Dev Prelim 1 - Programming, Design, and Construction Lecture Slides

programming basics

- guestrooms
- guestroom support and circulation
- public space
- back of house

programming priorities

don't oversize or undersize, meet needs of target market, balance needs with project costs

gross guestroom area (GGA)

net guestroom area plus circulation and support

often known as guestroom tower

gross hotel area (GHA)

total area including gross guestroom area, public space, and back of house

*parking and outdoor patios not included

guestroom percentage:

percent of the hotel that is gross guestroom area

GGA/GHA

as you go up in chainscale, guestroom % decreases since there is more public space and back of house

space allocation is driven by

the guestroom bay

bay

standard guestroom module for a hotel

key

rentable hotel unit

door
window
bathroom

hotels often have more bays than keys because

suites are typically larger than one bay

guestrooms

rentable units

support and circulation

corridors, stairs, elevators, BOH, walls, and shafts

Floor Efficiency Ratio (FER)

ratio of rentable space to total floor area expressed as a %

guestroom tower accounts for large % of hotel, so floor efficiency is critical

corridor width directly impacts

floor efficiency

converting from net guestroom area to gross guestroom area

multiply by gross guestroom factor

gross guestroom factor is the reciprocal of the

floor efficiency ratio (FER)

floor efficiency ratio

ratio of rentable space to total floor area expressed as a %

75% FER indicates

floor area is dedicated to revenue generating space

proportion of public space and BOH increases as

quality level increases

during programming phase:

determine net guestroom area with room mix chart

public area program

lobby/dining
lounge/business
function
recreation
public circulation

back of house program

admin
employees
laundry
kitchen
engineering
misc. service

functional relationships and flow best practices

• Keep guests & employee
circulation separate
• Elevator Core centrally
located, adjacent to
housekeeping
• Employee areas & security
adjacent to Loading Dock
• Prioritize safety and security
for both guests & employees
• Consider efficient workflow
when planning

compare programming summary to

industry averages and total allowable buildable area

creating the plan view

building is cut at 4ft above finished floor

plan view

view from above

elevation architectural drawings

front facing view
exterior or interior

- shows heights and architectural detail
• Windowsill & head heights
• Moldings & Trim
• Wall Sconce (Light) Heights
• Height of outlets & switches
• Millwork (woodwork) detail

section architectural drawing

slices through building
- shows vertical relationship of spaces to one another
- floor to floor heights
- ceiling heights
- thickness of walls and structure

heavier line weights

Represent planes that have been "cut through"
- Walls or structure
- The heavier the weight, the denser the material

medium line weights

-represent planes that have been "cut through" but are not as dense
-wood
-window mullions
-doors

light line weights

represent items you are looking down on in plan or looking at in elevation
-stairs
-equipment
-furnishings
-floor pattern (lightest)

dashed lines

are hidden elements either above or below the cut line

- ceiling soffit or coffer
- shelves
- cabinetry
- awning

can also mean "temp" or to be "demolished"

dashed lines indicate line of mezzanine above

architectural scales

scale is determined by size of drawing sheet and level of detail required

the more detail required, the larger the scale

strategy for evaluating plans

1. Identify entrances
2. Locate the elevator core
3. Analyze Flow
Trace Major Paths:
• Arriving Guests
• Meeting Guests
• Employees
Trace Operational Circulation:
• Food & Beverage
• Housekeeping
• Administrative
• Goods Coming In & Out
4. Determine how the floors inter-relate
5. Analyze space allocation

the art of creating experiences

from the approach to the arrival.. the aura of the space and the warm welcome

all elements seamlessly fit, there is attention to detail, you feel immersed and connected

advantages of good design

It functions properly
making an engaging &
healthy, environment for
guests & staff
Provides differential
advantage over
competition
Hotels with a strong
DESIGN CONCEPT enjoy
a bump in ROI

owners hire

architects, interior designers, consultants

architects and interior designers hire

sub-consultants and are responsible for their work

assembling a good team - brands and operators

provide input

assembling a good team-

purchasing agents and contractors bid and implement

design process

1. concept
2. schematic design
3. design development
4. construction docs
5. bidding and negotiations
6. contract admin

design process: concept

often concurrent with feasibility

architect: research zoning code, preliminary site plan, preliminary space planning, stacking diagrams

owners/arch/ID: branding or brand immersion

ID:
inspiration and concept imagery

the lobby triangle

Front desk should be able to see and greet guests entering + see the main elevators

design priorities

sense of arrival, sense of place

public space priorities

• Create an impression
• Front Desk visible upon entry
• Front Desk personal should oversee lobby
• Guest elevators within close proximity to
front desk
• Maximize Views
• Encourage revenue generating opportunities
• Flexible seating groupings for various
functions
o Relaxing
o Working
o Waiting
o Meeting
• Create semi-private opportunities

lobby sizing criteria

LOBBY AREA:
Economy: less than 6 sq. ft. per key
Most Hotels: 6-10 sq. ft. per key
Resorts & Convention: 10-15 sq. ft. per key
FRONT DESK:
• 2 stations for first 150 rooms,
• Plus 1 for each additional 100 rooms
ELEVATORS:
• 2 for first 100 keys
• 1 per additional 100 keys
LOBBY SUPPORT:
• Circulation
• Luggage Storage
• Public Restrooms

design process: schematic design

architect and ID
• Flow & Bubble Diagrams
• Code Search
• Schematic Floor Plans
• Establish floor to floor heights
• Preliminary Elevation or 3d Studies
• Preliminary Material & Finish Palettes
• Preliminary FF&E Selections

limited service hotels

have F&B and meeting space, it's just more limited

designed to minimize staffing

analyzing flow

AVOID:
• Excessive cross traffic
• Back-tracking
• Blind Corners
• Tight spots & bottlenecks

design development

consultant coordination
- redefined floor plans
- consultant details and calculations
- elevation studies and building sections
- 3d modeling
- material and finish palettes
- redefined interior design
- model guestroom

building systems re engineered to work within established architecture

design process - construction documents

construction details
- building on design development and adding more details on constructability
- enlarged plans
- details and millwork drawings
- fixture, hardware, and finish schedules
- written specifications

bidding and negotiations

- drawings issued for construction bids and permitting
- purchasing agent bids FF&E package
- value engineering
- drawing revisions
- final pricing
- construction contract

design team contract administration

design team prepares for and oversees the construction process
- drawing and submittal review
- requests for info
-owner architect contractor meetings
- site visits
- review change orders

contractor mobilization

scheduling, staging job site, ordering materials

construction process - foundations

footings - thick concrete pads the columns or foundation walls sit on

foundation walls - continuous walls of concrete or block that sit on footings

caissons

drill and cast concrete in place

piles

drive wood, pre-cast concrete, or steel piles into ground

construction process: structure

columns, beams, floor system

construction process: enclosure or enevlope

building skin, windows, and roof

resists wind load and waterproofs building

topping off is a milestone in construction, once complete the interior work can begin

construction process: interior framing

build interior partition walls, fireproof steel columns and beams

construction process: building systems rough-in

MEP: Mechanical, electrical, and plumbing

construction process: interior finish

drywall
paint
wallcovering
tile
carpeting
plumbing fixtures

construction punch list

Tracks non-conforming work

construction process: installation

FF&E and OS&E

construction process: commissioning

system testing and training

project closeout

Architects & Interior Designer provide RECORD DOCUMENTS and CAD Files
• Construction Drawings including REVISIONS
• FF&E & General Construction Specifications
Purchasing Agent provides FLAMEPROOF CERTIFICATES for FF&E Purchased
Contractors provide MANUALS & WARANTY information

General contractor

Lead contractor that coordinates, preforms, &
oversees construction work for a FIXED CONTRACT PRICE
• Have superintendents at jobsite that oversee construction
• May have carpenters, laborers, or other trades on staff to perform work
• Sub-contract with other trades for balance of scope: mechanical, electrical,
plumbing, finish work, etc.

construction manager

: Estimators & Project Managers that oversee a
construction project for a % of TOTAL PROJECT COST
• Assists during pre-construction, then oversees construction
• Typically, does NOT have trades on staff to perform work
• Sub-contract with trades for total construction scope

change orders

Contractual method for contractors to receive additional compensation for new or unanticipated construction scope

- contractor writes up estimate for new work
- architect reviews and approves change order
- owner gives final approval for additional compensation
- contractor proceeds with new work

pros of lump sum construction contracts

total cost known ahead of time
good when prices are stable

cons of lump sum construction contracts

CDs must be 90% complete

if GC bids too low, may skimp on quality to save $

change orders are costly

award lump sum contract based on

defined scope of work

bid after construction documents complete to general contractors:

1. Identify qualified General Contractors (GC)
2. Solicit competitive bids
3. Evaluate bids
4. Value engineering
5. Revise contract documents
6. Award construction contract

construction contingency

Percent of funds reserved in a construction budget to cover costs of unforeseen conditions
- mitigating risk with contingency
- approx 5% of construction budget
- for renos or fast track projects, contingency is higher due to higher probability of unforeseen conditions or change orders
- as project risk increases, your contingency should increase

cost plus

cost (time and materials) + an agreed upon % fee

construction contracts: negotiated guaranteed maximum price (GMP)

owner agrees to pay a cost plus - a % markup, up to an agreed guaranteed maximum price (GMP)

- construction manager estimates GMP based on design development documents (70% complete) + contingency

- construction manager bids to subcontractors and discloses bids to project team

pros of negotiated guaranteed maximum price (GMP)

- owners knows maximum price up front
- potential time savings since construction may start before CDs are complete
- some flexibility if prices are unstable
- may have contractual incentives for shared savings

cons of negotiated guaranteed maximum price (GMP)

- initial estimates are "padded" since construction documents are not complete
- may be more costly than LUMP SUM

construction contracts: design build

owner hires a design build firm based on an outlined scope of work

- design build firm is responsible for both design and construction

pros of design build

simplified delivery: one point of contact

owner knows cost up front often based on COST PER SQ FT

Cons of Design-Build

architect and contractor are same entity: no checks and balances

may compromise design or quality to save money

construction contracts: fast track

owner hires a construction manager based on GMP and construction is fast tracked

- CDs are completed and permitted in phases
- construction begins on each phase as CDs are completed (foundations, superstructure, building enclosure, building systems, interiors)
- design and construction phases overlap for considerable time savings

pros of fast track

time savings = money savings

cons of fast track

requires high level of expertise

high potential for change orders

interior build out typically takes longer than

the structure and enclosure

construction methods - wood frame

- simple and fast (relative)
- low level of expertise
- suitable for low-rise buildings only (typically 6 stories max)

construction methods - masonry

• Brick, Stone or Concrete Masonry
Units (CMU)
• Exterior bearing walls
• Suitable for low-rise buildings
• NON-COMBUSTIBLE MATERIAL
• Masonry can be used as "face brick"
which is a non-load bearing "skin

construction methods - cast-in-place concrete

- formed on site
- reinforced with steel
- suitable for high rise
- labor intensive formwork
- non-combustible material

construction methods - precast concrete

- formed and cured off-site
- floor systems or wall systems
- lifted into place
- high level of finish and quality control
- saves construction time in field
- common for prototype brand hotels and some high rise

construction methods - steel framing

- suitable for high rise (12+)
- minimal structural frame
- typically more costly than concrete
- non-combustible material

construction methods - mass timber

- constructed out of laminated wood which increases strength
- very sustainable
- construct up to 18 stories

construction methods - modular construction

- room prefabricated off site and lifted into place
- considerable time savings
- sustainable option - lower emissions and waste