WELCOME TO THE
the nash DA
LLAS
15 0 2 E , TEXAS SINC
DIANA BLOM - THESIS PROGRAM - SPRING 2016
WELCOME TO THE
the nash DA
LLAS
15 0 2 E , TEXAS SINC
DIANA BLOM - THESIS PROGRAM - SPRING 2016
7 13 29 45 63 81
overview EXECUTIVE STATEMENT, GOALS & OBJECTIVES
site analysis DEMOGRAPHICS, DALLAS DEMOLITION, THE DISTRICT, SURROUNDINGS, THE BUILDING, THE HISTORY OF NASH
precedent studies POD 39, THE JANE, GENERATOR, PRECEDENT ANALYSIS
design stuff IMPLICATIONS, WHO’S COMING?, SWOT ANALYSIS, EMOTIONAL CONTEXT, HOTEL STANDARDS, COLOR & MATERIALS, LIGHTING, ENVIRONMENT
program SPATIAL PROGRAM, PROJECT SCHEDULE, METHODOLOGY, CODES
conclusion CREDITS, THANK YOUS
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overview WHAT’S THE DEAL? WHAT’S BEING DONE ABOUT IT?
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executive statement WHAT’S THE PROBLEM? Dallas is losing its culture. Dallas represents a city on the brink of losing its cultural identity experienced through the history of its building heritage. Heads continue to turn the other direction while vital pieces of historic architecture are demolished to make room for bigger and better. A long list of historic buildings in Dallas wait for a repurposed future but few ever reach one. In order to be officially considered historic, the National Register of Historic Places states that a building must have a relationship with certain events, significant person(s), special characteristics, periods, or methods of construction, or the ability to provide information about important history in order to be considered significant. Though many buildings reach some degree of this significance, they have no protection because no owner wants to comply with landmark status rules and new construction is generally favored. If the few efforts to save the city’s architectural history continue to be ignored, Dallas will continue to lose meaningful pieces like the Praetorian Building. The Praetorian Building from 1909 was the city’s first steel-framed skyscraper (note: special method of construction) but was demolished just after its 100-year birthday. Dallas must prioritize its historic preservation efforts or its roots will continue to fade away. Hotel options are limited. The Dallas-Fort Worth metroplex is one of the most-often visited areas in the country. Its central location in the country makes it easily accessible to most and offers a wide and endless array of things to see, do, and eat. When visitors come to stay, the hotel options are also endless, but only in two categories: luxury and budget. Guests to Dallas have limited hospitality choices at the mid-range between budget and luxury hotels. A third option is necessary for those that can’t afford the Adolphus but resist the Motel 6. Dallas needs a unique yet affordable choice that fits travelers who don’t fit into the previous categories.
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PROJECT INTENTIONS A former Nash Motors dealership in Dallas from 1930 will be renovated into a smallscale hotel, a bar/cafe, and community spaces. The original tenant, Nash Motors, produced vehicles for the middle class and introduced many conventional automobile features we still use today. The company was founded in 1916 but its vehicles were phased out by 1957 after a long and successful run. The hotel’s design will celebrate and appreciate Nash Motor’s history and success and its significance in present times. It will demonstrate that saving architectural and cultural elements of older buildings can restore once-existing energy to cities and draw in communities and businesses. This hotel will exemplify and enhance the city’s culture as well as widen the generational and socioeconomic demographics of visitors reached through forming connections with the surrounding community. Understanding, appreciating, and respecting the building’s previous tenants and purpose will keep its story alive for guests to experience and enjoy the new building created in the spirit of the old. Perhaps a few more buildings can manage to be saved if a few more projects pave the way for them and demonstrate how they can be transformed into something useful, beautiful, and appreciated.
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HABITATION
HOSPITALITY
HISTORY
goals & objectives
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1
2
3
4
Respect, appreciate, & celebrate history through design Demonstrate that old buildings are worth restoring, not destroying Encourage redevelopment in Dallas’ historic structures through example
Appeal to multiple generations & socioeconomic backgrounds Counter the overexerted luxury hotel model with personal and down-to-earth approaches Prioritize accessibility and affordability
Maximize efficiency of square footage
Decrease average hotel room size for maximum efficiency of guest space Increase use of community and shared spaces without compromising individual privacy
Become integral to the local community
Interact with small businesses and locals Welcome more visitors, not only hotel guests, through dining, events, and other activities
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site analysis CHECKING OUT THE DEETS ON THE NEW PLACE
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demographics 1,280,000 CITY POPULATION 9TH LARGEST IN THE U.S.
3,517
PPL PER SQ MILE
5% Other
MEDIAN AGE
$43,000
MEDIAN INCOME
9% 65+ yrs. 30% White
41% Hispanic 24% Black
POPULATION BY RACE
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30 YRS.
18% 45-64 yrs.
35% 25-44 yrs.
26% 0-18 yrs. 12% 18-24 yrs.
POPULATION BY AGE
White
Black
Hispanic
Asian
RACE BY GEOGRAPHIC LOCATION
This dot map illustrates how the city is divided among its most common races & ethnicities. The white population is predominantly to the north and east of downtown, the black population to the southeast, and the Hispanic population on the eastern and western sides. The Asian population is located within small but dense pockets throughout the city.
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dallas demolition PRESERVATION IN D-TOWN
Dallas has never been very good at preserving its history. “Newer is better” could potentially be the city’s slogan with all the new construction happening and little renovation or restoration. Dallas still has a long way to go when it comes to architectural and cultural preservation, but as time moves forward, more and more ears are beginning to listen to the ones that care.
WHAT MAKES IT HISTORIC? In • • • • •
order to be considered a significant building or have historic integrity, the building must have: Relationship with certain events Historically significant location Connection with significant person(s) Characteristics of a type, period, or construction method Information about or association with important history
WHAT’S THE LINGO?
These are the four ‘ations in which a building can maintain historic significance:
PRESERVATION
Maintaining or repairing the space to protect against change
Returning to a state of utility through alteration for contemporary uses
RESTORATION
RENOVATION
Brining the space back to its original state
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REHABILITATION
Honors and emphasizes historical elements through any modern additions
IN LOVING MEMORY OF:
1611 MAIN STREET 1885 - 2014 Romanesque Revival Former retail space Future Joule Hotel addition
THE PRAETORIAN
1909-2013 Neoclassical Former 1st Texas ‘skyscraper’ Currently occupied by an eyeball sculpture
AVON BUILDING
1931-2015 Spanish Revival Former hotel, college, & apts. Future Verizon Store
One infamous demolition case was 1611 Main Street (shown above) owned by the Joule Hotel across the street. The historic, preservation-award-winning hotel ironically chose to destroy the beautiful, historic neighbor in favor of new construction. Owner Tim Headington sneakily demolished the building during a Cowboys football game with only two days’ notice to the public, giving little time for anyone to react or prevent the demolition.
HISTORIC DISTRICTS
Though 1611 Main did not have legal protection, it was considered a contributing structure to the Dallas Downtown National Register District. When too many buildings in a historic district are demolished the area loses its recognition. The seemingly easy solution would be to protect these old buildings but getting landmark status is nearly impossible without the building owner’s cooperation, which is rarely received since this greatly limits building possibilities.
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NEIGHBORING DISTRICTS • • • • • •
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WEST END HISTORIC DISTRICT includes many historic locations such as theDealey Plaza and the Old Red Museum, along with restaurants and fun venues. ARTS DISTRICT is the largest urban arts district in the nation with venues by well-known architects. Here you can also find Klyde Warren Park with great food trucks and events for the public. THANKSGIVING COMMERCIAL CENTER includes the buildings that make up much of the Dallas skyline along with Thanksgiving Sqaure, a peaceful park among skyscrapers. CIVIC CENTER is comprised of many government buildings and convention centers (one of the largest in the nation) and landmarks such as Pioneer Plaza, with dozens of broze bull sculptures. FARMERS MARKET DISTRICT is named appropriately for what it contains. DEEP ELLUM has deep roots in jazz and the African American culutre. Now it mainly restaurants, nightclubs, concert venues, and galleries.
the district MAIN STREET DISTRICT Main Street has historically been the center of Dallas because many of the city’s major retailers, hotels and banks were once located here. The district even included some of the city’s early skyscrapers (See Dallas Demolition, pg. 24). Some neglected buildings in the district have been restored and adapted for new use, but many are still awaiting restoration and a new life. Main, Commerce, and Elm are the three predominant east-west streets in the Main Street District and run parallel to one other.
DISTRICT IMPROVEMENT
From a July 2015 Meeting, Downtown Dallas Inc. collaborated on how to improve the district: • Calm Commerce Street traffic • Increase affordability in the area • Establish connections from Main Street to Civic Center • Add a streetcart to connect DART train to downtown core and Farmers Market • Diversify activity within retail, public spaces and housing • Make area more pet-friendly • Plant more trees and greenery • Implement bike lanes • Add more bars and nightlife • Don’t tear down historic buildings
Main Street Then and Now
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The Nash
NEARBY HAPPENINGS HOTELS
Hotel Indigo The Joule Hotel Magnolia Hotel The Adolphus Hotel Sheraton Hotel
FOOD
Green Door Public House Cane Rosso Twisted Root Burger Co. Iron Cactus & Marg. Bar Dallas Fish Market
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N
0.2 mile 0.4 mile 0.4 mile 0.4 mile 0.4 mile
0.3 mile 0.4 mile 0.4 mile 0.4 mile 0.4 mile
ATTRACTIONS
The Room on Main Majestic Theater Neiman Marcus Flagship The Door & Prophet Bar Farmers Market Deep Ellum Brewing Co.
PARKS
Main Street Garden Park John W. Carpenter Park James W. Aston Park Thanksgiving Square
500 ft 0.3 mile 0.4 mile 0.4 mile 0.4 mile 0.8 mile
0.2 mile 0.2 mile 0.3 mile 0.5 mile
surroundings HOTELS
Three neighboring hotels well-known to the city occupy historic structures and attract the higher income demographic. High-end events like weddings and conferences are often held here. The neon pegasus atop the Magnolia Hotel is a city icon from a the original occupant, Magnolia Oil Company.
FOOD
Local cuisine varies from delicious greasy burgers at Twisted Root Burger Co. to sophisticated sushi at the Dallas Fish Market. Casual and characteristic restaurants and bars are located to the east in Deep Ellum while more upscale and elegant eats are to the west.
ATTRACTIONS
There’s plenty to do in the area, with venues meant for weddings, concerts, theater performances, and more. You can purchase local produce and products at the recently improved Dallas Farmers Market or head to the Deep Ellum Brewing Co. for a brewery tour.
PARKS
Green spaces in the area provide small pockets of nature and restoration within the city. Thanksgiving Square is the most unique and peaceful location which includes a beautiful chapel designed by Philip Johnson. Main Street Garden Park offers a livelier experience with a dog run, main stage, and digital art display.
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For Sale
2105 Commerce Street
13,500 SF
Dallas, Texas 75201
Office Building Plus Land
Roof access
4851 LBJ Freeway 10th Floor Dallas TX 75244 214 256 7100
4851 LBJ Freeway 10th Floor Dallas TX 75244 214 256 7100
nairl.com
nairl.com
4851 LBJ Freeway 10th Floor Dallas TX 75244 214 256 7100 nairl.com
Level 1 0’
5’
10’
Main entrance
Level 2
Level 3
20’
FLOOR PLANS
N
The three-level structure is supported by load bearing walls and a row of columns running longitudinally down the space. Most of the fenestration takes places on the north and south faces of the building. There are two stairs that reach all levels but no apparent elevator.
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the building 2105 COMMERCE ST. DALLAS, TEXAS 75201 Built 1930 13,500 SF Three Stories 50’ x 90’ Footprint $553,770 Building Market Value Originally Nash Motors Dealership Currently JQ Engineering Offices Exposed interior brick Exposed ceiling structure and HVAC The program includes the land in the adjecent lot and across the street.
COMMERCE STREET
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TRANSPORTATION DART Rail DART Bus The Nash
Public Parking Pedestrian Traffic is found along almost every street Bicycle Traffic is almost non-existent, as there are no lanes and little parking provided
N
BLDG. HEIGHTS
The Nash
Most buildings within the immediate area do not rise above 6 levels. None should affect sunlight access to the site except for the few moments when the sun is lowest in the sky, especially evenings. 1 Level 2 Levels 3 Levels 4-6 Levels
N
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12 Levels
46’
32’ 46’ 18’
South
West
Main entrance doors
50’
All of the windows on this face are composed of glass blocks
90’
46’
North
0’
5’
10’
This rolling overhead door is hidden and inoperable from the interior.
East
The majority of this wall is adjoined with another building, though separate entities.
20’
ELEVATIONS
Existing fenestration, openings and doors are shown above according to estimated dimensions from available information.
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history of NASH MOTORS HISTORY
The site location for the future Nash Hotel, 2105 Commerce Street in Dallas, Texas, was originally built and served as a Nash Motors Automobile Dealership. Its founder, Charles Nash, began the company in 1916 and produced cars that appealed to the middle class. Nash and Hudson nameplates were phased out by the end of 1957 after a long and successful run.
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TIMELINE OF EVENTS Charles Nash founded company
1916
Nash Motors was leading producer of World War I military trucks
1918
Company peaked as one of nation’s top selling car makers
1926
Introduced “Bed-in-a-Car” feature
1936
Company became Nash-Kelvinator Corporation
1937
Introduced air conditioning and heating system in automobiles
1938
Introduced first mass-produced unibody construction automobile in U.S.
1941
Nash Motors and Hudson Motor Co. merged to form American Motors Co.
1954
Nash and Hudson nameplates phased out by end the year
1957
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precedent studies STEALING OTHER PEOPLE’S GOOD IDEAS
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pod 39 The Pod Hotel 39 Boutique Hotel 145 East 39th Street New York, NY 10016 Arthur Loomis Harmon Original Architect of 1918 Received Landmark Status is 2008 Northern Italian Renaissance Style Vanessea Guilford BD Hotels Design Director Richard Born Owner, Creator, Builder, Partner BD Hotels Operator Completed in 2012 367 Rooms Cost starts at $119/night All ensuite baths 17 Floors 60-120 SF Rooms 4500 SF Communal Space Dining Opportunities Salvation Taco, Rooftop Bar, Taco Cart Inspired by mid-century design and the ‘form follows function’ method
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BUILDING HISTORY
This building was once the Allerton Hotel, a residential hotel for single men with a smoking room and a lounge. It went through a few various ownership and was at one point owned by the Salvation Army, which is where Salvation Taco’s name is derived from.
TRANSFORMATION
The entire interior was gutted and the elevator shaft was relocated. Rooms were reconfigured according to window placements to maximize the number. Much of the exterior remains, such as the arched windows and openings, brick facade, and terra cotta details.
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TYPICAL ROOM
Beds are available in single, full, queen, and bunks
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Open closets prevent the room from feeling too small
Small table to use as a work or dining space
Each bed has a personal TV, outlet, shelf, & reading light
Sliding bathroom doors save space
There are little luxuries like rain showers and dimmable lighting
“THE POD IS NOT ABOUT BEING COOL; IT’S ABOUT BEING INTELLIGENT.” -BORN COMMUNITY INTEGRATION
One way Pod 39 integrates the community into their business is through the street level restaurant, Salvation Taco, that occupies its lower level and runs the taco cart up on the roof. Within the hotel, the “Pod Culture Forum” allows guests to connect online before their arrival.
MATERIALITY & DESIGN
Designer Vanessa Guilford pieced together this highly-efficient room like a puzzle. Almost every element has a double use or is tucked away within another. Rooms are color coded by floor with white walls and have either a red/honey maple, blue/ dark maple, or teal/walnut scheme. Scrubbable white walls keep the room looking fresh. Phonelic, a solid-core laminate material, is used for the bedroom furniture to assure maximum durability and lifespan.
SHARED SPACES
Communal spaces within the hotel provide opportunities for guests to interact with one another. The Playroom & Bar space include ping pong tables, pool tables, classic board games, a fireplace, and a couple of private rooms for game screenings or smaller parties. You can also easily get work done in these spaces with table outlets to charge up your phone or laptop. Forgot your technology? Check out the front wall lined with iPads for guests to check out and use.
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the jane The Jane Hotel A Budget Hotel 113 Jane Street New York, NY, 10014 William Alciphron Boring Original Architect of 1908 Recevied Landmark Status in 2001 Georgian Style Corbin Plays Designer & Project Manager Sean MacPherson & Eric Goode Designers, developers, operators BD Hotels Operator Completed in 2008 200 Rooms Cost starts at $99/night Shared and ensuite baths 6 Floors 50 or 250 SF Rooms Dining Opportunities Cafe Gitane, bar Inspired by luxury train cabins (and probably Wes Anderson’s Grand Budapest Hotel film)
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BUILDING HISTORY
This building was originall built as the American Seaman’s Friend Society Sailors’ Home and Institute. It served as a hotel for sailors with cabin-like rooms. In 1912 Titanic survivors stayed here through the end of the American Inquiry into the ship’s sinking. The YMCA took over in 1944 and then in the 80s and 90s it served as a theatre and concert venue. During the 1990s and early 2000s the Institute became the Riverview Hotel, catering to the homeless and down-and-outers.
TRANSFORMATION
The once-functioning lighthouse has since been removed, but its tower remains as the building’s cornerstone. Most of the original layout has been kept.
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TYPICAL CABIN
Bed options are single, bunks, full, queen or king
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Storage is located above and below the bed and along the window
Only the Captain’s Cabin (not shown) has a desk and table
Each bed has its own TV and each room has an iPod dock
Bathrooms are either ensuite or shared communal baths
Private baths include a rain shower and marble sink
“THE JANE IS A DESIGNATED LANDMARK BUILDING AND I WANTED TO HONOR THAT.” -MACPHERSON COMMUNITY INTEGRATION
Due to the ridiculously small cabins, plenty of shared spaces within the hotel provide the opportunity for guests to lounge and read a book or get a drink at the bar. They can also dine at Cafe Gitane on the hotel’s ground floor which expands the range of customers to other city visitors and locals. Complimentary bicycles are available for use to the guests to get out and explore the city.
MATERIALITY & DESIGN
Developer Sean MacPherson hand-picked everything from original wallpaper designs to every piece of furniture and fixture. His intent was to make it feel like someone’s home in a “perfectly human” sense. Materials such as wood, stone, and velvetlike furniture kept the spaces warm. Antiques from all over the world scatter the shelves and surfaces Quirky elements like a taxidermied peacock and enormous disco ball add an eclectic personality to the design.
CAFE ENT. RECEPTION BAR LOUNGE
SHARED SPACES
The ground floor design includes a variety of shared spaces to make up for the minuscule guestrooms.
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generator Generator Hostel Hamburg A Luxury Hostel Steintorplatz. 3, 20099 Hamburg, Germany Rudolf Klophaus, August Schoch & Erich zu Putlitz Original Architect of 1925
COIDO Architects Architect Ingenieurburo Dr. Binnewies Structural Engineer JUNG Manufacturer Anwar Mekhayech: Generator Creative Director &The Design Agency Partner Generator Hostels Operator Completed in 2012 160 Rooms or 686 Beds Private rooms start at â‚Ź39/night 2, 4, 6 and 8-bed ensuites 8 Floors 100 - 400 SF Rooms Estimated 5800 SF of Public Spaces Inspired by local Hamburg culture and art
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BUILDING HISTORY
This building was originally the 4-story, dark-bricked Savoy Hotel. In 1925 its facade was plastered and became the Klockmannhaus department store. It expanded to 8 floors making it the first highrise in Hamburg. It has since been used as a warehouse, offices, and a recording studio, where the Beatles recorded the song ‘Summertime’.
TRANSFORMATION
Brick walls discovered during construction which were left exposed to highlight the building’s history. A modern, 2400m2 addition was added to the building to increase space. The polygonal language from the exterior is carried out throughout the interiors as well.
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TYPICAL ROOM
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Beds come in bunks or singles that can be joined
Shared rooms have lockable bins and private rooms have closets
Private rooms have a desk and female rooms have dressing tables
The rooms have no TVs but the public lounges do
Bathrooms are either ensuite or communal
No luxuries here- just the basics fixtures
COMMUNITY INTEGRATION
A prominent way the Generator integrates itself into the community is through its location opposite the city’s main train station. The constant flow of traffic nearby increases the amount of people stopping in at the cafe or bar and the convenience draws in more guests reluctant to tote around luggage. Scheduled social events like free walking tours, game screenings, and movie nights provide an outlet for guests to interact with each other and improve the guest experience. Multiple seating areas are designed for both group interaction and quiet nooks for the ones flying solo.
MATERIALITY & DESIGN
A prominent, jagged cove light through the ceiling visually connects the new and old buildings. The minimally-designed rooms look clean and pops of bold color add energy. Local artists and suppliers are utilized to capture the city’s personality such as the recycled bicycle frame sculpture which pays homage to Hamburg’s cycling culture. Noisy areas utilize sound-absorbing materials and soft furniture.
ENT.
LOUNGE
RECEP. CAFE DECK
BAR BKFST.
SHARED SPACES
The ground floor design includes a variety of shared spaces for relaxing, dining, and working.
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precedent analysis YOUNG ADULTS
New York, USA
ADULTS
FAMILIES
ELDERLY
Hamburg, Germany
POD 39 THE JANE GENERATOR
WHERE ARE WE LOOKING?
Pod 39 and The Jane are located in New York while the Generator Hostel is in Hamburg, Germany.
TARGET AUDIENCE
What kinds of people are these hotels aiming to please?
17 floors, 367 rooms 0
POD 39
1918 1908
THE JANE
THE JANE
1870
120
GENERATOR
50
250
100 EST.
400 Â EST.
GENERATOR
BUILDING BREAKDOWN
The number of floors, rooms, and building age
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60
8 floors, 200 rooms 6 floors, 200 rooms
POD 39
400
200
SIZE-WISE
The range of individual room square footage considering all room types
HISTORIC EFFORTS POD 39 THE JANE GENERATOR
DESIGN CREATIVITY POD 39 THE JANE GENERATOR
BRANDING POD 39 THE JANE GENERATOR
COMMUNITY POD 39 THE JANE GENERATOR
LOCAL CULTURE POD 39 THE JANE GENERATOR
DIVERSE GUESTS POD 39 THE JANE GENERATOR
GOLD STARS
These hotels excelled (or didn’t) in a variety of areas. Ratings are based on research estimations.
DESIGN SUMMARY The wide demographic range of guests is a testament to how flexible and appealing this hotel is. Guestrooms have the highest spatial efficiency of the three. Integration within the community and the guests is extremely successful through dining, games, and online. The building’s exterior was wellrespected but its history seemed to be generally passed over except for a few references. The Jane relies on communal spaces to make up for guestroom size which might not appeal to all demographics. History of the building is communicated strongly and effectively and ties in well with the overall design, though it appears rather somber. Shared spaces and bikes are provided but not much more aids guests in community integration. The Jane shares a bold concept for those who enjoy a little history and little personal space. It is clear that the Generator is definitely more hostel than hotel. Guestroom design is largely ignored and group spaces are party-focused. What lacks in guestrooms is made up for by opportunities and amenities. Integration within the community is evident through location, use of local pieces, and frequent events. The building creatively contrasts with its new addition though the interior feels detached from its history.
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design stuff IT’S MORE THAN BEDS & BELLHOPS
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Physically necessary
Recharging, Refreshing
Having sense of style
Social status
Hygiene, Looking clean
Sleeping Leisure Travel
Grooming Food = Fuel
Success = $$$ Business Travel
Professional status
HOTEL Offering
Small/Local Business
Civic pride
Value in culinary arts
Dining
Importance of maintaining relationships
Socializing Special Events
Being a part of something bigger
(Conventions, Weddings)
Activity
Self-achievement and fulfillment
Culture
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More friends, more happiness
Importance of supporting loved ones
implications OFFERING-ACTIVITY-CULTURE MAP This map uses three ways to look at innovation opportunities that broaden the mindset, identify opportunities and visualize information. Through studying offerings and their attributes within a hotel business, a better understanding forms by identifying cultural contexts and influences. This method helps us think about an innovation not just as an offering with improved functions and features but as something that connects with people, what they do, and how they live. OFFERINGS What is the main product or service of this project? A Hotel is the main offering - all things within it relate back to this primary business. ACTIVITIES What do people do with these offerings? Many activities take place within a hotel. In guestrooms, sleeping is the primary purpose as well as grooming, socializing, and sometimes dining. In the restaurant, bar and lounge, people are typically found dining and socializing. CULTURE What is the cultural context in which people use these offerings? What are the shared beliefs about the offering? What are the accepted norms, customs and practices? What meanings and values are attached to the offering? Cultural factors influence people’s activities. Sleep is widely accepted culturally since it is physically necessary to stay alive and healthy. It is widely accepted that dining is not only a source of sustenance for bodies but also demonstrates an appreciation for culinary arts (if at a high-end restaurant) and the value in maintain relationships (if dining with friends or family). It is also widely accepted that those who travel for business are often high up in their profession which translates culturally to professional status monetary success. HOW CAN THESE VALUES BE TRANSLATED INTO THE INNOVATION INTENT?
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who’s coming? Today Dallas is the country’s largest city not located on navigable water. Presently, Dallas’ central location and massive airport allows the city to be accessible from most of the country’s major cities in less than four hours. It’s easy to see why Dallas is such a popular business destination since together with Fort Worth, the neighboring city 40 miles away, the metroplex is the fourth-largest employment center in the nation with more than three million jobs. And though business is always booming, two-thirds of visitors to the city come for leisure. Another no-brainer, because look how many attractions there are to strike your fancy:
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65,000 HOTEL ROOMS
40,000 ANNUAL PERFORMANCES
7,000 DINING LOCATIONS
160 ART ATTRACTIONS
100 GOLF COURSES
33 SHOPPING MALLS
6 PROFESSIONAL SPORTS TEAMS
1 WORLD CHAMP. RODEO
12.7 million
$14.2 billion
VISITORS ANNUALLY
INDUSTRY
4 nights
$120
AVG. STAY DURATION
AVG. HOTEL COST
$210
$723
AVG. SPENT DAILY
AVG. SPENT OVER 4 NIGHTS
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STRENGTHS
S
Minimal Occupancy Not “Best” Area of Town Very Basic Amenities
W
THREATS
OPPORTUNITIES
Unique Experience Proximity in Downtown Area Rich History of Building & Area Focused Market
WEAKNESSES
swot analysis
Become Historically Recognized & Protected Support Small & Local Businesses Educate and Inform the Public
Those with Luxurious Preferences Proximity of More Well-known Hotels Already a Variety of Restaurants Nearby
O T 51
emotional context Guest emotions have largely been ignored over the years in the hospitality industry because of the focus on customer satisfaction. Despite growing awareness, little research effort has been devoted to design in relation to hotels and the wide range of guest emotions. The limited number of relevant studies mentioned above implies that there is still much room for research that generates knowledge in emotion-driven design for hotels. In a research study from The Hong Kong Polytechnic University School of Design, Kathy Lo developed a theory that divides guests positive emotions from hotel experiences into three tiers. Through more thoroughly developed designs, higher positive guest perceptions can be reached.
POSITIVE GUEST EMOTIONS
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Experiential Offerings
Meaning-oriented, Sensorial, Functional
Memorable Experience
Augmented Offerings
Sensorial, Functional
Satisfaction
Actual Offerings
Functional
Acceptance
Types of Hotel Offerings
Design Emphases
Guest Perception
THREE TIERS OF OFFERINGS ACTUAL OFFERINGS These basic services and tangible, functional products are expected by most guests. Design at this level mainly concerns amenities, features and services that enable hotel guests to achieve basic goals and provide convenience. Among the three types of hotel offerings, Actual Offerings have the minimum impact on evoking positive guest emotions and perception. Weakness or absence of Actual Offerings negatively affects the guest’s emotions and perceptions. Ex. Comfortable bed, Adequate air conditioning, Clean facilities What tangible elements and intangible processes can be designed to offer guests more functional benefits? AUGMENTED OFFERINGS These are offerings that extend Actual Offerings with value-added features for the benefit of hotel guests. The benefits can be increased degree of comfort, convenience, security, or reliable service. Elements at this level exceed guest expectations through senses like sights, sounds, smells, taste, or touch. Absence or weakness of these offerings would not negatively impact a guest’s emotions, but its presence typically brings positivity. Ex. Luxurious beds made for maximum degree of comfort, Free high-speed wireless internet What tangible elements and intangible processes can be designed to offer guests more functional or sensorial benefits beyond the standard offerings? EXPERIENTIAL OFFERINGS The highest level integrates various tangible and intangible elements that create meaning-centered experiences. The design is a synthesis of the functional, sensorial and meaning-oriented aspects for creating memorable and meaningful guest experiences. Among the three levels in the model, Experiential Offerings have the maximum impact on guest emotions and perception. Ex. Monogrammed towels, Free customized room service, Spa treatments What are the meanings that the hotel wishes to convey? How can the hotel integrate functional elements, sensorial elements and meanings to evoke memorable guest experiences?
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hotel standards WHAT ARE THEY?
Hotel standards are a set of brand standards and prototype designs that define the activities, relationships and space allocations. These are typically used by franchises and chains to ensure a cohesive experience and image is achieved throughout all the hotel locations. Developers will need to adapt the prototype to each specific market and site but much of the work will already be completed by the brand. Independent hotels with no developed standards must start from scratch and define their own program from the ground up. These set guidelines help designers reach the desired brand status for their client and save both parties extensive amounts of time. The final program requires careful thinking about the short and long term business plan for the hotel.
WHAT DO THEY INCLUDE?
Brand standards typically share the brand’s concept and vision for the hotel and what they want guests to experience. Graphics included illustrate all scales of experiences from broad ideas such as interior conceptual images to highly detailed diagrams of reception desk equipment and dimensions. Within each of these areas items are listed to be provided such as specific technologies, linens, products, signage, equipment and more.
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CONCEPT REFERENCE • The Brand • Market studies • General requirements • External elevations • Public areas • Food and beverage • Accommodation areas • Meeting and banquet areas • Recreational areas • Kitchen and laundry • Corridors • Services areas • Car parks • Materials • Security COLLATERALS SETUP • General (door signs, welcome basket) • Closet (hangers, ironing equipment) • Bathroom (containers, amenities, linens) • Rooms & suites (notepads, menus, pens) TECHNOLOGY GUIDELINES • Television and sound system • Internet access • Busines center • Telephone • Key card access • Mini-bar • Safe • Digital Signage
SOFITEL STANDARDS
The French hotel chain Sofitel has locations worldwide and operates by a strict set of brand standards to ensure the quality of experience in each location. A preview of their standards are shown below.
BRAND CONCEPT DIAGRAM
RECEPTION SIGNAGE REQUIREMENTS Conta iners
Va ni ty eq ui p e me nt New Presentation container/display for amenity products.
TECHNOLOGY REQUIREMENTS
BED ARRANGEMENT REQUIREMENTS
VANITY PRODUCT REQUIREMENTS Elegant design and noble materials fitting with interior design style: • 1 soap dish • 1 tray • 1 container box (for cotton pads, cotton buds, shower cap) • 1 tissue box *File reference on Sofitel Brandplateform
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colors & COLOR PSYCHOLOGY
Specific spaces can utilize different colors in the design depending on the desired effect on occupants. For example, the bar and lounge might observe more talkative and hungry customers if orange is used in the color palette because it has been proven to encourage socialization and stimulate appetites. Naturally alludes to positivity, Physically and mentally relaxes Fresh + Renewing + Healing +Envy + Guilt
GREEN
Perceived as a constant Tranquility + Security + Reliable + Calming + Coldness + Fear
BLUE
Calms the mind and nerves, Encourages creativity Nobility + Luxury + Ambition + Eccentricity + Spiritual + Mystery + Moodiness Promotes communication, Improves concentration, Activates memory Energetic + Warm + Uplifting + Creative
YELLOW
Encourages socialization, Stimulates activity and appetite Confident + Friendly + Fun + Playful + Energetic + Ignorance
ORANGE
Heightens senses and draws attention, Easily overpowers Energy + Power + Strength + Anger + Danger +Warning Can evoke a bold and modern appeal. Stimulate energy Happy +Feminine + Soft + Playful + Weak + Beauty + Immature
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PURPLE
RED PINK
Often used as a neutral Glamorous + Graceful + Sleek + Conservative + Indecisive + Dull + Modern
GRAY
Provides a restful emptiness, Evokes sense of potential and possibility Protection + Elegance + Dramatic + Classy + Formal + Authority + Mystery
BLACK
materials EXISTING
Many of the existing materials will be removed in the renovation such as the flooring and interior walls but the materials to remain are listed below.
FUTURE
Materials listed here will be utilized in the hotel & restaurant to complement the existing materials and improve comfort, acoustic, and lighting levels.
BRICKWORK Load-bearing walls and all exterior facades, painted on south facade, openings have changed over time
TEXTILES Upholstered furniture and accents will soften up spaces, absorb sound, and provide guests comfort
GLASS Included in all windows and most exterior doors, allows natural light to enter building
WOOD This natural material brings warmth and a home-like feel to limit the industrial aspect of the space
METAL Exposed ceilings structural pieces, window trim, and many fixtures are metal and give an industrial feel
STONE Stone adds a luxurious feel to the brand and will be used sparsely to limit additional acoustical issues
PLASTER White decorative accents on the front facade of the building show a glimpse of its historic beauty
CARPET & RUGS Floor-to-floor sounds are limited with the use of carpets and area rugs and give a feeling of warmth
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lighting Lighting systems are complex. The end goal is to create an attractive, comfortable and functional environment. The guests’ satisfaction of the environment determines the business’s success. When designed well, lighting should go completely unnoticed and integrate with the architecture and decor. With so many different spaces within a hotel and restaurant, each element must be addressed as an individual component yet remain interconnected with the lighting, architecture and decor. Layering is key within lighting design. It address visibility, images conveyed, uses of space, color, surface finishes and atmosphere. The most successful design typically include a variety of the three basic lighting categories shown below.
AMBIENT
TASK
ACCENT
General, overall illumination of an environment, Also known as general lighting
Helps people to perform certain tasks such as reading, cooking, writing or doing hobbies
Draws attention to specific areas like art pieces or wall textures and creates visual interest
Includes: Ceiling fixtures, Chandeliers
Includes: Desk lamps, Reading lights
Includes: Wall sconces, Track lights
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HOTEL LIGHTING LOBBY: The lobby is a guest’s first impression and must be warm, welcoming, and navigational. Higher light levels at the desk attract attention and task lighting is required for desk staff. MEETING ROOMS: Flexibility and versatility are a priority due to the various activities this space may be used for. Use adjustable lighting system that are dimmable for presentations. CORRIDORS: Continuous illumination keeps guests feeling safe and helps them navigate through the corridors. Emergency lighting must be easily visible. GUESTROOMS: Lighting must provide a sense of privacy, safety and comfort that also supports a variety of activities such as reading in bed, working at a desk, entertaining, putting on makeup and sleeping.
RESTAURANT LIGHTING DINING TABLES: Lighting should change according to time of day (breakfast, lunch, dinner). Low voltage at tables creates a more intimate atmosphere but gives enough light to read menus. Even, white light typically shows highlights food best. Decorative luminaires add to atmosphere and mood PASSAGEWAYS: Service areas and hallways require brighter light for navigation and food preparation. EXTERIOR: The exterior should be an extension of the interior atmosphere and attract customers. It not only sets the mood but can also prevent crime and highlight signage.
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environment THEORY OF PROXEMICS
Understanding spatial relationships between people can help better understand what is appropriate for certain spaces and how to best design them. The main factor of proxemics involves the distance people stand from each other. These distances vary from culture to culture but below one can see the distances commonly observed by North Americans as defined by Edward T. Hall in 1966.
INTIMATE 0-18” Close friends, romantic partners Guestrooms, Bar & Lounge PERSONAL 18”-4’ Family, good friends Guestrooms, Bar & Lounge, Restaurant SOCIAL 4-12’ Acquaintances, professionals Lobby, Common spaces, Bar & Lounge, Restaurant PUBLIC 12-25’ Typically speaker and audience Lobby, Restaurant events
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program WHAT’S NEXT FOR THE NASH?
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spatial program 5% LOBBY
5% SERVICE
The Nash Hotel program consists of the spaces noted above in regard to the amount of square footage occupied.
10% COMMONS
10% BAR & LOUNGE
50% GUESTROOMS
10% RESTAURANT 10% KITCHEN
BREAK IT DOWN
The interior of the existing building will be demolished as it has no historic value and only hinders the design. The building’s shell will remain and serve as the design basis for the footprint and spatial planning. The existing building will serve as the main facade and house the hotel lobby, guestrooms, service spaces, and common spaces.
BUILD IT UP
Due to the floor area of the existing building, which is 13,500 square feet, additional space is needed to accompany all of the desired spaces. In order to achieve this, an addition to the existing building will be built on the directly adjacent western lot. This one-level new addition with rooftop access will both contrast and complement the historic structure with a modern aesthetic and use of materials and forms more commonly seen today. The addition will house the restaurant, kitchen, bar and lounge. The corner location along Pearl Expressway and Commerce Street will draw in customers, provide more appealing views, and selfadvertise more successfully than the existing structure would from its inward location.
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LOBBY Function: Open space to welcome guests checking in & out as well as leaving & entering the hotel Needs: Statement reception desk, seating, space for people and baggage
SERVICE Function: Administration, laundry, mechanical, janitorial, IT, public bathrooms Needs: Not easily visible or accessible to guests
GUESTROOMS Function: Private, comfortable rooms for guests during the duration of their stay Needs: Beds, bathrooms, storage
COMMONS Function: Business center, meeting room, fitness center, coffee Needs: Desks, table, computers, exercise equipment, coffee makers
BAR & LOUNGE Function: Casual space for drinks, appetizers, and conversation for guests, visitors, and locals Needs: Statement bar, various seating options from bar height stools to comfortable lounge seats
RESTAURANT Function: Experiential dining space for guests, visitors, and locals to dine Needs: Various seating options for dining, street appeal
KITCHEN Function: Preparation of food for the restaurant, bar and lounge Needs: Sinks, cooking ranges, refrigerators, freezers, food storage, chef’s office
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GUESTROOMS 9000 sf LEVEL 3
LEVEL 2 ROOFTOP 4500 sf
SERVICE 1500 sf
KITCHEN 1500 sf RESTAURANT 1500 sf
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COMMONS 1500 sf
BAR & LOUNGE 1500 sf
LOBBY 1500 sf
ENTRANCE
LEVEL 1
FLOOR AREA
KEY CONCERNS
•
Three existing levels = 13,500 sf
•
One-level addition = 4,500 sf
•
Rooftop of addition = 4,500 sf
•
TOTAL INTERIOR AREA = 22,500 sf
• • •
Retain cohesive design language throughout the separate, contrasting buildings Maintain separate entities between hotel and restaurant to respect guests’ “homes” Communicate the building’s historic significance with as little words as possible
One Level
Three Levels
Kitchen
Restaurant
Rooftop
Guestrooms
Service Commons
Bar & Lounge
NEW + EXISTING
New Construction
Existing Structure
Lobby
USERS
Restaurant Customers
Hotel Guests
Employees Only
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DESIGN DEVELOPMENT PHASE Detailed spatial analysis Refined design concepts Detail bubble diagrams Detail area block diagrams Detail plan development PRODUCTION PHASE Interior detail analysis Refinement of detail areas Material selections Furniture specifications Furniture development Lighting development Product development Branding implementation REFINEMENT PHASE Overall drawing refinement Drawing production Diagram production Presentation production Book editing and completion Future implementations
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methodology Various research methods were utilized during the duration of the research segment for the Nash Hotel’s Design. Gathering data from a variety of different sources and analyzing the information in a multitude of ways assures that all angles will be considered from different users’ perspectives in small and large scales. A few of the applied methods are described below.
INTENT STATEMENT (PG. 8) Stating an initial innovation intent based on an identified opportunity In the very beginning of the programming, the executive statement outlined the problem, audience, failures, new values, opportunities and risks of the Nash Hotel. In doing so, the project has a defined direction, supported transition, structured process and a shared understanding. This information was gathered in summarization of research findings and trend statements. Through this process a clear and concise statement of the innovation intent for the project was reached.
OFFERING-ACTIVITY-CULTURE MAP (PG. 46) This map uses three ways to look at innovation opportunities that broaden the mindset, identify opportunities and visualize information. Through studying offerings and their attributes within a hotel business, a better understanding forms by identifying cultural contexts and influences. This method helps us think about an innovation not just as an offering with improved functions and features but as something that connects with people, what they do, and how they live.
SWOT ANALYSIS (PG. 51) Evaluate an organization’s strength’s, weaknesses, opportunities, and threats. The SWOT Analysis creates overviews, provides direction, identifies challenges and reveals opportunities. within each of these four categories. The formal statement of the project objective and understanding of its context is revealed through this process.
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codes The following codes are excerpts from The International Building Code (IBC) 2012. These codes specifically apply to the nature of the project and in no way represent the entirety of applicable codes to be used in the project’s design.
OCCUPANCY TYPE 310.3 RESIDENTIAL GROUP R-1 Residential occupancies containing sleeping units where the occupants are primarily transient (occupancy of a dwelling unit or sleeping unit for not more than 30 days) in nature.
MINIMUMS FOR HABITABLE SPACE 1208.1 Minimum room widths Habitable spaces, other than a kitchen, shall be not less than 7 feet (2134 mm) in any plan dimension. Kitchens shall have a clear passageway of not less than 3 feet (914 mm) between counter fronts and appliances or counter fronts and walls. 1208.2 Minimum ceiling heights Occupiable spaces, habitable spaces and corridors shall have a ceiling height of not less than 7 feet 6 inches (2286 mm). Bathrooms, toilet rooms, kitchens, storage rooms and laundry rooms shall be permitted to have a ceiling height of not less than 7 feet (2134 mm). 1208.3 ROOM AREA Every dwelling unit shall have no fewer than one room that shall have not less than 120 square feet (13.9 m2) of net floor area. Other habitable rooms shall have a net floor area of not less than 70 square feet (6.5 m2).
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EXISTING BUILDINGS 3401.1 SCOPE The provisions of this chapter shall control the alteration, repair, addition and change of occupancy of existing buildings and structures. 3401.2 MAINTENANCE Buildings and structures, and parts thereof, shall be maintained in a safe and sanitary condition. Devices or safeguards which are required by this code shall be maintained in conformance with the code edition under which installed. The owner or the owner’s designated agent shall be responsible for the maintenance of buildings and structures. To determine compliance with this subsection, the building official shall have the authority to require a building or structure to be reinspected. 3401.3 COMPLIANCE Alterations, repairs, additions and changes of occupancy to, or relocation of, existing buildings and structures shall comply with the provisions for alterations, repairs, additions and changes of occupancy or relocation, respectively, in the International Energy Conservation Code, International Fire Code, International Fuel Gas Code, International Mechanical Code, International Plumbing Code, International Property Maintenance Code, International Private Sewage Disposal Code, International Residential Code and NFPA 70.
DWELLING & SLEEPING UNITS 1107.1 GENERAL In addition to the other requirements of this chapter, occupancies having dwelling units or sleeping units shall be provided with accessible features in accordance with this section. 1107.2 DESIGN Dwelling units and sleeping units that are required to be Accessible units, Type A units and Type B units shall comply with the applicable portions of Chapter 10 of ICC A117.1. Units required to be Type A units are permitted to be designed and constructed as Accessible units. Units required to be Type B units are permitted to be designed and constructed as Accessible units or as Type A units.
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1107.3 ACCESSIBLE SPACES Rooms and spaces available to the general public or available for use by residents and serving Accessible units, Type A units or Type B units shall be accessible. Accessible spaces shall include toilet and bathing rooms, kitchen, living and dining areas and any exterior spaces, including patios, terraces and balconies. 1107.4 ACCESSIBLE ROUTE At least one accessible route shall connect accessible building or facility entrances with the primary entrance of each Accessible unit, Type A unit and Type B unit within the building or facility and with those exterior and interior spaces and facilities that serve the units. 1107.5 GROUP I Accessible units and Type B units shall be provided in Group I occupancies in accordance with Sections 1107.5.1 through 1107.5.5. 1107.5.1 GROUP I-1 Accessible units and Type B units shall be provided in Group I-1 occupancies in accordance with Sections 1107.5.1.1 and 1107.5.1.2. 1107.5.1.1 ACCESSIBLE UNITS At least 4 percent, but not less than one, of the dwelling units and sleeping units shall be Accessible units. 1107.5.1.2 TYPE B UNITS In structures with four or more dwelling units or sleeping units intended to be occupied as a residence, every dwelling unit and sleeping unit intended to be occupied as a residence shall be a Type B unit. 1107.6.1 GROUP R-1 Accessible units and Type B units shall be provided in Group R-1 occupancies in accordance with Sections 1107.6.1.1 and 1107.6.1.2. 1107.6.1.1 ACCESSIBLE UNITS Accessible dwelling units and sleeping units shall be provided in accordance with Table 1107.6.1.1. All dwelling units and sleeping units on a site shall be considered to determine the total number of Accessible units. Accessible units shall be dispersed among the various classes of units. Roll-in showers provided in Accessible units shall include a permanently mounted folding shower seat. Where no such arrival points are within 50 feet (15 240 mm) of the entrance, the closest arrival point shall be used unless that arrival point serves the story required by Section 1107.7.1.1.
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1107.7.2 MULTISTORY UNITS A multistory dwelling or sleeping unit which is not provided with elevator service is not required to be a Type B unit. Where a multistory unit is provided with external elevator service to only one floor, the floor provided with elevator service shall be the primary entry to the unit, shall comply with the requirements for a Type B unit and a toilet facility shall be provided on that floor. 1107.7.3 ELEVATOR SERVICE TO THE LOWEST STORY WITH UNITS Where elevator service in the building provides an accessible route only to the lowest story containing dwelling or sleeping units intended to be occupied as a residence, only the units on that story which are intended to be occupied as a residence are required to be Type B units. 1107.7.4 SITE IMPRACTICALITY On a site with multiple nonelevator buildings, the number of units required by Section 1107.7.1 to be Type B units is permitted to be reduced to a percentage which is equal to the percentage of the entire site having grades, prior to development, which are less than 10 percent, provided that all of the following conditions are met: 1. Not less than 20 percent of the units required by Section 1107.7.1 on the site are Type B units; 2. Units required by Section 1107.7.1, where the slope between the building entrance serving the units on that story and a pedestrian or vehicular arrival point is no greater than 8.33 percent, are Type B units; 3. Units required by Section 1107.7.1, where an elevated walkway is planned between a building entrance serving the units on that story and a pedestrian or vehicular arrival point and the slope between them is 10 percent or less are Type B units; and 4. Units served by an elevator in accordance with Section 1107.7.3 are Type B units. 1107.7.5 DESIGN FLOOD ELEVATION The required number of Type A units and Type B units shall not apply to a site where the required elevation of the lowest floor or the lowest horizontal structural building members of non-elevator buildings are at or above the design flood elevation resulting in: 1. A difference in elevation between the minimum required floor elevation at the primary entrances and vehicular and pedestrian arrival points within 50 feet (15 240 mm) exceeding 30 inches (762 mm), and 2. A slope exceeding 10 percent between the minimum required floor elevation at the primary entrances and vehicular and pedestrian arrival points within 50 feet (15 240 mm). Where no such arrival points are within 50 feet (15 240 mm) of the primary entrances, the closest arrival points shall be used.
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ACCESSIBILITY FOR EXISTING BUILDINGS 3411.1 SCOPE The provisions of Sections 3411.1 through 3411.9 apply to maintenance, change of occupancy, additions and alterations to existing buildings, including those identified as historic buildings. 3411.3 EXTENT OF APPLICATION An alteration of an existing facility shall not impose a requirement for greater accessibility than that which would be required for new construction. Alterations shall not reduce or have the effect of reducing accessibility of a facility or portion of a facility. 3411.4.2 COMPLETE CHANGE OF OCCUPANCY Where an entire building undergoes a change of occupancy, it shall comply with Section 3411.4.1 and shall have all of the following accessible features: 1. At least one accessible building entrance. 2. At least one accessible route from an accessible building entrance to primary function areas. 3. Signage complying with Section 1110. 4. Accessible parking, where parking is being provided. 5. At least one accessible passenger loading zone, when loading zones are provided. 6. At least one accessible route connecting accessible parking and accessible passenger loading zones to an accessible entrance. 3411.5 ADDITIONS Provisions for new construction shall apply to additions. An addition that affects the accessibility to, or contains an area of, a primary function shall comply with the requirements in Section 3411.7. 3411.8.1 ENTRANCES Accessible entrances shall be provided in accordance with Section 1105. 3411.8.2 ELEVATORS Altered elements of existing elevators shall comply with ASME A17.1 and ICC A117.1. Such elements shall also be altered in elevators programmed to respond to the same hall call control as the altered elevator. 3411.8.3 PLATFORM LIFTS Platform (wheelchair) lifts complying with ICC A117.1 and installed in accordance with ASME A18.1 shall be permitted as a component of an accessible route.
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3411.8.4 STAIRS AND ESCALATORS IN EXISTING BUILDINGS In alterations, change of occupancy or additions where an escalator or stair is added where none existed previously and major structural modifications are necessary for installation, an accessible route shall be provided between the levels served by the escalator or stairs in accordance with Sections 1104.4 and 1104.5. 3411.8.5 RAMPS Where slopes steeper than allowed by Section 1010.2 are necessitated by space limitations, the slope of ramps in or providing access to existing facilities shall comply with Table 3411.8.5. TABLE 3411.8.5 RAMPS SLOPE MAXIMUM RISE Steeper than 1:10 but not steeper than 1:8 3 inches Steeper than 1:12 but not steeper than 1:10 6 inches For SI: 1 inch = 25.4 mm. 3411.8.6 PERFORMANCE AREAS Where it is technically infeasible to alter performance areas to be on an accessible route, at least one of each type of performance area shall be made accessible. 3411.8.7 ACCESSIBLE DWELLING OR SLEEPING UNITS Where Group I-1, I-2, I-3, R-1, R-2 or R-4 dwelling or sleeping units are being altered or added, the requirements of Section 1107 for Accessible units apply only to the quantity of spaces being altered or added. 3411.8.9 TYPE B DWELLING OR SLEEPING UNITS Where four or more Group I-1, I-2, R-1, R-2, R-3 or R-4 dwelling or sleeping units are being added, the requirements of Section 1107 for Type B units apply only to the quantity of the spaces being added. Where Group I-1, I-2, R-1, R-2, R-3 or R-4 dwelling or sleeping units are being altered and where the work area is greater than 50 percent of the aggregate area of the building, the requirements of Section 1107 for Type B units apply only to the quantity of the spaces being altered. 3411.8.11 TOILET ROOMS Where it is technically infeasible to alter existing toilet and bathing rooms to be accessible, an accessible family or assisted-use toilet or bathing room constructed in accordance with Section 1109.2.1 is permitted. The family or assisted-use toilet or bathing room shall be located on the same floor and in the same area as the existing toilet or bathing rooms. 3411.8.14 THRESHOLDS The maximum height of thresholds at doorways shall be 3/4 inch (19.1 mm). Such thresholds shall have beveled edges on each side.
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3411.9 HISTORIC BUILDINGS These provisions shall apply to facilities designated as historic structures that undergo alterations or a change of occupancy, unless technically infeasible. Where compliance with the requirements for accessible routes, entrances or toilet rooms would threaten or destroy the historic significance of the facility, as determined by the applicable governing authority, the alternative requirements of Sections 3411.9.1 through 3411.9.4 for that element shall be permitted. 3411.9.1 SITE ARRIVAL POINTS At least one accessible route from a site arrival point to an accessible entrance shall be provided. 3411.9.2 Multilevel buildings and facilities. An accessible route from an accessible entrance to public spaces on the level of the accessible entrance shall be provided. 3411.9.3 ENTRANCES At least one main entrance shall be accessible. Signs complying with Section 1110 shall be provided at the primary entrance and the accessible entrance. 3411.9.4 TOILET AND BATHING FACILITIES Where toilet rooms are provided, at least one accessible family or assisted-use toilet room complying with Section 1109.2.1 shall be provided.
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conclusion IT’S A WRAP
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credits COVER IMAGE
Adapted from: Alter, Y. (ND). [Shapes of Cities: Dallas, graphic]. Retrieved from http://www.yoniishappy.com/work/shapes-of-cities/
OVERVIEW IMAGE All images created by author
SITE ANALYSIS INFORMATION
The United States Census Bureau. (2 December 2015). Dallas, Texas, Quick Facts. U.S. Department of Commerce. Retrieved from http:// quickfacts.census.gov/qfd/states/48/4819000.html Cable, Dustin. (2013 July). The Racial Dot Map: One Dot Per Person For The Entire United States. University of Virginia Weldon Cooper Center for Public Service. Retrieved from http://www.coopercenter.org/demographics/Racial-Dot-Map Dallas Central Appraisal District. (2015). Commercial Account #0000002871000000. Dallas Central Appraisal District Dallas Office of Economic Development. (2015). Economic Development Profile 2015. City of Dallas. Retrieved from http://www.dallasecodev.org/wp-content/uploads/2012/04/profile.pdf Downtown Dallas, Inc. (2015 June 19). Feedback From Wednesday’s 360 Kickoff. Downtown Dallas, Inc. Retrieved from https:// downtowndallas.wordpress.com/2015/06/19/feedback-from-wednesdays-360-kickoff/ Downtown Dallas, Inc. (2015). Get To Know The Districts. Downtown Dallas, Inc. Retrieved from http://www.downtowndallas.com/#/main/ home Google Maps. (2015). Downtown Dallas Street Map. Google. Retrieved from https://www.google.com/maps/@32.780522,96.7998563,15.25z Gubbins, T. (2014, September 24). Demolition of Century-old Building in Downtown Dallas Causes Upset. CultureMap Dallas. Retrieved from http://dallas.culturemap.com/news/real-estate/09-24-14-building-demolished-downtown-headington-1600-main/ NAI Robert Lynn. (ND). 2105 Commerce Street Sale Listing. NAI Robert Lynn. Retrieved from http://www.robertlynn.com/Portals/76/ docs/2105%20Commerce%20Street.pdf Ojibwa (2014). History 101: The Nash Automobile. Daily Kos. Retrieved from http://www.dailykos.com/story/2014/06/23/1309006/-History101-The-Nash-Automobile# Saavedra, M. (2015 April 22). Demolition Likely For Vintage Dallas Apartment Building. WFAA. Retrieved from http://www.wfaa.com/story/ news/local/dallas-county/2015/04/22/demolition-likely-for-85-year-old-apartment-building-in-dallas/26216817/ Silverstein, A. (2014, September 23). Demolishing Old Buildings in Dallas is Easier than Saving Them. Dallas Observer. Retrieved from http://www.dallasobserver.com/news/demolishing-old-buildings-in-dallas-is-easier-than-saving-them-7130156 Williams, S. D. (2011). Historic preservation vocabulary, designations, and resources. Planning for Higher Education, 39(3), 228-229. Retrieved from http://search.proquest.com.er.lib.k-state.edu/docview/862752005?accountid=11789 Wilonsky, R. (2014). As Part of the Joule’s Expansion, a 129-Year-Old Building Along Main Street will be Demolished. The Dallas Morning News. Retrieved from http://cityhallblog.dallasnews.com/2014/05/as-part-of-the-joules-expansion-a-129-year-old-buildingalong-main-street-will-be-demolished.html/ Wilonsky, R. (2011 September 15). The Old Praetorian Building Downtown May Be Coming Down As Part Of Joule Expansion. Dallas Observer. Retrieved from http://www.dallasobserver.com/news/the-old-praetorian-building-downtown-may-be-coming-downas-part-of-joule-expansion-7112408
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SITE ANALYSIS IMAGES
Listed in order of appearance Wilonsky, R. (2014 May 16). [1611 Main Street, photograph]. Retrieved from http://cityhallblog.dallasnews.com/2014/05/as-part-of-thejoules-expansion-a-129-year-old-building-along-main-street-will-be-demolished.html/ Unknown. (ND). [Praetorian Building, hand-colored]. Retrieved from http://www.dallasobserver.com/news/the-old-praetorian-buildingdowntown-may-be-coming-down-as-part-of-joule-expansion-7112408 WFAA. (2015 April 22). [Avon Apartment Building In Dallas, photograph]. Retrieved from http://www.wfaa.com/story/news/local/dallascounty/2015/04/22/demolition-likely-for-85-year-old-apartment-building-in-dallas/26216817/ Gamm, B. (ND). [Texas, graphic]. Retrieved from https://thenounproject.com/search/?q=texas-shape-1&i=2287 Downtown Dallas, Inc. (ND). [Get To Know The Districts Map, graphic]. Retrieved from http://www.downtowndallas.com/#/main/home Unknown. (2010). [Main and Akard, photograph]. Retrieved from http://www.dallasobserver.com/news/the-downtown-dallas-of-thefuture-looks-a-whole-lot-like-the-downtown-dallas-of-the-past-7104201 Google Maps. (2015). [Downtown Dallas, graphic]. Retrieved from https://www.google.com/maps/@32.78287,-96.795331,16.25z Post, A. (ND). [The Burden Of A Bearing Light, photograph]. Retrieved from https://www.tumblr.com/search/magnolia%20building Hall, G. (2014 January 31). [Cane Rosso Pizza, photograph]. Retrieved from http://www.eater.com/2014/1/31/6289039/the-delia-pizza-atcane-rosso-in-dallas She Eats. (2010 June 19). [Farmers Market, photograph]. Retrieved from https://sheeats.wordpress.com/2010/06/21/the-dallas-farmersmarket-what-houston-should-aspire-to-emulate/ Griffith, W. (2013 October 17). [Main Street Garden Park, photograph]. Retrieved from https://www.flickr.com/photos/ wadegriffith/10579034146 NAI Robert Lynn. (ND). [2105 Commerce Street Floor Plans, graphics]. Retrieved from http://www.robertlynn.com/Portals/76/ docs/2105%20Commerce%20Street.pdf Google Maps. (2015 September). [Commerce Street View, photograph]. Retrieved from https://www.google.com/maps/@32.781492,96.7914521,3a,75y,267.12h,87.18t/data=!3m6!1e1!3m4!1sjRQuDgq0TciXYobUHukYdA!2e0!7i13312!8i6656 NAI Robert Lynn. (ND). [2105 Commerce Street Facade, photograph]. Retrieved from http://www.robertlynn.com/Portals/76/ docs/2105%20Commerce%20Street.pdf NAI Robert Lynn. (ND). [Exposed Brick, photograph]. Retrieved from http://www.robertlynn.com/Portals/76/docs/2105%20Commerce%20 Street.pdf NAI Robert Lynn. (ND). [Exposed Ceiling, photograph]. Retrieved from http://www.robertlynn.com/Portals/76/docs/2105%20 Commerce%20Street.pdf NAI Robert Lynn. (ND). [Exposed Ceiling and Brick, photograph]. Retrieved from http://www.robertlynn.com/Portals/76/docs/2105%20 Commerce%20Street.pdf Dallas Central Appraisal District. (2015). [2105 Commerce Street, photograph]. Retrieved from http://www.dallascad.org/AcctPhoto. aspx?ID=00000102871000000 McKinley, A. (ND). [Bicycle, icon]. Retrieved from https://thenounproject.com/search/?q=bicycle&i=17628 Aptukov, I. (ND). [Bus, icon]. Retrieved from https://thenounproject.com/term/bus/14504/ Panzano, F. (ND). [Tram, icon]. Retrieved from https://thenounproject.com/search/?q=monoral&i=250329 Unknown. (ND). [Car, icon]. Retrieved from https://thenounproject.com/search/?q=car+side&i=468 Unknown. (ND). [Pedestrian Crossing, icon]. Retrieved from https://thenounproject.com/term/pedestrian-crossing/521/ Nash Motors. (ND). [Nash Motors Logo]. Retrieved from http://www.brandsoftheworld.com/logo/nash-motors Unknown. (1956). [World’s Finest Travel Car, advertisement]. Retrieved from http://clickamericana.com/eras/1950s/nash-ambassador-carsmade-for-families-1956 Unknown. (ND). [Nash Rambler Airflyte Specifications, advertisement]. Retrieved from http://www.uniquecarsandparts.com.au/car_info_ nash_rambler.php
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PRECEDENT STUDIES INFORMATION
BauNetz. (2012, June 4). Generator Hostel Klockmann Rebuilt House in Hamburg. BauNetz. Retrived from http://www.baunetz.de/ meldungen/Meldungen-Klockmannhaus_in_Hamburg_umgebaut_2565271.html Boutique Design. (2013, April 25). Pod 39 Unveils Public Spaces. Boutique Design. Retrieved from http://www.boutiquedesign.com/ content/pod-39-unveils-public-spaces Forgotten New York. (ND). Hullo T’Jane: The Village’s Jane Hotel. Forgotten New York. Retrieved from http://forgotten-ny.com/2013/10/ jane-hotel-greenwich-vilage/ Foxworth, S. (ND). Cheap and Chic: The Jane Hotel. Boutique Design. Retrieved from http://www.boutiquedesign.com/content/cheapand-chic-the-jane-hotel Generator. (ND). Hamburg. Generator Hostels Ltd. Retrieved from http://generatorhostels.com/en/destinations/hamburg/ Goode, E. & MacPherson, S. (2009, August 28). Open: Bar. The Architect’s Newspaper. Retrieved from http://archpaper.com/news/articles. asp?id=3777#.ViAzBPlVhBc Goode, E. & MacPherson, S. (ND). New York City Landmark Reborn as Affordable Haven for Young Travelers. The Jane Press Release. Retrieved from http://www.thejanenyc.com/thejanenycpressrelease.pdf Gray, C. (2009, July 14). Popeye Slept Here and Now Olive Oyl Can, Too. The New York Times. Retrieved from http://www.nytimes. com/2009/07/19/realestate/19scape.html?_r=0 Gregor, A. (2012, June 5). Luxury in a Tomb-Size Hotel Room. The New York Times. Retrieved from http://www.nytimes.com/2012/06/06/ realestate/commercial/tiny-but-luxurious-hotel-rooms-spring-up-in-new-york.html?_r=0 Kane, E. (2012, June 7). Patron Capital: Generator Hostels Unveils Hamburg Hostel £200m Expansion Programme. Patron Capital Partners. Retrieved from http://www.businesswire.com/news/home/20120607005501/en/Patron-Capital-Generator-Hostelsunveils-Hamburg-Hostel#.ViA3T_lVhBd New York Travel. (2015). The Jane. New York Travel. Retrieved from http://nymag.com/listings/hotel/the-jane/ Plays, C. (ND). The Jane Hotel. Corbin Plays Architectural Design. Retrieved from http://www.thecrowfromtheo.com/the-jane-hotel.html Schiewe, J. (2012, June 6). Hotelier Gets Claustrophobic with Tomb-like Rooms. Observer Real Estate. Retrieved from http://observer. com/2012/06/pod-39-hotel/ Schütte, G. (2010, October 26). Klockmann-House Hotel. Die Welt. Retrieved from http://www.welt.de/print/die_welt/wirtschaft/ article10540059/Klockmann-Haus-wird-Hotel.html Shankman, S. (Interviewer) & Mekhayech, A (Interviewee). (2014, March 4). Interview: The Creative Designer Behind the Brand ReInventing Hostels. Skift. Retrieved from http://skift.com/2014/03/05/interview-the-creative-designer-behind-the-brand-reinventing-hostels/#1 Sheftell, J. (2012, September 28). $100 for a Hotel in Manhattan? We Take a Look Inside the New Pod Inn. NY Daily News. Retrieved from http://www.nydailynews.com/life-style/real-estate/murray-hill-hot-new-pod-hotel-article-1.1169742 Shin, N. (2015, May 11). A Night at Pod 39 Hotel, NYC. Cool Hunting. Retrieved from http://www.coolhunting.com/travel/pod-39-newyork-hotel Sorenson, A. (2014, January 14). New York City’s Pod Hotel Revolution: The Glamour of Staying Small. NewYork.com. Retrieved from http://www.newyork.com/articles/hotels/new-york-citys-pod-hotel-revolution-the-glamour-of-staying-small-32824/ Steele, P. (2013, September 27). A Base for a Gem of a City - Generator Hostel Hamburg. Bald Hiker Life. Retrieved from http://www. baldhiker.com/2013/09/27/a-base-for-a-gem-of-a-city-generator-hostel-hamburg/ Storms, S. (2014, June 9). Wish We Were Here: The Rooftop at Pod 39. Lonny. Retrieved from http://www.lonny.com/ Monday+Design+Daydream/articles/1azEFt2PhoE/Wish+Rooftop+Pod+39 The Jane. (ND). The Jane Hotel NYC Homepage. The Jane. Retrieved from http://www.thejanenyc.com/#/home Trucco, T. (Interviewer) & Guilford, V. (2012 August 6). A Chat with Pod Hotel Designer Vanessa Guilford. Retrieved from http://blog. overnightnewyork.com/a-chat-with-pod-hotel-designer-vanessa-guilford/ Trucco, T. (2015, April 14). The Pod Hotel. Retrieved from http://overnightnewyork.com/review.aspx?hotel_id=84 Unknown. (2012, June 1). Klockmann House - Generator Hostel Hamburg. Competition Online. Retrieved from https://www. competitionline.com/de/projekte/48168 Unknown. (2015). The Pod Hotel. Retrieved from http://www.thepodhotel.com WY Management. (2013). Pod 39. WY Management. Retrieved from http://www.wymgmt.com/?post_type=portfolio&p=1821
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PRECEDENT STUDIES IMAGES
Listed in order of appearance [Pod 39 Reception Lobby, photograph]. http://www.hotels.com/ho415836/pod-39-new-york-united-states/ [Pod 39 Rooftop Seating, photograph]. Retrieved from http://www.thepodhotel.com/pod-hotel-entertainment/ Guerra, E. [The Allerton, photograph]. Retrieved from https://www.flickr.com/photos/emilio_guerra/4116500637 [Pod 39 Rooftop, photograph]. Retrieved from http://www.thepodhotel.com/pod-hotel-entertainment/ Fremson, R. (2012). [photograph]. Retrieved from http://www.nytimes.com/2012/06/06/realestate/commercial/tiny-but-luxurious-hotelrooms-spring-up-in-new-york.html [Salvation Taco Bar, photograph]. Retrieved from http://www.thepodhotel.com/pod-hotel-entertainment/ [Pod 39 Queen + Mini Bunk Guestroom, photograph]. Retrieved from http://www.thepodhotel.com/pod-budget-hotel-rooms/pod39new-york-hotel/pod-budget-hotel-roomspod39-new-york-hotelqueen-mini-bunk-pod39/ Watts, S. (2012). [photograph]. Retrieved from http://www.nydailynews.com/life-style/real-estate/murray-hill-hot-new-pod-hotelarticle-1.1169742 (2014). [The Jane Hotel Reception Desk, photograph]. Retrieved from http://hyhoi.com/2014/03/the-jane-hotel-new-york/ (2014). [The Jane Hotel Reception Lobby, photograph]. Retrieved from http://hyhoi.com/2014/03/the-jane-hotel-new-york/ (2015). [The Jane Hotel Building Exterior, photograph]. Retrieved from http://www.newyorkitecture.com/jane-hotel/ [The Seamen’s Home, photograph]. Retrieved from http://www.thecrowfromtheo.com/the-jane-hotel.html (2014). [The Jane Hotel Single Cabin Guestroom, photograph]. Retrieved from http://hyhoi.com/2014/03/the-jane-hotel-new-york/ Goode, G. (2009). [photograph]. Retrieved from http://archpaper.com/news/articles.asp?id=3777#.ViBFm_lVhBc (2014). [The Jane Hotel Lounge, photograph]. Retrieved from http://hyhoi.com/2014/03/the-jane-hotel-new-york/ [Landmarks Submittal - Window Detail, image]. Retrieved from http://www.thecrowfromtheo.com/the-jane-hotel.html Koenig, N. (ND). [Generator Hamburg, photograph]. Retrieved from https://www.yatzer.com/generator-hostels/slideshow/8 Koenig, N. (ND). [Generator Hamburg, photograph]. Retrieved from https://www.yatzer.com/generator-hostels/slideshow/19 Buscher, R. (2012). [Generator Hostel Exterior, photograph]. Retrieved from http://www.baunetz.de/meldungen/MeldungenKlockmannhaus_in_Hamburg_umgebaut_2565271.html Buscher, R. (2012). [Generator Hostel Addition, photograph]. Retrieved from http://www.baunetz.de/meldungen/MeldungenKlockmannhaus_in_Hamburg_umgebaut_2565271.html Steele, P. (2013). [Generator Hamburg Cafe, photograph]. Retrieved from http://www.baldhiker.com/2013/09/27/a-base-for-a-gem-of-acity-generator-hostel-hamburg/ Koenig, N. (ND). [Generator Hamburg, photograph]. Retrieved from https://www.yatzer.com/generator-hostels/slideshow/10 [Generator Hostel Hamburg Seating Area, photograph]. Retrieved from http://generatorhostels.com/en/destinations/hamburg/ [Floor Plan of Generator Hostel Hamburg, Image]. Retrieved from http://www.baunetz.de/meldungen/Meldungen-Klockmannhaus_in_ Hamburg_umgebaut_2565271.html
DESIGN STUFF - INFORMATION
Accor. (2013 March). Sofitel Luxury Hotels Concept Reference: Edition 3.0. Accor. PDF Document. CR Education. (ND). Proxemics - Noting Your Distance. Conflict Resolution Education. Retrieved from http://www.creducation.org/ resources/nonverbal_communication/proxemics.html ConTech Lighting. (2014). Hospitality Lighting Design Guide. ConTech Lighting. Retrieved from http://www.contechlighting.com/sites/ default/files/contechhospitalitylightingguide.pdf deRoos, J. A. (2011). Planning and Programming a Hotel. Cornell University School of Hotel Administration. Retrieved from http:// scholarship.sha.cornell.edu/cgi/viewcontent.cgi?article=1293&context=articles Hackett, G. (2011 October). Illuminate Your Dining Experience. Full-Service Restaurants. Retrieved from https://www.fsrmagazine.com/ illuminate-your-dining-experience?page=1 Heylighen, A., Schifferstein, H., Wastiels, L., and Wouters, I. (2013). Touching Materials Visually: About The Dominance Of Vision In Building Material Assessment. International Journal of Design. Retrieved from http://www.ijdesign.org/ojs/index.php/IJDesign/ article/view/1140/574 Hotel Association of North Texas. (ND). Industry Facts: Facts On The Hospitality and Hotel Industry In Dallas. Hoteal Association of North Texas. Retrieved from http://hantx.org/about-us/industry-facts Kumar, V. (2013). 101 Design Methods: A Structured Approach for Driving Innovation in Your Organization. Hoboken, New Jersey: John Wiley & Sons, Inc.
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Lo, K.P. Y. (15 November 2007). Emotional Design For Hotel Stay Experiences: Reasearch On Guest Emotions And Design Opportunities. The Hong Kong Polytechnic University School of Design. Retrieved from https://www.sd.polyu.edu.hk/iasdr/proceeding/papers/ Emotional%20design%20for%20hotel%20stay%20experiences_%20Research%20on%20guest%20emotions%20and%20 design%20opportunities.pdf Starcevich, J. (2015 May 25). Psychology Of Color For Your Brand. Spruce Rd Design Studio. Retrieved from http://www.sprucerd.com/ color-psychology/ Webstaurant. (2015 September 20). Restaurant Lighting. Webstaurant Store Food Service Equipment and Supply Company. Retrieved from http://www.webstaurantstore.com/article/7/restaurant-lighting.html
DESIGN STUFF - IMAGES
Listed in order of appearance Humphreys, L. (ND). [Cowboy Hat, graphic]. Retrieved from https://thenounproject.com/term/cowboy-hat/96504/ Schmitzer, R. (ND). [Silverware, graphic]. Retrieved from https://thenounproject.com/term/silverware/219974/ Bryant, J. (ND). [Bed, graphic]. Retrieved from https://thenounproject.com/term/bed/28775/ Sma-rtez. (ND). [Guitar, graphic]. Retrieved from https://thenounproject.com/term/guitar/63903/ Samora, A. (ND). [Golf, graphic]. Retrieved from https://thenounproject.com/search/?q=golf&creator=223845&i=34775 Boatman, E. (ND). [Football, graphic]. Retrieved from https://thenounproject.com/term/football/582/ Linn, O. (ND). [Picture Frame, graphic]. Retrieved from https://thenounproject.com/term/picture-frame/15139/ Lubimova, V. (ND). [Shopping Bags, graphic]. Retrieved from https://thenounproject.com/term/shopping-bags/93695/ Unknown. (2010 March 15). [Vintage American Airlines Baggage Tag from 1955, photograph]. Retrieved from https://www.flickr.com/ photos/mr38/4443360165/in/pool-vintagetravelephemera/ Post, A. (ND). [The Burden Of A Bearing Light, photograph]. Retrieved from https://www.tumblr.com/search/magnolia%20building Carroll, J. (2010 November 19). [Texas Aerial Photography, photograph]. Retreived from http://dtxmedia.com/dallas-aerialphotography-2/#15 Lo, K. (15 November 2007). [Figure 1: Model of Emotional Design for Hotels, graphic]. Retrieved from https://www.sd.polyu.edu.hk/ iasdr/proceeding/papers/Emotional%20design%20for%20hotel%20stay%20experiences_%20Research%20on%20guest%20 emotions%20and%20design%20opportunities.pdf Sofitel (ND). [Sofitel Luxury Hotels Logo]. Retrieved from https://www.batori.in/business/2014/02/07/sofitel-moves-new-geographybased-organization/ Accor. (2013). [Brand Concept Diagram, PDF image]. Accor. (2013). [Essential Signage Elements In The Reception Area, PDF image]. Accor (2013). [Bed Arrangement Diagram, PDF image]. Accor. (2013). [Technology Requirements, PDF image]. Accor. (2013). [Vanity Product Requirements, PDF image]. LIGHTING - IMAGES Hightower. (ND). [Orient Pendant Small, photograph]. Retrieved from http://shophorne.com/content/orient-pendant-small Hightower. (ND). [Caravaggio Matte Black Pendant Small, photograph]. Retrived from http://shophorne.com/content/caravaggio-matteblack-pendant-small-p1 Kinchloe. (2012 November 12). [The Traveling Man, photograph]. Retrieved from https://www.flickr.com/photos/kinchloe/8254408254/in/ photostream/
PROGRAM - INFORMATION
International Code Council. (2011). 2012 International Building Code. International Code Council, Inc. Retrieved from http://publicecodes. cyberregs.com/icod/ibc/2012/index.htm Kumar, V. (2013). 101 Design Methods: A Structured Approach for Driving Innovation in Your Organization. Hoboken, New Jersey: John Wiley & Sons, Inc.
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PROGRAM - INFORMATION
Listed in order of appearance Ellis, D. (2013 August 5). [Dallas, graphic]. Retrieved from https://dribbble.com/shots/1184517-Dallas Driensky, D. (2012). [New Bridge in Dallas by Santiago Calatrava, photograph]. Retrieved from http://wordlesstech.com/new-bridge-indallas-by-santiago-calatrava/
CONCLUSION - IMAGE
Torrans, L. (2012). [Thanksgiving Square Chapel Glory Window, photograph]. Retrieved http://consolidatedworldmedia.com/thanks-givingsquare/
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thank you! A SPECIAL THANKS TO THE FOLLOWING PEOPLE: Katherine Ankerson Kansas State University Interior Architecture & Product Design Department Head Kendall Thompson Wilson Associates, Dallas Content Reviewer Amie Keener Gensler, Dallas Professional Reviewer David Amstutz Laura Cale Jessica Griesemer Peer Reviewers 5th Year IAPD Students
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