its details, workflow efficiency and,ultimately,the qualityol the projectall areenhanced.
riclromonesource,hasit sentto another vendor forflame-andsoil-treatment, il applicable, andshipped to the sofamanufacturer to be upholstered. Eachstepmustbe comoleted on schedule forthe manufacturer to meetthetimelablefor the project. purchasing Thearchitect, interior designer, agent, or in-housestaff may send the specifications to variousmanufacturers for competilivepricingor, alternatively, may send the packagesdirectlyto vendorswithwhomlhey havea good relationship. Theconstruction manager or FF&Einslaller must developa systematic approachto ensurethe developerandoperalor thattheproperty willbecomplete and readyfor occupancybeforethescheduled soft opening.Once vendorshave been selected,the management teamusespurchaseorders,tracking forms,delivery schedules, andpunch-lists to expediteanddocument theprocess. Thenumberof FF&E purchase orderscanbe inthethousands fora largescalehotelproject.Forexample,one styleof sofa mightbe orderedin severalsizesandwitha variety of fabricsandtrims,eachoneintended fora differencelocation. Properly documenting all of these details, if coordinated at thespecification andpurchaseorderstage,nolonlyseisup a smoothinstallation but also helps Drotectthe owner and consultants frommanufacturing and delivery mistakes.Table21.2 identifiesthe type of detail requiredto adequatelypurchaseand lrack FF&E items. Thepurchasing agenttypically develops a trackingsystem10catalogue andchartallitemsthathave
Furniture,Fixtures,and Equipment
Table 21.2Purchase order informati0n
Project name andlocaiion 'f' Pufchase order number, foreasy coded refercnce suchas for 's' At the completionof the designphasesof a hotel fabric, forsofa,etc.andnumber foreach dilferent item project,the archtectand interiordesignerhave orderdate daterequired detailed designsand specificalions describing the Delivery rnanufacturer's name, address, telephone, andconlact fixedd6corandthefurniture, fixtures, andequipment Product (FF&E)for the hotel.OtherFF&Eitemsincludecar- pers0n number, descripti0n, andquantiiy petsandrugs,artwork andaccessories, windowtreat- Item price, price (including Uniiprice, e{ended andtotal applicable ments, decorativelighting,decorativehardware, taxes andshipping) balhroom accessories, andplanters. Thehoteloper Deposit required andbalance dueafterreceipt and/or installation atoralsospecifiesand ourchases additionalFF&E Special (e.9. requircmenis finish sample, dyel0tcultinq, sh0p itemssuchaslinens, china,glassware, uniforms, ban- drawinqs, ormock-up rcquired forapproval; fieldmeasurements quetequipment, andotheroperating items.Thespec- required priortomanufacturing) (vendor ificationsincludeinformation requiredto buy and Shipt0address l0vendor, vendor t0storage warehouse, tohotel site) coordinate FF&Eitems.Foreachprojectthesecome vendor (indicate package 0ntheoutside 0l theshipping thelinal fromhundreds of sources and,frequently, oneven- Side-mark guestr0om 0{theiten,such asl0bby, type, etc.) product doris dependent on another's to complete destination (attach ph0t00rphysical fullspec,otlenwithcalalog theirwork.Forexample,beforea lobbysofacanbe Specification sample of fabric wood or finish) delivered to a site,thepurchasing
agentordersfab-
Construction3571 beenpurchased andcreatea simpleformforfollowperup.Thearchitect, interior designer, or in-house sonnelmakefreouentcallsto checkwhethera particular productis on schedule. Thetrackingforms helpensurethatall itemsaredelivered on schedule---oridentifypotentialshipmentproblemsin a timeframethatallowstheteamto react,Newcompu'terizedsystemsmake this informationreadily availableon the Interneito membersof the team, allowingthemto findalmoslinstantly the statuson anyparticular item. TheFF&Einstallation is partof the overallproject schedule, andincludedin the CPN/matrix.Typically, theFF&Eis phasedto followconstruction completion but, as the openingdateapproaches, contractors, people,andinstallation delivery crewsoftenareworkinginihe sameareas-andvyingforuseoftheloading dock,deliveryentrance, and freightelevators* making schedulecoordinationcritical.Architects prepare andinterior designers FF&Eplansandelevations,codedto lhe specifications and purchase orders,indicatingthe preciselocationfor each specific item. Depending on the schedule, furniture and other itemsmaybe delivereddirectlyat the siteor arrive, first,al an intermediate warehouse facilitywherethey are received,inspected,and storeduntilneeded. WhentheFF&Earrivesdirectlyat thesite,it is importantforthedesigneror anotherpersonto inspectthe deliveryfor damageand to matchthe itemsto the trackingforms.Otten,the hotelballroomis the last spaceto be completed, so thal it canbe usedas a stagingareafor iemporarystorageof otheritems phase.As the conduringthe FF&Einstallation structionprojectnearscompletion, contractors, fur-
Table21.3 orderl0rFF&E installation Contractor-installed ltems Back-olhouse equipment Decorative lightli{ures(chandeliers and\iallsconces) Special hardware Bathroom accessories Floor coverings Window treatments Guestroom items (headboards, Wall-mounled items framed mirmrs) Large fufnishlngs Small furnishings Artandaccessories Publicspaceitems Latge furnishings furnishings Small (rugs,throwpillows, planling) AItandaccess0ries interi0r
pre-opening nilureinstallers, staff,inspectors, and othersall needaccessto the samespaces.Therefore,it is important thatthe deliveryand installation proceedin an orderly way(seeTable21.3). Afterthe FF&Eis inslalled,the team preparesa punch-list, identifying missingor damageditemsthat needto be replaced or repaired. Often,therehasnot beentimeto completea separatepunch-list of deficienciesin eachroombelorethe furnitureis placpaintand electrical ed, so the samelistidentifies items,forinstance, whichneedcorrecting. Onlyafter all itemshavebeenproperly installed andoperale as designed, shouldthe construction manageror designer authorize finalpayment.
Part3
Developrnent GuiCe hoteldev- Thechapters he successful in thisthird effectivelyreducestaff elopment requires a sectiontracethe hotel numbersor accommodate process familiarity withmore importantlifesafetyor development beginning withtheinitial mechanical requirements. thanthedistinctvarietyof hoteltypesandthedesign concept-theideato develop criteriaoutlinedin Parts1 and a lodgingproperty. The Finally, thebookconsiders processincludes is an 2. Equallyessential a number thefuture, whether it is of the of key analyzing the increasing numbers understanding steps: of process development itself feasibility, assembling the focusednichelodgingtypes, andhowthe manyfinancial, development anddesign broadsocioeconomic trends, proposals operational, marketing and team,establishing the or creative for new program, objectives of building and resortsunderthe seaor in organizational an owneranddeveloper managing thebudget, outerspace.Thefutureis project influence the and its schedule, andthehotel wideopen,the industry is to In eventual ability be opening. addition, the dynamic, anda truly partnership successful. Onlyif theseobj- teamshouldunderstand the collaborative ectivesarein balancewith issuesof hoteloperation and amongdeveloper, design planning the demandfor hotelfacilities,howthe anddesign team,andoperator should withthesite'scapacityto decisions influencemanyof seea continuing explosion practical andtechnica of creativehotelsand supporta hotelor resort,and the programmatic withthe and aspectsof running a hotel. resortsin thetwenty{irst canthe Thisallowstheteamto cenrury designdecisions, nrniont nrncnar consider solutions that
fheb)utique h1tellabbyprct)type Mondtian, Hollywood, Calilornia. Thissmashing urbarres0rt incorporates manylanSchrager andPhiippeStarck trademarks andfeatures a collection 01200pieces 01lurniture andolhet 1bjets d'daft whcharereoularly repositioned thfoughoLt thepublic spaces.
Devecprnent Panning n thesurface, theideaof developing a lodging propertyseemsfairlysimple:the devef operconceives a newproject,buystheland, hiresthe architect, financing, acquires buildsthe structure, andopensthehotelorresort-togreatsuccess.But,in reality,it is morecomplexand fraught withrisk.Part1 ofthisbookdescribes thetremendous varietyof competitive hoteltypes-whichoneis best for a particular siteandmarket? Howarethemarket needsassessed? Whoisthecustomer andwhatfaci[ iiiesdoeshe or she reallyneedand expect?What skillsareneededin thedesignteamandwhatspecialized consultants shouldbe hired? Andso forth. Therefore, developing thesuccessful hoielrequires bringing together theexperience of scoresof professionals fromrealestate, finance, design,construction, hoteloperations, and manyotherdisciplines, whose workthen mustbe coordinated and channeledto complete theproject-defined bythemarketrequirementsandthearchitect's design-bothon timeand on budget. Thebubbled;agram onthenextpagesuggestsone simpleway to conceivea project:programming, design,costestimating, construction, and operations. lt is easiestto describethedevelopment processas a linearone,complete thefirststep,then proceedto thenext,andso forth.Butit seldomhappensthatway.Development ismessy, withlotsoffalse back to reassess The startsandcircling a decision. you diagramimplieslustthat.At eachstep mayneed to consideralteringsomeof the previous decisions, for example, to changethe marketorientation, or to reducetheprojectscopeinorderlosavemoney. This chapterwilldiscusssomeofthekeyaspectso{develfeasibility, opment-projectsequence, and facilities programming-and willintroduce theconceptof prot^t\,h6
.16\,61^nmant
ProiectSequence
22
involved fromnearlythefirststep,influencing thesite program, selection, choiceof consultants, and so lorth.Therefore, it is bestto consider howtheprincipalmanagement companies, theorganizations with the development and operating experience, think abouta newprolect,andincorporate theirmethods. lvlostof thesecompanieshavereal estateprofessionals andarchitects on staff,whofieldperhaps dozenso1inquiriesa day,fromdevelopers withan ideafora newhotelor desireto reposition one.The prospective needs to operator carefullyassessthe wherewithal develooefs exoerience and{inancial and balancethisagainstthe company's own strategic goals.Dotheyhavean appropriate lodgingproduct to meet ihe developelsgoals?Do they want to expandin that region?At thattype ol site (airport, downtown)? At that qualitylevel?And so forth.lf someof thesecan be answeredin the affirmative, the technicalstafffromthe management company mayhelpcoordinate andprovideguidance andleedbackduringsomeof thesebasicsteps: r evaluate the orosoective site r complete a feasibility study r selectthearchitect anddesignconsultants program(concept r prepare a facilities statement, project area program,operational description, budget) r obtainfinancing r reviewthe projectdesign(schematic, design development, construction documents) r rnonitor construction andihe hotelopening Oneof thefirststeps,oJcourse,is to confirm the location andparticular siteandassessitssuitability fora hotel.Thisis partlycarried outin theteasibillty studyfroma marketstandpoint but,equallyimportantly, thesiteneedsto be evaluated froma design andconstruciion oersDective.
FeasibilityAnalysis
Hotelprojectslollowthesamegeneralsequence as proJects otherdevelopment butwithsomeimportant Amongthe first steps that the developerof a nuances. Thefutureoperator, forinstance, usually is new hotel must take is to preparea market
sez I
Part3: Development Guide projections. studyandfinancial Thestudy,usually assembled by a consulting firmandfurtherrefined by the management company's senioroperations staff (il it is to be chain operated),has two key aspects.First,it assessespresentand future demandfor lodgingandsuchotherhotelservices as meetingareas,resiaurants and bars,and recreationalfacilities. Second,it estimatesoperating incomeand expenses for 10 yearsafterthe hotel opens. Thereis no singleformulafor success. Projects withoptimistic feasibility studiesmaydo poorlywhile, occasionally, thosebuilldespitea negative reportdo surprisingly well. However, the more successful projectscombineseveral goodlocation, ingredients: continuingstrongdemand,the propermix of facilities, and professional management, To some extent,the prototypical feasibility studycommonto thehotelindustry critically assesses allthesefactors. Whatthesestudies don'tconsider istheimpactthat outstandrng design-whether architectural, interior, or landscape-canmake on a futureproperty's success. Feasibility studieshavediffering objectives. Most are usedto increase the confidence ol othersin a prolect'ssuccessand to obtain permanent financing. Thus,ofien,it is a basiccomponent of the developelspackageto prospective lenders. Otherfeasibilily studiesmay be usedto obtain an operatingfranchiseor managementcontract or to attractequityparticipation. Simjlarreportsbut withdifferent emphases maybe usedin negotiations withcityofficials to supporta developeas request
Technical Guideline€
fora zoningvariance hisor herconor to reinforce tentionthattheprojectwillincrease localsalesand realestatetaxesand add newjobs. Occasionally, in recentyears,teasibility studieshavebeencommissionedby a municipality or public agency or-in developingcountries-bythe nationalgovernment,in an attempt to attract new private development. Onlyinfrequently do thesestudiesactuallyassess theleasibility of a project. Thisis because anycalculation of relative success depends on muchmore thantheoblective analysis ofthelodgingmarket.Not projeciions onlydoesit dependon accurate of future conditions, butit alsomusttakeintoaccountsuch confidential factorsas the developer's investment strategies andtax status. Assuming the studydoes not go beyondprojectingcashflowavailable afterfixedcharges(real estatetaxes,propertyinsurance, and management fee),thetypicaloutlineincludes: a Local area evaluation,analyzethe economic vitality ol thecityor region; describe thesuitability of theprojectsiteJora hotel. . Lodgingma*et analysis.assessthe present generademandfor lodging(andotherrevenue lors)and futuregroMhratesfor eachof several marketsegmentsi identify the existing supplyof properties competitive andanticipate additions to position lhesupply; assess thecompetitive ofthe subjectproperty. proposea balanceof guesta Ptoposedfacilities: roomand publicfaciljties including restaurants bars,meetingand banquetrooms,retailshops, recreation facilities, andparking. a Financialanalysis: estimateincomeand expensperiodto showits es forthehotelovera 1O-year potentialcashflow.
However, thesesectionsarenottreatedin equal detailin the typicalsiudy.The partsthat havethe Programming Valuation mostdirectrelationship to the architectural solut7 programtion-the siteanalysis andtheIacilities Poduct are the least highly refined.The supply and R6s€aft*l projections, demandanalyses andthefinancial on the other hand, are the most specific,under standably,sincethe studyis preparedby market andeconomicconsultants. Unfortunately, too often Construction the studydoesnot givefullenoughconsideration to trendsbeginning to inlluence the marketand theirpossibleimpacton the projectdesign.The followingdiscussionand the accompanying tables adaptedfrom an actual report highlight fr€processDevelopmentllowcha.Based0nmarketdataandotherresearch,thedesi0n pfogram, teamcontinually refines budget, anddesign, utilizing deveiopment software t0per- the principalaspectsol a typicalhotelfeasibility fectnewprojects andprototypes. analysrs.
Development Planning 363 |
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ssa I
Part3: Development Guide Analyzing the Loca, Area
muchof it {romtravelerswithoutreservations. The suitability discussionmay emphasizesuch site advantages or potential constraints asviews,natural features,proximityto localaltractions or businesses, adjacent uses,roomfor expansion, zoning,or utilityavailability.
Asa prelude to themarketanalysis, mostfeasibility the economic studiespresentdata illustrating climatein the area-fromthe entirecityor region to the particulars of the specificprojectsite.lvlany criiicsconsiderthemno morethan 'boilerplate,' yet theyare helpfulin providing necessary backgroundto lenders fromoutside thelocalcommunity At alyzing the Lodging Ma''Ket and in establishing a relative senseof the lodging markets.In broad terms the local analysis Thelargestpartof thefeasibility studyis the analyincludes: sisof the demandlor guestrooms andotherhotel r Growth trends in population,employment, services andthe enumeration of existing competiincome,tax receipts, new construction, future airport tivehotelrooms.Thestudymustacknowledge data,etc. shiftsin demand,as individual marketsegments r Majorpublicandprivate facilities including those expandor contract andas neighborhoods undergo health,government, lor education, transportation, change.Makingassumptions aboutthesefuture religion, tourism, etc. changes,as well as aboutgrowthrates,improves r Travel andvisitoranalysis, including volumeand thesophislication of theanalysis butaddsconsidpercentage of trafficby car,air.train,bus,and erablyto therisk.Therefore, thedeveloper mustbe prepared ship,as appropriate. to analyzeand reviewthe consultant's assumptions. The emphases of the studyshouldrejlectthe Thedemandforlodging canbe calculated intwo probabletypeoI hotelproject.Forexample, ways.In oneapproach, a resort complementary estimates hotelwould be only marginally from concernedwith of the needfor guestrooms are assembled perhaps people industrial andcommercial influences, only interviews andmeetings withlocalbusiness as secondarymarketsfor off-seasonperiods. representing the variousgenerators ol lodging government Instead,it shouldfocuson naluralattractions and demand:industries, and commercial recreational ooDortunities in theareaandon airline oifices,universities, medicalcenters,amusement and highwaynetworksfrom the principalmarket parks,andso forth.Forthemostpart,thedemand areas,Forthesamereason,areaanalyses forhotels is separated intothreemajormarketsegments: consitedneara university, a malormedical complex, andothergroupbusiness, commercial busior vention a 'SiliconValley'development shoulddeal with ness,and lourists.Occasionally, the reportmay trendsinfluencing thesespecialized demandgen- identifyairlinecrewsor tourgroups,for example, erators-perhapshigh-leveltrainingsessions- wheretheseor otherspecilicmarkets area keycomratherthanwith thoseof the largerindustrialand ponentof the business. lt analyzes eachsegment commercial sector. thoroughlyin termsof its weekday/weekend charpricesensitivity, The area evaluationalso should includea acteristics, seasonality, amountof detailed siteanalysis. Inaddition to theobvious site doubleoccupancy, and,mostimportant, its antidescripiionsize,boundaries, topography, andso cipatedgrowthoverthe succeeding severalyears, forth-the analysisshould emphasizevisibility, At the sametime,the reportshouldassessthe accessibility, andsuitability to hoteluse.Thefirsttwo potential for groupmeelingbusiness, restaurant aremostcriticalfor motelandotherroadsideoroo- demand,and requiremenls for otherhotelservices ertiesthatattractpredominantly highwaybusiness, andamenities. Table22.1 Existing lodging demand byhoteland market segment Propefty HotelA Hotel B Hotel C Holel D
Roons qccupancy 200 200 165 135
85% 82% 14% 80"/o
Connercial
Gtoup
Letsure
LOCAI
lotal
34,500 29,300 22,000 6,200
9,500 8,200 4,500 12,800
12,000 14,160 13,500 19,340
6,050 8,200 4,560 1,190
62,050 59,860 44,561 39,530
92,000
35,000
59,000
20,000
206,000
Development Planning 365 | Table22.2 Fulure areawide lodqing demand bymarket segment Matkeldenandsegnent
Gt1wth tactor Current denand Year1
Commercial Group bisure
3"k
L0cal
3% 3%
Total demand Competitive supply Estimated area-wide occupancy
92,000 35,000 59,000 20,000 206,000 255,500 80.6%
Yeat2
Year 3
Year 4
94,750 97,600 100,500 .103,500 36,750 38,500 40,500 42,500 60,700 62,600 64,500 66,400 20,600 21,200 21,800 22,500 212,800 219,900 227,300 234,900 255,500 365,000- 365,000 365,000 83.3% 64.2% 62.30k 64.4%
Year 5 106,400 44,600 68,400 23,240 242,600 365,000 66.5%
.Note,thec0mpetilive inYeaf2 withthe0pening supplyincreases 0ftheproposed 300r00mh01el. ThegroMhlactors repfesent anannual increase; current demand isthenumber 0lrooms s0ldbymarkel seqment.
The secondand quickerway to estimatetotal demand-although withimportant limitations-isto knowthecurrentyear'soccupancy ratesatthecomhotels. A for eachhotel Detitive simolecalculation percentage (number of roomsx average occupancy x 365 days)resultsin a figurethat represents the ,for gueslrooms. totalarea-wide annualdemand Unfortunately, the useof theaverageoccupancyrates failsto takeintoaccountdailyor seasonalfluctuationsin demandand,importantly, doesnotidentify the'lilldays'whenthelocalhotelsareat 100percent occupancyand mustturnawaypotentialguests. Theconsultant estimates luturedemandforeach segmentby extending the currentdemandfigures factorsusingvariousgroMhrates.Theseinflation critical to theconclusions of themarketstudy-are projections, basedon identifiable trends, economic judgment and the consultant's and experience. A simplilied marketsegmentanalysis, including the is showninTables application ofthegroMhfactors, 22j and22.2. prepares Similarly, the consultant a tablewhich setsoutthecompetitive hotelsor'supply'showing (numberof guesttheir physicalcharacteristics
rooms,sizeof restaurants, bars,meeting andbanjacilities, quetareas,recreation and parking) and fundamentaloperatingstatistics(occupancypercentage,'rack' or listedrates,averagerate-the resultof groupdiscounts orpromotional rates-and In doubleoccupancy).smaller communities, where therearefewor no competitors in thesublectproperty's class, less competitivepropertiesmay be Thesupplyanalysis addedto theanalysis. includes adjustments Ior futureyearsto reflecttheconstrucproptionof newhotels,theexpansion of existing erties,the renovation and repositioning of lower qualityhotels,as wellas anyanticipaled deletions fromthe market, Next,theconsultant establishes the competitive standing oI theproposedhotelbyassessing itslocation,size,facilities, rate,andlevelof quality versus the existingproperties. Thispart of the analysis percentage locuseson guestroom occupancy and 'fair averageroomrate.The share'concept,which assumesihata newhotelwillattractat leastitsproportionate shareof the aggregatemarketdemand, is at the centerof the competitive evaluation. On occasion, theconsultants maypropose thata par-
(Year Table22.3 Future lodging demand byhotelandmarket segment 2) Prcpeftl
Roons ]ccupancy
Existing tolaldemand (30%) Proposed hotel lairshare penetration Proposed hotel Proposed hotel 300 HolelA 200 Hotel B 200 Hotel C 165 Hotel D 135
58.5% 64.7% 62.4% 56.2% 59.3%
Comnercial 97,600 29,280 90% 26,352 26,718 22,655 '17,030 4,845
Gtoup 38,500 11,550 124"k 13,860 6,675 5,765 3,180 9,020
62,600 ,1B,7BO 100% 18,780 8,940 10,515 9,990 14,375
21,204 6,360 80% 5,088 4,865 6,605 3,675 967
219,900 65,970 9 7. 1 % 64,080 47,'198 45,540 33,875 29,207
Theexisting tolaldemand comes fromYear2 intheprevious table.Theproposed hotel'sfairshare ofeachmarket segment is 30%(3000f 1,000 itspenetration totalfooms); 0fthetotalmarket depends 0nrelative locati0n, facilities, chain affiliati0n, etc.
eoo Part3: Development Guide I ticularhotelwillcapturemorethanitsfairshareof a specificmarketsegmentbecause of itslocation, facilities, chainaffiliation or,perhaps, nothingmore thanitsnewness. Thisrefinement of theaggregate demandligures allowsthe consultant to beginto assignoccupied guestrooms to areahotelsin proportion to theircurrentstanding as modified bytheintroduction of the newproperty in themarketplace. Commonly, occupancyduringthe Jirsttwo or threeyearsis several percentage pointsbelowa stabilized ortargetoperatingyearbecausethe hoielneedsthis time to developitsfullsalespotential. Thethirdyearis frequentlyusedasthestandardto represent theprobableoperatingresultsin a stableyear.fable 22.3, carrying forward theearlier illustrates how example, allhoteloccupancies sufferwhenadditional rooms areaddedto the market. In additlonto guestroomoccupancy, the feasibilityreportprolectsestimated averageroomratesfor thenewhotelbasedon existing ratesat similarqualityhotelsinflated to'future dollars.'The average rate is expandedto represent roomsalesfor eachyear, and thisfigure,basedon numerous assumptions provides andestimates, the basisfor manyof the projections, financial brieflydiscussed laterin this chapter Detining the Proposed Facirities Feasibility consultants includein the bodyof the reporta general description of theproposed facilihere,thisdescription ties.Asillustrated includes the following elements, outlinedin onlythe broadest terms: r numberandmixof guestrooms andsuites r numberof restaurants and loungeswith their capacities r amountol meetingandbanquetfacilities withtheir u4P4urueo
ly the back-of-house serviceareasand administrativeoffices. Somedevelopers feelthatthe typicaldefinition of the publicareasisn't detailedenough.They request thattheconsultants identify specific operationalanddesignfeatures thatwillhelpassurethe hotel'ssuccessanddiscusshowtheseinfluence the positioning of the hotel.lvlanystudies, though,do littlemorethansuggestthatthe property'willbe developedas a first class hoteland be expertly managed andpromoted.' It is commonforthehotelmanagement company, the futureoperatoclo reviewthe feasibility recommendations critically andto modifythemto reflect theirownoperating strategies aswellas perceptions Thoughdepending aboutthe localmarket. on the feasibility reportfor background material and{orthe judgment objective of experienced hospitality consultants, experienced andsophisticated developers
Table22.4 Pr00osed facilities list
Guestroons
Aeys
Bays
Double double Kinq Siconom (wallbed/meeting room) (one-bay, Suite connecls totwoguestrooms) (two-bays; Suite connecls totwoguestrooms) Clubfloorexecutive lounge l\ilanagels apartment
180 '100
180 100
6
6
I
8
6 0 0
12 4 0
Total
300
310
Foodandbevetage outlets Three-meal restaurant restauant Specialty lounge CocKail Lobby baf Total
r healthclubandotherrecreational facilities r parkrng r additional amenities, suchas retailshops,enter- function rcoms tainment, andanyspecialservices. Thefacilities description, substantially basedonthe supplyanddemandanalysis, istheonesectionofthe reportthatmostdirectly influences thepre-design and planning phasesof the hoteldevelopment project. It establishes the numberof guestrooms and ouf linesthe majorpublicfacilities that providethe order-of-magnitude framework Ior the preliminary spaceprogramTable22.4).Althoughthe reporl describes thepublicareasbriefly, it neglects entire-
Ballroom l\,4eeting rooms, total (included Boadroom above) Total
Seals 120 80 70 30 300
700 400 0 1,100
1therpubliclacilities pool Indoor swimming Heallh club,sauna, exercise rcom Retail shops Parking
2,000fl2(185m1 350spaces
Development Planning 367 | portions of thelacilities outline Table22.5 Cashllowstaternent mayaltersignificant to better Revenue and rateassumptions or the occupancy supporttheirownimageof theproject. Rooms Food Beverage Prepafing the Financial Analysis Telephone operaled departmenls study, Minor ln addition to themainbodyof the{easibility andother income thelocalarea,identifies supplyand Rents whichanalyzes
and proposesa projectof demandcharacierislics, a secondpart, size,thefullreportincludes a specific This sectioncontains the financialprolections. tablesprojecling income 15-30pagesol financial for the subjectpropertyfor '10years and expenses D).A snapshot itsopening(seeAppendix following projections is shownin theexamof suchfinancial ple of a cashllow statement, Iable22.5. is basedon averages ol Thetinancial analysis by severalmajor hotel operationsestablished firms,including financial servicesand consulting PKF Consulting, and PricewaterhouseCoopers, TheseandotherinterHospitality Valuation Services. firms,as wellas SmithTravel nationalconsulting publishannualstatistics comResearch, regularly paringhotelsby size,region,type,age,and,{or thosewithandwithoutrestausmallerorooerties, rants.Thedeveloperof a new propertyshouldbe familiar withthebasicorganization of andapproxiin theseindustry statistics. matevaluesreflected thedeveloper Inselecting thefeasibility consultant, andhighindusshouldseeka firmwithexperience The consuitantmustbe neutraland try credibility. objectiveif he or she is to preparean independent bylenders. Inaddition, the reportthatwillbeaccepted mustinsiston comolete documentation of develooer Thedevelof assumptions. sources andexplanations opermayprovidedatathatarebiasedinfavorofthe projectandotherpeopleandcompanies interviewed for the studymay purposelyexaggerate or simply suchassumptions as be too optimistic. Similarly, groMh rates,inflation,and marke'ipenetration, if alterthe evenslightlyin error,can subslantially reliability ot the study. the A well-prepared feasibility studycanestablish goals, andfacilities basis,intermsof bothfinancial definedhotel.Thedevel fora profitable andclearly narrow operwhobeginsthe projectwitha relatively defines theapproximate size, tocus,whoseinstinct qualitylevel,services facilities, andamenities, etc., can bettertargetthe marketanalysis,selecttruly hotels,definerateandoccupancy, idencompetitive tifyimportant trends,andoutlinetheneededfacilithen,mustcritique thedrafisof ties.Thedeveloper, thestudyandinsiston a clearand logicalpresentationof thecompetilive environment.
Total Deparlmental expenses Booms
$6,000,000 2,500,000 700,000 300,000 400,000 100,000 $10,000,000
Telephone fulinor operated departments
$1,500,000 2,500,000 150,000 250,000
Total
$1,400,000
Departmental income
$5,600,000
F^^d rnn horo-^o
0peraling expenses Administrative andgeneral fulanagement fee l\ilarketing Pr0perly 0perati0n andmaintenance Enerqy
$850,000 300.000 600,000 350,000 300,000
Total
$2,400,000
prolit Gross operating
$3,200,000
Fixed expenses Property taxes lnsurance Beserve forreplacement
$250,000 50,000 300,000
Total
1600,000
Netoperaling income
$2,600,000
FacilitiesProgramming Whilethegeneralconceptof thehotelmaybe known earlyin theprojectandtestedduringthefeasibility phase,establishing thehotelprogramis especially important of thehighlycompetitive nature because of the hotel business.The pre-designdocufora newprojectorfora majorexpansion mentation of a hotel must tully describe or repositioning and de{ineboththe spaceneedsand the operaWithouisuchinlormation, the tionalrequirements. arenotableto line architect anddesignconsultants tunestandardrule-otthumb numbersor createa market. Muchofthisdocuniouehotelfora Drecise package is required umentation to obtaina lender's io financehotel.
ooa I
Part3: Developrnent Guide Table 22.6C0nceptual area requirements Roadside inn nid scale Number ol gueslroom keys 1 5 0 Number oi guestroom bays 1 5 0 Net0uestroom (29) area 310 guestroon'r GToss (40) area 430 guestroom Total area 64,500 (5,985) percentage Guestroom 80% Tolal hotel area. 80,625 (7,480) Totalarea./key (50) 537 'Toral par< aeaLgureb ir ft rm/;erclude rg
Downtown hotel ,/sl-ciass
Resort hotel luxuty
Convention holel lisl c/ass
300 315 (32) 350 (46) 500 1 5 7 , 5 0 0 ( 1 46 1 5 ) 75% 2 1 0 , 0 0 0( 1 9 , 4 9 0 ) (65) 700
300 360 (39) 420 (54 610 219,600 (20,380) 7A"A 3 1 3 , 7 0 0 ( 2 91 1 0 ) (97) 1 045
600 650 350 510 331,500 65% 510000 850
132) \47) (30,765) (47,330) (79)
programming Complete facilities is muchmore The hotel wi be a ,rst-ciass,full-seNice,tigh rise,conj it alsomust ventionhatelwith 800roomsand SA,A00f( (4,640mz) af ihana lst of the spacerequirements addressa varietyof needs:location,marketde- meeting space.Lacatedin a grcwingretailand enteftainqualitylevel,operational mand,competition, fea- mentdistrictneartheprcposednew conventioncenter,the tures,restaurant concepts,staffing,budget,and praject shauldaccommodate,besidesconventionattendees, both individual business travelet and weekend market trends(seeAppendix E).Feasibility consul 'vacationer.'the Facilities should include two restauants, fwo tantsgenerally recommend a mixof certain facilities, launges, a health clublspa, a busmesscenter,ground level butthe hotelmanagement company, workingwith retail, and parking far 600 cars. theownerandarchitect, develop thefinalprogram. Thesecondpartof thepreliminary definition of a Iable22.6,illustrating different typesof hotels,shows hotelprojectis a summary of the howwidelytheprogramfora hotelcanvarydepend- newor expanded publicfacilities. Beforethedeveloper and ing on rts purpose,marketorientation, and other principal issues.Notethathotelsof different typescanvary his teamcan moveon to the programand later fromabout550ft'Z(51m2;perroomto over1,000 designphases,they need a preciselist of the areas,thoseon whichthesuptt' (93m') because of thesubstantially different mix revenue-producing portandservice areasarebased.Thislistformsthe of facilities. spaceprogram. Forexample, programincludes Thefacilities notonlythearea coreoftheexpanded listingof therestaurant andbanquet requirements but also a narrativediscussion evena cursory influencesthe size and design whichdefinesthe projectin qualitative termsand requirements of the kitchen,food storage,and outlinesmany of the operational requirements requirements employee lockerareas.Asthedeveloper focuseson andconstraints. theprolections foroperating income andexpenses, thedesigners refine theirsummary listof majorfacil Defining the Proiect itiesto bettermeet the projectobjectives,which Withso rnanydesigners andconsultants atworkon include: a majorhotelproject, a consensus onthegoalsand ! guesfroorns: numberof room 'keys' (separate objectives of the development is essential: What rentalunits);numberof room'bays'(totalequivmarketis it supposed to attract? Whatclassand alentroommodules); numberanddescription of whattypeof hotelmightit be?Whatservices and suites: typicalroomandsuired mensions amenities shouldit provide? Whichpublicfunctions a lobbyandpublicareas:architectural imageand shouldbe emphasized? Therefore, it is helpfulto ambiance; amountof retailspace prepare a concisedefinition ol theprojectto iden- . foodand beverage:capacityof eachrestaurant; tify these issues,to outlinethe primarypublic capacity o1eachlounge;qualityleveandtherne lacilities, andto provide a grossestimate ofthesize for each of the project.The extractbelow illustratesthe a functionspace: dimensionsof the ballroom type oJstatementthat clearlyde{inesthe project's (including ceilingheight); amountof othermeetintent. ingandbanquet space;needforexhibition space
Plannino Develooment - l 369| . recreationfaclrtes:qualitylevelof healthclub/ facilities of anyadditional spa;outline a parkingrequrements specialbuildingsystems a technicalrequire,?ents: andguestamenities. are Theearlyestimates of projectsizegenerally littlemorethanthe applcationof basicrules-ofhoteldeveloper andarchi thumb.Theexperienced tect caculategross projectfloor area from an understanding of the typicalguestroomdirnenthe sions to whichtheyapplyfactorsto increase (corridors, elevators, areato allowlor circulation space-andthe stairs), walls,and otherunusable relativeamountof public and supportspace typeof hotei.Untila more required for a particular program ihisgrossapproxis established, detailed basisforallcost imation of projectsizeisthecritical program laterin examples estimates. Inthedetailed varytrementhe arearequirements this chapter, on the type,qualitylevel,and douslydepending configuration. architectural Attocating Progtam Areas of thearchitectural spaceprogram Thedevelopment doesnotoccuratonetimenordoesit resultina staestablishes an The earlydefinition tic document. approximate totaiareafortheproject;later,thearchiof the tectdevelops a spacelistat the beginning proa moredetailed designandrefines concepiual gramduring anddesigndevelopment theschematic phases. staffsofthe Because thetechnical-services havethe expericompanies malorhoiel-operating andaccurately to requests for enceto reactquickly programrnatic manydevelopers never information, prepare Instead, spaceprograms. comprehensive planning is andspace-use lnformation thedetailed managetransmitted tl^roLgha comprehensive Design Guideor bit-by-bit duringthe mentcompany requires ensuingdesignphases,as the architect information. Bui,wiihcommorespecific technical puterprograms suchas Strategic HotelAreaPro(SHAPEE) gram Estimateand Evaluation now can be issued detailedareainformation available, earlyandcanbe updatedeasilyduflngthedesign phases. programpermits to thearchiiect Thepreliminary studiesfortheproject. Usualbegintheschematic thelist ly,the management companystatfprepare as wellas on their basedon theirown standards andon themarket experience withsimilarprojects providedin the feasibility report.They information ln the established analyzethe broadguidelines
expanding these meters), publicareasandaddingallthe support back-01-house functions, whichcanbe MBA,I Tek modifiedfurtheras members RobeltE. Kastner, Ltd. oJthedesignteamdevelop a fullersenseoi thehotelandits software Sophisticated market. programs in the areessential Thesecondmodule, development andconstruction StrategicHotelAreaand process. Particularly usefulare ProlectEstimate(SHAPEST) thosesystemsthat integrate linksSHAPEE to costdata multiple stepsin hotel whichcalculates totalproject andbuildupon development costandotherbudgetdataon eachother,suchas software a perkeyor per baybasis.The thebuilding thatcombines costestimates aredependent program, construction as on suchhotelattributes qualitylevelandlocation. budgeting, andproforma Jinancial analyses. Thelastmodule,Strategic Oneexample of sucha HotelAnalyslsProgram programwhichhasbeen Evaluation and Proforma (SHAPEPRO) relinedovermore furtherbuildson continually than15yearsis theSHAPE modules and,by theprevious SoflwareSystem,a seriesoi addingits ownset o{ capital Exceltemplatesthatallows assumptions, andoperating to generates andconsultants developers a ten-yearcashflow planning generate and projection. detailed Thedevelopermay for a analysisinformation findmostusefultheiniegrated proposedhotelor resort internalrateo{ return(lRF)and projectanywhere in theworld. present valuecalculations, as (V-A) Thefirstmodule,Strategic wellas a value-added HotelAreaProgramEstimate analysis whichallowstheuser (SHAPEE) andEvaluation to runthroughanynumberof 'what-if ' scenarios: provides a programming changing whichallowstheuser theprogram; lemplate modifying t^ inn, ,1c,,^h h.ci^ FF&E,or construction, as typical assumptions technical costs;or adjusting guestroom area,numberof operating assumptions. restaurants andtheir Together, theseprograms,and andamountof capacities, othersthatmayaccomplish providean {unction space.Frornthis similarobjectives, 'foundation the program essential toolto thedeveloper generates area a detailed of the andothermembeas program(squarefeetor team.
Development Software
theestimates still earler estimates to seewhether refectthesize,class,and hoteltypeof accurately Thestaffthenexpands theseguidelines theprolect. guestrooms and to ncludea listof the principal andservice suitesaswel as public,administration, areas.
szo I
Part3: Development Guide program Table 22.7Hotel area Sizeofhotel(nunberofrcons):
1,000 Guestloom mix(number ofrooms) Kins(50%) (42%) Double-double (2-3%) Handicapped (5%) Suite
100 84 6 10
Hotelarcaprcgnm Gueslrooms (32.5 Gueslrooms, at350112 m2) Suites, at700ft2(65m1 (linen Support storage, vending, ice)
250 210 15 25
500 430 20 50
1,000 100 84 6 10
Areainsquarc feet
66,500 7,000 2,000
250 210 15 25
500 430 20 50
Ateain square neterc
166,250 8,750 4,000
332,500 17,500 8,000
6,175 325 186
15,450 815 371
30,875 1,625 742
lobby Flow area Seating Retail Assistant manager (bellman, phones) Supporl luggaoe, toilets,
2,000 200 300 0 400
4,000 500 800 100 600
8,000 1,000 2,000 100 '1,000
186 19 28 0 37
371 74 9 56
742 93 186 I 93
Foodandbeverage outlets Coffee shop Specialiy restaurant Theme restaurant Quick service/coffee retail Lobby lounge Cocktail lounge Entertainmenl lounge/sports bar Poolbar (barsiorage, phones) Support t0ilets, coats,
2,740 0 0 0 600 1,500 0 0 400
3,200 2,000 0 600 1,200 0 3,000 0 800
3,600 2,400 2,000 800 2,000 2,000 4,000 400 1,500
251 0 0 0 56 139 0 0 37
297 186 0 56 111 0 278 0 74
334 223 186 74 186 186 371 37 139
4,000 1,000 0 0 0 1,200 0 0 0
10,000 2,500 4,000 1,000 3,000 2,400 400 1,200 0
25,000 6,000 12,000 3,000 6,000 6,000 '1,000 1,500 20,000
371 93 0 0 0 '111
2320 557
0 0 0
928 232 371 93 278 223 37 111 0
1,000
4,000
10,000
93
371
928
0 0 300 500 0 0 0 '100
1,000 2,400 600 800 '1,000
1,500 4,000 '1,000 1,000 3,000 600 400 800
0 0 28
93 223 56 74 93 0 19 37
139 371 93 93 278 56 37 74
Funclion areas Ballroom Ballroom foyer Junior ballroom Junior ballroom loyer Banquei rooms Meeting rooms Boardroom Amphilhealer Exhibit hatl (functi0n Support projecli0n andAVslorage, phones) booth, toilets, coats, Recrealion pool Swimming Pool includinq deck, whirlpool Lockers, toilets, sauna Exercise room Spafacilities playroom Children's Beception/manager (p001 Support equipment andstorage)
0 200 400
0 0 0 9
1,114 278 557 557 93 139 1856
Development Planning 371 | Sizeofhotel(nunberotrcons):
Adminiskalion Frcntotlice Front desk Front olfice manager Assistant manager Credit manager Director ol rcoms ReceptioVsecretary Reseryations area manager Reseruations Telephone operators Saledeposit boxes cashier General Count room Work arealmail Storage Executive oltice Reception/wailing General manager Executive assistant manaqer Resideni manager managel Foodandbeverage Secretary Conference room andstorage Copying Salesamlcate ng Recepiion/wailing Dlrector ofsales representatives Sales Director 01public relations Secretary manager Catering Banquet managers managel Beverage Convention services Secretary Copying andstorage Accou,rting Reception/waiting Controller Assistant contrclle/auditor Accounting workarea Payroll manager Secretary Copying andstorage room Computer Accounting record archive Foodpreparation l\4ain kitchen pantry Banquet pantry Specialiy restaurant Bake shop Room service area
200
540
160 120 0 100 0 '100
250 120 120 100 150 100 200 120 150 60 120 150 100 80
420 120 120 100 '150
250 200 '180
300 250 180 180
80 0 80 30 0 125 40 40 200 '150 0 0 12Q 100 0 60 150 '150 0 0 0 0 0 0 0 0 60 0 120 0 150 120 0 '100 0 100
2,000 0 0 0 '100
0 150 150 200 120 200 150 300 '150 225 150 200 120 120 150 'i50 100 150 100 600 120 100 200 '100
1,000
100 250 120 200 60 120 200 '150 120
200
IJ
11 0 9 0 I 7 0 7 3 0 12 4 4
200 250 200
19 14 0 0 11 I 0 6
300 200 600 150 375 200 400 120 240 225 300
14 0 0 0 0 0 0 0 0 6
t/c
'100
200
180 100 800 150 100 300 150 400
9,000 1,200 1,000 850 300
13,000 2,000 1,200 1,000 500
0 '11 0 14 1l 0 I 0 I 186 0 0 0 I
540
1,000
23
39
I 14 I 19
I 14 I 23 1l 19 6 1l 19 14 1',|
14
6 l1 14 I 7 23 19 17 0
'14 14 19 ti
19 14 28 14 21 14 19 11 1l
28 23 17 17 to 19 23 19 28 19 56 14
35 '19
14 14
37 11 22 21 28
I 14 I 56
I 17 I 74 14
I 19 I 19 835 111 93 79 28
9 28 14
37 1,206 186 111 93 46
Part3: Development Guide Tabfe22.7 H0telareaprcqan--t1ntinued Sizeafhotel(nunberolroons):
1,040 Chel's oflice Dryfoodstorage Befrigerated foodstorage Beverage storaqe Refrigerated beverage storage glass China, silver, storage Food controller oftice Toilets Receiving andstorage Loading dock Receiving area Recoiving olfice Purchasing oifice Trash/recycling area Grounds equipment storage General storage Employee areas Perconnel Personnel/reception Personnel manager personnel Assistant manager Interurew r00ms Training room Files andstorage First aid Timekeeper Security Enployee,acilities lvlen's lockers/toilets Women's lockeB/toilets Banquet stafllockers Employee cafeteria Laundly andhoIsekeeping Laundty Soiled linen room uun0ry |lundry supervisor Valellaundry Supplies storage Housekeeping fl0useKeeper Assistant housekeeper Secretary Linen storage Uniiofm issue/storage Supplies storage Lost andfound Sewing room
100 300 200 150 '100 200 100 '100
200 250 120 120 '100 200 200 1,000
120 120 0 100 0 100 BO 100 0
1,000
120 1,000 800 500 250 500 120 150
120 1,800 1,200 1,000 400 1,000 120 150
I 28 19 14 I I I
11
400 500 150 175 150 400 400 2,000
800 1,200 150 200 250 800 600 4,000
19 23
37 46
11 ti I 19 19 93
14
'150 '140
100 120 120
200 160 120 200 400 200 150 120 120
0 I 0 I 7 I 0
400 500 0 600
900 1,200 400 1,000
1,800 2,400 600 1,800
100 '1,000
150 2,500 100 250 125 125 100 100 1,500 500 '100
0 0 50 '100 0 0 500 250 0 100 0
120 100 250 '150
150 100
93 74 46 23 46
16
1l 167 111 93 37 93 1t 14 74 111 14 19
14
37 37 186
14
74 56 J/ |
19 IJ
11
I 23 14 I
19 37 19 t4
'11
11 11
37 46 0 56
84 111 37 93
167 223 56 167
250 4,000 120 400 200
I 93 0 0 5
14
232 I 23 12
23 371
150 120 100 3,000 800 200 200 200
I 0 0 23 0 I 0
12 I I 139 46 9 14
I
'11
37 19 14 1l
I 278 74 19 19 19
Development Planning 3?3 | Sizeofhotel(nunbetofrcons):
1,000 Enginee ng Engineer Assistant engineer Secfeiary Carpentry shop Plumbin0 shop Electrical shop Paint shop Energy management computer Engineering storeroom Mechanical areas(estimaled) plant lvlechanical Transformer room generatof Emergency l\,4eter room pumps Fire Electrical switchboad Elevator machine room Telephone equipment room
'150
100 0 100 300 0 0 0 0 300
125 100 100 400 200 200 200 120 600
100 100 600 300 300 300 124 1,000
1,200 400 300 50 0 200 100 100
3,000 1,000 500 100 100 600 400 400
6,000 1,500 800 150 200 1,000 800 800
200
504
I 0 I 28 0 0 0 0 28
12 I 9 37 19 19 19 11 56
111 37 28 59 09 19 937 937
|,000
I 9 56 28 28 28 11
93
278 93 46
557 139 74
56
19 93 74
program Additional lactorrequired t0 increase netareas tototalgrossarca.Recommend using+45%in guestroom areas, +25%in public areas, and+20%inback-0f-h0use areas.
Often,themixof foodandbeverage outletsorthe balancebetween a largeballroom andthesmaller meetingand banquetroomswill be modifiedto reflecttheoperator's knowledge of a localmarketor to exploitthemanagement company's development strategies. Thus,the operatolsprogramming and planning expertise shouldinfluence theprojectatthe earliest date. Thespacelistprepared bytheoperating company beginsto set the framework for a clearunderstanding of thefacilities andof the imagethatthe hotelwantsto projectto the public.Theoperating companyidentifies the mix of guestrooms and suites;defines thespecilicdiningrooms,lounges, andfunction areas;details theamountof administrativeofficespace;and allocatesareato service functions-kitchens, receiving, storage, employee areas,laundryhousekeeping, engineering, and maintenance spaces. Table22.7proposes a space programchecklist for hotelsof threeverydifferent scales. issuetheirprogramming Operating companies material in a varietyof Jorms.l\,4any hotelcompanies havedeveloped extremely detailedspaceprograms for ditferent sizehotelsandfor drfferent locationsor
markets.These programsspecify precisearea requirements. Forexample, thelobbyprogram may listpublicseating, bellstand,luggage storage, sundriesshop,houseandpublicphones, andso forth. HyattHotels, ontheotherhand,although it provides a moderately detailedlis'iof mostfunctionalareas andtheirspacerequirements, simplystatesthatthe lobbyshouldbe a 'functionof the architectural design,of amplespaceandcharacter appropriate to its functionof welcomingguestsand servingas a popularmeetingplace.'Thesetwo approaches illustratethe differentdevelopmentstrategiesof today'smanagement companies. S ll,allthesefirms regularly modifyandupdatetheirstandards to jntrogrowingmarket ducenewideasandaccommodaie trends. program Therelore, a precise depends on understandingthe interconnection betweena varietyof planning anddesignaspectsof hotels.lt is clearthat the relalivesizeof the guestroomis a majordeterminantof totalprojectarea;it is lessobviousthat theeventual choiceof a particular configuration for theguestroom (seeChapter structure 15)caninfluencethe project's totalsizeand budgetby 15-20 percent.
1374
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Part3: Development Guide
Developing a clearprojectstatement mayhelpto Descfibing the Operalions definesomeofthequality, facilities, andarchitectural programls incomplete alternatives thatarebasicto establishing an accu- Thefacilities untilthefuture rateprogram.Thefollowingfactors,manyof which hoteloperations, aswellasthebasicspacerequireareundetermined untiltheschematic designphase rnents,are fullydefinedand described. Usually greatlyinfluence is complete, the spacerequire- developed by thehoteloperator, thedescription of mentsforhotelsandresorts: theoperations includes various checklists of guest ! archtectural conflguration services,staffingnumbers,and back-of-house r numberof floors(addedfloorsgreatlyincrease activities in additionto schematic diagramsthat amountof vertical circulation) showthedesigner whichspacesmustbe adjacent ! locationof food and beverageoutlets(may to eachother.Becauseservicesvarygreatlyfrom property require various satellite kitchens) to property, thecomplexity andtheimpor(mayrequire pantry; r location oftheballroom also tanceof theirdescription alsodifters. establishes column-free zonethataffecisguestAmongthe mostchallenging aspectsof hotel roomtowerplacement) designisthenecessity todevelop a planthataccomr availability of basement space rnodates boththegreatvarietyof guestmarketsand r ratioof landto grossbuilding area(atfects stack- theoperational requirements ofthehotel.Theseoften ingof publicareas,duplication of circulation and areinconflict, andthecostol providing foreveryneed lobbies, andneedfor parkingstructure). is likelyto be prohibitive. Architectsand operators haveto makecountless valuejudgments, forexample,aboutwhether thehotelwillcaterprimarily to indiprominence vidualsor to groups, therelative of the several restaurants andlounges, ortheneedfordirect pr0qram Table 22.8operatiOnal decisi0ns foodserv,ce to thesecondary rreeting rooms. Forthemostpart,thekeyplanning objective is to Guest services Pafking Valel grouppublicfunctions orselfpark? Garage oron-grade? aroundthelobby, to position public Luggaqe handling Byguest 0rbellman? l.Jse 0rservice elevalot? service functions convenient to the receiving area, pfocedures Front desk Sale deposlt? and to clusterfood outletsand functionrooms Guestroom loodservice Hours, menu, carlortrayservice? planning prinaroundthekitchen. Thesefunctional Restaurant service Hours, types01seruice, theme dining,retailoperations, cipalsarefullydescribed in theseveral in chapters outdoor, etc.? Part 2, Design Guide. Recreation Hours,0pen topublic, children, lockers nearby, l\,4any operating decisions arechanging because foodservice? of the increased automation and computerization of Guestroomcommunicaiions Telephone(s),Wcab1e/movles,lnternet,etc.? the hotel industry. lts labor-intensive character Guestroom amenities Colfee maker, iron/ironing board? proforceshotelmanagement to createinnovative Guestroom seryices Evening turndown, concierge l oor0rbutlef ceduresand systemsto reducethe necessity Guest security Card keysystem, firealarm, andevacualion for procedures? repetitive staffworkwhiletheymaintain a qualitylevel of service.Table22.8identifies the rangeof the Stalloperations necessaryoperationalprogramdecisionsthat Employee entmnce Timekeeper, security? planning management mustmakewhichinfluence Employee uniforms lssuinq, laundering, storage? anddesigndecisions. Employee facililies Cafeteria, l0unge, recreation, h0using? Oneareathatdirectlyaffectsthe guests'perceppager? Staffcommunlcations Cellphone, tion of the entirehotelis the food and beverage Information lechnology Property management system, revenue manaqement, operation. Theoperator or a qualified restaurant conpoint oJsale, etc. provide sultant must highly detailed descriptlons for purchasing/rcceiving, Accountlng/controls F&Bcontrol, dr0psale,closed each individualrestaurant and loungeso that the circuit television? preparal planner Food architect, interior on Central ordecentralized? designer, andkitchen can developa unifieddesignandoperation. ThedescripMatedal handling tionof thefoodandbeverage conceptshouiddetail protecllon, Weather separate fromirash, security? everyaspectoftheoperation, including capacity, floor Trash andgarbage Holding, compacior, recycling? area,nameand graphics,menu,theme,hours, guest ulun0ry In h0use, valet, h0urs/shifls? statfing,special equipment, uniforms, andtableserVe(rcaT circulalion Stocking 0flinenrooms, r00ft0p restaurant vice requirements. Chapter'l7 includes basicoutlines linen/trash chutes? for foodandbeverage conceptchecklsts.
Development Planning 375| Thedescriotion of thehotelooerations alsoshould althoughverydifferent in physicalcharacteristics, to includea completestaffingprogram. Thenumberof appealto the business market.In eachcase,the employees and theirassignments affeclthe space newproductswerebasedon imaginative andwell requirements in threeprimaryareas:administrative studied designs andmarket concepts. Therangeof offices,employee lockersandtorlets, andemployee signilicantprototypesthat have becomevirtual cafeteria.In resortsand someinternaiional hotels, 'household names'includes: staffhousing mayevenbe required. Inaddition, the r EmbassySuites,the largestol the earlyall-suite prototypes (seeChapter8). staffingprogramdictatestheneedor desirability for different systemsand equipment in the numerous r Residence Inn,the leadingprototype not origiofficeand back-of-house areas. natedbutacquired by a majorchain, r Courtyardby l\,4arriott, initiallydevelopedas a roadsideinnandorganized arounda centrallandPrepafing the Prciect Budget scapedcourtyard, butso successful thatMarriott A finalpartof lhe facilitiesprogramis the preparanow builds many urbanhigh-rise'courtyard' (seeAppendix projects. tionof anoutlinebudgetsummary B). Becausethe total projectcost varieslojold or more-from lessthan$40.000forsmallinnsto over perguesiroom forthetop luxury hotels$400,000 strictbudgetcontrolthroughout the entiredesign processis critical.Budgeting and construction is mademoredifficultbythecommonpracticein hotel work of using separatearchitectural and interior designfirms.Therefore, the developermustdefine precisely thedesignand budgetresponsibilities of thearchrtect, interior designer, andotherconsultants, forexample differentialing between thegeneralconstruction budgetandthefurniture, fixtures, andequipment(FF&E)budgel.Thisis furtherdefinedin the lvlatrix in ADDendix B. Coordination Inaddition, theentireFF&Ecategory withwhichthe architect and manydevelopers oftenareunlamiliar, frequently 20 percentof the totalproapproaches ject budget.lt is importantthatthe FF&Eand preopeningbudgetsaredevelopedcollaboratively by theconsultants andhoteloperalor to assurethatsufficientamounts areallocated to thesekeylines.The extraordinary amountsof nonconstruction dollars required to equipandopena hotelemphasizes the need10establish soundbudgetary controls at the ^r deAt
/eaa
ah.htAr
l Ol
PrototypeDevelopment The growth in hotel prototypesbecame most prevalent in the mid-1980s as a development system for launchingnew hotelbrands.lvlanyof the majormanagement companies,such as lvlarriott and HolidayInn,realizedthal theyweresaturating theirtraditional downtown or roadsidelocations, and needednewproductsin orderto conlinueto grow lvlarriott launchedjts Courtyardbrand,to compete with mid-priceroadsideproperties; HolidayInn countered withEmbassySuitesandCrownePlaza,
part0ia fhen1denatriunprct1upe Ma naCentelMandarin, Singapore. Thehotel, hugesh0pping andentertainment c0mplex nearSingap0r€'s waterfront, successlully blends Asianservice withdramatic internati0nal design. The21-story lighl-filled atrium leatures a 120tt (36m)hanging sculpturc.
ozs I
Part3: Development Guide Table22.9 Inlluenlidl h0lelp'0l0lypes 0l lhepaslcenrury anoinrorhetJlure Design cancept
Majuotiginatol
Hateldesign
Vlodern mullistory holel [i]ixed-use hotel-off icebuilding Family roadside hotel motel SupeFbudgel Airpolerminal hotel [i]edical hotel headquarters Convention hotel
Ellsworth lvl.Statler Eilsworth [/. Statler Kemmons Wilson Jean lvlarc Epalioux Conrad Nilton Kahler Corp. M0rris Lapidus Tisch Brolhers andarchitect UrisBrothers andarchilect William B.Tabier John C.Portman, Jr. Walter Green DeBoer Jack RobeWooley Walter A.Butes l\iTorris Lapidus Fisher Carl Chris Hemmeter Allard Roen andWard Hutton Stanley Selengut Laurence R0ckefeLler andarchitects Nathaniel owings andCharles Basselt (Pete) George Wimbsrly Serqe TIigano WallDisney Steven Rubell, lanSchrager, anddesigners Andree Putman andPhilippe Starck William Kimpton JohnC.Tishman andarchitects Arquitect0nica lz0Quirk andD'agostin0 F0rest Beyer CityRatner andarchitect Blinder Belle l\,4adison Equilies Frank Williams andarchitect TheM00dy Foundati0n Architects andl\,4orris Bayindir H0lding andarchitecl oktay Nayman withHHCP Intl. Tankanaka Corp. andarchitect Cesar Pelli R0bbie,ryounq + Wright; Adjeleian Allen Rubeli; andNoRR Parinership F0ur Seas0ns Hotels andarchitects PeiCobb Freed andFrank Williams William J.Marriotl .lohn C.Portman, Jr. LNi. Pei International consorlia Design Studies Design Studies
Statler Hotel, Buffalo, New York ParkPlaza Holeland Boston Statler 0fficeBuilding, Holiday Inn,l\/lemphis, Tennessee Formule 1 prototype, France Hill0n Chicago 0'Hare Airp0rt, Chicag0 Kahler H0tels, R0chester, Nilinnesota Americana Hotel, New York City New York Hilton, New York City Hyatt Regency Hotel, Atlanla Harrisof NewY0rk C0nference Center, GlenCove, Besidence Inn, Wichita, Kansas Granada Royal, SanAntonio, Texas protoiype Embassy Suites Fontajnebleau, l\,4iami Beach Development ollvliami Beach Hyatt Regency Hote s,Hawaii LaCosta, Carlsbad, California Harmony BayCamps, St.J0hn,USVirginlslands (Rockresorls), Nlauna KeaBeach Resort TheBig lsand, Hawaii InteF0ontinental Hotel, Tahara, Tah ti l\,4ed, France Club Polynesian Resort, Walt Disney W0rld, 0rland0 N/organs New andTheRoyalton, YoftCity
l\ilodern atrium holel ConJerence center Extended-stay hotel All-suite hotel Modern beach resort Fantasy resort Ecoresort Environmental resort Vacation village park Resort theme Boutique hotel TheEnlertainment Hotel Show business thenes
Educational thenes Multi-thenes Sports thenes
SupeFluxury chainhotel l\lega-hotel Ultratel Spacetel
Vintage Court, SanFrancisco Westin NewYorkatTimes Squarc, NewY0rkCity HitonTimes Square, New York Cty WTimes Square, New York City l\4oody Gardens, Galveslon, Texas BatiTourism Theme Park, Center andTatilya Turkey West lslanbul, SeaHawk, Fukuoka, Japan Renaissance HolelatT0ronlo T0ronto SkyDome, Four Seasons Hotel, New York 0rand0 W0rld Center l\4arrioit Resort, 0rland0 TheWestin fuachtree Plaza, Atlanta Westin Hote, Ralfles Stamford CitySingapore NASA, Houston WAT&G, Honolulu lsland Space Group, LosAngeles
DevelopmentPlanningg?71 r CrownePlaza, Holiday Inn'ssuccessful response wheelon eachnewproject.Thecompanyshouldbe proto- able to test marketits new conceptsand closely to thefranchisee's requests foran upscale typefora downtown or suburban business hotel. monilorthe customers' reactions, fine-tuning the r Hampton Inn,Holiday Inn'smostsuccessful mid- projectin its successive versions. marketproductsincetheoriginal prototype Holiday Inn. Companies developing ditferent lodgr lan SchragerHotels and Kimpton/Palomaring productsmayproceedalongeitherof two sepHotels,the earlieslboutiquehotelchains(see aratepaths.Oneis to developa standardproperty Chaoter 2). design,and to expandit in a 'cookie-cutter' appr W hotelsby StaMood,thefirstboutiqueprototype roachacrossa regionorthecountry. Often,theproby a majorchain(seeChapter 2). totypeincludesa seriesof designoptlonsto producl overcome r Formulel, the economically innovative excessive standardization, butthebasic JromtheFrench company Accor,notlaunched in goalmustbejustified bysubstantial savings in proregionswhereit is consjderedtoo Spartan(see jectcostor designandconstruction timethatotherChapter 3). wisecouldnotbeachieved. Oneexample is LaQuinta r Studio6, createdby l\,4otel 6 as a super-budget inn'searlyprefabrication system.Veryditferentbut prototype(seeChapter8). extended-stay equallyviable is the 'protopan'or 'kit-of-parts' approach as illustrated by Embassy Suites'partial Crea'iinga new lodgingprototypehas several plansof buildings, fromtypicalguestrooms and obvious advantages. One,thecompany canfocus suitesto healthspa,kitchen, andlaundry layoutsgreaterresearch and designresources on devel- aswellas scoresof standardized details. opingone superiorconceptadaptable to a wide In thefirstcase,the prototype systemshouldnot varietyof conditionsand sites.l\,'lanyprototypes dictatea standardized aDoearance to the extent leaturelow-and mid-rise options,sometimes with whereitsusefulness is diminished. Therefore it must bothindoorand ouldoorcorridor-schemes or with provideflexibility for site differences and alternate an atriumalternative. Also,theymayincludediffer- designs appropriate regions. to different Thesecond ent publicareaoptions:oneversionmayhaveno example, greatthe 'protopari'system,encourages F&Bareas,another a smallbreakfast lounge, while er flexibility for adaptingthe programand designto othersfeature a full-service restaurant, thedecision meettherequirements setoutbylocalauthorities that, depending on thesizeoI thehotelanditsimmediate totheircredit, mayrequire thedesignto blendinwith surroundings. Two,the product,throughrepeated its surrounding environment. Someof the original productscompletely analysis, shouldbe ableto bettermeetthe cus- cookie-cutter reversed theirinitomers'expectations. The physicalasset is the tial strategyto one of encouraging flexibility in their largestsingleinvestment overthe li{eof a hotelor exterior Table 22.9listssignificant designs. examples innandit is imperative thatit be 'right'fromthestart. of majorprototypical developments since1900,many Three,prototype development savesreinventing the of whichareillusirated throuohoui thebook.
F-lote[Vanager-nent23 otel designaffectstwo majorgroups:the guestsandtheemployees. Thebestdesigns not onlyantrcipate the guests'needsand expectations, but also considerthe functional requirenrents of the management and staff.For example.hotelmanagemert corrpariesare exploringdifferent locations for andwaysto staffthe business center: somechooseto locateit adjacent to themeeting space,othersplaceit nearthefront desk,or decideto outsource the business center andtreatit asa retailfunction. Asthemorecreative operators explorenewwaysto deliverguestservices cost-effectively, it is important thatthoseinvolved in developing anddesigning hotelstakean increasing interest in hoteloperations andmanagement. plandoesnotexist. A standard hoielorganization Thesizeo{ the staffand theirspecificdutiesare determjned by suchfactorsas thetype,size,and location of thehotel,itschainaffiliatlon, theabilities of the management team,and thetypeof ownership.In smallhotels,manyfunctions maybe combinedandpedornred byoneperson. Inlarger hotels, thestaffwiilbe largerandmorespecialized inorder to service theguestsproperly. Thebasicdivisions, however, arestraightf o|ward: r administration and general(generalmanager, marketing andsales,accounting, humanresour-
ouetfacilities oroducea substantial shareofthetotal income, thebanquet manager maybe movedfrom thefoodandbeverage departrnent andelevated to a deDartmenfhead oosition. Table23.1liststhernajordepartments fora medium-size hotelandidentifies thedepartment heads who reportdirectlyto the generalmanager(or,in largerhotels,to a resident manage0The list,an expansion of the four divisionsabove,may be altered evenfurther to suita particular hotel'soperatrngpolicies. Oneof thekeypre-opening tasksfor the generalmanager is to developa staffingprogramfor the hotel,determining the departmental structure andprojecting d tferentnumbersof staffat, say,55,70,and85percent occupancy. Thisstaffing schedule, then,is usedto refine thespaceprogram for administration oJfices andfor staffareas(lockpayers,ernployee dining,etc.)aswellasto project roll and relatedexpensesat d fferentlevelsof bustness.
RoomsDepartment
A hotelcanbe definedmostsimplybythenumber andquality of itsguestrooms andsuites; simpy statingthata property has,forexample, 100roomsor provides Uc-l UU| ||c]t| |Ut JE| v|Uc-, 500roomsirnrnediaiely thekeydescriptor. I rooms (lrontoffice,concierge, housekeeping, Therefore, theroomsdepartrnent, whichis responsecurity) sible for managingthe basic elernentsof ihe (restaurants r foodandbeverage andlounges, ban- overnight stay,is thekeydepartment at nearlyevery quets,roomservice) hotelor resort.lt performs thefollowing functions: (englneering r propertyoperations and mainte- r frontoffice(registration, checkout, reservations, nance). andtelephone) (doormen, r guestservices bellmen, concierge, and Because hotelsvarynotonlyin sizebutaisointhe clubfloor) prior! r security. typeof clientele andin theactivitles otfered, tiesdifferfromone hotelto the next.Security, for policydecision example, maybea separate department ina 1,000Clearly, a critical w thintherooms property, roomdowntown but underthecontrolof department is establishing the roomratestructure the roomsexecutive in a suburban hotel.Sirnilarly, andguidelines fordiscounting to thecorporate, conin a convention hotelwherethe meetingand ban- vention, andtourgroupmarkets duringweekends
HotelManagement 379 periods.The full-priceovernight and off-season positions charge,or'rack rate,'initially the hotel properties. amonga groupol competitive Settingthe ratetoo highmaydiscourage business and even permitrivalhotelsto inchtheirratesup profitably withoutlosingoccupancy. Settingit too low on the otherhand,maycontribule to increasing occupancy percentages but make it difficultto meet fixed costs. product Likethatoftheairlines, thehotel's is highly perishable. Thelostrevenue froman unoccupied guestroom nevercanbe recovered. Therefore, the roomsdepartment attemptsto accurately Iorecast demand{or eachnightmanymonthsin advance, finetunlngtheroomrateforshortperiodsandeven overbooking whentheyprojecta sutficient number of 'no-shows.' New yield management sottware increasingly is beingusedto helpseniormanagementfindthatbalancebetweenrateandoccupancy profit. whichresults inthegreatest Thus,whilereserguestregistration vations, andcheckout, andother visiblefunctionsare routine,behindthe scenes management is continually adjusting thepriceand availability of guestrooms in a highlycompetitive market. Toserveguestsbetterand to assuretheirreturn business, operatorregularly implements newproceduresand services.These includeexpress (theguestindicates check-in and check-out he or she is leavingby usingthe guestroom television remotecontrolor by depositing a cardat thefront desk),clubfloorservices(registration andcheck-out at an upperfloorconcierge desk),and electronic systems thathandlewake-up andmessages. Such services usually areestablished as corporate operatingpolicies andutilizesystems selected through competitive bidding;occasionally they may be proposedby the lront officeor roomsdepartment manager and adoptedby the hotel'sseniormanagement. Ofcourse, another objective of suchjnnovationsis to reducepayrolland otheroperating costs. lvlanycommercialand conventionpropertjes haveaddedclubor 'executive' floorsthatcombine guestcheck-in, concierge services, and an open loungewherecontinental breakfast, coffee,tea, cocktails, andsnacksareavailable throughout the day. In a few super-luxury hotels,the operator requires a pantryon eachguestroom floorwhere statfcanassernble madelo-orderbreakfasts anda rangeof specialfood and beverageamenities. Thoughthepantrysystemis extremely laborintensive,it permits thehotelto orovide moreconsistent andpersonalized service to theguest.
A recentorganizational trendhasbeento create a'guestservices' department thatis responsible to guests no handleany guest need. Therefore, longercallroomservice fora meal,housekeeping to make-up theroom,engineering to adjust theheat, the frontdeskfor helpwithluggage,or whatever. Instead, a singiecallto theguestservice numberis facilitated by a singleperson, whologstherequest intothecomputer andelectronically foMardsitto the proper department. This greatlysimplifiesthe guest'sinterface withthe hotel,but requires better organization andfollow{hrough fromthe statf. Security isanincreasingly important consideration of guestswhenselecting a hotel.Tobettercoordinate anti-crime andlife-safety rneasures, largedowntown and conventionhotelscreatea separatesecurity department. Instepwiththeadvances intechnology, today most hotels uniformlyinstallsophisticated electronic devicessuchas keylesslocks,closed circuittelevision, andintrusion detectors, no longer program Table 23.1Staffing General manager rooms(executive assislanl manager-rooms) Front oflcemanager Guest seruices manager Executive housekeeper Becreation manager Secufity d rector
Front desk, reseruations, lelephone Doormen, beJlmen, concierge, clubfloor Housekeeping andlaundry Health clubandspa
(executive Foodandbeverage assistant manager-F&B) Executive chef Restaurantmanage(s) Beverage managef Room manager service Banquet manage(s) F&Bcontroller F&Bstorage, inventory (human Human resoIrces lesources directo0 Assistanl HRdirector Recruitment, training, berefits,statf scheduling (controllel) Accounling Assistanl controll€r Payroll, receivable, acc0unts accOrnts payable, financial reporting P!tchasing direcior Marketing andsales(marketing directol) Sales manage(s) Conierence services manager Dircctor relalions 01public (chielenginee0 Pr0pey 0perations Assistant chiel engineef Projects manager
Energy, repairs andmaintenance, grounds building systems, Renovations
380
Part3: Development Guide
| prohibitively properties. expensive, evenforsmaller It is irnportant to note,however, thatsimpleinstallation of state-of-the-art securitysystemsdoes not thesaferyof guestsandproperty. ensure lhe horel programs mustinclude training to equipstaffto deal fullywithsecurity andsafetyissues.
engineetar assistantmanager.or a projects manager(a newerstaffpositionin largerhotels). Nevertheless, the housekeeper shoud maintain a databaseof the furnishings for each room and recordbothregularmaintenance andanyunusual repairs or replacement of furnishings.
Housekeeping Department
Food and BeverageDepartment
Thehotelhousekeeping function, whileimportant to Despitethe Jactthat roomsusuailyprovidethe food theguest'sperception of quality andservice, tends largestsourceof incomefor a hotel,a quality to befairlyroutine. Thedepartment includes anexec andbeverage operation canbe a hotel'sbestadver('inspec- tisement. utivehousekeeper, assistant housekeepers Whilehotelroomsat somequalitylevels tors'),anda cadreof maids('roomattendants') and havebecome a generic cornmodity, therestaurants, housemen, responsible for cleaningall areasin lounges, andcatering functions represent onearea thehotel.Thelaundry operatlons maybe underthe thatditfersgreatlyfromhotelto hote. Foran otherproperty, housekeeper executive or directlysupervised by wisefairlytypicaldowntown or suburban the roornsexecutive. The principal housekeeping the restaurant maybe the singlemostidentifiable include: {eatureandbe usedasa marketing activities toolto measure (guestrooms, publicareas,andback-of- demandfor otherfacilities. r cleaning Eventhesmallerpropnouseareas) eriymaybeneft froma restaurant operation: indusr linensupply(linenstoreroom anduniformissue) try statisticsshow that motelswith restaurants (hotellinensand1erry, guestlaundry, r laundry and operate at a higheraverage occupancy thanthose drycleaning) without. r minorrefurbishing. Whie abouthalfof thetotalrevenue intheindustrycomesfromfoodandbeverage sales,littlemore proft comes oftheoverall operating Wellintothelatetwentieth century someoperat- than15percent planninggue- frornF&Bdue to the complexity of departrnental ing companies stillrecommended profThe limitedfood and beverage stroomfloorsin multiples of .14rooms(thatis,14or operations. 28 or 42 roomsperfloor),thestandard day'swork itabilityis the resultof such{actorsas highstaffing controlof inventory, fluctuating foronemaid.Onthesurface, thispolicymayhave levels,inadequate customer demand. beenbeneficialto schedullng thehousekeeping staff foodcosts,and highlyvariable s responsible department andassigning rooms;however, ingeneral, themany Thefoodandbeverage functions: otherarchitecturai andfunclional considerations do forthefollowing notpermitsuchstrictplanning. Inreality, themaid's r F&B storage(food storage,beveragestorage, andissuing) roomassignments differbasedon thehotel'sdaily (cooking,baking,restaurant r food preparation occupancy. ^ra^ .n.i h.n^r rai ^rA^l Thereis someflexibility intheoperating details of (dishwashing guestroom andpotwashing) housekeeping. Forexample, thereare r stewarding procedures service alternative forstocking linencartsorthe I restaurant guestroorn floorstorerooms depending on such r beverageservtce planning aspectsas numberof serviceelevators, I roomservice servrce. sizeof guestfloorlinenrooms,anduseof linenand I Oanquet trashchutes:if thehotelhasan insufficient number of serviceelevators, management maydecideto In addition to thefoodand beverage serviceto stockthelinenroomsontheguestroom floorsinthe restaurants and lounges,banquetserviceis an mid-afternoon in preparation for the next day,to important functionat manyhotels-generally the avoidputtingextrademandon theelevators during largestprofitmakerin thefoodand beverage area. theheavymorning roomserviceperiod. Afterthesalesstaffbooksa banquet, reception, or Theexecutive housekeeper oltendirectstheman- othereventin one of the hotelfunctionrooms,a agement andcoordination of small-scale repairand banquetmanagerworks with the customerto projects. refurbishing Largerrenovation and major coordinate the mealandthe roomsetupandwith projectsmoreoftenaredirectedbythe the food and beveragedepartmentto plan food redecoration
preparation and service.Becauseof theirimportanceto a smoothly efficient and profitable operapaid tion,catering managers areamongthehighest rnid-level hotelstatf.
HumanResourcesDepartment Thehumanresources department in a hotelis a relativelymodemphenomenon. Wellintothe 1950s and1960s, persontheowneror general manager allyselected department headswho,in turn,hired theirownstaffs.Eachmanager rantheirownfiefdom.Therewerefewwrittenprocedures and little attention to employment law Buttoday,withinter national management agreements, complexlabor laws and regulations, cornprehensive benefits packages, pressure and increasing to reducestaff turnover-withthe resultingneed to rehireand retrain,the hurnanresourcesdepartmenthas becomea keymanagement priarea.Thefollowing mary activitiesoccur in the human resources department: r recruitment r training (staffplanning, r administration benefits administration, scheduling. andsaiery).
to management and ownership. With increasing competition, changingcorporatestructures, and industry-wide consolidation there now is more pressure on the department to forecastrevenues and expenses accurately. Generalmanagers are heldto performance standards basedon meeting rate,occupancy, revenue, andotherfinancial targets. Generally, the controller loinsthe pre-opening team6 12months before thehotelopenstoprepare thefinalpre-opening budget. Whilea tentative budgethasbeenprepared as partof thedevelopment process, thecontroller addsnewprecision withinput fromthegeneralmanager anddepartnrent heads, including salesdataon tentative and guaranteed bookings, projections, moreaccurateoccupancy food and beverageforecasts,FF&E ({urniture, fixtures, and equipment) figuresfrompurchasing, and detailedsta{fingrequirements for the each department. In mostcasesthe purchasing functionis organizedwithinthe accounting department, although froma physicallocation,nearthe loadingdock, it rnayseemto be morefoodandbeverage related. Hotelorganizations seekto establishclearsets of controls andchecksand balances, for example by separatingihe purchasingand receiving functions.
[,4ore thaneverbefore,the hotelindustryis making a realeffortto trainemployeessystematically. Marketingand Sales Largerhotelsestablish trainingdepartments to struc- Department tureand controlthis processbetter,not onlyfor lower-level employees but for managers as well. Formuchof thelatetwentieth century theindividua Nearlyeveryhotelcompanyrequires that people hotel'sfocuswason 'sales,'on guestrooms selling positions entering managerial firstparticipate in a and functionspace.Howevelincreasing comcorporatetrainingprogram.A few companies, petitionhas changedthe orientation so that now suchas HiltonInternational, havedeveloped a cen- most managementcompaniesand individual tralizedmanagement programto development hoielsdevelopa marketing strategy basedon the helpretainthernostefiectivemanagers andprovide consumer ratherthanon theproductto be sold.By themwithopportunities foradvancement wlthinthe identifying potential customers and understanding company. theirneedsandwants.the salespersonnel in the Whilethe humanresourcesdepartment has fieldcan be moreeffective. This realization thai growingauthority, manypersonnel decisions are hotelsareofiering a service, nota product, encourmadeat thecorporate level.Theseinclude the ini agesthemarketing depadment to betterunderstand tial staffingof a hotel,uniformwageand salary the competitive natureof the myriadmarketsegguidelines, benefitspackages, and guidelines for mentsthat it mightattractto purchaselodging, changingstatfinglevelsdue to increases or dec- meals,or meeting functions. Thefollowing activities reasesin business volume. occurin themarketing department: r sales I conference services AccountingDepartment r publicrelations. The accounting department continues to provide A majorfunctjon of themarketing department is suooortfor operations and financialinJormation to attractgroupbusiness, whichresultsin large
sez I
Part3: Development Guide blocksof rooms, meeting space,andF&Bfunctions. Industry sourcesprolectthatby 2005therewjllbe over 35,000conventions annuallyin the USA with a total attendance in excessof 20 milllon people.Not only conveniion hotelsbut smaller propertlesdowntown,suburban,and airport hotels,conference centers,and otherslodging types-arerushingto accommodate somepartof thishugesegment. Convention business alsohas p.over berelicialto 'esort horels whicl' have groupsduringtl-e addedfuncrion soacelo allracI periodsto boostoccushoulderand off-season pancyandrevenues. Butmanygroupsarenot convention or conference-oriented andhotelsshouldseekoutopportunitiesfrom such potentialbuslnessgroupsas performing artsorganizations, sportsteams,airlines, or the government, thatneedto reserve blocksof roomson a regularbasisbut maynot needlarge amoLn.so'[urcrior space.l\,4any hotelsaltract groupsas wel bustours.lorexample-or leisure sellblocksof roomsto tourconsolidators. Group bookingsusuallyare madeat discounts fromthe normalrackrate.Discounting to -he is alsoa strategy gJesls. erergenceof weeh atr.acrindividual endpackages ard lrrernetspecials aremarketing etfortsto bringin newguestsduringseasonal or weekend occupancy lulls. Just as carerirgstattcoordinare rhe individual Ll--^,'^-
^r r^^^^+i^n
+he cotveTL,on and con_
ferenceservicesstalfplaya criticalrolein assuring thatlargermultidayfunctionsproceedsuccessfully. They work with the meetingplannerto schedue eachindividual session,planfunctionroomset-ups, confirm audiovisuaL and other lechnicalrequire'nents.and o.ovrdesuppon Lhroughout a meeting or otherevent.
PropertyOperationsDepartment The engineering and maintenance functionmay be takenfor grantedby hotelguestsbut provides one finalkey component of the successful hotel operation. Consider thata 200-room hotelmayrepresentsomething overa $30millionphysical asset, andlargeurbanhotelsor destination resortsmore than$100miliion. Thedaiyoperation of therooms, restaurants, palesin comand meetingactivities parisonwith the importanceof operaiingand protecting suchan investment. The properiyoperations functionsuppodsthis need.Andit is notinsubstantial: theproperty operationsbudgettypically runsabout5-6 percentof
grossrevenues and energyexpenseanother3-4 percent.Keepingtheseunallocated expenses in checkis theresponsibility of thechiefengineer and statf,whoperform thefollowing tasks: I repairs andmaintenance r energymanagement r building systems I grounoscare I renovation management. In the earlyyearsin the lifeof a hotelproperty, workconsists engineering of establishing a prevenprogramand making minor tive maintenance repairs. [,4uch of the routine workis completed by the hotelstaffbut, increasingly, hotelsoutsource major maintenance contracts,especially where technicaexpertise orspecial equipment is required, suchasforelevators or escalators, orwindowwashing.Asthehotelages,scheduling of malorrenovaprojects tionandrefurblshing becomes important in orderto minimize the downtime of a guestroom, guestroom floor,restaurant, or otherpublicarea. the workoftenis donedurngslow Consequently, norinrlc
nr rho
nff-coeenn
Overthelastdecade,hoteliers haverecognized publicandguestroom theneedto continually update areas.Largepropeiries h rea projectsmanager who reportsto thechrefengineer andwho s responsibleforcoordinating allcapitalprojects. Theseprojects canbecome highly complicated, withtheirowngroup ofspecialzed contracts, budgets, andschedules. The hotelmustsupervise majorcapitaprojectsin order to assurethattheydo not extendbeyonda reasonablecompletion date,andto participate n the 'punchlist'to identity incompeteor unsatisfactory work. Concern for managing the utilityexpense often variesdepending,in part, on rnediaattention placed on energypricesworldwide.However, because ot the notinsubstantial magnitude of this expense, energyconservation strategies arevital, demanding stafftrainingas wellas systemsdeci' sions.Eventhe choiceof lightfixturesin public spaces,thoughseemingly a minorconcern,can havea realimpactona hotel's annual utility bi l. New property management software oflersgreatflexibilityln scheduling theoperation of majorequipmeni to reduceenergycosts.But management may searchfor othermeansas weli:oneof the argest Toronto hotelsschedules itslaundry operations on thenightshift,despitehavingto paystaffovertime, in orderto movethe substantial energyuseto a loweroff-peak rate.Thisis the essenceof energy rnanagement.
Hotel[,4anagement 383 |
MultiunitOperations
Table23.2 l\,4ulu unitor0aniiati0n Regional vicepresident and
The previousdiscussioncenteredon typical nanaging diectol rnanagement structures and responsibilities com(regional) resources monto mostlodgingproperties. Butwithincreas- Human Recruitment ing numbersof consolidations and mergers, the Training largerhotelcompanies areseeinga growingsup- Benefits plyof roornswithinoneregionor cityandareexplor- Hoiel HRrnanagers ing ways to combine staff or operaie several (regional) properties underthecontrolof a singlemanagement 0perations operations pioneered team. lvlarriott this clustering with its Retail chaininthemid-]980s, wherea groupol Telecommunications Courtyard general severalinns shareda single manager, Security humanresourcesdirector,executive housekeeper, Laundry Engineering chiefengineer, and so lorth.Eachproperty had a frontofficemanager anda headhousekeeper, but little other managementstaff the centralized (regional) department headsmightbe 30 60 minutesaway, Adminislration jairly Coniroller quickly but could respond in case of an Insufance/r skmanagement emergency. systems Theseveralnewresortprojectsbeingdeveloped Information Purchasing (see by Universal Studiosand LoewsHotels Chapanalysis ter4) arebeingmanagedin a similarway.Iable23.2 0perations wherea regional vicepres- Resorlmarketing outlines theirorganization, (regional) group identleadsa central that includeshuman l\,4arketing plann ng resources, finance,information systems,engin- Beservations laundry, The individual Public eerjng, and marketing. relations andadvertisinq hotelsincludemanagers-on-duty and department Sales providing guest headsfortheindividual departments (unil) manaoers food services, and beverage operations, house- Hotelgeneral Guest services keeping, and conference services. As companies andbevemge reinvenrlhemselves, we are likelyto see ever Food Housekeepinq increasing changes to traditional hotelorganizaiions C0nference management andcatering andmethods of manaqement.
nanagenent l1ta cluster Centtalized properties ol hotelarresort Allrecruilment, traininq, andemployment adrninistrati0n isdone centrally. The individual hOtel human resources managers report tothereqi0nal direcl0r oi HRrather thantoth€hotel Gl\,4 lvlany ofthelraditi0nal technical and back-0lh0use functl0ns aremanaged centrally. F0rexamp e,lhecompany 0perates rather 0necentral laundry thansevenl salellite operati0ns; theindividual hotel rep0rt engineers t0lheregional direct0r 0l general openli0ns instead 0lthehotel manager
Markeling andsalesis controlled centrally by theregi0nal staffincollaboration withthe pa rather destination theme thanat each hotel Guest seruices c0ns0lidates allguesl requests forallservice depadmenls includin! parking, room valellaundry, service, housekeeping, etc.
Future Deveoprnent 24 comingageshouldwitness thecontinuing fhe worldwide expansion of lodging systems serI I vinoresidential, leisure, markets. andbusiness As desciibedin Parf1, the newmix\Villrangefrom vertically tieredultrateltowersand servicedcondominiumsto low-density residential communities with resort-like amenities andconcepts asdifferent asJlexibleofficesuitesindowntown andsuburban locations, entertainment hotels,and destinations in futuristic undersea habitatsand outerspace.Newecotourist areaswillattractadventure seekersto the peaksof Belize, theedgesof thePatagonian rainforest, andto olacesasunioueasthescenicwonders of Siberia's groups LakeBaikal.Bothindependent development andhotelmanagement companies willbeprimecata varietyof alystsfor new conceptsincorporating strategies, including healthtels, spa{els, floatels, and marinetels andeventually, spacetels.
facility, high-vlsibility foodandbeverage outlets, and a sportsor fitness-orientated recreational complex. Themostsuccessful aresensitively matchedto local business andlifestyle trends. Hotelsin ditlerent segments adoptandembrace technioues and oDerational features of theothers. growihintheeconomy proves Theincredible segment thattheindustry's cosFeffectiveness in servirgpriceconscious consumers is hereto stay.Notethatjust asluxurious attributes trickledownto improve mid-rate and budgethotels,economical applications filterup to makeluxuryhotelsmoreviable.Thisis illustrated by the latestinnovative resortdesignin nofihern California, wheredevelopers may adapt spacious rnovie-staFquality trailersto providethemedluxury guestroom villas. Theming
Stunning themedresorts suchasThePalace of the LostCity,Atlantis, BayHotelgreatandthePortolino lyexpand theroleofthemedesign-aninfluence on Theearlier sections detailtheconstant innovation tak- hotelsasfarbackasthe1870s(seeChapter 4).By ingplacethroughout thehotelandresortindustries. providing markeidatato themedesignconsultants, Developers andoperators marketto increasingly tar- owners canraisetheproject's bottomline.Andwith getedsegments, flndingsuccess infine-tuning their morevlsitorsheadingto LasVegasand Orlando guests. resorts designandservices to theneedsof particular thanto anyoftheindividual venues theyporOwnersidentitynewsites,longoverlooked bytradi- tray,theeffectiveness of theming, evenplanned for imagine tionaldevelopers anddesigners incredible theinnerwallsof spacetels. is unquestioned. themedresortsbasedon fantasystorylines anddisandcivilizatlons. Forinstance, tantlandmarks airport Customiza'jron hotels once were little more than conventional business hotelslocatedcloseto a majorterminal. But Hotelcompanies areperfecting moresophisticated inthe1990s a number ofhigh-profile hotels werebuilt methods of marketspecialization including in-hotel closeto thelargest international airports, withsoar- segmentation andmasscuslomization thatcreates protoparts. ing atriumlobbiesnot unlikenearbyhangars, or popularprototypesand imaginative constructed immediately abovethe main public An'rong the latestexamplesis the entertainrnent concourse, a newmixed-use type. hotel,the mostspontaneous anddiversepre-segTheprogram mixat manynewhotelsis substan- mentedprototypeto date,offeringdifferentguest tiallychangedas well.Whilemosthotelsfocuson markets At anotherscaleis the ditferent experiences. lodging, manyplaceanincreasing emphasis onouf robotickiosk,a protopart element thatprovides flexsidebusiness by providing a dedicated conference ible food and beverageservicein the assembly
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fhe]asis]ltratel Al Faisaliah Center andB0sew00d Hotel,Biyadh, SaudiArabia. Thsdes0l-l fepr8sertsthe latestvafat0n 0ltheultrate c0 ceptbylhehar: 0fa|chteCtSrN0lmanF0Ste|TheB73It(267m)0fljcet0We|St0ppedbyaC0mmLrnCat]0|SSpreandad|amatiClh be0WitSapexThe224-r00m!XL]rR0SeW00dHote|Sl0Ca1€datth€baSe01tl]et0Wera|0ngWitha||pSta|e|etaii 1i0]thep|0jectinc|L]d€SaVaStbanqUeiha|be0wtheplaZapr0Vdngac0|!n]nfleespaceoi49730:(4.620 weddl!sTh1] llotelandaparlmellts leatLrre fdiqen0rs materia s ir a mr tiayered facade 01c0ncr€te lml]st0ne ardl'/00ri
Part3: Development Guide
areasof conference-oriented prope(ies.With new and innovative applications, hotelswillbecomeeven morespecialized in responding to the needsof each guestsegment. Other importantadvancesinclude hotel companiestakingthe leadin jnnovating f exibility for the residential inventory withall suiteand extended-stay productsandservicedcondomlniums. Thesesatlsfy the g.owi'rg de-ard 'o. housng se.vingcareer relocationand long{ermtrainingprograms.Other companiesspecializein virtualhomeoff cing,business and educationalconferencing,and senor resdential and assisied-iving centers, all with advanced amenitlesand leisure activities(see Chapters6, 8, 12 and 22). Entrepreneurchip
Whilethe industry is dominated by the big chains, manyof whichhavea numberof individual brands to targetparticular segments andpricecategories, thereremainmanydevelopment opportunities for the entrepreneur who can respondquicklywitha uniqueproperty, whether in a primary or secondary market.Thefirstls morecompetitive, oftengoing head{o-head withthemajorbrands.Butan owneroperated hotelrnaythriveon a specaltheme,such asartormusicorlocalhistorywhichgivesthepropertya specialcacheand ambjance. In secondary markets, for example, thesrnaldowntown hotelor suburban country inn,theproperty maythrivein part because the multibrand chainsignoretheselocations(seeChapter 3).Theboomingboutique hotel markethas succeeded due to the creativity of its entrepreneurial originators-many of whom now haveformednewnational andinternational chalns (seeChapter 2)
H
Technology Tl'e largerchainsaro constructior rraragemenl f rrns specializing in the hosplta ity industryare adaping newtechnquesand nnaterials to reduce costsand cut construction schedules, helpingto bringmorecompetitive hotels to market. IVostofthe engineering systemsin hotels,andespecially their controls, haveundergone radical redesign andnow substantially oufperform systems onlyI0 yearsold. Someoftheselnnovations areavallable totheguest: luxury hotelsnowtypically provide phones cordless intherooms,an advance thatallowstheguestone ofthesimpleniceties of home.Newadvanced enter\/r'ill tainment systerns remainry-basedbutwillbe liberated bymoreeconomical highquality super-thln
Iheinaginative high-rise rot€llouslRIHGA Royal,NewY0rk.\t .itscontextual archilecturc andinnovat veintefiOr sritedesigflhei-, pr0vides urysrtehotel a modern €xample 0l thefutrre advan::: promised bythisOenre.
videou1 ls wl'icl' p.ovde greatercolverierce a-: space In the guestroom.Hotelswill beneft lrcy co^se.vi'rg.:,. occuparcysensors.auiomalical ources,turningoff lights,and cyclingthe HVACs,: temswithoutinconveniencing the guest.
FutureDeveloprnent 387 | groMh, new marketsegments,or potentiareengneeringof operations. TheseincludechangingattiThepastdecadehasseenunprecedented expantudestowardssiteselecton critera forthe increasing sionof theeconomy segrnent, operating efficiently varietyof new hotels lnterestingly, rnanytradtional dueto ncreased automation andproductivity. Pricedevelopment rules' are now considered no rnore guestswillingly sensitive acceptI mitedleves of ser than myths (see Appendix E Market Trend vicebutthe ndustry hasfoundnotsurprsinglythat Checklist).
Automated Services
moreaffuenttravelers alsoappreciate sef-service systems thatdelverspeedandeffciency. Increased a Neverlocate twa major hatel chains in the same cornputerization andtheadoptionof newsysternsn t^ cr ir I )< \ on)q ri^ F^r . So,gg1a ua6 |tund, y a I typesofhotels. oracrical inbol'rgLesta1dope.a , B " . I o r e a ' e m a o i r ^ a r i . eal'yr d t J l c l i o r al y ational willcontinue areas, to evolve. Allhotels, from combinednto a s ng e hlgh-risetowerw th each economyto super-luxury are pursuingsensibe hote maintalnng Lisnd v duaity yetenhancedby formsof automation. t s p r o x m t y t o t h e f e a t u r e so f t h e o t h e r ( s e e C h a p t e 1r 3 L
Fesearch [,4any companies ncreasingly usetrendandmegat r e n d r e s e a r c ht o e v a l J a t ea l e r n a - 6 q : p 1 a c [ n 1
a The thrce mostimpaftantfactarsin develapment arc locattan locattan.and /ocatlon.in todays supersophsticatedmarket.where qua ity qu te
provde refugeforthose tourismhasthepotential to guestsexpectedto suffer be thetravelinduslry's fromspacesickness. An fastesfgrowingsector. HowardJ. Wolff,SeniorVice areawithpartialEarth Currently, theonlyexlsting President,WimberlyAllison gravitywillgiveguestsan underwater hotel,Jules' Tong& Goo opportunity to takea Lodgein Key Undersea showeror sitdownfora Largo,Florida, Allison meal.Zerogravity, Ourfirm,Wimberly justthose on the accommodates Tong& Goo (WAT&G), has otherhand,willprovide whocandive21 ft (6.4m) designed a conceptfora themthechanceto dance to jtstwoguestrooms. lts en,.o r A c ^ r t Lr t i l i T i n ^ on theceiling, observe the creator,lan Koblick, recycledexternaifueltanks Earth,andplaysportsin describes it as'thefirstand salvaged fromJuture space threedimensions, lastundeMater hotelthat Tha ^r^16^t ^ra.6nt6d shuttlelaunches. Thehotel youwillhaveto getwetto is expected to be operating thedesignteamwitha new enter.' by 2017andwill twiston thechallenges Ourfirmis designing an accommodate I00 guests inherent in thenormalwork 80-roomunderwater hotel as it orbits200rnilesabove oi creating hotelsand and observatory thatcould Earth.A crossbetweena resorts The on Earth. be locatedin N,4aui or themeparkanda cruise numberoneissue,of Belize. Multi-level suiteswill ship,theresorttakesinto course,is safety. Bui,in havesub-surface account theneedsof addiiion, we aretrylngto chambers andcurved payingguestsratherthan strikea balance between glasswindows forwatching well-trained astronauts. creating an outotthissealite.Theresort, Ourdesigners conceive worldexperience and attachedto shoreby a long thehotelbeingdivided providing creature comforts boardwalk, willhavetwo betweenareasof zero andamenitles thattravelers storiesof underwater gravityin thehuband guestrooms havecometo expectin plusabovegravityin the artificial destination resorts. sea-level recreationaJ perimeter ring,whichwould A 'roomwitha view'will areas,including upperdry rotate. Thiswillallowguests takeon a wholenew decksfor sunbathing, and to experience meaning forguestsin an docksto accommodate weightlessness, butalso undersea hotel.UndeMater pleasure ooals.
Spacetelsand Marinetels
lan Kobick is involvedin the designand engineering of a 4,000-acre(1.620ha) underwater themeparkand 300-roomhotei(withsubsurfacedisco and casino) that a Panamanian developerhopesto buildat the Pacificend of the PanamaCanal.According 'lt to Koblick: V/illbe kindof a Disneyof the deep.You woulddriveacrossa big causeway,then take little hrid^ac
1^ hrcoc
u,i+h
elevators fordescending to differentpartsof the resolr, allconnected by acrylic tunnels.' I avcrcr r d, E gcrur rg
increasingly sophisticated. They've beento Europe, to Asia,maybeevenlo Costa Rica.Whatcouldbe more interesting andnoveithan expenencing an undersea vacation andinteracting wiihthecreatures that inhabit70%o{ ourearth's surface?
oae I
Part3: Development Guide oftenis moreimportant thanlocation, applying trendanalysis andspending savings in landcost on a superior designconcept cangreatly improve the viabilityof the property. For example, conventionalwisdommay dictatenot to locatea majorluxuryresorton the X side of a city.The Buttes-AWyndham Fesort,inthePhoenix, Arizona, regional marketproved thatinvesting thesavings lrom lowerlandcostsin betterdesigncouldcreate strongdemandin a breakoutlocationwell removedfromthelong-established luxuryresorts.
the waterfront,or in the surrcundingboroughs): traditionally, successful hotelsin NewYork wereall in the mid{ownarea,closeto business, luxury shopping;museumsand theaters. Far-sighted developers whodaredto challenge thisassumption, supportedby leadingconsultanls, were amplyrewarded withsuchsuccessful and much neededproperties as: (1) the luxuryUN Plaza Hotelon Manhattan's EastSide;(2)theupscale VistaHotelattheWorldTradeCenter;(3)Embassy Suites'largesthotelat BatteryParkCityin Lower Manhattan; and (4) the BrooklynMarriottHotel, outsideManhattan. Morehotelsitesare under reviewin theWallStreetareaand riverfront locations proposedby developersand community groups.
t Donotlocatea resoftmorcthant hourfroma major aiport:whilethefeasibility analysis fora destination resortmust assesstransportation systemsand feedermarkets, resorts withadvanced designfeaturesanmoreremotelocationsoftenhavebeen moresuccessful withtheircharacter enhanced by Presewation theirremoteness. lvlanymajorholelsandresortsbuiltinthenineteenth . Do not locatea majorNewYorkCityhoteloutside centuryarestilloperating, as wellas a smallnumthemid-townarea(notin thefinancialdistrict,or on bermorethan200yearsold (seeChapter10).These
fheinn1vative luture designs oftheurban enteftainnerl /es0/|HaldRockHotel,0rlando,Florida.Reninisceni of0o0ular s0uthem Calilo{ra hotels, theexierior 01thel\4issi0n styleresort leatures traditional claylile ru01s, textured stucco surfaces, andSpanish detailtng, withthenfl| courtyard aslage set0fasouthern CaliJornia beach. Theinte0rspaces 0fthisnewtype ofentertainment hotelshowcase theculturc's mostcelebr&d andlegendary rockstars.
Furure Deveroo-enr ses I properties havea quality andambiance that historic dedicat cannotreadily be copiedand,asa result, theolder ed ownerscontinue to restoreandpreserve andadaptive reusearemore hotels.Thatrestoration prevalent type in hotelsthanin anyotherbuilding the industry s abilityto convertits demonstrates renovation experience intoleadership long-standing in urbanpreservation. Envitonment
cessfulnew productswill greatlyimprovethe industry'soccupancyand lower its breakeven point,as described ln in BjornHanson s Foreword. addition,the next decadesshould see vastly publicnvestment in hotelsthroughthe increasing forcingdevelopers to targetnew capitalmarkets, segments wlthevenbetterconcepts.
MemorableSpaces
takingplace Giventhelargeamountof construction worldwide, it iscommendable thatallmalordevelopstewardship andpromote ersrespect environmental practicesin new and encourageenvironrnental projects(withonly hotels,resorts, andleisure{jme notedin Chapter 4).Also,'green scantexceptions, responsive hotels'espousean environmentally which design,both rn theirsystems, sustainable impact,andin theirfur havea lowerenvironmental nishings thatmayuse,forexample, onlyrenewable woodsandnontoxic coatings. Theseconcepts are popularwithguestsandcanbe achieved at relatively slightcost.
The majorinfluences and highestdesgn qualityof the era are expressedin its greatest,mostsuccessful spaces.Forexample,in the US,the mostsignificant hotelspacesncludetheoriginalatriumlobbyin Denver's Brown Palace(1892),the ballroomof New =Astoria(1931),and York'sworldfamous Waldorf John Portman'sseminalmodernatriumdesignfor the HyattRegencyAtlanta(1967).Equallyimportant landscaped arethe splendidly outdoorspacesat the [,4aunaKea BeachHote in Hawaii(1965).technologicalmarves suchas the forrnerlmperialHotelin Tokyo(1915),orthe smashingavanfgardeinteriors intoday'sboutiquehotels.Withthisin mind.we recal exam some favoritesfrom amongthe outstanding plesof thlsextraordinarily fenileera.picturedon these Economics pages: inthehoteifleldasdemon- r Singapore'srestoredRaffes Hotelexpressesthe Thecontinuing advances (p. C 1). andhighlysucutmost n hospitality stratedby manyexciting, efficient,
Dubbed TheJelylish,thewinning 0ftheFuture design c0mpetiti0f is an Thewidest choice af sitesFl0atel/Marinelel. c0ncept oftheNotels lmaginative 0cean-based res0, desgnedby0klahOma Statel.lniv€rsity archteclrrastudents. lts ntrguingc0ncept deivesfromthejelyfish, propels whose ils b!0yant, mainly v0ume.ll comblnes 0l'floatels'(seeChapter 14)and an0ruanism upperporti0n Lrnderwater, advantages 'marinetels'.
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Part3: Development Guide
r Themodernlobbyof theFourSeasonsHotelNew grandeur Yorkexudesthegreatest (p.C-2). r The Palaceof the Lost City in Sun City,South Africa, is conceived withthegreatest imagination (pp.C-31, 229,249,280,and293). r Ultratels arethe mostimpressive and rnspiring mixed-use structures. Examples includeBaiyoke Sky Hotel,Bangkok(p. 20), ShanghaiWorld FinancialCenter(p. x), KowloonMTRTower, Hong Kong (p. C-3), DaewooMarinaCity, Pusan(p. 211),and Jin MaoTower, Shanghai (p.210), r TheSheratonl\iliramar Resort,el Gouna,Egypt, by architectMichaelGraves,presentsthe mostoriginal architectural vocabulary, completely at homewith Pharaonic (pp.C-24 traditions ano /bt.
r TheWestinReginaGollandBeachResortat Los Cabos,Mexico,symbolizes the region'snewly foundnatural (pp.C-20and64). modernism t AtAtlantis on Paradise lslandintheBahamas, the underwater walkwaythrougha sharkhabitatprovidesathrilltoremember (pp.C-29,97,and194). r The boat harborat the PortoJino Bay Hotelat Universal fhec1nfiguration Orlando, a LoewsHotel,authentically Spacetel. Devel0pers guestr00m redescribe a 12-m0dule circular configprototype, urati0n, assembled inspace, asthemostetficient creates withitsmidsection themostendearing usedasa themedresortsetting guest zerogravity recrcati0n center. of theera(pp.C-28and196). r TheHotelCheyenne, at Disneyland ParisResort, preserves authentically thehistoryof theWestern
fre crec,tsl Spacetel Guestloom. Designers conceive innovative layouts andnewsystems forspace resos, incorp0ratinq high{ech guest lighting andaudi0visual components t0assure safety inaweightless envir0nment. Overcizeaoval queenbea
i'
Erqanomic
Legend 1 Tube lightsinthecorners 01ther00mpr0vide additional liqhtand creaie a softef feel. gravity 2 0ftilalshiltsandreduced areacknowledged byattachino ilems, suchasnightstands anda retractable bar,t0 thewallor It00r.
wlbt-)ilt'ln
3 Lightweight materials, including atenpeFpedic mattress developd byNASA, areused t0reduce transporting costs. 4 Rounded items, guests' suchasbeds andtables, increase salely during orbital shifls. 5 Lighting equipment installed behind thecrown m0lding floods tE walls withcolorful light selected bytheguest. 6 Theuseofc0rkasflooring addresses theneedforliqhtweightand lowjume building materials. Padded wallsassisl insound absorDtion andorovide additionalsd* tyduring orbital shifts. Flatscreens, I4hich aresubstituted Jorwindows, showlivevideo fromspace. Wind0wpanes, whichdisappear forrcgular vjewing complete theeffect.
r
r
r
r r r
r
r
hotel exactlyas it was createdby Hollywood (p. 121\. Withthe area'sauthenticadobestyle,the Hyatt Regency Tamayain Newlvlexicoblendsa Native Americancasinowith a 4oo-year-old Spanish Pueblo(p.236). At the FourSeasonsResort,Sharmel Sheikh, Egypt,theluxurious domedguestvillascascading downa hillsideprovideRed Seaviewsto remember(pp.77 and248). Thetallwindowedloungeof the Amangani skr resortin JacksonHole,Wyoming, indelibly etchestheregion'speaksandvalleysasfarastheeye cansee(pp.C-23and100). The porchof the Lodgeat Koelein the Central Highlands of Lana'i,Hawaii, re-creates therelaxing moodof a Hawaiian plantation estate(p,Z2). Theall-villa FourSeasons ResortHualalai, Kona. on TheBiglslando{ Hawaii, fashions thenatural relaxing designof thefuture(pp.71 and229). The residential settingof The WestinKierland Resortof Phoenixiscottsdale, Arizona,the cen- fheTeverse' aquatiun concept ltladnelelGuestro0m. Designers envision thistypical underterpieceof the plannedcommunity,offers a guestroom water ina marjne habital. comfortable and relaxingenvironment for the mega-resort of thefuture(seepp. 199,216,and 392), Theinterior elegance of the FourSeasons Hotel in Las Vegas,contrastingwith its gaudy surroundings, strangely, makesbothmoredelightlul (p,233). Entertainment hotelsprovideexciting spacesinthe urbanlandscaperangingfrom Broadwayextravaganzas andmajorleaguesportseventsto museum-quality exhibits withoutstanding seminars. On the rise in major woddwidecities,top hotel executives, developers, architects, anddesigners continue creating novelprototypes including the'E Walk'WestinNewYorkat TimesSquare(pp.C-32 and34),lvoodyGardens, Galveston, Texas(p.37), BatiTourism CenterandTatilya ThemePark,West lstanbul, (p.206),SeaHawkHotel& Resort, Turkey Fukuoka, Japan(pp. C-30and 41), SlryDome Renaissance Hotel,Toronto (p.34, andHardRock Hotelat Universal Odando(p.388).
These outstandingfuture-oriented successes clearlychartthe courseof an unbridledindustryso lree that it advancesin a multitudeof dynamic directions at once.
fheplanned schedule Spacetel. Sized forapproximately 100guests, lodging struclures hurtling through space areonlhedrawing boards, scheduled t0beoperating by20j7.
l
I
Land lJse Sumharv
\
ry
n 5 K E H
w
ll:l1l'
ttls
IAK
fhec1nmunity mega-h\lel TheWestinKie andResort ol Phoeniidscottsdale, Arizona. Cenlered 0nanidyllic750-r00m megareso communitt , thisvibmnt publicandrecreati0n for'1,738 residences withextensive ofneiqhb0rhoods ameniiies andlivelyretailandoflicefeatures expresses thetruemeaning 0fcommunivLaunched developers W00dbine Southwest Corp.andtheHerbergef Interests, theproject is thew0rk0f leading multidisciplinary byhighlyrespected c0nsultants planners planner landplanners VossAssociates; urban Sasaki Associates; Larsen, commerce JohnA.Kricensky; hardscape architect Studio API;g0lfcourse architect Design, tnlficengineers Kirkham, lvlichael Scoitl\,4iller & Associates andB0ldue & Smiley; civilengineers C0e& VanLooC0nsullants andPrimas & Associates, ad (see hotel architect HillGlazier holel views onpp.199and216). Bycombining historic concepts andnewdynamic megatrends, such asthegrand hotel with[r planned prototypes (see teams l0rthefuiure Appendices AandE,pp.393and402). community, broad environmenial arecreating beiter
A Environmental Plannino Checklist Desuiption
Source
L0cat0n map
Indicate limitsofprojecl siteinrelation t0thesurrounding area
Planner
Topographic map
Provide contour mapat1 in = 100ft (1:1000), 0rscaleasappropriate depending 0nthesite.
Surveyor
Landuseanalysis
Studycompatibility withsurrounding uses,plans, andpoliciesi approximate mixof uses andphases inwhich market w0uld absorb them.
Planner
Traffic analysis
Calculate averaqe number 0fdailytripsgenerated, distributed t0road systems; identify problems; roadway capacily evaluate traffic count data; analyze intersecti0n capacities; pr0vide f0rairquality dara andn0ise aralysis: consider use01mass transil n0norailsl pedestrian walks, andbridqes.
Traffic consultant
Airquality and noise analysis
Confirm thatproject andtraffic-generated impacts meetlocalstandards.
Environmental enqineer
lJtuan design analysis
qualities Preserve scenic 0fthesite;study effect onviews; consider shadows castby buildings; confirm compatibility withadjacent land uses andexisting built environmenll analyze building orieniati0n parking t0save enerqy; locate t0minimize impact; study character ol landscape.
Planner
GIoMh inducement
Consider useandpopularity ofpr0ject to localpopulation.
Planner
Employment opportunities
C0nfirm availability oflab0r supply anddistance 0ftravel.
Economist
Public services
p0lice, ldentily critical lire,andemergency medical services; confirm location ofhealth public facilities; locate recreational pa s,waterfront facilities including activities, marinas, j0gging paths, trails, bicycle nature walks, etc.
Planner
Archaeological resources
Undeaketestexcavation near known sitesorwherever artifacts areiound.
Archaeologist
plan Gtading
planVvith Provide grade detailed elevati0ns andsh0wexisting c0ntours; specily areato be graded (acres 0rhectares), v0lume 0lcutandfillanditsdisposition 0rsource; describe (location, anyproposed retaining walls height, length, material).
Civil engineer
Siteutilities design
Showlocation andconliguration 0lwater andsewer mains; design stormdrainage systen quantily, including directi0n, andvelocily ponds, 0fprojecled surface run-off; locate retenti0n confirm qassupply; electric,lelephone, andnatural identily rcquired olfsiteimprcvements.
Civil and mechanical engineers
Siteplan andbuilding elevations
0nplan principal show building(s) location; describe uses andarea inftz(m2); locate parkinq siteaccess, roads andI{alkways, andservice areas. 0nelevations indicale principal building materials andcolors.
Architect
Landscape concept
jncluding general Provide descripti0n proposed 0ftypes0f landscaping plantspecies list; preserve exisling veqetation asappropriate; show lakes, lag00ns, fountains, andother waler features; identify terraces andouldoor recreation.
Landscape architect
Geotechnical report
geol0gic Describe existing conditions inc,uding stratigraphy of bedrock andsoils;identify anygeol0gic haTards (faults, orc0nstrainls landslides, adverse soilconditions, significanl provide mineral resources); engineering recommendations t0reduce adverse impacts on theproject fromgrading, potential; slope stability, 0rseismic assess surface water drainage, water table, fresh water potential orsalttidalponds; consider forfl00ding 0r hurricane damage andidentify mitigating measures.
Soils engineer
Sustainable design measures
potential C0nsider applicati0ns fors0larenergy, windpower, thermal storage, 0raywater, waste treatmenl, etc.
Specialty engineers
B BudoetCocrdinaticn Checklist \J
TypicalBudgetSummaryfor 500-roomMid-rateHotel* Anount$
lenJine sumnary budget 1.
3,250,000
Landl
Inlerior finishes fofabove special pools, Sitework, utilities, landscapingr parking, roads Surlace
31,996,242 53.26 28,615,242 53.00 1,200,000 2.22 1,541 2.85 ,000 640,000 1.19
Fumiture, lixlures& equipment Furniture andlinures Kitchen, laundry, andback-of house equipment glassware, (linen, Inventories china, srpplies) lee Purchasing agenl's (cornmunicati0ns, Special systems c0mputer, audiovisual equipment)
10,047,149 18.61 5,068,478 9.39 2,303,853 4.27 1,382,312 2.56 460,771 0.85 1.54 831,735
General conslruction Basic building
o.
2,537 Technical expenses ,670 gueslroom (Consultant fees, sitesurvey, soils testing, field administrati0n, typical m0ck-ups, permit, testing, feasibility study, reimbursables, andmiscellaneous) conslruclion building
4.70
Legal, linancial & administlalion 078,812 (Loan legal lees, developeis commitment, brokerage 0rsyndication fees, ovlnefs andlendefs permits, fee,appraisal, impact lees, rcalestate taxes, ti1le, buildefs risk, liability insurance, licenses, relocation lees, andmiscellaneous) '1,272,492 Malketing & preopening expenses (Advertising, stafl recruiting, lraining andpre-opening activities)
1.26
250,000
Working capilal 8.
Employee housing
0
Interest du ngconstruction
2.36
None
10. Gontingencyl operating deficitreserve
0
2,607,728
4.83
1,349,746 None
2.50 0
53,989,839 100.00 107,980
Totalcosl Totalcosvroom *Seetablebel0wf0rluxury, upscale, andeconomy hotels. lAllowances vary. C0urtesy 0fFnnkF.H0miah, Cost Consultant.
Hotel Cost Indices Classitications
Costindex
($) Castlroon
fanl cost(504roons)
Luxury
1.33 1.20 1.00 0.80
143,613 '129,576
+ 71,806,500 64,767,800 53,990,000 4 3 , 1 9 1 ,-9 0 0
Upscale lMid-rate Economy
10i,980 86384
Dollarestimates to revised location 0l Frank F.H0miah, CostC0nsultant. arcapproximale andsubject costindexes. C0urtesy
App""d; 3ral CoordinationMatrix 'design, T0avoidduplications 0r0missions inthebudget, rcsponsibjlity pufchasing sh0uld beassigned 0nthe constrctiOn, andinstallalion costs0fallstruclures, equipment andfurnishings,'as inthef0llowing (see 0ranequivalent system Chapters 19-21) often referred t0asthe'differentiati0n document.' Basicbudgel calegories C Building construction andsitework 0P operating supplies, inventories, and FD Fixed millwork, decor, andspeciallinishes c0nsumaotes FFEFurniture, fixtures, andequipment SS Special hotel systems Design teammembers andconsultants A Architect AC Acousticalconsultant AV Audiovisualconsultant CE C0nstructi0n estimator 0rconsultant CIV Civil engineer EV Elevator consullant EE Electrical engineer F Firep|0tection consultant
G GC I lN K L LS LT
Graphics designer General contractor Interior designer Installation c0ntractor 10rFF&E items Kilchen, ba',a1dl00dse1/ice consullanr Laundry consultant Landscape architect Lightinq consullant
Areasof responsi biIity
MC ivlillwork contractor ME lvlechanicalengineer 0 Operator'spurchasingdepartment 0- Subject leasing option PA Purchasing agent forFF&E items S Syslems consultanl ST Structural engineer V Vendor
Budget Estinated Designed Contract Puchased lnstalled categuy by by doc'sby DY DY
1 . General conslruction
A/ST/AC/FA/ST
GC
GC
(seating, 2. Furniture casepieces, etc.) a.lvlovable b.Fixed/millwork
FFE FDI
I
PA GC/MC
PA/IN GC/MC
3. Artworlanda]tilacls
FFE
I
PA
PA/IN
4. Flooring a.Carpeting andpad b.lrarble, decorative tile,andw00d quarry c.Concrete, resilient tile,ceramic tilebathrooms, tilekitchens andpantries, etc. Wallcovering a.Vinylinguestrooms b.Vinyl inpublic areas c.Paneling/marble/other decorative linish d.l\ilasonry andplaster, drywall, andpainiorceramic tilein bathr00ms, kitchens, andpaniries
FFEII FDII
IPA
ccEVA
AGG
PA/IN GC GC
ccE
AGCGC IPAGC I GC/MC GC NI
GC/MC GC
AGCGC GC/MG VA
GC/MC
rGc
FDI FDI
ccE
Ceiling linish a.Paint oracouslic tile b.Colfered 0rother decorative treatments
cGEVA FD I
7. Doors(finishes, hardware, d00rfames, etc.)
CCEVA
AGCGC
partitions (ballrooms L Moveable andmeeting rooms)
ccEvA
AGCGC
9. Lighting a.Plug-in decorative lixlures b.Fixed decorative lixlures c.General lightin0 d.Conduit, wiring anddimming systems
FFEIIIPA FFE I C CE C CE
1 0 . Mechanical, (sprinkters, eleclrical, lile-salety, andsecurity syslems standpipes, firehoses, smoke delectors, alarms, fifeextinguishers, etc.)
CE
r/A
I/TT VNEE NEE
UNEE I,iEE A/EE
PA GC GC
A/MVEE/FA/ME/EEGC
PA/r1'l PA/IN GC GC GC
lsso
Appendices
Arcas ol responsibility
Budget Estinated Designed Conttact Puchased lnstalled doc\ by by by categjry Dy Dy
11. Elevators andescalators a.Equipment doors andframes b.Cabinteriors,
ccE ccE
12. TVsystem a.Conduit b.Equipment andwirinq
C
13. lV sulveillance systems a.Conduit b.Equipment andwiring 14. Telephones a.Conduit b.Equipment andwiring licphones c.Pub 15. Computer, Intelnet, andreservations systems power (UPS) supply andconduit lorcomputer systerns a.Uninterrupted b.Equipment andwiring systems 10. Audiovisual a.Fixed equipment andwiring b.Movable equipmeni c.Conduit pfojection d.Builtin screens 17. Food-service equipment a.Kitchen, bar, andpantry equipment setinplace machines b.lceandvending c.l\.4echanica andelectrical rough in,final connections, andventilation d.Food-service carls 18. Laundry anddry-cleaning (setinplace) a.Equipment electrical r0ugh-in, final c0nnections, andventilation b.Mechanicaland c.Linen chLte (vacuum 19. Housekeeping andmaintenance equipment cleaners, maid's polishers, carts,llo0r t00ls, maintenance sh0p equipmenl, etc.)
ss
CE
s
A/EV GC A/EV/EE VAAGGGC
GC
A/EVS
A/EE
GC
GC
A/EEIS
A/EE
GC
GC
GC
sn
s/v
sss
s^f
sn,
0r
CE
A/EE
A/EE
s8
0
oN/t
ulvA
ccE
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21. 0lficeandflontdeskequipment a.olfice furniture, files, vaulls, business machines, c0piers, elc. boxes b.Saledeposit c.Baggaqe carts
FFE FFE 0P0
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23. Recreation facilities tennis courts, etc. a.Pools, b Equiprnent
v
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20. Stolage shelving a.Flxed wood b.l\4etal movable
(movable 22. Meeting roomequipment stages, dance floors, lecterns, easels, etc.)
v
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0 GC PAIIN PA/IN
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24. Window coverings a.Dmperies, tracks, andblinds b.Valances
FFE FD
I I
I I
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PA GC/MC
25. Shower cu ains
FFE
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26. Shower lods/door assemblies
c
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27. Vanities
G
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28. Mirors a.Public areas andguestrooms b.Bathrcoms
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30. Bedspreads
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31. Mattlesses andboxsprings
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32. linens,bedding andtefiy
OP
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33. Unilorms
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glassware, 34. Tableware ilatware, h0lloware,lable linen, etc.) {china,
OP
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35. Kitchen andbal ulensils andsmallwales
OP
0
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36. Foodandbeverage consumablcs
OP
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29. Accessories a.Towel paper bars andshelves, tissue dispensers, h0lders, robeh0Oks, etc. b.Closet shelving andclothes rods c.Luggage racKs
ccE c
37. Working inventofies guestroom O P a.0lfice supplies; cleaning, laundry andmaintenance suppliest (wastebaskets, andbathroom supplies soaps, tissues, etc.) b.l\ilenus andprinted foms OP
0
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38. Intedor signage
FFE
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39. Exteiior signage a.Building identjfication signs b.Directi0nal, traffic, andparking signs
ss
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40. Interior landscaping planters a.Fixed planters b.l\4ovable c.Plants d.Water leatures
G
c
l/A/ts r/Ls
FFE FD FD
41. Exterior landscaping a.PlanteIS b.lrrigation anddrainage c. Planting, wateFfeatures andhadscape
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palking, 42. Roadvirays, andwalks
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(vans, golfcarts, grounds 43. Vehlcles care trucks, etc.)
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Appendices
Typicalproiectscheduleand global developmentcost index map*
O NO8IHAMEncA
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a
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,
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E asouTH
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gONottheastn NA 96 73 SE & S.AILNA ./6 d^etrze 1 05 West Cnt NA lc- banJ€n
85NwN.cnt.NA # i:;'#'*
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1 2 3 4 5 6 7 B9 ro r tz
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b
.85 Singapom .80 KualaLumpur .70 B8ngkok
80 Lisbon 85 Madrid 90 Barcelma {tAFFrca 95 Berlin .8! GeiP 85 Franldort Naimbi .86 82 Strasbourg 85 Budapest 88 Lagos B0 Bucharest .S4Abidjan .80Tunis 8e Sofis 86 St.Petersbum - .BeTangier .83Casabla 90 Moscow .EsKinshasa 86 Minsk g0 Lusaka 1.00Secti
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Foundations/subslructure preliminaries Interior design Construction documents Interior design documents Permits Bids Constluclion Siteworkipiling SubstructLrre Superstructure/to\,ver l\iasonry Roofing
F7
Foundations
Typical CPM node detail
l-ath/plaster/drywal I Flooring Tilework lVarble/special finishes Doors/windows Carp€ntry/millwork Glass/mirrors %inting Har0ware Plumbing/sprinklers lVechanical Electrical Elevatof s/people-movers Reirigeration Teephones
F7
Special systems Public area FF&E Tower floors FF&E Sofvgrand openings Legend: Scheduled nae;^n miloetnnoc
Builm d ilestones:
'H
I
V V Intermittent Fabrication ?-V VA-Concept B Building documentationC-FF&E D-FF&Elayoul E Sitemobilization F-Superstructure GTopout H/lSofycrand openings
"Scfredule isbased onDesign/Bid/Award Construction Systern withearly f0undati0n buildoptlon. Indexes areapproximate andsubiecl tochange
C F-lotel Classificaticns (selected 1 Super-luxury examples) andhigher] [$400 FourSeasons Hotel,NewYork Hotel Paris deCrillon, TheLanesborough, London 2 Luxury-deluxe andhigher] [$300 Aman Resorts Four Seasons Mandarin Peninsula Regent Ritz-Carlton Rosewood St.Regis Collection 3 Luxury [$160-300] Club Med Concorde Conrad lnternational Doral Fairmont Gran Melia Hilton Hilton International Hyatt Inter-Conti nental Kempinski Maniott Melia Meridien Nikko 0beroi 0mni Park Hyatt
Sandals Shangri-La Sheraton Sofitel Swissotel TajGroup Vista WHotels Westin Wyndham 4 Upscale [$100-160] Adam's Mark Bilderberg Clarion Courtyard byManiott Plaza Crowne Dorint Doubletree Tulip Golden Hilton Inn Holiday InnSelect Novotel Provobis Radisson Red Lion Riu Thistle Wyndham Garden 5 All-suite andhigher] [$120-180 Doubletree Suites Embassy Suites Marriott Suites RIHGA Royal
6 Extended-stay weekly] [$70-180or$200-700 Candlewood Suites Extended StayAmerica Hawthorn Suites Homewood Suites byHilton MainStay Suites Residence InnbyMarriott Staybridge Suites Studio 6 Plus Studio Summerfield Suites TownPlace Suites Woodfin Suites 7 Mid-rate 10] [$70-1 Best Western Blue Marine Country InnbyCarlson Four Points Sheraton Holiday lnn Holiday lnnSunspree Howard Johnson Little America Melia Comfort Mercure Moat House Musa 0utrigger Posthouse Inns Quality Ramada lnns Scandic SolElite
8 Mid-rate Limited-service [$/o-110] Amerhost Inn Amersuites Comfort lnn Drury Inn Hampton Inns Hilton Garden lnn Holiday InnExpress l-aQuinta Wingate Inn I Economy [$60-i0] Baymont Inns Best lnns Days lnn Etap Fairfield Inns lbis Ramada Limited Red Roof Inns Rodeway Inn Travel lnn Travelodge 10Budget lto$601 Budget Host Budget Inn Cross Inns Country EconoLodge Formule 1 Knight Inn Microtel Motel 6 Sleep Inns Super B
SeeChapter 1fordiscussion ofclassifications. Average rateofstandard unit[approximate US$]subject tochange. Fulllistings arenotincluded.
D Ten-year Fcrecast of NetOperating Inccr^ne year Calendar No.olrooms No.ol occupied rooms 0ccupancy Average rate
Year 1 275 65,244 65.0% $127.32 $000
Revenue Rooms Food Beverage Telephone Minor operated depts. Renls andother income Total
Year 2
g8;307 3,438 619 316 569 114
275 70,263 70.0y" $ 1 3. 1 4 oloof gross
$000
62.1 25.7 4.6 2.4 4.3 0.9 'r00.0
$9,214
7,597
24.7 78,1 53.8 66.3 43.1 56.9
2,173 3,340 179 393 6,085 8,60i
0perating expenses Administrative & general lvlanagement fee lVarketing Franchise fees Property oper. & maint. Energy Total
1] 2 9 401 748 415 489 462 3,644
8.4 3.0 56 3,1 3.7 3.5 27.3
1,185 441 785 461 582 479 3,933
profit Gross operating
3,953
29.6
300 58 134 492 $3,461
Depailnental expenses* Rooms Food & beverage Telephone Minor operated depts. Total Departmental income
Fixed expenses Property taxes Insurance Reserve forreplacement Total Netoperating income
la aA?
2,051 3,1 6B 170 377
Year 3
o/o of gross
Year 4
275 73,274 73.0y" $135.07 $000 okof gross
275 74,278 74.0% $139.12
$10,334 4]34 744 -3BB
62.7 25.4 4.6 2.4 4.1 0.8 r 00.0
$9,897 3,972 715 372 625 125 15,706
62.9 25.3 4.6 2.4 4.0 0.8 100.0
23.6 75.7 51.4 65.6
2,275 3,488 187 407 6,357 9,349
$000
Year 5 275 74,278 74.0V" $14330
o/o of gross
$000 okof gross
646 129 16,375
63.2 25.2 4.5 2.4 3.9 0.8 100.0
$10,644 4,258 766 399 665 133 16,865
63.2 25.2 4.5 2.4 3.9 0.8 100.0
23.0 74.4 50.3 65.1 40.5 59.5
2,356 3,610 154 420 6,580 9,795
22.8 74.0 50.0 6s.0 40.2 59.8
2,427 3,718 200 432 6,777 10,088
22,8 74.0 50.1 65.0 40.2 59.8
7.5 3.0 5.2 3.2 4.3 3.2 26.8
1,275 491 845 517 737 510 4,375
7.8 3.0 5.2
4.0 3.3 26.8
1,234 471 817 495 677 495 4,189
26.8
1, 3 1 4 506 870 532 755 525 4,506
7.8 30 5.2 3.2 4.5 3.1 26.8
4,674
31.8
5,160
32.7
5,420
33.0
5,582
33.0
2.2 0.4 2.0 3.7
309 60 471 663
2.1 0.4 3.0 4.5
318 62 655 851
2.0 0.4 4.0 5.4
327 64 675 'r,046
2.0 0.4 4.0 6.4
337 66 695 1,078
2.0 0.4 4.0 6.4
253
$4,011
27.3
$4,309
27.4
$4,374
26.7
$4,504
26.7
? 714
673 348 599 120 14,692
+t.+
58.6 8,1 3.0 5.3 J. I
Revenue andexpense amounts areexpressed inlhousands oldollars. *Departmental expense ratios areexpressed asa percentage ofdepartmental revenues. Forecast c0urtesv ofHVSInternational, NewYork
4.5 J. l
Appendices
401 |
Year 7
Year 6 275 74,278 74.IVo $147.60 $000
Year I
275 74,278 74.0% $152.02 Yoof gross
$000
YeuI
275 74,278 74.0% $156.59 Yoof gross
$000
$10,963 4,385 789 411 685 137 17,370
63.2 25.2 4.5 ?.4 3.9 0.8 100.0
$11,252 4,517 813 423 706 141 17,892
63.2 25.2 4.5 2.4 3.9 0.8 100.0
$rr,631
2,s00 3,829 206 445 6,980 10,390
22.8 74.0 50.1 65.0 40.2 59.8
2,575 3,944
275 74,278 74.0% $161.28 %ol grass
$000
837 436 727 145 18,428
25.2 4.5 2.4 3.9 0.8 100.0
$11,980 4,792 863 449 749 150 18,983
459 7,190 10,702
22.8 74.0 50.1 65.0 40.2 59.8
2,652 4,062 218 473 7,405 11,023
22.8 74.0 50.0 65.1 40.2 59.8
896 548 782 541 4,641
7.8 3.0 5.2 3.2 4.5 3.1 26.8
I,394 537 923 565 805 557 4,781
7.8 3.0 5.2 3.2 4.5 3.1 26.8
1,435 553 951 582 829 574 4,924
7.8 3.0 5.2
5,749
33.0
5,921
33.0
347 68 716 1, 1 1 0
2.0 0.4 4.0 6.4
358 70 737 1,144
$4,639
26.7
$4,777
1 ?(? 3ll
ztl
Year 10 275 74,278 74.0% $166.12 %of gross
okof gross
3.9 0.8 100.0
$12,339 4,936 B8B 463 771 154 19,551
63.2 25.2 4.5 2.4 3.9 0.8 100.0
2,731 4,184 225 487 7,627 11,356
22.8 74.0 50.1 65.0 40.2 59.8
2,813 4,310 231 501 7,855 11,696
22.8 74.0 49.9 65.0 40.2 59.8
4.5 3.1 26.8
1,478 569 979 599 854 591 5,070
7.8 3.0 5.2 3.2 4.5 3.'l 26.8
1,523 587 1,009 617 880 609 5,225
7.8 3.0 5.2 3.2 4.5 3.1 26.8
6,099
33.0
6,286
33.0
6,471
33.0
2.0 0.4 4.0 6.4
369 72 759 1,178
LU
380 74 782 1,213
2.0 0.4 4.0 6.4
391
0.4 4.0 6.4
/o
2.0 0.4
1,249
6.4
26.7
$4,921
26.7
$5,073
26.7
$5,222
26.7
a 6^)
oJ.l
5.t
63.2 25.2 4.5
$000
2.4
E Market I rendOheckl ist
Trends, particularly long-range megatrends,are increasinglyuseful in creating successfulmarket prototypes.The successfuldevelopmentof worldwidehotels, resorts,and relatedamenitieswill depend, to a large extent,on more effectivemarket researchand trend analysis,in which consumer feedbackis key, typicallyobtained throughhighlymotivatedresearchers trained in the latesttechniquesfor probingpreferencesof consumersfrom 'Generation X' in marketsfrom Shanghaito Detroit.For 'fitness example, and healthconsciousness': the megatrendchosen by PresidentKennedyas a mantrafor hisadministratjon, benefitedconsumersas well as healthfoods, sportsfashions,and spa resorts.lts effect was equaled by only one other megatrend-the aging population.UsingAristotle'sprincipleof generative systems,the skill of the marketdesignteam in incorporating the maximummegatrendsin the facilities programgreatlyaffectsthe hotel'ssuccess. Yearsof casestudieson outstanding projects, rangingfrom the 1960s era's most successfulHyatt RegencyAtlanta atrium hotel,to its laterfantasyresortcounterpart, the Hyatt Regency Kaanapali in Maui, Hawaii, The Boulders and The Buttes resoftsin Arizona,such prototypesas ResidenceInn,EmbassySuites,and Coufiardplusthe waveof extended-stay, by-Marriott, vacationownership,spa, boutique,mixed'ultratel,' use and entertainmenthotels, demonstratethat hotel values grow far greaterwhen based on advancedtrends. Thereforethis approachforms a valuable fundamentaltool for future develooment. Popularmegatrendseffectinghotels and their potential product types are listed belowand discussedin the trend sections of the relatedchaoters: ) Emergingfree-marketeconomies:growing international traderequiring moreeffective business hotel infrastructure,product exhibition, and worldtradecenters. I Peacefulconditions:easingtravelto formerly unstable areas now permitting wodd-class tourist resorts and hotel
infrastructure fromluxuryhotelsto budget inns. lMultinational busrness communities'. requiringinternational conference, training and trade centers,suburbanoffice parkhotels,and hotelbusinesscenters. r Speca/ conferenceand conventionmarkefs:includingdedicatedgrowinguniversity centersand affordableconvention hotelsfor not-for-prof it organizations. r Sophr'sflcated independent travelers. combiningvariousVpes of fantasyresorts, islandgetaways,vacationvillages, spa, ecotourist, and boutiquehotels. I Perceptionof value:focusingon efficient all-suiteand extended-stay hotelsas well as the latest limited-service, economy, prototypemodels. and super-budget I Perceptionof choice.growingvarietyof new segmentsrangingfrom boutiquehotelsto urban resort waterfront, enteftainment, sportsstadrum,and spateltypes. I Environmentalconservation:pioneering ecotouristhotelsand resortswith exotic wildlifepreserves, aviarysanctuaries, and animaland marinehabitats. I Sense of place, tradition, and historic preseruation:ensuring contextualrelationshipof hotelto location,with appropriaterestoration and designsensitivity. r Fifness and health consciousness: includingexerciseand stressrelieffrom hightech livingthrough relaxinghealth and spa resorttechniques. I Aging population. requiring senior residences and communitieswith pre-care wellness centers,specialty clinics,andoutpatienthealthtels at medicalcampuses. a lncreased oppoftunities for self-development'. including professional interest groupand seminarretreatswith specialty librariesand researchfacilities. a Increasedfamilyvacations: includingtrend toward greater family vacation opportunitiesenhancedby furtheradvancesin vacationownershio. I Greateroppoftunitiesand businesstravel forwomen:requiringprivacy,comfort,and security,includingoutdoor areas, and suitesfor businessmeetinos.
1 lnformality and functionalily. including clear preferences for informalbut highly styledresidentialdecor as well as functionalfurnishinglayouts. I Senseof styleand theater.includinghigh qualityof art, architecture,and interior design as well as performingarts and entertainment at hotelsand resorts. I Excitingcuisine. offering gourmet buffet food fair, multithemedhybrid cuisines, health/juicesandwich bar, and bistro/ coffee/tea loungesoftentiedto shopping. I Enteftainmentactivities. including minithemeparks,festivalatriumplazas,sports events,teen centers,themed shopping, retailvillages,and airline-style lounges. I Gaming., Chapter13, casinohotels. I Scenicaolf: Chapter4, the golf resort. a Islandgetaways'.Chapter4, the island resod. I Unique natural site contexfs:Chapter 4, the sitecontextresort. a Vacationownershipand sharedyachting: Chapter4, vacationownershipand condominiumresorts,the marinahotel,and the ski lodge. I Multiusecommunities'.including master planneddevelopmentsin Chapter4, the multiresort destination comolex and Chapter12, plannedcommunitydevelooments. I Variedmixed-use complexes'.including teamwork between public and private sectors in developingmajor mixed-use urbansitesand seniorresidence,assisted-living,and medicaloutpatienthotels (seeChapter12). I Vefticalyliered ultratel towers: featuring guestroomsin variedlocationsof shared towersdependingon localmarketfactors (seeChapter12). I New technologyand futurist concepfs: introducingspacetels, marinetelsand floatels(seeChapters14 and 24). a Convenientautomatedtravelinfolreseruaf/onsysfems:creatingan Internetbuyers' virtual electronicbazaar and dynamic hotelclassifications. a Wholesomecuriosity:ensuringthe developmentof evermorepopularconcepts.
-liavel F International F-lctel and Organizations Acronym )rganization naneandaddress
Acronym )roanization name andaddress
AIT
IFTO
International Federation ofTour 0perators East Sussex, UK www.world-tourism. org/omVaff iIiate/ifto. htm
HEI
International Hotels Environment Initiative London, UK www.ihei.org/main.htm
Alliance lnternationale duTourisme International Touring Alliance Geneva, Switzerland www.aitgva.ch
AH&[/A American Hotel Association & Motel Washington, DC,USA www.ahma.com ASTA
American Society olTravel Agents Alexandria, VA,USA www.astanet.com
IHRA
Internatiional Hotel & Restaurant Association Paris, France www.ih-ra.com
AT[/E
Association ofTravel Marketing Executives Washington, DC,USA www.alme.0rg
r0T0
Indian Tourism 0cean 0rganisation Perth, Australia www,ioto.org
CTO
Tourist Caribbean 0rganisation Barbados, British West Indies www.caribtourism.com
OTENI
EHMA
European Hotel Managers Association Rome, ltaly www.ehma.com
0rganisati on duTo ur isneEuro-M6dite rran6en (EMT0) Euro-Mediterranean Tourism 0rganisation Nice, France www.otem.org/anglais
PATA
European Travel Commission (CET) Conmission Europ6enne duTourisme Brussels, Belgium \,Vww, etc-europe{rave l.org
Fhcific Area Travel Association Bangkok, Thailand ww,pata,org
SITE
Society ol Incentive & Travel Executives New YorkUSA www.site-intl.org
UFTAA
Universal Federation Agents' ofTravel Associations Monaco www.uftaa.com
UIC
lnternationale Union desChenins deFer International Union ofRailways lhris,France www.uic.asso.fr
WATA
World Association of Travel Agencies )rganisation Mondiale desAgents deVoyage Geneva, Switzerland www.waia.nel
WTO
World Tourism 0rganisation (0MT) )rganisation Mondiale duTourisne Madrid, Spain www.world{ourism.org
WTTC
World Travel andTourism Council London, UK www.wttc.org/
ETC
HCIMA Hotel & Catering International lVlanagement Association London, UK www.hcima.org.uk HOTRECConfederation ofNational Associations olHotels, Restaurants, intheEU andCaf6s Brussels, Belgium ww.hotrec.org HSMAI Hospitality Sales andMarketing Association International Washington, DCUSA ww.hsmai,org IATA
International AirTransport Association Geneva, Switzerland www.iata.org
IACC
International Association ofConference Centers St.Louis, M0,USA www. iacconline.org
ICCA
International Congress & Conventions Association Amsterdam, TheNetherlands gresscity. www. con com/i cca
G BiblioEraphy
Hotel and resort developmentand planning guidelines
Rushmore, Stephen, Dana Michael Ciraldo andJohn Schm id AnneM.Internati onalHotelBedesrgn. New M Tawas. Hotel lnvestments Handbook. New York: York: PBC International, 1990, West 1999 Group, Schmid, AnneM.andMaryScoviak-Lerner, /nterRutes, Walter A.andRichard H.Penner HotelPlannational HotelandResort Design . NewYork: PBC ningandDesrgn. NewYork:Whitney Library of International, 1988. Baucom, AlfredH.Hospitality Design fortheGrayDesign, 1985. Tackach, James. 6realAmerican Hotels, Luxury ingGeneration . New York: Wiley, 1996. Schwanke, Dean, etal.fresorl Development Handbook. Palaces andElegant Resorts. NewYork: SmithBaud-Bovy, Manuel andFredLawson. Tourisn and Washington, DC:ULI-theUrban Land Institute, mark, 1991. Recreation: Handbook of Planning andDesign. 1997. Ypma, Herbert. HipHotels:Cily. London: Thames & Oxford: Architectural Press, 1998. Stipanuk, David M.andHarold Roffman. Hospitality Hudson, 1999. Berens, Carol. HotelBars andLobbies. NewYork: Facilities Management andDesign. EastLansing, HipHotels: Escape London, Thames & McGraw-Hill, 1997. Ml:Educational Institute oftheAH&MA, 1992. Hudson, 2000. Davies, Thomas D.andKimA.Beasley. Design for Suchman, Diane R.,eIal.Developing Timeshare and Hospitality: Planning lor Accessible Hotels& Vacati on-0wnersh ip Properties.Washi ngton, DC: Hotel,motel,and resort Mofe/s. New York: Nichols, 1993. UL|-the Urban Land lnstitute, 1999 GeeChuck YResort Development andManagenent. history East Lansing, MI:Educational Institute ofAH&MA, 19BB Belasco, Wanen James. Americans ontheRoad, Henderson, Justin. Casrno Design: Resorts, Hotels, FromAutocamp to Motel,1910-1945. CanandThemed Entertainnent Spaces. Gloucester, bridge, MA:TheMITPress 1979. MA:Rockport,1999. Banger, Albrecht and 0tto Riewoldt. Designer CurlDonald Waller. Mizner's Florida: Anerican Resort Hufladine, Margaret. Project Managenent in Hotel Holels. New York: Vendome Press, 1993 Architecture. Cambridge MA:[/lTPress,1996. andResort DevellpmenL New YorkMcGraw-Hill, Beng,TanLock.Tropical Retreats; ThePoetics of Donzel, Catherine, AlexisGregory andMarcWalter 1993 P/ace, Singapore: Page Publishing, One 1996. Grand American Holels.NewYorkVendome -. Resort Design; Planning Architecture, Wendy. lnternational andlnte- Black, HotelandResort Design Press 1989. rrcrs. New York, McGraw-Hill, 2. Glen 2000. NY:PBC Cove, International, 1991. Jakle, JohnA.,Keith A. Sculle andJefferson S. Kaplan, Michael. TheNewHoteL lnternational Hotel ClubsandResorfs; Designing for Recreation and Rogers. IheMotel inAnerica. Baltimore: Johns andResort Design 3. GlenCove, NY:PBCInterlersure. Glen Cove, NY:PBC International, l993. Hookins. 1996. national, 1998. deVleeschouwer, 0livier. NewHotelDesigns.Paris Kramer, J.l. TheLast oftheGrand Hotels.New York: Lawson, Fred.Hotels andResorts: Planning, Telleri, Design 1998. VanNostrand Reinhold, 1978 andRef urbish menl.0xford : Butterworth Arch itec- TheHospitality andLeisure Architecture of Wimber- Lapidus, l.Aonis. AnArchitecture ofJoy.Miam i: Seeture1995 lyAllison Tong & Goo.Gloucester, MA:Rockport, m a n n , 1 9 7 9 . Mill Robert Christie. Besortg Management 1997. and1perLiebs, Chester H.MainStreet toMiracle Mile.New allon. New YorkWiley, 2001. HotelFacilities: NewConcepts in Architecture and York: Graphic Society 1985. Penner, Richard H.Conference Center Planning Desrgn. Tokyo, and Meisei, 1997. Limerick, Jeffrey, Nancy Ferguson andRichard Desrgn NewYork: Whrtney Library of Design, Knapp, Frederick. HotelRenovation Planning and }liver, America's Grand Resort Hotels. New York: 1991. Desrgn. New York: McGraw-Hill, 1995. Pantheon, 1979. PKFConsulting. HotelDevelopmenf. Washington, lVoreno, Elena Marcheso. Hotels: lnternational Design McGinty, Brian. ThePalace lnns.Harrisburg, PA: DC:ULI-the Land Urban lnstitute, 1996. Portfolios. Gloucester, MA:Rockport 1998. Stackpole, 1978. Portman, JohnandJonathan Barnett. IheArchitect Mostaedi, Arian. Design Hotels. Barcelona: LINKS, Meade, MartinandJeanLarteguy. Grand )riental asDeveloper. New York: McGraw-Hill, 1976. 1998. Holels. New York: Vendome Press, 1987 Raleigh, (ed). NewHotelArchitecture: LoriE, andRachel J Roginsky Modern Hotel Design, aPic- Pevsner, Nikolaus .AHistory ofBuilding lypes. PrinceHotellnvestnenls; /ssues & Perspecllres. East torial Survey . Tokyo: Meisei, 1993. (chapton,NJ:Princeton University Press,1976 Lansing, Ml:Educational Institute oltheAH&MA, Radulski, JohnPandWilliam Weathersby, Jr.P/eater11,pp.169-1 92). 1999. sureParadises: lnternational Clubs andBesorls. Watkin, David.GrandHotel.NewYork:Vendome Ransley, JosefandHadyn Ingram, eds.Developing Glen Cove, NY:PBC International, 1997. Press, 1984. Hospitality Properties and Facilities. }fiord: Riewoldt, }tIo.HotelDesign. CorleMadera, CA: Williamson, Jefferson. The American HoteL anAnecButterworth-Heinemann, 2000. Press, Gingko 1998. dotal History. New York: Alfred A.Knopf, 1930.
Hoteland resort proiects(illustrated)
H lllustraticn Listand ldeaFinder Preface
Theboutique hoteladdition Shoreham Hotelll, NewYork boutique hotellhe Standard, Los Theultratel Shanghai WorldFinancial Center, Thenightclub Angeles, Galifornia Ghina
1 Overview Hotel varietiesnultiply EvolulionaryTree Diagram
2 DowntownHotels Theversatile boutique busrness andtourist hotel W SanFrancisco, California
Entertainment
hotefs
Theon-airport interchange hotelSheraton ParisAirportHotelCharles Roissy, deGaulle, France Theintegrated airport terninalholelHyaltRegency0rlando International Airport, Florida Ottice park hotels
Theiconof a theatrical hotellhe ThehighlechofficeparkhotelHotelKyocera, entertainnent Weslin NewYorkal TimesSquare Kokubu Hayato Technopolis Center, KagoAnentertainnent hotelat the'world's crossroads' shima, Japan HiltonTimesSquare, NewYork Country inns and bed & Thesplttsentertainment resodTheWestinParl breakfast inns Towers, SanDiego, Calilornia Theeducational entertainment hotelMoody Gadens The innTwnFarms,Barnald, super-luxury country Hotel, Galveston, Texas Vermonl Thesports inlownresortSkyDome entertainnent The ecocountry inn\fusuhara Visitors Center, Japan Renaissance Hotel, Toronto, Canada Thefuturistic innNoloMonzen country FamilyInn, lshikawa, Japan Watertront hotels
Downtown business and tourist hotefs 'citywithin Thenewdowntown a city'TheRilzgateway Boston's downtown watelront hotelBoslon Hybrids and other suburban Millenia Garlton, Singapore inns Harbor Hotel, Massachusetls A creditto the iconof historicbusiness and The urban waterfrlnt view hotel Seaporl Hotel, touristhotelsThe FairmontSan Jose. Thenultiplesegment urbane hotelHyatl suburban Boston, Massachusetls Calilornia Regency LaJollaat Aventine, SanDiego, Awatelront convention hotelThe PanPacificHolel Theversatile hotelW boutique busrness andtourist Galilomia Vancouver, Canada SanFrancisco, Galilornia The suburban hotelinanexpanding urbanareaThe 'sail' edgeYokohama The boutique business andtourist holelSoHoGrand, Thetowering at thewater's Manhatlan Holel,Makuhail, ChibaPrefecGrand Inter-Gontinenlal Hotel, Japan NewYork lure,Japan The downtown waterfrlnt reslrt Hawk Holel& Sea Thetallestdowntown holelBaiyoke Sky Hotel, Thesnallcityhotellnn ontheBiltmore Estale, Resort, Fukuoka, Japan Bangkok, Thailand Asheville, NorthCarolina Thecontextual downtown hotelFourSeasons Hotel, gualily' The' nuseum holelNaoshima Gontemporary Mexico City,Mexico ArtMuseum andAnnex, Naoshima, Japan 3 SuburbanHotels 'sliver-site' Theelficientdowntown hotel Holel Theuniversity hofelThe SlatlerHotel,Cornell UniSofilel, NewYork 'flagship' versity, lthaca, New York Theon-airport hotelHyall Regency Thetwintowerbusiness andtourist holelFarEastem Thesmalltownriverview holel Eola Hotel. Paris-Charles deGaulle, Roissy, France Plaza Hotel, Taipei, Taiwan Natchez, Mississippi Thedowntown nicro-hotel Toyoko Hotel Boadside Gapsule hotels and motels 0hmori, Tokyo, Japan Thebudget roadside mole/Motel6 protogpe, 4 Resorts Boutigue hotefs NorthAmerica Theversatile nid toupscale hotellnotelGourtyardThe seaside sitecontextual resortThe WeslinRegina Thebeach hotelDelano, boutique MiamiBeach, prototype byMarrioll Golf and Beach Resort, Los Cabos, Mexico Florida protoThe super-budget roadside notel Formule 1 Theluxury boutique hotelTheMercer,NewYork Golf, beach and tennis resorts type,France Stylistic diversity inboutique hotelsThe Hempel and Blakes, London, England Theseaside siteconbrtual resortThe Westin Regina Airpoft hotels Thegallery boutique hotelGhambers, NewYork GolfandBeach Resort, LosCabos, Mexico 'hotel Theboutique oftheSlars'Mondrian, West Theon-airport holelKempinski blended Airport Thenodernbeachfront resorlSandalsRoyal Hollywood, Galifornia Hotel Munich, Germany Bahamian Resort & Spa,Nassau, Bahamas
1406
Appendices
Theislandenvironmental resorlFour Seasons Resorl Hualalai, Kona, TheBiglsland, Hawaii Theislandocean-view resorlThe Orchidat Mauna Lani, TheBiglsland, Hawaii Theisland inland-view resort lhe Lodgeat Koele, Lana'i, Hawaii Theislandcoastal-view resortManeleBayHotel, Lana'i, Hawaii Theislandplantation resorlThe Ritz-Garlton Kapalua, Maui,Hawaii Europe's islandconvention reslrtGran Holel Meloneras, Costa Canary lslands, $pain gaming China's island resortWest lslandGolfand Gasino Hotel, Hainan lsland, China prlgram, Egypt's wellconceived resortexpansion moreambitious thanthePyranids RedSearim resortmap An original resortdesignvocabulary Sheraton Miramar Resort el Gouna, Egypl A multicourt resortdesign Inler-Continental Taba Heights Resort, SinaiCoast, Egypt Theresortwiththespectacular RedSeaviews FourSeasons Resort,Sharmel Sheikh, Egvpt, A Cracker-style resortdesignHyatt Regency Poinl Coconut Resort, Naples, Florida An idealsite-blended resortdesignLongPoint Resort Hotel, Palos Verdes, Calilornia Anineteenth-century themed resort desrgn TheRilzCarlton HalfMoonBay,Calilornia Thegrowing USgolfresortexperience DoralGolf Resort andSpa,Miami, Florida Thegrowingglobalgolf resortexperience The Greenbrier at WestVillageGolfResoil, Fukushima, Japan
Vacation village theming Sandals St. LuciaGoll Theecotourist resltt at the rainforest's edge Resort & Spa,WestIndies Sheraton Timika Hotel, lrianJaya,Indonesia Entertainment atvacation r//ages Sandals Antigua Theecotouilst wilderness resorlHotelExploraen ' Patagonia, Resoil& Spa LakePehoe, Chile Thebotanicallhydroponic resorlCuisinArt Resort& Theecotourist desertresortHotelExploraen Spa,Rendezvous Bay,Anguilla, BWI Atacama, SanPedro deAtacama, Chile Vacation ownetship and condominium resorts Thethemedvacation ownership resorlHilton GrandVacalions Clubat Hilton$eaworld lnternational Center, 0rlando, Flolida gollresortMarriottVacaThevacation ownership lionClubIntemational at Marriott's Grand VistaResort, 0rlando, Florida The vacation ownership oasis resortHyalt Regency LakeLasVegas Resort, Nevada Thevacation ownership skilodgeresorlHyattHigh SierraLodge, NorthLakeTahoe, Calilornia Thevacation ownership desert mountain resortFour Seasons ResortClub,Scottsdale at Troon North, Arizona gnYacation Vacati on ownersh ip unitdesi ownership unitplans Theislandmultiresort condoniniun Cayman Grand Harbour, Grand Cayman, BWI
M uftiresort destination GOmplexes Theisland contextual nultiresort CostaSmeralda, Sardinia, ltaly,TheLuxury Collection, StarwoodHotels andResorts The multiresort'nautica| conference cenlerJumeirah Beach Resort Conference Genler, Dubai, UAE The multiresort boominggamingcommunity Laughlin, Nevada Themultiresort booming entertainment community Branson, Missouri Besort theme parks
parkGaribbean A fantasy waterpark-based theme BayWaterpark, Seoul, SoulhKorea Thefocused entertainment andactivity-based theme parkTatilya Park, Westlstanbul, Turkey Theculturallhistoric-based themepark Taiwan FolkVillage, Ghang Hua, Taiwan Themovieandislands themed resort Universal Mafina hotels 0rlando, Florida TheRosetta Stoneof themeparkdesignPark TheCaribbean marinaresortThe Marinaat attraction matrix Atlantis, Paradise lsland, Bahamas plantheme pukMagic The hub-and-spoke Kingdom, TheMediterranean marina resorlThePortoCervo WaltDisney WorldResoil, Florida 0rlando, Marina at CoslaSmeralda, Sardinia, llaly plantheneparkFanlasy Therandon lslandWalerFlorida's island marina resorlFisherlslandMaripark,Senlosa lsland, Singapore na,MiamiBeach, Florida A nostalgic resort theme Disney's BoardWalk at Walt Disney World Resort, Florida Orlando, Spa resorts Ski resorts parkEaribbean Anintegrated waterpark resort theme ylerys A pristine waterfront spadesign TheSt. David's Themodern skilodgewithdramatic AmanBayHotel, Seoul, South Korea Hotel& Spa,Gardiff, Wales gani,Jackson Hole,Wyoming A wild-west themed resort Hotel Cheyenne al 'value' Themarket of thespaexperience Ganyon Theskilodgerenovation andaddition SunMounDisneyland ParisResort, France Ranch Spa0lub, LasVegas, Nevada tainLodge, Winlhrop, Washinglon parkShig Anintegrated nauticallhistoric resort theme Varied sparenues Canyon Ranchin the Berk- TheAlpineskilodgeTheRitz-Carllon Bachelor ol Dreams, Florida 0rlando, shites, Lenox, Massachusetls Gulch, Vail,Colorado Effective spaplanning Thespacircula- Thenega-ski lstandards village second homeresort clmmu- Cruise ships tionflowdiagram nifiWestRock Resort, LakeCascade, ldaho Thecruise shipresort RoyalCaribbean, Voyager Theguestroom spaTheIn-Room Spa-telconcept of the Seas plan Ecotourist resorts Spaenhancenent through desrgn Royal Sandals perched Theecotourist resort onralerPangkor Laut 5 ConventionHotels Bahamian Resoil& Spa,Nassau, Bahamas Resort, Lumut, Malaysia Theecotourist resort ofsolar, wind, andrainwater Har Chicago's convention centerlhotel complex Hyall Vacation villages monyMahoBayCamps, USVirginlslands Regency McGormick Place, Chicago, lllinois popular prototypical Cancun's vacation village Club Theeco-ethnolou ristresort Amandari. Kedewatan. Theurbandestination convention holelSanAntoM6dCancun, Mexico Bali,Indonesia nioMarrioll Rivercenter, Texas
Theconvention center headquarters hotelSheraton Atlanlic CityConvention Genter Hotet, New Jersey Theconvention centerhotelHyatt Regency Mc0omick Place, Chicago, lllinois Theconvention resort mega-hltel 0rlandoWorld Center Mariotl,Florida Thecompact urbanconvention holelGrandHyatt, Washington, DC Thecasino hotelconvention center addition MGM Grand Conference Center, LasVegas, Nevada Aversatile conventi0n reslrtwithadaylight ballroon Loews MiamiBeach Hotel, Florida Theefficient convention+esort hotelHyattRegency Coconut PointResoil& Spa,Naples, Florida
Theintegrated condominiun andhoteltowerThe Ritz-Carlton Battery Park,NewYork Thenixed-use condoniniun andhltettowerFour Seasons HotelandTower, SanFrancisco, California Florida'stowe ringmixe d-usecondominiun, vacatio n ownership, and hoteltowerFour Seasons HotelandTower, Miami,Florida.
8 All-suiteand Extended-stayHotels
Theluxuryall-suite hotelunitR\HGA Royat, New York A boutique lobbyfor the luxuryall-suite hotet RIHGA Royal, NewYork Thecommunity all-suite hotelEmbassy Suites york Hotel, Battery Patk City, New Themedical research conference center Howard HughesMedicalInstitute, ChevyGhase, Theall-suitehotel unit Ail-suiteprototype plans Maryland The extended-stay hotelunitExlended-stay protoThe convention hotel executive conference center Sheplans lype ratonNewYorkExeculive Conlerence Center The flexibleluxury extended-stay TheenvironmentallyJocusednolfor-profit conference hltel unit Trump Inlernational Hotel center & Tower, LiedConference l{ew Genter, ArborDay York Farm,Nebraska Cig,Nebraska all-suite high-rise hotelcentral Accommodating core floorpln Al theneeds ofthesmall meeting Con- The AinCenter, AbuDhabi, ference Center UAE Prototype Thesuburban executive conference cenler Palisades Executive Conlerence Centel,palisades, NewJersey Theskiresort conference center Resortat Squaw Theroyalsuite atthesuper-luxury rotelTheLanesGreek, 0lympic Valley, Calilornia borough, London, Engtand The resort retreat conference cenfer Brasstown Val- Theexenplary Londonsuper4uxury hotetfhe leyResorl, Young Harris, Georgia [anesborough, London, England Theluxury nature-retreat conference cenlerRough Theexemplary Paris super-luxury holelHoteldeCrilCreek Lodge, GlenRose, Texas lon,Paris,France Thecorporate training centerAT&T learningGen- Theexemplary NewYorksuper-luxury hotelFour ter,Basking Ridge, NewJersey Seasons Hotel, NewYork The university conference center Emory Gonference Thesuper-luxury resorl0ceanClub,paradise Center Holel, Allanla, Georgia lsland, Bahamas Theblended campus c0nference cenler Kingsgate Theexoticsuper-luxury /odgeZimbaliLodge, Conference Center, University of Gincinnati, KwaZulu-Natal, Africa 0hio Themedical research conference centerHoward HughesMedicalInstitute, ChevyChase, 10 UpdatingExisting Maryland Hotels
6 ConferenceCenters
9 Super-luxury Hotels
7 Residentialand CondominiumHotels
Theelegant addition toa Grand Dame Thepeninsula,Hong Kong, Ghina
Benovations The servicedcondoninium and hoteltower overlooking NewYork Harbor TheRitz-Carlton Theadaptive modern high-rise officetandmark hotel Battery Park,NewYork pennsylvania Loews Philadelphia Hotel,
Thegolfinnrenovation Old CourseHotel,St. Andrews, Scotland The'hotel ofthestars'renovationThe Beverly Hills Holel,Calilomia Bestorations Theconvention hotelrestoration HiltonGhicago & Towers, lllinois Theatriunhotelrestoration BrownpalaceHotel, Denver, Colorado Thehigh-rise landnark hotelrestoration TheSt. Regis, NewYork Hotelrestoration in a seismic zoneMissionInn. Riverside, Calilornia Additions Thehoteltower addition LeMeridienGairo,Egypt Adaptive
re.rrse
Thelandmark adaptive reuseThe Ritz-Carlton San Francisco, California Theurbaninfilladaptive reusehotelCourtyard by Mariottat ScottCircle,Washington, DC Theinnovative adaptive reusehotelHotelim Wasserturm, Cologne, Germany 'mixed-use-reuse' Theadaptive hotelLeMeridien Lingotto, Turin, ltaly The'unadaptive' reuse hotelTheCrcwneplaza Hotel, Washington, DC
11 Mega-hotels Themultitaceted mega-hotel Aflantis,paradise lsland, Bahamas Theculturallylhemed lobbyMohegan SunCasino Resort, Uncasville, Connecticut Thethemed sitecontextual resortPortolino Bay Hotelat Universal Orlando, a Loews Hotel, Florida Thecommunity mega-hotelThe WestinKierland Resort 0f PhoeniVScottsdale, Arizona
12 Mixed-use
Developments A democratically plannedconplexAOLTime WarnerGenter andMandarin Holel,New York
tr
Appendices
Theecofriendly resorl GrandHyattBali,NusaDua, lndonesia WestinStamfloors Typical ofaseninalultratellhe resorlSackettLake lakefront Anericancasinohotel Theredeveloped Plaza towers, Singapore ThebilliondollarNative fordandWestin - Resort, New York Monticello, Mohegan SunCasinoResoil,Uncasville, hotelcenter Thelivelymixeduseentertainment partial Desert Kingdom ResortTheme The Floatel Connecticut Japan Ganal CityHakata, HyattFukuoka, Grand Aqaba/Eilat, Jordan/lsrael Park, resorlMohegan Sun casino High-rise Thenaturallhened reachnewheights high-rises Modern Connecticut Resoil, Uncasville, Casino holelsandultmtellowers ganingf/oorAtlantis,Paradise BatiTourism Theairycasino mixed-use complex Theentertainment 15 The GuestroomFloor lsland, Bahamas Turkey Westlstanbul, Center, gaming roonTheRitz-Cailton, casino teamwork Theelegant forpubliclprivate reward TheBigApple's geometry HotelReyJuanGarlos atrium lslaVerde, Thecrisp Hotel, Spa & Casino, San Juan A0[ TimeWarnerCenterand Mandarin l, Balcelona, Spain PuefloRico Hotel, NewYork guestroon 'ancient floorplans Slabconligutations hotelThe Efficient A rare fantasy thened'casino 'pagodalike' ultratel tower GtandHyatlatJin The guestroom plans Towerconligurafloor Africa Conpact Palace ofthetoslCity,SunGity,South China MaoTower, Shanghai, tions LasVegas, followed Bellagio, market MarinaGily21, Andtheluxury TheKorean cultural ultratelDaewoo guestroom lloorplansAtilumconfigutaDranatic Nevada Pusan, SoulhKorea tions hotelTheVenetian casino TheHigh-Renaissance Theultratel transithubJR CenttalTowers& Nevada LasVegas, ResoilHotelCasino, Nagoya, Japan Stalion, Resort& Bay hotel Mandalay The dual casino 16 Guestroomand Suite Towers Holel, Emfiales ultratel Thetwinlowered Hotel, LasVegas, FourSeasons Gasino and Dubai, UAE Design Nevada resortMohegan Sun TheModernist casino Thenaturallhened guestroon andbathinteriorHyall Planned communityr Resoil, Connecticut Gasino Uncasville, Regency Mainz, Germany developments Ameilcan Typical in theNative Thecelebration of heritage guestroom layouts Guestroom andunique an the GulfSeaside, community Theplanned Resort, resort Mohegan SunCasino casino plans Florida Connecticul Uncasville, forthemarkel Gueslroom Planning theguestrooms planned lakeside resorlCelebration Thedesign The community American casino sensitivity ol theNative activityzones Florida Hotel, Celebration, Tamaya Resorl& Spa, Theguestroomlsuite HyattRegency resorl and variations Guestroom TheWestin desertresort Theplanned comnunity NewMexico views suileinterior KierlandResortol PhoeniVScottsdale, holelSlarGily,Sydney Boutique Theblended urbancasino design Boutique stylein guestroomlsuite Arizona Australia Harbor Gasino Hotel, hotelgueslrooms
Mlied-use
compfexes
Senior and assisted-Iiving residences residence ontheGulf andassistedliving Thesenior by BenlleyVillage,A ClassicResidence Flotida Hyalt,Naples, residence Thelakeside seniorandassistedJiving Residence by A Classic Lakeside Village, Florida Hyatl,Lantana, The fuII-servi ceretirenent communityTidePointe, Residence byHyatt,HiltonHead, A Classic South Carolina
13 CasinoHotels
14 Site and Master Planning
markets and convention Planning for business plan floorlounge Concierge fordramatic effectBalhDesigning thebathroom views roominterior luxury'villa'unittout Seasons Thebeachfront ResortHualalai,Kona,The Big lsland, Hawaii
landscape destgn Seven Thevitality ofhighquality Side,Tutkey SeasResort, LasVentanas resort landscape desrgn Anexemplary Mexico LosCabos, al Paraiso, lhe resort design newsitecontextual Theexciting 17 PublicSpaceDesign Arizona Boulders, Carelree, luxuryresort lobbyThePalaceof the featuring athemed enteftainment Thethemed Theseaside resort LostCity,SunCity,SouthAfrica Resortel Fanadir, ls/andSteigenberger portecochere The BeverlyHills Thedramatic Egypt Hurghada, Medical hotel complexes Hotel, Calilornia San A wellsitedurbanresortTheRitz-Catlton. urbanholel Holel Planningthe multifunction Antonio, Texas GueslHouse hotelMologne Themedical campus luxury Kyocera, Kagoshima, Japan for a versatile downtown The arrival design Washington, Reed Army Hospital, atWaltet HyattRegency space functtons occupy shared TrumpInter- Multiple hotelandserviced condominium DC France Roissy, Paris-Gharles de Gaulle, New Yotk national Hotel & Tower, Heallhfraction o/ hospfa/ cosls Medical stays ata hotelW in downtown mood the Four Seasons Creating a distinct Red Sea resorls prototype The expanding tel Francisco, Califomia Egypt San Resofl, Sharm el Sheikh, International, Rotary House Themedical hotel resort lobbyGrandHyattBali,Nusa ThePalaceof Theopen-air themed design Anderson CancerCenter,Univetsityof A mostimaginative Africa Dua, Indonesia lost South the City, Sun Gity, Texas. Houston
Separating majorfunctions depending onstructure 18 Administration and 22 Development Hilton Boston Logan Airpoil,Massachusetts Back-of-houseDesign Planning Theurban hotelrestaurant W NewYork Thebi-coastal designer restaurant Boutique hotel Thewelconing inteface ParkHyattJohannesburg, Theboutique hotellobbyprototype Mondrian, restauranls Soulh Africa Hollywood, Calilornia Thethemed lobby lounge ThePalace ol lheLost The hotel's hidden heart Back-of-house Theprocess Developmenl llowchart Gity,SunCity,SoulhAfrica schematic Diagranning the renovation opportunities The Thelocaldining variallons Luxuryhotelrestaurants The eflicient details Administration office Fairmont Francisco, San California Theflexible openlobbylounge TheRitz-Garlton, schematics Themodernatriumprototype MarinaCenter Millenia Singapore The plan bunker Administration office Mandarin, Singapore Thenen'scigar barTheRitz-Carlton, SanJuan plan Anappetizer Kitchen Hotel, Spa& Gasino, lslaVerde, PueiloRico The efficient flow Back-ol-house schematics Anupscale social ballroon ThePanPacificHotel The effective seryice Back-of-house schematics 23 Hotel Management Vancouver, Ganada The plan efficient flow Back-of-house Theluxury offlexibility Ballroom schematic Themodern renovated convention ballroom Hyall 24 Future Development Regency Atlanta, Georgia Thecacheof unique boardroonsLe Melidien 19 Technical Theoasis ultratel Al Faisaliah Center andRoseLingotto, Turin, ltaly woodHotel,Riyadh, Coordination Saudi Arabia Planning thehotelfor service MoodyGardens Theimaginative high-risehotel towerRIHGA Hotel, Galveston, Texas The coordination Developmenl team flow Royal, NewYork poolFoutSeasons Theluxury urbanswimming charl Theinnovative futuredesigns oftheurban entertainHotel, Tokyo at Chinzan-so, Japan mentresortHardRockHolelat Universal Thesplendor of thenarblespaManilaDiamond 0rlando, Florida Holel,Philippines Thewidest choice o/srlesFloalel/Marinetel Thesuburban spalexercise complex HiltonShort Theconf iguration Spacetel HillsSpa,NewJersey guestroom Spacetel serylces Hotelsyslems diagram Thechecklist Themed culturallhistoric decorTheBeverlyHills Theautonated The'reverse' guestaquarium clnceptMarinetel Hotel, Galifomia r00m Theunifieddesignconcept ManilaDiamond Theplanned schedule Spacetel Hotel, Philippines 21 Construction Thenega-hotel comnunity masterplan TheWest. Fineartaslandnark decorTheRitz-Carlton, San in Kierland Resort of Phoenix/Scottsdale. Francisco, The2-daycycleFoutSeasons Calilornia Holel,l{ewYork Ailzona Artexhibitions aslobbydecorChambers, NewYork A hoteltowerabovea lheater Embassy Suites Thesofttouch indesign TimesSquare Unilorms Hotel, NewYork Assuring theimage lobbyandlunctionspace Precast systems in hotels HyattRegency Greenschematics wich,0ldGreenwich, Conneclicut
20 SpecialSystems
andCreCits Listcf Prcperties Key LBLandPlanner; LA,LandscapeArchitect; lD,Interior Designer; E Photographer; Consultant; DC,Development A,Architect; R,Renderer
Washby Marriott at ScottGircle, Missouri; Courtyard Florissant, Leadership Center, A/lD: Boeing Australia; AdelphiHotel,Melbourne, Brennan Beer Gorman DC; ,VlD: ington, P: Hall A/lD: H0K: Steve P: John Group; Marshall Denton Corker P:Dan Cunningham & Interiors; Massachusetts; Monly'Architects Harbor Hotel,Boslon, Boston u0ilrn0s prototype; Plans courtesy Marriott, Coufiyard by Wilson & Menill; lD: Owings & A: Skidmore, Ahuja Priya UAE; A: Abu Dhabi, Al AinGenter, Resorts Hotels and ol Marriott P: ol SOM Associates; Courtesy Blanc R: Louis DC: 9 Tek Ltd.; Architects; DG;A: PlazaHotel,Washington, Arizona; A: Robert TheCrowne Carefree, Hotel, The Boulders, Centerand Rosewood Al Faisaliah Beer lD: Brennan Beer Gorman/Architects; Brennan of The P: Courtesy lD: Warner Interiors; Bacon; Foster & A: Sir Norman Atabia; Riyadh, Saudi P: Dan Cunningham Monk/lnteriors, Gorman Boulders P: Courtesy International; lD:DiLeonardo Partners; A:Culpen & ResoilandSpa,Anguilla; CusinArt P:Courtesy ofBranson/Lakes Missouri; Branson, Management Co.Ltd, ofAlKhozama P: Courtesy of CuisinArt Architects; Woods & CVB of Commerce lD: Area Chamber A: Peter Muller; Indonesia; Bali, Amandari, Resort andSpa Hatris,GeorYoung ValleyResort, P:Courtesy ofAmanresorts Brasstown Marsh: Neville SouthKorea; Daewoo Marina Gity21,Pusan, gia; AssoDavis & lD: lVlarcia A: Cooper Carey; Ed TutHole, Wyoming;,VlD AmanganiJackson R: Courtesy ofKPF Pederson Fox; A: Kohn P: Benzur ciates; Gabriel Amanresorts of tle;P:Courtesy lD: Philippe Star(renoBeach, Florida; Miami Delano, Denvel Colorado; Palace Hotel, Hotel, Brown Mandarin Center and AOLTimeWarner Todd Eberle ck; P: Robert Reck Tuttle; P: lD: Forrest Perkins vation) Menill and Owings & A:Skidmore, NewYork; ThemePark,Aqaba/ Resort Atkins DeseilKingdom (hotel); UAE;A:W.S. R: BuriAl ArabHotel,Dubai, Architects BeerGorman, Brennan A: CYPInternational Eilat, Jordan/lstael; P: Designers; lD: KCA International Partners; and Thomas W.Schaller AssocilD: Hirsch Bedner Associates; Battaglia Hoiel Burj Al Arab Courtesy of New JerBasking Ridge, Genter, AT&TLearning Bott Aeb Basbo ates; P: MassaLenox, Ranch in the Be*shires, Canyon Corp.; lD: Management Resource sey;A:AT&T BoardWalk at Wall DisneyWorld lD:Lenox Disney's Associates; A:Jung/Brannen chusetts; & AssoStewart, Stewart Reynolds, Smallwood, A:Robert A.M.Stern Flolida; Resort, 0rlando, Ranch o{ Canyon Resources; P: Courtesy Design Hospitality Benchmark P:Courtesy of ciates; of Drawing courtesy lD: Design 0ne; Architects; A: Vegas, Nevada; Spa0lub, Las Canyon Ranch A:WimThe Bahamas; Paradise lsland, Atlantis, A.M. Stern Architects Robert Network Interior Design (WAT&G), lD; The Stubbins Group; HKS, and Goo Allison Tong & berly P: DoralGollResort andSpa,Miami,Florida; Ranch P:Courtesy olCanyon International; LA: & Associates; Burnside; lD:Wilson Jackson Spa Doral Goll Resort & WatetBay Bay Hotel and Carribean Caribbean lnternational P:Courtesy ofSun EDSA; EastSuilesHotel,NewYork;A:Perkins park,Seoul,SouthKorea; A: HHCP Design Embassy A:Plan Thailand; Baiyoke SkyHotel,Bangkok, Eastol Perkins Drawing courtesy man Architects, lnterHHCP Design P: Courtesy of International; Sky Hotel of Baiyoke P:Courtesy Architects; manArchitects national CenterandTatilyaPark,Wesl BatiTourism NewYo*; Holel, Times Square, Embassy Suites BWI; Grand Gayman, Grand Harbour, Architect; Cayman Nayman Tutkey; A: 0ktay lstanbul, ol Architects; Drawing courtesy Fox & Fowle A: R: Courtesy o{ International; A: HHCP Design of P: Courtesy HHCP International; Consultant: Fowle Fox & HHCP Design International International HHCP Design Towets Hotel,Dubai,UAE;A: Hazel A:Gra- Emirates Florida; Hotel, Celebtation, Part- Celebration A:TheJerde Nevada; LasVegas, Bellagio, lD: International; Wong, NORR Group Consultants Brayfield Pope, Architects and Lindsay, lD: ham Gund Design; Atlandia nership International, Beach of Jumeirah P; Courtesy Design Division; Wilde, Lori Julie Associates; lD; Lew 0liver, & P: Dennis Keeley Group; Thomas Design lnternational P:Raymond Martinot Amis; Residence byHyatt, A Classic Bentley Village, Centet, Atlanta, Gonfetence Emory University Group ,VlD: Rockwell New York; Chambers, Design International; Florida; A;HHCP Naples, Architects; Hogan Ota Rasche A: Rabun Georgia; Blanc Wood; R: Louis Adams Soffes of ClasP:Courtesy & Associates; lD:Stanzione P:Gary Knight Paterne; lD:AiGroup; A/lD:Daniel Mexico; GlubM6dCancun, sicResidence A: Charles Mississippi; Hotel, Natchez, Eola Med P: Courtesy of Club A: Gensler; HillsHotel,California; TheBeverly Fonest; P: lD: Deborah Perez Associates; LP: Moore, Sardinia; Resort Gomplex, Smeralda P: Robert Miller, Costa Associates: Bedner lD:Hirsch Mark Coflee Vietti, Michele A: Luigi Sasaki Associates; Licht Fred (renovation California; SanFrancisco, olStar- Fairmont Couelle; P:Courtesy Jacques Anouska Hempel; Busiri-Vici, England; ,VlD; London, Blakes Gensler Plan courtesy of A; Gensler; Resorts Worldwide wood Hotels & Hempel ofAnouska P:Courtesy
Fairmonl SanJose,Galifornia; A: H0K;lD: Corporation; lD:Hirsch Bedner Associates; LA: HotelExplora enAlacama, SanPedrodeAtacalntradesign; P:George Cott Tongg Clarke & Mechler; P:Jaime Ardiles-Arce ma,Chile; A:German delSol;P:Guy Wemborne Fantasy lsland Waterpark, Singapore; P:Cour- GrandHyattFukuoka, CanalGity Hakata, HotelExplora enPalagonia, lakePehoe, Ghile; -A:Jos6 tesy ofHHCP Design International Japan; A:The Partnership Jerde lnternational; lD: Cruz; P:Guy Wemborne FarEastern Plaza Hotel, Taipei, Taiwan; A:P&T, Bilkey Llinas Design; P:FJUD Hotelim Wasserturm, Cologne, Germany; lD: C.Y Lee; lD:Chhada Siembieda &Associates; P: Grand HyattShanghai, JinMaoTower, China; Andr6e Putman; P: Courtesy of Hotelim Courtesy ofShangi-La Hotels A:Skidmore, Owings & Merrill; lD:Bilkey Llinas Wasserturm Fisher lsland Marina, Miami Beach, Flodda; A: Design; R;Courtesy ofS0M HotelKyocera, Kagoshima, Japan; A/lD:Kisho Sandy P:Courtesy & Babcock; lsland GrandHyattWashington, ofFisher DC;A: RTKL; lD; Kurokawa; P:Tomio 0hashi Holdings Hirsch Bedner Associales; P:Courtesy ofGrand HolelMartinspark, Dornbirn, Austria;A/lD: ('lellyfish Floatel/Marinelel Hotel"); A:0klahoma Hyatt Washington Baumschlager P.Eduard & Eberle; Hueber State University School ofArchitecture. students GreatWallSheraton Hotel,Beijing, China; A: Hotel ReyJuanCarlos l, Barcelona, ,VlD: Spain; BrianFitzsimmons, JohnCampbell Chad Welton Becket; lD:Hirsch Bedner Associates, P: Joseph Cartana, Carlos Ferrater; P:Louis Casals Peng Schmidt HunTan Courtesy ofHirsch Bedner Associates HolelSeiyoGinza, Tokyo, Japan;A:Seirun KikuFormule 1; P:Courtesy ofAccor Greenbrier at West VillageGoll Resort, take; lD:NoelLee; P:Courtesy ofRosewood Hotels FourSeasons HolelandTower, Miami, Florida; Fukushima, Japan; A/lD: Robert A.M.Stern; P: andResorts A:Gary Edward Handel + Associates; lD:Frank Kawasumi Architectural Photograph Office HotelSofitel, NewYork;A: Brennan BeerGorNicholson; LA:DanKiley; P:l0 Media HardRockHotelatUniversal Orlando, Florida; man/Architects; R:Yann LeRoy FourSeasons HotelandTower, SanFrancisco, A;HillGlazier Architects andMiltonPate Associ- HowardHughesMedicallnstitute,Chevy Galifornia; A:Gary Edward Handel + Associates; ates; lD:Henriksen (guest- Ghase, Design Associates Maryland; A/lD: The Hillier Group; P;Jeff lD:Frank Nicholson; R:Vladislav Yeliseyev rooms), (public Mazie Wiepper & Associates (exterior) Goldberg/Esto, William F Geiger and plancourFoutSeasons Hotel,Budapest; (interior) Kitchen LA:Burton areas); & Associates, Meyer Bongirno Mark Ross tesyofCini-Little International & Craig; P:Courtesy ofHillGlazier Architects HyattHighSierraLodge, NorthLakeTahoe, CalFourSeasons Hotel, LasVegas, Nevada; A:Klai- Harmony Maho BayGamps, USVirgin lslands; ifomia; A:HillGlazier Architects; lD:Brayton & Architects; Juba lD:Anlta Brooks; LA:Mackenzie A:Real Goods Trading Corporation; P:Maho Bay Hughes Design Studio; P:John Sutton & Partners P:Courtesy ofFourSeasons Architects Camps HyattRegency ArubaResoil& Casino; A: FourSeasons prototype; Hotel,MexicoD.F.,Mexico; A: Healthtel A:9 TekLtd:Plans courtesy Thompson, Ventulett, Satinback & Associates Wimberly Allison Tong & Goo(WAT&G) andSerofI TekLtd (WS); lD:Hirsch Bedner Associates; LA:EDSA; gioAlvarez Aleman/GTM International; lD:Inter TheHempel, london,England; A/lD:Anouska P:Courtesy ofHyatt Hotels Art;P:Robert Miller Hempel; P:KimZwarts HyattRegency Atlanta,Georgia; A:JohnPortman FourSeasons Holel,NewYork;A:PeiCobb Freed Hilton Boston Logan Airport, Massachusetts; A: Associates; WS/fhompson, Ventulett, Stainback & Partners, Frank Williams & Associates; lD; Cambridge SevenAssociates; lD: Ahern (ballroom); Associates lD:Culpepper, McAuliffe Chhada Siembieda & Associates: P:JeffGoldSchopfer Interior Design; P:Steve Rosenthal and andMeaders; P:Brian Gassel/TVS berg/Esto, Peter Vitale Peter Vandenvarker HyatlRegency Point, Coconut Naples, Florida; FourSeasons Holel,Tokyoal Chinzan.so, HiltonGhicago & Towers, lllinois;lD:Hirsch BedA:HillGlazier Architects; lD:Culpepper, McAuJapan;A: Wimberly Allison Tong& Goo nerAssociates; P:Jaime Ardiles-Arce liffe& Meaders; R:ClayPerry (WAT&G) andKanko Kikaku Sekkeisha; lD:Frank HiltonGrand Vacalions Club, 0rlando, Florida; HyatlRegency Fukuoka, Japan; ,VlD:Michael Nicholson; P:Robert Miller A:HHCP Design International; l-A:EDSA; P:CourGraves & Associates andMaeda Cornoration: P: FourSeasons Resoil, Hualalai, Kona, TheBig tesy ofHHCP Design International ToyotaPhotoStudio,Courtesy of Maeda lsland, Hawaii; A: HillGlazier Architects; lD: Hilton (spa); ShoilHills,NewJersey A:Brennan Corporation Northcutt James & Associates; P:Peter French, Beer Gorman; lD:Brennan BeerGorman Monk; P: HyatlRegency Greenwich, Connecticut; A: Courtesy (aerofFourSeasons Hotels andResorts Paul Warchol KohnPederson Fox;lD: Graham-Solano; P: ial) HillonTimesSquare,NewYork;A:Beyer BlindCourtesy ofKPF FoutSeasons Resoil,Scotlsdale at Troon erBelle Architects; lD;Alexandra Champalimaud HyattRegency La Jolla at Aventine, San Norlh, Arizona; A:HillGlzier Architects; lD:Wil& Assocjates; R:AMDRendering Diego, California; A:Michael Graves &Associson& Associates; P:Courtesy ofFourSeasons Hotel CaladiVolpe, Cosla Smeralda, Sardinia; ates andLangdon Wilson Architect; lD:Michael Hotels andResorts A: Jacques Couelle; P: Courtesy ol Starwood Graves withWilson& Associates; P: David FourSeasons Resort, Sharm el Sheikh, Egypt; Hotels & Resorts Worldwide HewitVAnne Ganison A:HillGlazier Architects; lD:Brayton & Hughes HotelGheyenne at Disneyland ParisResoil, HyattRegency LakeLasVegas Resort, NevaDesign R:Clay Studio; Peny France; A/lD:Robert A.M.Stern Architects; Drawda;A:HillGlazier Architects; lD:Wilson & AssoGranHotelCostaMeloneras, Canary lslands, ingcourtesy ofRobert A.M.Stern Architects ciates; P:Courtesy ofHillGlazier Architects Spain; A:HillGlazier Architects; R:Clay Perry HoteldeCrillon, (renovation) Paris,France; A: HyattRegency Mainz, Germany; A:JSKArchiGrandHyattBali,NusaDua,Indonesia; A:WimJean LouRoubert; lD:Sonia Rykiel; P:Courtesy tects; lD:Hirsch Bedner Associates; P:Ken KirkTong berlyAllison & Goo(WAT&G) andShimizu ofHotel deCrillon wood
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GonResofi, Uncasville, SunGasino B.Tabler Mohegan A:William LeMeridien Cairo, Egypt; llliPlace, Chicago, McCormick HyattRegency Foxand Rockwell Kohn Pederson necticul;,VlD: lD: Bilkey Llinas RBSD Associates; Architects and & Ventulett, Stainback nois;A:WS/Ihompson R:Courtesy ofRockwell Group Group; Design; P:JockPottle/Esto P:Brian GaslD:Wilson &Associates; Associates; Japan; A:AldoRossi, Mojiko Hotel, Kitakyushu, Piano; ltaly; A: Renzo Meridien Lingotto, Turin, Le sel/TVS ol Mojiko Hotel Uchida; P: Courtesy Shigeru lDr Franco Mirenzi; P' Mollica Airport, International Otlando HyattRegency Walter Reed Atmy House al Mologne Guest Day Farm, Arbor Lied Gonlerence Center, lD:Lynn Wilson & A: KBJArchitects; Flofida; Beer DC; ,VlD: Brennan Hospital, Washington, ArchiA: Alley Poyner Nebtaska Cily, Nebtaska; ofKBJ Architects Plan courtesy Associaies; P: Dan CunMonk/Architects & Interiors; Gorman Assassi Productions tecture; P: RoisParis-Charles deGaulle, HyattRegency ningham Hawaii;A: Arnold C. Lana'1, lD: TheLodge atKoele, Architects; sy, France;A: Murphy/Jahn lD: Galilornia; WestHollywood, Mondrian, of Lana'i Pr Photo courtesy Hyatt Savrann; P:Courtesy ol Associates; Hirsch Bedner Eberle P: Todd Philippe Starck; Company lnternational Texas; A:MorHotel, Galveston, Gardens A:Nichols Moody Hotel,Florida; MiamiBeach Tamaya Resort& Spa,New Loews HyattRegency P: Photography ris Architects; Childs/Muniz Bedner Associates; Brosch Sandoval; lD; Hirsch lD:Wilson & Architects; A:HillGlazier Mexico; 6 P:Courtesy ofMotel Motel6 prototype; P:Erhard Pfeiffer RClayPeny Associates; and Ail Museum Naoshima Contemporary A: Hotel, Pennsylvania; Loews Philadelphia A:WimThessaloniki, Greece; HyattRegency P: MitAndo Architect; Annex, Japan; A:Tadao Daroff (WAT&G); Architects; lD: Lewis Thrower lD:Hirsch Bower Allison Tong & Goo berly suolvatsuoka P:Michael Kleinberg Design; Ardiles-Arce P:Jaime Bedner Associates; lnn,lshikawa, Japan;A/lD: Noto Monzen Family CaliPalos Verdes, Point Resort Hotel, NorthCat- Long Estale, Asheville, Innon Biltmote [/itP: Fujitsuka Kikoo Architects; Mozuna R: Clay A: Hill Glazier Architects; fornia; Ventulett, Stainback & olina;A:TVS/lhompson, Taisuke 0gawa sumasa, P: Perry Design Associates; lD:Hughes Associates; A:Hill lsland, Bahamas; Club, Paradise WorldResofl, 0cean WaltDisney MagicKingdom, Brian GasseI/TVS R: Barry Design Associates; Architects; lD: Glazier HHCP Design Florida; P: Courtesy of 0tlando, Resort, Sinai TabaHeights Inter-Continental Van Strauhal lnternational Graves & AssociEgypt; ,VlD:Michael Coast, A: Scotland; Hotel,St.Andrews, Bay Resort& Casino,Las OldCourse Farid; lD: The Mandalay & Soheir atesandRamiEl Dahan lD: Roland Partnership; and Hurd RTKL Associates lD: Anita A: Klai-Juba Architects; Vegas, Nevada; P:Courtesy ofMGA lbrahim Nagy; (public Blessing P:Hedrich (guestrooms), Wilson & Associates; Dougall Design Denver, Golorado; Brooks Inverness Holel& GolfClub, Big lsland, Lani, The The 0rchid at Mauna ol Partners; P: Courtesy LA;Mackenzie & Plans courtesy areas); Larson andRNL; A:FriisMoltke Allison Tong & Goo Hawaii; A: Wimberly Mandalay Resort Group Larson ofFriisMoltke (WAT&G); P: Philpotts & Associates; lD; A: Arnold C. Lana'i, Hawaii; BayHotel, JR GentralTowersand Station,Nagoya, Manele Douglas Peebles of Lana'i Company P:Photo courtesy ofKPF Savrann; Pederson Fox; P:Courtesy A:Kohn Japan; Japan;A: RTKL 0rlandoWorldCenterMarriott,Flodda;A:RTKL Hotel,Makuhari, Gentel Manhaltan BeachResortConfetence Jumeirah + Nobili; P:Courtesy of lD:Jutras P:Satashi Associates; Associates andKajima Corporation; lD:Leo A. Atkins & krtners; Dubai, UAE; A:W.S. Maniott World Center 0rlando Asakawa Resorl Plan Beach Daly; P:Courtesy ofJumeirah of the lost City,SunCity,Soulh Associ- ThePalace Philippines; A:K.Hara Manila Diamond, A.Daly ofLeo courtesy Tong& Goo A: Wimberly Allison BedAfrica; lD: Hirsch & Engineers; A: ates, GWArchitects Germany; HotelAirpoilMunich, Kempinski (WAT&G) lD: Bryant & Partners; and Burg Doherty Miller P:Robert P: nerAssociates; lD:JanWichers; Architects; Murphy/Jahn Top Turf Associates; Associates; LA: & Wilson & A: John Mandarin, Singapore; MadnaGenter Sellin Engelhardt olSunInternational Portman P:Courtesy P:Courtesy ofJohn Portman Associates; of Genter, University Kingsgale Conference PalGenter, Executive Confetence Palisades P: Associates Ohio;A/lD:VOAAssociates; Cincinnati, A/lD: Mitchell/ New Jersey; isades, ll, Palm Desert, Desert Villas Springs Blessing andStewkamp/Ballogg Marriott Hedrich P;MickHales Giurgola Architects; Vacation Club olMarriott California; P:Courtesy HongKong,China;A:SkidMTRTower, Kowloon P:CourHolel Vancouver, Canada; Pan Pacific lnternational R;Courtesy ofS0M & Merrill; more, 0wings Pan Pacific Floritesy of VistaResoil, 0rlando, Marriott's Grande by Village,A ClassicResidence Lakeside A:Nikken Japan; PanPacilicHotelYokohama, P:Courtesy of da;A:HHCP Design International; A:Mauriz, Salazar & Florida; Hyait,Lanlana, P: Hirsch Bedner Associates; Co.; lD: Sekkei P: HHCP Design International Design Associates; lD:Interior Associates; Ardiles-Arce Mark Jaime McKown and TheMercelNewYork;A:Tsao Residence Courtesy ofClassic Malaysia; A:Lek LautResorl, Lumul, Liaigre; P:Dana Gallagher, Pangkor Markowitz; lD;Christian London, UniledKingdom; TheLanesborough, of Fox Bill Bensley; P: Courtesy Bunnang; LA: (renovation) Waldron William Attila; P:Courtesy ofRoselD:Ezra Vegas, Global Communications Cenler, Las MGMGrandConference wood Hotels andResorts P:Todd Starck; NewYork;lD:Philippe Associates;Paramount, Nevada; A:HOK; lD:Hirsch Bedner Mexico; A: LosGabos, LasVentanas alParaiso, Eberle P:Erhard Pfeiffer LA: lD:Wilson andAssociates; HKS Architects; A:SGS andPartGermany; A:ELS Archi- ParkHyattHamburg, Inn,Riverside, California; Mission Grouo: P,TomFox SWA KirkAssociates; P: Ken ners; lD: Hirsch Bedner Hursley Design; P:Timothy Resort tecture andUrban P:Courtesy ofRiverside Laughlin, Nevada; (aerial) wood Hotel andCasino
PatkHyattJ0hannesburg, SoulhAlrica;A;GAPP; Rotary House Inlernalional, Anderson Cancer SilvelLegacy Resort Gasino, Reno, Nevada; A: lD:Hirsch Bedner Associates, P:lvan Muller Gente4 Houslon, Texas; A:Morris Architects; P: Mitchell lD:Yates-Si Cohen; lverman; P:Courtesy ParkHyaltTokyo, Japan;A:Kenzo Tange & AssoAkerZvonkovic Photography ofSilver Legacy Resort Casino ciates; lD;JohnMorford; P:Courtesy of Hyatt Rough Creek Lodge, GlenRose, Texas; A:Larry SkyDome Renaissance, Toronto, Canada; A: International Corp. Speck; lD:Vivian/Nichols Associates; P:Michael Robbie/Young andWright Adjeleian AllenRubeli (addition) ThePeninsula, HongKong, China; A: French andNORR Partnership; P:Courtesy ol SkyDome Rocco (rest- Royalton, Design Partners; lD:Philippe Starck NewYork;lD:Philippe P:Tom Starck; Renaissance Hotel aurant); P:Courtesy ofThePeninsula Group Vack andAndrew Garn SoHoGrandHotel,NewYork;A:Helpern ArchiPortoGervoMarinaat CostaSmeralda, Sar- Sackett LakeResorl, Monticello, NewYork;A: tects; lD:William Scofield; P;Peter Mauss/Esto dinia,ltaly;LP;Sasaki Associates; A:Luigi Vietguestroom; Adams Soffes Wood; LA:SWA Group Spacetel lD:Interlsland Group and ti;P:Courtesy ofSasaki Associates SanAnlonio MarriottRivercentel Texas; A:RTKL Myhome.com; P:Courtesy ofMyhome.com Portofino BayHotelat Universal 0rlando, a Associates; lD:Marriott Corporation, P:Hedrich Spacetel; A:WAT&G; P:Courtesy oIWAT&G LoewsHotel,Florida; A:WAT&G andMorris Blessing Sl. David'sHotel& Spa,Gardiff, Wales;A: Architects; lD:Wilson & Associates; P:Courtesy Sandals Antigua Resort& Spa;P:Courtesy ol Richard Davies; lD:Olga Polizzi; P:Fritz vorder ofUniversal Studios Sandals Resorts Schulenburg Raffles Hotel, Singapore; A:Callison Partnership;Sandals RoyalBahamian Resort & Spa,Nas- St.Mafiins Lane, London, United Kingdom; lD: lD: BentSeverin; P; Courtesy ol Raflles sau,Bahamas; P:Courtesy ofSandals Resorts Philippe Starck; P:James Mortimer Hotel Sandals St.Lucia GolfResort & Spa;P:Cour- TheSl.Regis,NewYork;(renovation) ID:Brennan Resoilat Squaw Creek, 0lympic Valley, CalitesyofSandals Resorts Beer Gorman/Architects; P;Anthony Albarello fornia;A:Ward Young; lD;Simon, Martin-Vegue,SeaHawk Hotel& Resort, Hakata, Japan; ,VlD: The Standard, Los Angeles, California; A: Winkelstein, Moris; P:Courtesy of Benchmark Cesar Pelli& Associates, P: B. Davis. T. Arquitectonica; lD;Shawn Hausman andTheStanHospitality Sato/Courtesy olCesar Pelli& Associates dardDesign Team; P;TlmStreet-Porter, Todd RIHGA Royal,NewYork;A: Frank Williams & SeaportHotel,Boston,Massachusetls; A: Eberle Associates; lD:Birch Coffee Design Associates; Stubbins Associates; lD:Kenneth Hurd: P:Peter StarCity,Sydney Harbour Gasino Hotel, AusP:JeffGoldberg/Esto; Peter Paige Vanderwalker tralia; A:TheHillier Group andCoxRichardson The Ritz-Carlton, AspenHighlands, Aspen, Seaside, Florida; A:Andres Duany andElizabeth Architects & Planners; P:l%trick Bingham-Hall Colorado; A: Robert A.M.Stern; R: Michael Plaler-Zyberk; P,Steven Brooke; AlexMacLean StatlerHotel,Cornell University, lthaca,New (aerial) McCann Yo*;A;The Architects Collaborative; lD:Kenneth TheRilz-Garlton, Bachelor Gulch,Vail,Col- SevenSeasResort, Side,Turkey; A: Mustafa Hurd; P:SamSweezy orado; A:HillGlazier Architects; lD;Wilson & Tatlici AliKolsal; lD:Graham Design Ltd.;LA: Steigenberger Resorlel Fanadir, Hurghada, Associates; R:ClayPeny SWA Group; P:TomFox Egypt; A:William B.Tabler Architects; LA:Belt TheRilz-Gadlon, BafteryPark,NewYork; A:Pol- Sheraton AtlanticCityConvention CenterHotel, Collins Hong Kong shek & Partners andGary Edward Handel + AssoNewJersey; A:David Habib & Associates and Studio 6 roomprototype; Courtesy ofStudio 6: ciates; lD:Frank Nicholson; P;Robert Frank Cope Linder Associates; lD:Vivian/Nichols Asso- Summerfield Suites roomprototype; Plan courTheRilz-Carlton, HalfMoonBay,Galilornia; A: ciates; P:Michael French tesyofSummerfield Suites HillGlazier Architects; lD;Brayton & Hughes Sheraton Miramar Resort elGouna, Egypt;,VlD: SunMounlain Lodge, Winthrop, Washington; photo Design Studio; P:N/odel courtesy ofHill Michael Graves & Associates andRami ElDahan ,VlD: NBBJ; P:Paul Warchol Glazier Architects & Soheir Farid; lD:Ibrahim Nagy; P:Courtesy of Taiwan FolkVillage,Ghang Hua,Taiwan; P: TheRitz-Carlton, Kapalua, Hawaii;A:Wimberly MGA Courtesy ofTaiwan Folk Village Allison Tong& Goo(WAT&G); lD:Frank Nichol- Sheraton NewYorkHotel& Towers, Executive Tanjong JaraBeach Resort Hotel, Kuala Trengson;LA;Peridian Group; P:Howard J.Wolff ganu,Malaysia; Conference Center,New York; A/lD: A:Wimberly Allison Tong & TheRitz-Carlton, Millenia, Singapore; A:Kevin Brennan BeerGorman Monk/lnteriors: P:Peter Goo(WAT&G) andArkitek Berskutu; lD:Juru Roche John Dinkeloo andAssociates; lD:Hirsch Paige liasan Consultant; LA:BellCollins Hawaii; P:CourBedner Associates; P:Peter Mealin SheratonParisAirportHotelCharlesde tesyofTanjong Jara Resorl TheRitz-Carlton, SanAntonio, Texas; A: Hill Gaulle, Roissy, France; A,Martinet Architecture; TidePointe, A Glassic Residence byHyatt, Hilton Glazier Architects; Plan courtesy of HillGlazier lD;Group Ecart; P:Deidi vonSchaewen Head, Soulh Carolina; A:TheMartin Group; P: Architects Sheraton TimikaHotel,lrianJaya,Indonesia; Courtesy ofClassic Resldence TheRitz-Carlton, SanFrancisco, Califolnia; A: ,VlD: H0K; P;Nick Menick Toyoko InnCapsule Omori,Tokyo, Japan;P: Kajima Associates, Whistler-Patri; lD: Frank Ship of Dreams,0rlando,Florida;A: Courtesy ofHiroshi Hamada andPCInternational, Nicholson; P:Courtesy ofRitz-Carton HHCP Design International; lD:Hirsch Bedner Tokyo TheRitz-Carlton, SanJuanHotel, Spa& CasiAssociates; R: Courtesy of HHCPDesign Trump International Hotel& Tower, NewYork; no,lslaVerde, Puerlo Rico; A:Nichols Brosch lnternational A:Philip Johnson andCostas Kondylis & AssoSandoval; ID: Hirsch Bedner Associates; P: Shoreham Hotelll, NewYork; ,VlD: Pasanella + ciates; lD:Hirsch BednerAssociales; P'Courtesy Roberl Miller Klein Stolzman + Berg; P:Paul Warchol ofTrump International Hotel & Tower
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Appendices
I
El Gonquislador Resort& Country Allison Tong Wyndahm SpaceResort;A:Wimberly Vermont; A/lD:JWA;P: WAT&G Batnard, TwinFarms, Durrell Puerto Rico;A:Edward Club,Fajardo, P:Courtesy ofWAT&G & Goo(WAT&G); M.Hall John Associates, RayMelendez & Associates; Stone Hotel,Hainan, Tong Allison & Goo WestlslandGollandCasino Hotel;A:Wimberly Undersea P: Rossello &Associates; LP/LA: EDSA; lD:Jorge of Pederson Fox;P;Courtesy (WAT&G); A: Kohn Ghina; ofWAT&G P:Courtesy ofEDSA Courtesy KPF P:Courtesy ol UniFlorida; 0rlando, Universal Arizona; A; ButtesResoil,Tempe, Kierland Resort atPhoenix/Scotts-Wyndham TheWestin versal Studios Buttes Hedrich; P:Courtesy ofWyndham A: Hill Corneyer Associates; LP:Sasaki Las Vegas, dale,Arizona; VenetianResort-Hotel-Casino, Resort Perry; Plan of Architects; R:Clay courtesy Glazier Allison Tong& Goo A: Wimberly Nevada; Hotel, Yokohama Grand lnter-Continental Herberger Interests (WAT&G) lD:Wilson &AssoandTSAofNevada; Five, Cheryl Nikken Ltd; lD:Media Japan;A: Sekkei (casino): (hotel) LA: TheWestinNewYorkandEWalk;A:ArquitecDesign andDougall ciates Yves Rochon; P: LeeInterior Design, Piene lD:Arquitec- Rowley, lzzoQuirk; tonica andD'Agostino P:Cormier/lVlalinowski Lifescapes International; Ltd Sekkei Kouji Horiuchi, Courtesy olNikken R:Courtesy Realty tonica; ofTishman Photography lnSite Architectural VisitorsCentet,Japan;A: Kengo Calilornia; Yusuhara ParkTowers, SanDiego, Interna- TheWestin Royal Caribbean Voyager oftheSeas, Fujitsuka P:Mitsumasa + Worstell; lD:Chhada Siembie- Kuma; Interna- A:Hornberger P:Courtesy ofRoyal Caribbean tional; A:TheAfrica; Zimbali Lodge, KwaZulu-Natal, Reardon R:Michael daRemedios; tional P: lD:Wilson & Associates; Jankowitz; Resort Los unissen Regina GolfandBeach Archi- TheWestin andHelpern Group WNewYork;A:Rockwell Burger lD: Francki Madaleno; Mexico; A:Javier Sordo Todd Cabos, P:Paul Warchol, lD:Rockwell Group; tects; schematicdiaP:Fernando Drawings:Back-of-house International; Architecture andDesign Eberle grams, Ballroom schematRobson; Stephani Regina Resort courtesy ofWestin + Cerdero, A,Hornberger California; W SanFrancisco, Development Robson; ic diagram, Stephani Plaza towers, andWestin Pho- TheWestin Slamford P:Whittaker lD:WDeslgn Group; Worstell; Rey;Development lD:Forma; teamllow chart,Roque A:LM.Pei& Partners; Singapore; tography Evolutionary Daniel Rutes; sequence diagtam, Soffes Wood Plan byAdams W TimesSquareHolel,NewYork;A: Frank Rey; Fernandez andRoque A: treediagram, Carlos Resort,LakeGascade,ldaho; R: WeslRock lD:WDesign Group; Williams & Associates; Carla diSilva, floors andunitplans, Architect; R:Courtesy ofDennis Guestroom Dennis Taggart David Williams Robson; Spa-lel Eduardo Stephani Quintero, Architect Taggart WorldSwan& Dolphin, 0rlando, WaltDisney plan, Stephani Robson; Ultratelptofiles, China;A: Center, Shanghai, AlanLapidus; lD: WorldFinancial Graves, Florida; A: Michael Fernandez Carlos P:Courtesy ofKPF Kohn Pederson Fox; Michael Graves
Waft€fA" hlbs. FAIA.is chairman of 9 TekIrd. Development Cons'uluntsand wasvicekesident
andDkecloroftuchitectueof zuchmajorhotel companies asInter{rntinentd,Sh€raton,Rama andHolidayColp.aswell asAssociate Partnerof SOM.He is G?onsible for many significafi pmietr inchdingdre d€s(grof initial alkuit€ prototypessuch a5 &nbassySuit€s.He sas honorcdby ttle industrywitl its Platinum Circle deign award. Akhad IL Penn€f,is pmfessor at the Comell Uni!€6itySdroolof HotelAdministation where
he teachescoufs€sin hotel development, planning, andint€riordesign. Heis theauthorof
Anfew& Cnter Phnni g and.Daign ar:d,, withWalterRutes, of a pffious editionof llotel PlannfugandDesignHea.lso isarecipientof the Platinum Cide award. IJwr€nce Adam. AIA. is Prcsidentand cG ftunder of AdamsSoffesWoodAditecMe & Interiors.Hehasqp€cialized in hoteldesignand largescxledevelopments at maioradttectual and planningfrrmsindudingHOK WilliamB. Tabler.S.StuartFamet.andFrankWilliamsand Associates trfierc.asSeniorAssociate. hedir€cted pmie€sasdr FourSeasons suchhospitxlity and RIHGARo)"l hotelsin NewYort.He cunentty teacheshot€ld€signanddevelopment at New YorkUnkrsitl
koot coitf; lhe St hd'r Hotd rod Spe,Cadq vrb. (Ar.hit€ciPrltt Davies; Hos?itality pe6oni6cd Ilrctograph by kiE ror derSchul€oburg DadcltrcrXmfrdmfiy lte dbgras. Tlredhgnmtrrc€sdr€ roosof thediErs€lDtelttpessfiill halle€neqEdin dleFqsr setr.l decd€s.(Dmwing by C3rlo6 Isnrndezud noqr Rey, Adams Sofunbod)
lsBN 0-7506-4607-
