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hotel’s entrance, which becomes a celebratory focal point of the The Developer’s Perspective
lobby space. Although the hotel is itself a dynamic environment, it
is also situated within a larger set of attractions and cultural milieu. Barry Sternlicht
Hospitality environments today must engage and reflect local context, Chairman
forging a symbiotic relationship with the cities and neighborhoods Starwood Capital Group
beyond their walls. By joining in the celebration of local festivals or Greenwich, Connecticut
assimilating regional ingredients in their culinary offerings, authentic
flavors of the world can permeate the hotel in myriad ways. An My mother is an accomplished artist. During our childhood, many
East Asian hotel might offer a traditional tea service, for example, of her paintings hung in the hallway of our home and in the living
and staff uniforms may be designed by an emerging fashion star. room. I loved the colors she used, the texture of her knife, and the
Fostering a rich sense-of-place can transform a fleeting hotel stay calmness and feelings they evoked in me. Most of all, I marveled
into an enduring, memorable experience. at the creative process, how on a blank canvas one could create
Through innovative uses of technology, hotels are able to reflect such emotion and beauty. In high school, I took several art classes
the interconnectedness of our lives today. From the moment where I focused on painting. Good artists understand the delicacy
you step into a hotel, smartly integrated, cutting-edge tools can of composition of the canvas … still lifes arranged just so—work …
transform and heighten previously tedious chores. Check-in desks and others don’t. A picture taken at one angle tantalizes the viewer,
are becoming a thing of the past. With advanced data-management but seen from another it is boring. The juxtaposition of one color
systems, greeters can personally welcome each guest at the door against another is complementary and soothing, or dark, disturbing,
by name. A cumbersome process becomes convenient, even and uncomfortable. While my parents suggested I not become an
leisurely, as travelers check in via iPad over a gin-and-tonic in the artist, I love design and architecture and so, for me, marrying design
lounge. These are the least of the possibilities that our information and real estate in the form of hotels was not work but the fulfillment
age offers us. Rooms are equipped with a range of customizable of childhood ambitions.
features with which to personalize your space: at the touch of Over the years, I bought an immense amount of property in many
a button guests can control the lighting, changing the room’s product types such as office, retail, golf courses, senior housing, and,
entire mood, select a special aromatherapy-infused shower to of course, hotels. I marveled at design that worked, that powered
shake off the drag of jet-lag, or conjure up a concealed high-end occupancy, and achieved great rents versus that which did not. For
entertainment system. example, when I lived in Chicago, I worked across the street from
This flexibility translates into a warmth and openness towards the Water Tower, perhaps America’s most successful vertical mall.
individual needs that complements the distinctive character of The center was always busy and it felt busy. The mall was designed
a hotel. Each guest brings with him or her a personal routine of with anchor stores at either end, but in the center was a circular
comforts, which the hotel should respond to attentively with a fine- space four or five stories high in which were the glass elevators and
tuned menu of services. Quotidian rituals are enabled by diverse, all the escalators. You saw everyone in the mall! It was always busy
dynamic spaces. In common areas, purposeful design can set the and going up and down the escalators you could see all the stores
scene for spontaneous encounters and reveal unexpected and you forgot were tenants or new stores you wanted to be sure to
delightful details; everyone can find a favorite gathering spot—a visit before you left.
lounge that allows intimate conversations, a lobby where you can What I noticed about the hotel industry in 1995, the year I
go to see and be seen, or a comfortable corner to curl up with decided I would do a national “boutique chain” that I named W
a book. Hotels, was that the industry had spent decades dumbing down
In tune with the tempo of the individual and resonating with the product, and competed on price but not on aesthetics. We
multiple rhythms, the hotel environment today presents an inviting, had a $79 a night chain, followed by those at $99, $109, $139,
comfortable haven. The most successful hotel interiors transform and $179. My theory was that we could build a chain where we
a sojourn into an unforgettable experience, however brief, and would compete on design: that design matters, that consumers
position guests as the curators of their own journeys. would not only pay more for great design but that it would build an
emotional attachment with them, that they might define themselves
by our aesthetic and we would build brand loyalty and, therefore,
give ourselves pricing power. In hotels, the product had become
commoditized. One could not tell the brand by looking at the
room. It seemed that interior designers had gone to the “one size
fits all” box, like the failed K car of Chrysler where someone had
the brilliant idea of building multiple bodies on the same chassis
and engine. Consumers saw right through it and so, by trying to
be all things to all people, you appealed to almost no one. Or, at
least, we can say you built no brand loyalty.
There are certain spaces you walk into that put you at
ease and make you feel comfortable. These are spaces that work:
viii
FOREWORD
ix
Preface
For their kind Foreword illuminating the timeless goals of the world’s Such creative responses to consumer needs and desires more
largest industry, we immensely thank Michael Graves, David Rockwell, than ever drive hotel design and development today. There is
and Barry Sternlicht, who represent the major disciplines involved no such thing as a “generic” limited-service or full-service hotel
with hotel development and design. anymore. Ever-greater segmentation means that hotels need to
Much has changed about hotels and the hospitality industry since be keenly focused from the very start of the development process.
the 2001 edition of Hotel Design, Planning and Development. In The specific requirements of the road-warrior business traveler, the
just over a decade, the Internet has risen to being the key form of design-savvy boutique guest, the family on vacation far from home,
communication for our guests and development teams alike and the meeting planner and corporate travel coordinator, as well as the
shapes how everyone does business everywhere in the world. Rapidly hotel management company and the selected brand, all require
advancing technology is supporting the application of sustainable careful consideration throughout the planning and design stages.
principles in design and operations. Robust growth in hotel supply And as digital technology continues to evolve at breakneck speed,
during the 2000s reflected new segments, new markets, new lodging developers and designers must constantly adapt to make sure that
products, and new approaches to financing in a difficult economy. the amenities and infrastructure in all new projects keep pace.
Today there are more hotel brands than ever, each demanding a In the following chapters we expand upon the practices,
specific set of design and operational requirements that make an features, and trends that shape the hotel development industry. So
integrated effort among the developer, operator, and design team sophisticated are today’s markets that certain once-popular concepts
paramount in order to ensure a successful outcome. In 2001, most have faded into oblivion while some previously negative traits are
hotel development was still taking place in North America. Now, now considered attractions. Therefore, we are pleased to be able
Asia is the engine of much of the industry’s growth and other parts to interpret today’s design, technology, and creative concepts which
of the world are poised to follow suit. There has never been a more continue to offer such bright prospects for the future.
exciting or more challenging time to create hotel assets.
This book is intended to serve as a practical guide to the hotel
building type for practitioners and students alike. Our inquiry begins Richard H. Penner
with the word “hotel” itself, meaning mansion, borrowed from the Lawrence Adams
French soon after the American Revolution in an effort to express Stephani K. A. Robson
the sophistication of the new multifaceted inns that then appeared.
From their onset, these novel mixed-use establishments served the
varied needs of a rapidly expanding society by freely adapting new
residential, commercial, and industrial features to hotel use. These
include the first grand ballroom in New York, an atrium and Merchants’
Exchange in Boston, a domed European lobby in New Orleans, and
a theater, shops, and laundry in London. Their competitive nature
meant that hotels were among the first buildings in most cities to
incorporate the newest technologies such as gas and electric lighting,
central heat, telephones, and elevators.
x
We dedicate this book to the memory of Walter A. Rutes, FAIA, our late coauthor
and mentor. Wally for many years was a hotel architect and corporate executive,
responsible for many of the innovations in the last quarter of the twentieth century.
We miss his spirit and good sense.
PART 1
Hotel Types
Overview CHAPTER
1
Arriving in Esfahan, Iran, centuries ago, you could stay outside the
city gates at a roadside caravansary now called the Sha Abbas. Or
desiring better service, you might continue to the Khan, an in-town
hotel. As a “frequent traveler” journeying to Rome, you could stay
at a downtown mansione, a boarding house on the Appian Way,
or at a spa resort.
While the quality of hotels has advanced immeasurably over several
centuries, especially their services, the basic functional elements remain
almost as simple and familiar as in ancient times. But with increasing
guest sophistication—and imaginative development and design—we
anticipate growing demand globally for increasingly diverse and
customized hotels, resorts, and related leisure-time amenities for
the world’s largest industry. The first part of this book discusses and
illustrates scores of different types of hotels and considers how their
design is being refined and their markets reassessed. They range
from sensible extended-stay residential units to lavish super-luxury
urban suite hotels. Hotel developers are reconsidering the design
and character of all hotel types, from ecotourist retreats to the
adaptive reuse and restoration of existing urban infrastructure. The
latter provides a variety of finely detailed hotels and entertainment
amenities that dramatically upgrade inner-city environments. And
family-oriented theme parks continue to serve as multi-resorts for
major corporate trade exhibitions and conventions as well as for
advanced leisure-park communities.
The explosive growth of our global economies has generated
extravagant architectural and engineering accomplishments around
the world: in the Middle East, China, India, and Russia, as well as in
Europe and the United States. Such major resort destinations as the
Palm Islands in Dubai have sprouted dozens of hotels featuring all the
leading brands with luxury accommodations and residences. Resort
World Sentosa, off the coast of Singapore, City of Dreams in Macau,
and CityCenter in Las Vegas represent massive investments in multi-
hotel, residential, retail, entertainment, gaming, and conferencing W Dallas Victory Hotel and
developments. Extraordinary hotel architecture continues to amaze Residences, Dallas, Texas
travelers with such exceptional structures as the Marina Bay Sands With 252 guestrooms and 94
luxury residences, this 33-story
in Singapore and with such iconic mixed-use developments as the
hotel and condominium tower is
Elbphilharmonie in Hamburg, Germany, which includes a philharmonic the centerpiece of the 72 acre (29
hall wrapped with hotel rooms. Design hotels extend the boutique hectare) Victory master-planned
fascination by emphasizing great architecture combined with chic development in Dallas. Designed by
interiors and now include fashion designers entering the fray with HKS Architects, the hotel includes
a 10,000 sq ft (925 sq m) spa, pool,
their own brands, such as Armani Burj Khalifa and Missoni Edinburgh.
and fitness facility, 11,000 sq ft
Fashionable downtown hotels such as Hotel Gansevoort and The (1,020 sq m) of meeting space, and
Standard in New York’s Meatpacking district bring new vitality to Ghostbar, a sleek and stylish rooftop
dormant neighborhoods and serve as place-making destinations. venue.
3
HOTEL TYPES
Environmental responsibility has taken on new dimensions worldwide environmental designers. Chapter 19, Technical Coordination and
in all segments of the hotel and resort industry as new properties Construction, discusses the development areas in which consultants
seek LEED certification or similar recognition by a number of other are recommended—even required.
international green-design rating systems.
Other major prototype developments include hotels with themed
shopping and entertainment atriums, all-villa enclaves, various types
of vacation ownership resorts and spas, as well as vertically integrated Classifications
mixed-use high-rise towers combining hotel functions with offices and
trade centers incorporating flex-suites affording virtual officing. One Since hotels generally are classified by location, function, and
type that has seen major growth in the past decade is multi-branded other special characteristics, a given hotel may fit more than one
hotels, where one site or building houses two or more competing category—for example, Ames Hotel in Boston is both a design
brand hotels. The next several chapters illustrate a wide range of the (boutique) hotel and an example of adaptive reuse. A number
era’s most significant hotel types, from future concepts for world-class of airport hotels could also be considered conference centers or
multi-resort destinations to the most innovative and cost-effective convention properties. However, the overlap should not impair the
limited-service prototypes. While the opening chapters discuss the usefulness of the classification system referenced in this book, which
latest examples in each category, and describe the different features permits easy access to information by subject headings generally
of each type of hotel, the Design Guide, Part 2, provides information used in the hotel field and clear to the public.
on how to program and design the hotel guestroom, public, and While hotel classifications are necessary for purposes of organizing
back-of-house areas. and referencing information, they are by no means perfect and no
With concepts ranging from airport conference center hotels to substitute for specific knowledge of the individual character and
exotic eco-tourist lodges and from high-fashion design hotels to detailed ingredients of the hotel. As a writer in the New Haven
gigantic casino hotels, Part 1 reviews more than fifty different types of Register lamented:
hotels now flourishing in today’s increasingly customized marketplace.
Separate chapters are devoted to each of 11 major categories. For Along with new hotel types and almost infinite combinations
example, suburban hotels offer many choices ranging from office-park and varieties, it is increasingly difficult for guests to select a
hotels to country inns, while resorts encompass an ever-widening hotel when labels are inadequate or misleading. Downtown
array from luxury wilderness lodges to remote island resorts. The hotels have as many tennis courts, pools and saunas as resorts.
repositioning of countless downtown and suburban properties is Resorts have as many convention or conference guests as
accomplished by innovative renovations, restoration, additions, or downtown convention hotels or airport meeting centers. Motor
adaptive reuse. The conference center hotel, which significantly inns are not necessarily superior to motels. And “inns” are
differs from the urban convention hotel, is discussed in terms of not necessarily old. “Lodge,” “spa,” “guest ranch” also are
design options, planning, and development considerations, as well as unclear labels. Price is no indicator—expensive hotels may
social and cultural implications. Highly imaginative future hotel and have small rooms, while budget hotels have larger, better
resort development concepts are summarized in the final chapter. appointed rooms. Buying on the basis of ingredients looks
A continuing theme is the emphasis on carefully targeting specific like the new wave.
market segments so that the hotel may better fulfill its function. For
example, luxury resorts and super-luxury hotels need small, superb Our late coauthor, Walter A. Rutes, FAIA, at the turn of the century
restaurants and health spas to maintain their clientele. wrote:
In industrialized nations, familiarity with new types of hotels is
essential for developers to plan their expansion strategies and devise It is likely that today’s oxymoron marketing mantra of “mass
more imaginative prototypical features that attract new customers to customization” is increasing in the hotel field, after bringing
hotels. Some types of hotels are as different as is a single-family home gold to industries ranging from clothing to personalized
compared to a high-rise apartment tower in the residential field; it vitamins. It responds to the consumer’s desire for individual
is essential for the designer to understand the variations in facilities, treatment in an increasingly impersonal world. If the typical
program areas, and circulation patterns required for each new form guest buys designer clothes and made-to-order music CDs
of hotel designed to serve a particular market niche. Also, an overall from a long questionnaire, why not a virtual Ritz at Times
familiarity with diverse types encourages cross-fertilization of ideas, as, Square?
for example, introducing larger health spas to fill relaxation needs at (Rutes, Penner, and Adams, 2001, p. 6)
conference centers, adding meeting rooms to turn country inns into
instant conference retreats, and borrowing attributes of super-luxury Therefore, in this book guest perceptions are emphasized as
hotels, such as original artwork, to better upgrade other types of much as the actual differences among types of hotels. In other words,
hotels. New ideas for better hotels come from each member of the what’s “in” at the inn is even as important as what’s in it.
design team, ranging from market researchers to food and beverage
(F&B) consultants, and include a variety of specialized disciplines
from high-tech systems experts to talented landscape architects and
4
OVERVIEW
Planning and Design Considerations the higher number of occupants per room. Some roadside inns
may require larger restaurants than other hotels for peak periods
Since each type of hotel seeks different kinds of guests, its planning such as breakfast, yet offer no room service. Casino hotels require a
requirements will vary by its location, quality level, size, image, space glittering design, while conference center décor needs to be more
standards, circulation, and other characteristics. For example, convention understated. Also, similar design concepts are expressed differently
hotels and conference centers require closeness to airports, while in each type of hotel. For example, the social pastime of people-
vacation villages and ski lodges do not. Airport hotels and roadside watching in the downtown or suburban hotel is accommodated in
motels need high visibility and good highway signage, while conference its lobby or atrium space. The same purpose is served by the pool
centers, country inns, vacation villages, and ecotourist retreats seek deck at the resort, the sun deck at the ski lodge, the commons area
seclusion. And while super-luxury hotels must be small to create an at the conference center, the outdoor bar at the vacation village’s
intimate atmosphere, upscale hotels must be large enough to justify the piazza, the tea lounge of the luxury hotel, or the high-fashion lobby
greater number of restaurants, lounges, and banquet rooms required of the boutique hotel.
by first-class or five-star international standards. While the specific facilities, area programs, and technical
Design considerations also vary by hotel type. For example, requirements are discussed in Part 2, Design Guide, this first section
resorts require larger rooms and more closet and drawer space summarizes the main variations in planning and design for each
than downtown hotels due to the longer stays of their guests and distinct type of hotel.
Middle Ages Manorial lords, abbeys, and monasteries sheltered some travelers
Monastic inns run by religious orders. Hospices built as hospitals and shelters for travelers
Some inns developed in larger towns (no meals)
Rooming houses used as relay stations for mail, government transport, rest stops, changing horses
Hospitalers created shelters for Crusaders and pilgrims traveling to the Holy Land
1100s Travel became safe in Europe. Inns prospered with freedom and right to travel, declined in times of lawlessness
The European inn gradually developed
The Three Kings Inn opened in Basel, Switzerland—earliest inn still operating
1200s Guest houses, courier mail stations opened in China and Mongolia
Rooming and relay stations for mail, government transportation, rest stops
Cour St. Georges Inn opened in Ghent, Belgium
Angel Inn opened in Grantham, Lincolnshire, England
1600s Hotel industry developed in Europe with well-placed and reliable cuisine “at sign of insignia on a metal plaque, grating its rugged
hinges in every wind”
Seaport inns developed in American cities: for example, the Blue Anchor in Philadelphia
Village inns developed as required by Massachusetts law in all towns: for example, the Old Yarmouth Inn at Yarmouthport
First scheduled coach service established in England
5
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HOTEL TYPES
1700s Clubhouses similar to British clubs and Masonic lodges developed in America
Spa resorts developed in Yellow Springs, Pennsylvania, and White Sulphur Springs, West Virginia
Boodles and Coventry clubhouses opened in London
Market Square Taverne founded in Williamsburg, Virginia
Place Vendôme in Paris is first mixed-use complex
1790s Industrial revolution stimulated hotels in England, Europe, and America; resorts developed
Corre’s Hotel and City Hotel in New York were first downtown hotels
Saratoga Springs, New York, developed as spa resort
1820s Catskill Mountain House in New York State was early major resort
City Hotel in Baltimore, Maryland, was first with partial gaslight
B&O Railroad began passenger service
Tremont House in Boston was first luxury downtown hotel with indoor toilets, locks on guestroom doors, and à la carte menu
1860s Railroad terminal hotels such as Charing Cross in London were main type of hotels developed 1860s through 1920s
Mohonk Mountain House established in the Catskills in New York State
Central and Union Pacific Railroads were joined
1870s Coney Island in New York was themed seaside resort with Queen Anne and Oriental-style hotels and amusement park with roller-coaster
Fashionable Vendome Hotel built in Boston
Palmer House opened in Chicago was largest of time and first built with a fireproof structure (rebuilt in 1925)
Palace Hotel opened in San Francisco was earliest hotel with a large atrium
Sherman House founded in Chicago
Grand Hotel built in Point Clear, Alabama
Continental opened in Paris (restored in 1970 by InterContinental)
6
OVERVIEW
1910s Grand Central Terminal in New York City was early mixed-use complex
Boarding-house resorts developed in Catskills in New York State
Bellevue Stratford opened in Philadelphia
Copley Plaza built in Boston
Beverly Hills Hotel established in California
The Greenbrier opened in White Sulphur Springs, West Virginia
Asilomar near Carmel, California, was first non-profit conference center
Kahler Hotel in Rochester, Minnesota, was first medical hotel
First trans-Atlantic flight and first scheduled airline
Hotel Pennsylvania in New York City, at 2,200 rooms, was largest of its time
1940s Statler in Washington, DC, was one of few hotels built during World War II
Flamingo in Las Vegas was first casino hotel
Statler Hotels in Los Angeles, California, Hartford, Connecticut, and Dallas, Texas, first post-war hotels
San Souci in Miami was first new post-war resort
7
HOTEL TYPES
1960s 23,000 hotels, 40,000 motels, and 170 chains operated in the U.S.
Resorts developed in Spanish Mediterranean, Portugal, Balearic Islands, Scandinavia, Greece, and Yugoslavia
Hyatt Regency in Atlanta, Georgia, reintroduced atrium concept
Arden House of Columbia University, Tarrytown House in Tarrytown, New York, and General Electric Co. in Crotonville, New York, were
first conference centers used extensively by businesses
Sheraton at Prudential Center in Boston was first major hotel/mixed-use complex
Hilton Palacio del Rio Hotel in San Antonio, Texas, was first built with prefabricated concrete modules
1970s Boeing 747 introduced; airlines became active in hotel development through subsidiary chains
New hotel expansion took up slack caused by demolition and conversions of hotels to apartments and office buildings
Walt Disney World Resort near Orlando, Florida, opened as first major hotel/amusement destination center
Extensive hotel development in the Middle East generated by oil prosperity
Luxury condominiums developed offering hotel services
Hotel restorations extensively developed
First suite hotels converted from condos
Time-sharing and condominium resorts developed
MGM Grand casino hotel fire in Las Vegas caused changes in building and fire codes
Outbreak of Legionnaires’ Disease at Bellvue-Stratford Hotel in Philadelphia caused bankruptcy of hotel and changed engineering and
maintenance operations
No-smoking rules took effect in federal buildings
Peachtree Plaza in Atlanta, Georgia, had 70 stories—tallest hotel
Multi-resort complexes developed in Maui, Hawaii, and Cancun, Mexico
China opened to foreign tourists; international hotel experts invited to participate in development of facilities
Middle East investments in U.S. real estate increased values of hotels and resorts
1980s Hotel boom #3 generated by innovative marketing and development of specialized types of hotels, many combined with large-scale
commercial complexes such as Copley Place and Lafayette Place in Boston
Airport hotels, conference centers, all-suite hotels, vacation villages, health spas, marina hotels, ski lodges, time-sharing and condo
resorts developed rapidly
Casino hotels developed in Atlantic City, New Jersey
Condominium hotels developed, such as The Ritz-Carlton and Four Seasons in Boston and UN Plaza in New York City
Limited-service budget motels continued rapid growth
Popular revival of country inns
Marriott Marquis in Atlanta was largest convention hotel
Marriott Marquis in Times Square in New York City was highest-cost hotel project
Hyatt and Marriott open mega-hotels in Orlando, Florida
Hotel boom in China; 50 major hotels under construction or design including 2,000-room Lidu in Beijing; visitors increased from 200,000
at beginning of decade to 5,000,000 per year expected by end of century
Embassy Suites and Crowne Plaza by Holiday Inn, Courtyard by Marriott, and Residence Inn debut
Japanese investments in U.S. real estate increased values of hotels and resorts
Dow-Jones average of New York Stock Exchange plunged 508 points, or four times previous record one-day drop
Americans with Disabilities Act became law, affecting broad areas of hotel design and operations
Electronic key-card for hotel rooms was introduced by Ving
Resolution Trust Corporation sold off hotels as required due to failing savings and loans
First baby-boomers turned 50, Generation X gained economic power
Disney licensed operation of Tokyo Disneyland, east of the city in Urayasu, Chiba, Japan, the first Disney park outside the U.S.
8
OVERVIEW
2000s Hotel Design, Planning and Development, first comprehensive book on hotel, resort and leisure-time field by Rutes, Penner, and Adams,
published by Architectural Press and W. W. Norton
Pod hotels developed in urban business centers and airports throughout world
Many chains developed boutique (or “lifestyle”) hotel brands to compete with independent design-centric hotels
Urban hotels introduced massive spas, for both guests and city residents
Hotel chains introduced the lobby “great room” concept, encouraging socialization among guests
Guestroom layouts increasingly used stall showers in lieu of the tub/shower combination
Hotel operators frequently outsourced restaurant operations to independent operators or brands
Suites became more common, especially in resort destinations
All developers took greater interest in sustainable design, for operational efficiency, lower costs, and marketing reasons
Hotels co-brand with fashion houses
Increasing activity among niche brands of all types
2010s Hotels introduced smartphone applications for check-in/out and use as room key
Greater customization of guestrooms common
Developers sought out carbon-neutral designs for hotels
Enhanced in-room entertainment systems became popular
Hotel companies achieved more efficient operations and economies by co-locating two or more of their brands on one property
Modular construction using factory-built components became commonplace
9
Urban Hotels CHAPTER
2
The City Hotel, built on lower Broadway in New York City in 1794,
trumpeted a new form of hospitality building distinct from European
inns and American seaport and village inns or taverns of that period.
Larger than any inn, the five-story City Hotel had 73 guestrooms
but, most significantly, housed a ballroom and banquet hall—public
spaces that forecast the new role that hotels would play as the
center of downtown social and business life for centuries to come.
Expanding on that new role in 1809, the Exchange Coffee House
in Boston featured an assortment of public social and business
functions including a ballroom, a restaurant, a coffee room, and a
Merchants’ Exchange floor beneath a 100 ft diameter (9.2 m) sky-lit
dome, making this the first atrium hotel and further defining this
new urban business and leisure hotel genre.
In this chapter we will examine a variety of urban hotels and the
factors that influence their development and design. Dense downtown
urban settings present numerous challenges and opportunities that
must be accommodated and exploited for the hotel to be successful.
In focusing on the characteristics inherent on downtown locations we
will look at noteworthy examples of business and leisure, waterfront,
entertainment, and super-luxury hotels.
11
HOTEL TYPES
water in the rooms, bathrooms on each floor, gas lighting, steam heat, Planning and Development Considerations
and room service. But no invention had a greater effect on future
hotels and indeed the very skyline of the city than the passenger Rail travel in the early twentieth century fostered development of
elevator, first used in 1859 in the Fifth Avenue Hotel in New York hotels near city railroad terminals. Many hotels took advantage
City. Locals referred to the elevator as a “vertical screw railway” after the New York Central Railroad made acres of prime sites
while the English called it the “ascending room.” available along Park Avenue in the Terminal City development
By the turn of the century most major cities had at least one around Grand Central Terminal. Even after the decline of rail travel
prestigious hotel. The Waldorf and Astor hotels were developed on many of these locations remain viable hotel development sites
New York’s Fifth Avenue. The Palmer House and the Sherman House, since they have evolved into centers of concentrated business
the largest hotels of their time, became the pride of Chicago’s State and retail activity and the terminals themselves have become
Street, while the Palace on San Francisco’s Market Street and the commuter rail stations. In fact, restaurants and bars of hotels built
Brown Palace in downtown Denver displayed impressive atriums. near commuter train stations are usually at their peak performance
Feeding off the frenetic growth in U.S. cities, The Savoy in London just after quitting time.
advanced the mixed-use nature of hotels by including a theater The location of a hotel in the city in many ways defines its
and a chapel. The Savoy had its own in-house laundry and, with 67 market and its character. In addition to rail terminals, urban hotels
bathrooms to its 400 guestrooms, the builder was prompted to ask have gravitated to locations in close proximity to active business
the developer if he was catering to amphibian guests. centers and fashionable shopping districts such as New York’s Fifth
Perhaps no hotel exhibited the extraordinary role that they would Avenue, Chicago’s Magnificent Mile, or Tokyo’s Ginza Strip. The
play as epicenters of the urban social, political, and business activity Grand Hyatt Tokyo at Roppongi Hills is located in the heart of Japan’s
as the original Waldorf=Astoria. Designed by Henry J. Hardenbergh largest private-sector urban redevelopment project near the famous
as two separate hotels for the feuding Astor cousins, the eventual Ginza shopping district comprising the world’s highest-priced real
reconciliation led to one of the prize public concourses of the day estate.
as Peacock Alley married the two hotels and was permanently High-end residential neighborhoods with fashionable shops,
symbolized in the hotel’s official spelling with the equal mark museums, and art galleries often provide a magnet for luxury hotels
between Waldorf and Astor. As the “Unofficial Palace of New York,” whose character borrows from the residential surroundings. Some
The Waldorf=Astoria’s huge ballroom and 40 public rooms were
used for the most important social and political events of the day.
Peacock Alley was a fashionable runway where elegant gowns and
the latest attire were on display for those who came to see and be
seen. The Bull and Bear men’s café was where J. P. Morgan and
Henry Clay Frick met to cut deals after the close of the New York
Stock Exchange.
The early twentieth century saw the advent of the modern
commercial hotel: Ellsworth M. Statler established the main principles
of modern high-rise hotels when the Buffalo Statler was built in 1908
in western New York State, bringing the service departments up
to the ground floor, surrounding them with restaurants, bars, and
banquet facilities, and connecting them to the guestroom floors
by means of service elevators. Though The Ritz in Paris was the
first grand hotel to provide each guestroom with its own private
bath, The Statler introduced the model for today’s bedroom and
bathroom set and exemplified efficient planning with its double-
loaded guestroom floors. (See Chapter 15 for a discussion of planning
the guestroom floor.)
Statler’s innovative prototype proved monumental as it defined a
model of business-tourist hotels in cities for decades to come. Still
evolving through the downtown hotel boom of the post-war 1920s
and 1930s, its influence continues today, finding new forms in the
rapid expansion of new types such as design hotels, downtown
entertainment hotels, and mixed-use complexes. And technological
advances have allowed hotels to soar to incredible new heights, once The Grand Hyatt Tokyo at Roppongi Hills, Tokyo, Japan
Fusing art and intelligence, the Roppongi Hills development is known as the
again dominating the skylines of major cities around the globe.
“Artelligent City.” It includes the 54-story mixed-use Mori Tower, also designed
by the hotel’s architect, KPF. With 380 guestrooms, 10 restaurants and bars
and 13 banquet rooms, the hotel serves a pivotal role in the livelihood of the
development.
12
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