Hotel Design

Planning and Development

SECOND EDITION
 Hotel Design
Planning and Development
SECOND EDITION

Richard Penner, Lawrence Adams

and Stephani K. A. Robson
Second edition published 2013
by Routledge
2 Park Square, Milton Park, Abingdon, Oxon OX14 4RN

Simultaneously published in the USA and Canada

by Routledge
711 Third Avenue, New York, NY 10017

Routledge is an imprint of the Taylor & Francis Group, an informa business

© 2013 Richard Penner, Lawrence Adams and Stephani K. A. Robson.

All rights reserved.

The right of Richard Penner, Lawrence Adams and Stephani K. A. Robson

to be identified as authors of this work has been asserted by them in accordance
with sections 77 and 78 of the Copyright, Designs and Patents Act 1988.

All rights reserved. No part of this book may be reprinted or reproduced or

utilised in any form or by any electronic, mechanical, or other means, now known
or hereafter invented, including photocopying and recording, or in any information
storage or retrieval system, without permission in writing from the publishers.

Trademark notice: Product or corporate names may be trademarks or registered

trademarks, and are used only for identification and explanation without intent to
infringe.

First edition published by Architectural Press, an imprint of Elsevier Science

© 2001 Walter A. Rutes, Richard H. Penner, and Lawrence Adams

British Library Cataloguing in Publication Data

A catalogue record for this book is available from the British Library

Library of Congress Cataloging in Publication Data

CIP data has been applied for

ISBN: 978-0-08-096699-1 (hbk)

ISBN: 978-0-08-096700-4 (ebk)

Acquisition editors: Nancy Green, Liz Burton, and Wendy Fuller

Editorial Assistant: Laura Williamson
Production manager: Alfred Symons
Book designer and typesetter: Alex Lazarou

Printed by Everbest Printing Co. Ltd, China

Contents

Acknowledgments vi
Foreword vii
Preface x

Part 1 HOTEL TYPES 1 Overview 3

2 Urban Hotels 11
3 Design Hotels 53
4 Suburban Hotels 69
5 Multi-branded Hotels 91
6 Mixed-use Developments 105
7 Resort Hotels 119
8 Casino Hotels 173
9 Convention Hotels 187
10 Conference Centers 215
11 Residential Hotels, Condominiums, and Vacation Ownership 231
12 Updating Existing Hotels 241

Part 2 DESIGN GUIDE 13 Site and Master Planning 283

14 Programming and Development 299
15 The Guestroom Floor 317
16 Guestroom and Suite Design 327
17 Public Space Design 341
18 Administration and Back-of-house Design 375
19 Technical Coordination and Construction 385
20 Future and Fantasy Development 403

APPENDICES A LEED New Construction Checklist 412

B International Hotel and Travel Organizations 413
C Development Budget (typical 500-room hotel) 415
D Ten-Year Forecast of Net Operating Income 416
E Coordination Matrix 418
F Chain Brands 422
G Bibliography 424
H Project List and Credits 426

About the Authors 431

Index 432

v
Acknowledgments

This book is the result of many decades of experience in the specialized We cannot offer enough thanks for the patience and enormous
field of hotel architecture and interior design—the experience of the good judgment of the editors at Taylor & Francis and W. W. Norton:
scores of people who generously provided us with their insights about Laura Williamson, Wendy Fuller, and Nancy Green, and, especially,
design and with examples of their work. We credit the architects, Ruth Mandel of Images Sought and Found, without whose assistance
designers, photographers, and others who encouraged us and this book would not have been possible.
provided us with material about their projects—there are many Also, over the past few years, students at Cornell and other
more than we can suitably acknowledge here. universities took on individual research projects or assisted with
We owe a special debt to three giants in the industry: architect the many drawings that illustrate the book. These include Katie
Michael Graves, designer David Rockwell, and developer Barry Kozarek, Jerome Chen, Eduardo Quintero, and Carla Moulton. Their
Sternlicht, who agreed to introduce the book with personal interest and enthusiasm for the details of hotel planning issues are
observations about their distinguished careers and about the infectious.
future of hotel architecture, design, and development. Also, to their Our own associations with many good friends provided helpful
assistants who helped with the work: Ben Wintner at Michael Graves comments throughout the writing of the book, and others went far
& Associates, Joan MacKeith and Maggie Hartnick at Rockwell Group, beyond the call of duty in providing resources. There are too many
and Beth Shanholtz at Starwood Capital. In addition, sincere thanks individual contributors to acknowledge each one. We want to thank,
to Robert E. Kastner, Ian Schrager, John C. Portman, Jr., Stephen however, the many hotel executives who identified their company’s
Perkins, Roger Thomas, Howard J. Wolff, Steve Rushmore, Jim Anhut, most exciting new properties and the many media services and
and Sara Schoen for providing a series of sidebar commentaries for marketing people who provided us with images and drawings, all of
specific chapters. whom willingly met our endless request for additional information.
Most of all, we must recognize the sacrifices made by our families,
friends, and colleagues who have provided incredible support and
encouragement to complete this project. Thank you all.

vi
Foreword counterparts, these hotels recognize the guests’ expectations for
services that meet today’s needs.
Hotels, like other customer-oriented institutions, continually
The Architect’s Perspective evolve in the services they provide and how they provide them,
creating a gradual change in the building type. What hotels offer
Michael Graves, FAIA, and Patrick Burke, AIA the public today meets the expectations and needs of business and
Michael Graves & Associates recreational travelers, from express grab’n’go food to Internet access
Princeton, New Jersey and programmable technology for everything from hotel check-in
to controlling light, sound, and temperature in the guestrooms.
Business hotels and resorts compete for today’s sophisticated Despite the importance of the public spaces in hotels—the lobby,
global travelers, and their developers and operators often look lounges, restaurants, spas, and fitness center—guests’ satisfaction is
to architects and interior designers to create new and interesting ultimately judged by their experience of the living accommodations.
“experiences” for the guest. For decades, the hotel industry had In many of today’s higher-end developments, the guestroom may
been focused primarily on functionality and operations, and hotel be a traditional hotel room or a serviced apartment, a phenomenon
design became formulaic. For business hotels, the predictability that has transformed the standalone hotel to a mixed-use mini-
that came with standardization was often a virtue. For resorts, community. For the architect, the guestroom, or the apartment
however, the trend resulted in a proliferation of hotels across unit, is the essential building block that sets the module for the
the globe that looked as if they could be located anywhere in building. It’s the place where one gets to think through who the
the world. Hotels in Egypt could have easily been built in Costa guests are and what they need; guests may be a group gathering to
Rica, or in Miami. play golf, a family on vacation, or a solo business traveler using the
All that has changed over the past 15 years as leisure travelers room as a temporary office. While some hotels once thought they
seek unique experiences connected to local culture and context. had “perfected” the guestroom, today, just as in the technology
As architects and designers, we ask ourselves, “What is special industry, there is an impetus to innovate. The guestroom is being
about this place, and how can we capture that spirit?” The sense- rethought in terms of its aesthetics, functions, and features. As
of-place influences every scale: from the landscape and buildings, savvy travelers, we have embraced the idea of traveling to different
to the interiors and the smallest details of their furnishings. Thus, a places and enjoying great guest experiences, and a well-designed
resort in Costa Rica might be designed as a series of ecologically guestroom is a measure of success.
friendly, small-scale, semi-open-air pavilions, creating the feeling As architects who have been involved in hospitality projects
of being immersed within the tropical landscape. Or a spa resort in for decades, we know there is simply no “one size fits all” in this
Switzerland may incorporate restorative natural thermal baths and industry. Therefore, a book like this is very helpful as a comprehensive
grand fireplaces within architecture that is contemporary in design reference guide to hotel design, planning, and development. We
but constructed according to local craft traditions. are honored to have been asked to offer a few comments on
Urban hotels too can reflect local culture. For example, The St. today’s hotel world and look forward to reading the insights of
Regis Cairo embodies the worldly character of the hotel’s brand our colleagues.
while conveying the ambience of the host country through details,
materials, colors, and patterns inspired by the context and intended
to be locally sourced. Going local is just one component in the
prevalent interest in environmental responsibility. The hospitality The Interior Designer’s Perspective
industry increasingly recognizes the benefits of building and
operating hotels that are efficient in their use of water and energy. David Rockwell
This requires integrative thinking among members of the design Founder and CEO
team and a commitment from developers and operators. Significant Rockwell Group
technical inroads have been made not only in building envelopes New York, New York
and mechanical systems but also in the hotel kitchen, laundry,
and waste management. We believe that guests appreciate the Today’s hotel is not merely a destination, but is also a convergence
healthful aspects of environmentally responsible places, as much of an incredible array of experiences. The moment guests enter, they
as they appreciate good design. become part of a vibrant microcosm, a carefully crafted environment
Good design, long associated with luxury and boutique hotels, that provides both a thrilling escape and domestic comforts. While
today brings fresh and sometimes innovative solutions to three-star the hotel’s calendar of events may change with the seasons, the
and four-star properties as a way of differentiating brands, providing value placed on small, everyday rituals is a constant. This is the very
value, and attracting guests. In creating operator standards for these nature of the new hotel: its ability to be both up-to-the-moment with
hotels, many of which cater to the business traveler, we have learned the latest trends, yet reassuringly personal and accommodating to
that the attributes must be adaptable to different building layouts a broad spectrum of guests.
and designs since many of such hotels are conversions of existing The hotel itself is a hybrid linking two worlds: home and destination.
properties and not always new construction. Like their higher-end In terms of design, this idea is most clearly represented by the

vii
FOREWORD

hotel’s entrance, which becomes a celebratory focal point of the The Developer’s Perspective
lobby space. Although the hotel is itself a dynamic environment, it
is also situated within a larger set of attractions and cultural milieu. Barry Sternlicht
Hospitality environments today must engage and reflect local context, Chairman
forging a symbiotic relationship with the cities and neighborhoods Starwood Capital Group
beyond their walls. By joining in the celebration of local festivals or Greenwich, Connecticut
assimilating regional ingredients in their culinary offerings, authentic
flavors of the world can permeate the hotel in myriad ways. An My mother is an accomplished artist. During our childhood, many
East Asian hotel might offer a traditional tea service, for example, of her paintings hung in the hallway of our home and in the living
and staff uniforms may be designed by an emerging fashion star. room. I loved the colors she used, the texture of her knife, and the
Fostering a rich sense-of-place can transform a fleeting hotel stay calmness and feelings they evoked in me. Most of all, I marveled
into an enduring, memorable experience. at the creative process, how on a blank canvas one could create
Through innovative uses of technology, hotels are able to reflect such emotion and beauty. In high school, I took several art classes
the interconnectedness of our lives today. From the moment where I focused on painting. Good artists understand the delicacy
you step into a hotel, smartly integrated, cutting-edge tools can of composition of the canvas … still lifes arranged just so—work …
transform and heighten previously tedious chores. Check-in desks and others don’t. A picture taken at one angle tantalizes the viewer,
are becoming a thing of the past. With advanced data-management but seen from another it is boring. The juxtaposition of one color
systems, greeters can personally welcome each guest at the door against another is complementary and soothing, or dark, disturbing,
by name. A cumbersome process becomes convenient, even and uncomfortable. While my parents suggested I not become an
leisurely, as travelers check in via iPad over a gin-and-tonic in the artist, I love design and architecture and so, for me, marrying design
lounge. These are the least of the possibilities that our information and real estate in the form of hotels was not work but the fulfillment
age offers us. Rooms are equipped with a range of customizable of childhood ambitions.
features with which to personalize your space: at the touch of Over the years, I bought an immense amount of property in many
a button guests can control the lighting, changing the room’s product types such as office, retail, golf courses, senior housing, and,
entire mood, select a special aromatherapy-infused shower to of course, hotels. I marveled at design that worked, that powered
shake off the drag of jet-lag, or conjure up a concealed high-end occupancy, and achieved great rents versus that which did not. For
entertainment system. example, when I lived in Chicago, I worked across the street from
This flexibility translates into a warmth and openness towards the Water Tower, perhaps America’s most successful vertical mall.
individual needs that complements the distinctive character of The center was always busy and it felt busy. The mall was designed
a hotel. Each guest brings with him or her a personal routine of with anchor stores at either end, but in the center was a circular
comforts, which the hotel should respond to attentively with a fine- space four or five stories high in which were the glass elevators and
tuned menu of services. Quotidian rituals are enabled by diverse, all the escalators. You saw everyone in the mall! It was always busy
dynamic spaces. In common areas, purposeful design can set the and going up and down the escalators you could see all the stores
scene for spontaneous encounters and reveal unexpected and you forgot were tenants or new stores you wanted to be sure to
delightful details; everyone can find a favorite gathering spot—a visit before you left.
lounge that allows intimate conversations, a lobby where you can What I noticed about the hotel industry in 1995, the year I
go to see and be seen, or a comfortable corner to curl up with decided I would do a national “boutique chain” that I named W
a book. Hotels, was that the industry had spent decades dumbing down
In tune with the tempo of the individual and resonating with the product, and competed on price but not on aesthetics. We
multiple rhythms, the hotel environment today presents an inviting, had a $79 a night chain, followed by those at $99, $109, $139,
comfortable haven. The most successful hotel interiors transform and $179. My theory was that we could build a chain where we
a sojourn into an unforgettable experience, however brief, and would compete on design: that design matters, that consumers
position guests as the curators of their own journeys. would not only pay more for great design but that it would build an
emotional attachment with them, that they might define themselves
by our aesthetic and we would build brand loyalty and, therefore,
give ourselves pricing power. In hotels, the product had become
commoditized. One could not tell the brand by looking at the
room. It seemed that interior designers had gone to the “one size
fits all” box, like the failed K car of Chrysler where someone had
the brilliant idea of building multiple bodies on the same chassis
and engine. Consumers saw right through it and so, by trying to
be all things to all people, you appealed to almost no one. Or, at
least, we can say you built no brand loyalty.
There are certain spaces you walk into that put you at
ease and make you feel comfortable. These are spaces that work:

viii
 FOREWORD

proportions that are elegant, furniture that is sized appropriately for

the space it occupies, pieces that speak to each other and enhance
each other with their presence. We react to texture, to proportion, to
color, and the immense talent of great interior designers is that they
take the complex and make it look effortless, just as great athletes
seem to hardly be trying when they are in their zone. A space may be
filled with numerous wonderful textures, vibrant color, and surprising
and dynamic innovative products. It simply feels right and yet it is, in
my mind, just as hard as the great painter’s compositions executed
in the physical space. Sometimes design makes you nervous, is
unsettling, and you simply want to leave; sometimes you don’t even
know why. And then there is design for design’s sake.
If you are working in hotel design, you can’t forget it’s about people,
customers, and that they are going to be part of your “composition”
when it is complete. Great designers can deftly edit a space, modify
its contents, work across all the dimensions of design—scale, color,
texture, lighting—in their heads, and the result will be spaces that
work, that make people feel good, that are inviting. If the artist can
execute this with great originality, it becomes memorable, a classic. To
me, it’s about the human experience for, after all, hotels are meeting
places for weary travelers. Why not dazzle them and amaze them
and leave them yearning for one more night’s stay? Just as Apple,
Samsung, and Aston Martin have created loyal customers through
innovative industrial design, so too can great designers influence,
strengthen, and even define a great brand.

ix
Preface

Development and Design Interact

For their kind Foreword illuminating the timeless goals of the world’s Such creative responses to consumer needs and desires more
largest industry, we immensely thank Michael Graves, David Rockwell, than ever drive hotel design and development today. There is
and Barry Sternlicht, who represent the major disciplines involved no such thing as a “generic” limited-service or full-service hotel
with hotel development and design. anymore. Ever-greater segmentation means that hotels need to
Much has changed about hotels and the hospitality industry since be keenly focused from the very start of the development process.
the 2001 edition of Hotel Design, Planning and Development. In The specific requirements of the road-warrior business traveler, the
just over a decade, the Internet has risen to being the key form of design-savvy boutique guest, the family on vacation far from home,
communication for our guests and development teams alike and the meeting planner and corporate travel coordinator, as well as the
shapes how everyone does business everywhere in the world. Rapidly hotel management company and the selected brand, all require
advancing technology is supporting the application of sustainable careful consideration throughout the planning and design stages.
principles in design and operations. Robust growth in hotel supply And as digital technology continues to evolve at breakneck speed,
during the 2000s reflected new segments, new markets, new lodging developers and designers must constantly adapt to make sure that
products, and new approaches to financing in a difficult economy. the amenities and infrastructure in all new projects keep pace.
Today there are more hotel brands than ever, each demanding a In the following chapters we expand upon the practices,
specific set of design and operational requirements that make an features, and trends that shape the hotel development industry. So
integrated effort among the developer, operator, and design team sophisticated are today’s markets that certain once-popular concepts
paramount in order to ensure a successful outcome. In 2001, most have faded into oblivion while some previously negative traits are
hotel development was still taking place in North America. Now, now considered attractions. Therefore, we are pleased to be able
Asia is the engine of much of the industry’s growth and other parts to interpret today’s design, technology, and creative concepts which
of the world are poised to follow suit. There has never been a more continue to offer such bright prospects for the future.
exciting or more challenging time to create hotel assets.
This book is intended to serve as a practical guide to the hotel
building type for practitioners and students alike. Our inquiry begins Richard H. Penner
with the word “hotel” itself, meaning mansion, borrowed from the Lawrence Adams
French soon after the American Revolution in an effort to express Stephani K. A. Robson
the sophistication of the new multifaceted inns that then appeared.
From their onset, these novel mixed-use establishments served the
varied needs of a rapidly expanding society by freely adapting new
residential, commercial, and industrial features to hotel use. These
include the first grand ballroom in New York, an atrium and Merchants’
Exchange in Boston, a domed European lobby in New Orleans, and
a theater, shops, and laundry in London. Their competitive nature
meant that hotels were among the first buildings in most cities to
incorporate the newest technologies such as gas and electric lighting,
central heat, telephones, and elevators.

x
We dedicate this book to the memory of Walter A. Rutes, FAIA, our late coauthor
and mentor. Wally for many years was a hotel architect and corporate executive,
responsible for many of the innovations in the last quarter of the twentieth century.
We miss his spirit and good sense.
 PART 1

Hotel Types
Overview CHAPTER

1
Arriving in Esfahan, Iran, centuries ago, you could stay outside the
city gates at a roadside caravansary now called the Sha Abbas. Or
desiring better service, you might continue to the Khan, an in-town
hotel. As a “frequent traveler” journeying to Rome, you could stay
at a downtown mansione, a boarding house on the Appian Way,
or at a spa resort.
While the quality of hotels has advanced immeasurably over several
centuries, especially their services, the basic functional elements remain
almost as simple and familiar as in ancient times. But with increasing
guest sophistication—and imaginative development and design—we
anticipate growing demand globally for increasingly diverse and
customized hotels, resorts, and related leisure-time amenities for
the world’s largest industry. The first part of this book discusses and
illustrates scores of different types of hotels and considers how their
design is being refined and their markets reassessed. They range
from sensible extended-stay residential units to lavish super-luxury
urban suite hotels. Hotel developers are reconsidering the design
and character of all hotel types, from ecotourist retreats to the
adaptive reuse and restoration of existing urban infrastructure. The
latter provides a variety of finely detailed hotels and entertainment
amenities that dramatically upgrade inner-city environments. And
family-oriented theme parks continue to serve as multi-resorts for
major corporate trade exhibitions and conventions as well as for
advanced leisure-park communities.
The explosive growth of our global economies has generated
extravagant architectural and engineering accomplishments around
the world: in the Middle East, China, India, and Russia, as well as in
Europe and the United States. Such major resort destinations as the
Palm Islands in Dubai have sprouted dozens of hotels featuring all the
leading brands with luxury accommodations and residences. Resort
World Sentosa, off the coast of Singapore, City of Dreams in Macau,
and CityCenter in Las Vegas represent massive investments in multi-
hotel, residential, retail, entertainment, gaming, and conferencing W Dallas Victory Hotel and
developments. Extraordinary hotel architecture continues to amaze Residences, Dallas, Texas
travelers with such exceptional structures as the Marina Bay Sands With 252 guestrooms and 94
luxury residences, this 33-story
in Singapore and with such iconic mixed-use developments as the
hotel and condominium tower is
Elbphilharmonie in Hamburg, Germany, which includes a philharmonic the centerpiece of the 72 acre (29
hall wrapped with hotel rooms. Design hotels extend the boutique hectare) Victory master-planned
fascination by emphasizing great architecture combined with chic development in Dallas. Designed by
interiors and now include fashion designers entering the fray with HKS Architects, the hotel includes
a 10,000 sq ft (925 sq m) spa, pool,
their own brands, such as Armani Burj Khalifa and Missoni Edinburgh.
and fitness facility, 11,000 sq ft
Fashionable downtown hotels such as Hotel Gansevoort and The (1,020 sq m) of meeting space, and
Standard in New York’s Meatpacking district bring new vitality to Ghostbar, a sleek and stylish rooftop
dormant neighborhoods and serve as place-making destinations. venue.

3
HOTEL TYPES

Environmental responsibility has taken on new dimensions worldwide environmental designers. Chapter 19, Technical Coordination and
in all segments of the hotel and resort industry as new properties Construction, discusses the development areas in which consultants
seek LEED certification or similar recognition by a number of other are recommended—even required.
international green-design rating systems.
Other major prototype developments include hotels with themed
shopping and entertainment atriums, all-villa enclaves, various types
of vacation ownership resorts and spas, as well as vertically integrated Classifications
mixed-use high-rise towers combining hotel functions with offices and
trade centers incorporating flex-suites affording virtual officing. One Since hotels generally are classified by location, function, and
type that has seen major growth in the past decade is multi-branded other special characteristics, a given hotel may fit more than one
hotels, where one site or building houses two or more competing category—for example, Ames Hotel in Boston is both a design
brand hotels. The next several chapters illustrate a wide range of the (boutique) hotel and an example of adaptive reuse. A number
era’s most significant hotel types, from future concepts for world-class of airport hotels could also be considered conference centers or
multi-resort destinations to the most innovative and cost-effective convention properties. However, the overlap should not impair the
limited-service prototypes. While the opening chapters discuss the usefulness of the classification system referenced in this book, which
latest examples in each category, and describe the different features permits easy access to information by subject headings generally
of each type of hotel, the Design Guide, Part 2, provides information used in the hotel field and clear to the public.
on how to program and design the hotel guestroom, public, and While hotel classifications are necessary for purposes of organizing
back-of-house areas. and referencing information, they are by no means perfect and no
With concepts ranging from airport conference center hotels to substitute for specific knowledge of the individual character and
exotic eco-tourist lodges and from high-fashion design hotels to detailed ingredients of the hotel. As a writer in the New Haven
gigantic casino hotels, Part 1 reviews more than fifty different types of Register lamented:
hotels now flourishing in today’s increasingly customized marketplace.
Separate chapters are devoted to each of 11 major categories. For Along with new hotel types and almost infinite combinations
example, suburban hotels offer many choices ranging from office-park and varieties, it is increasingly difficult for guests to select a
hotels to country inns, while resorts encompass an ever-widening hotel when labels are inadequate or misleading. Downtown
array from luxury wilderness lodges to remote island resorts. The hotels have as many tennis courts, pools and saunas as resorts.
repositioning of countless downtown and suburban properties is Resorts have as many convention or conference guests as
accomplished by innovative renovations, restoration, additions, or downtown convention hotels or airport meeting centers. Motor
adaptive reuse. The conference center hotel, which significantly inns are not necessarily superior to motels. And “inns” are
differs from the urban convention hotel, is discussed in terms of not necessarily old. “Lodge,” “spa,” “guest ranch” also are
design options, planning, and development considerations, as well as unclear labels. Price is no indicator—expensive hotels may
social and cultural implications. Highly imaginative future hotel and have small rooms, while budget hotels have larger, better
resort development concepts are summarized in the final chapter. appointed rooms. Buying on the basis of ingredients looks
A continuing theme is the emphasis on carefully targeting specific like the new wave.
market segments so that the hotel may better fulfill its function. For
example, luxury resorts and super-luxury hotels need small, superb Our late coauthor, Walter A. Rutes, FAIA, at the turn of the century
restaurants and health spas to maintain their clientele. wrote:
In industrialized nations, familiarity with new types of hotels is
essential for developers to plan their expansion strategies and devise It is likely that today’s oxymoron marketing mantra of “mass
more imaginative prototypical features that attract new customers to customization” is increasing in the hotel field, after bringing
hotels. Some types of hotels are as different as is a single-family home gold to industries ranging from clothing to personalized
compared to a high-rise apartment tower in the residential field; it vitamins. It responds to the consumer’s desire for individual
is essential for the designer to understand the variations in facilities, treatment in an increasingly impersonal world. If the typical
program areas, and circulation patterns required for each new form guest buys designer clothes and made-to-order music CDs
of hotel designed to serve a particular market niche. Also, an overall from a long questionnaire, why not a virtual Ritz at Times
familiarity with diverse types encourages cross-fertilization of ideas, as, Square?
for example, introducing larger health spas to fill relaxation needs at (Rutes, Penner, and Adams, 2001, p. 6)
conference centers, adding meeting rooms to turn country inns into
instant conference retreats, and borrowing attributes of super-luxury Therefore, in this book guest perceptions are emphasized as
hotels, such as original artwork, to better upgrade other types of much as the actual differences among types of hotels. In other words,
hotels. New ideas for better hotels come from each member of the what’s “in” at the inn is even as important as what’s in it.
design team, ranging from market researchers to food and beverage
(F&B) consultants, and include a variety of specialized disciplines
from high-tech systems experts to talented landscape architects and

4
 OVERVIEW

Planning and Design Considerations the higher number of occupants per room. Some roadside inns
may require larger restaurants than other hotels for peak periods
Since each type of hotel seeks different kinds of guests, its planning such as breakfast, yet offer no room service. Casino hotels require a
requirements will vary by its location, quality level, size, image, space glittering design, while conference center décor needs to be more
standards, circulation, and other characteristics. For example, convention understated. Also, similar design concepts are expressed differently
hotels and conference centers require closeness to airports, while in each type of hotel. For example, the social pastime of people-
vacation villages and ski lodges do not. Airport hotels and roadside watching in the downtown or suburban hotel is accommodated in
motels need high visibility and good highway signage, while conference its lobby or atrium space. The same purpose is served by the pool
centers, country inns, vacation villages, and ecotourist retreats seek deck at the resort, the sun deck at the ski lodge, the commons area
seclusion. And while super-luxury hotels must be small to create an at the conference center, the outdoor bar at the vacation village’s
intimate atmosphere, upscale hotels must be large enough to justify the piazza, the tea lounge of the luxury hotel, or the high-fashion lobby
greater number of restaurants, lounges, and banquet rooms required of the boutique hotel.
by first-class or five-star international standards. While the specific facilities, area programs, and technical
Design considerations also vary by hotel type. For example, requirements are discussed in Part 2, Design Guide, this first section
resorts require larger rooms and more closet and drawer space summarizes the main variations in planning and design for each
than downtown hotels due to the longer stays of their guests and distinct type of hotel.

Table 1.1 Hotel milestones

Biblical times Boarding houses existed

500 BC First resorts at mineral and hot springs in Greece

Mansiones built along Roman roads to lodge government-sanctioned travelers; some inns existed for others
Romans spread spa resorts to England, Switzerland, and the Middle East; introduced campona (inns) in England. Riviera popular with
Phoenician and Greek traders
Caravansaries, cloistered courtyard caravan stops, provided by government along roads in the Middle East
Khans, small inns, established in Middle East towns

Middle Ages Manorial lords, abbeys, and monasteries sheltered some travelers
Monastic inns run by religious orders. Hospices built as hospitals and shelters for travelers
Some inns developed in larger towns (no meals)
Rooming houses used as relay stations for mail, government transport, rest stops, changing horses
Hospitalers created shelters for Crusaders and pilgrims traveling to the Holy Land

1100s Travel became safe in Europe. Inns prospered with freedom and right to travel, declined in times of lawlessness
The European inn gradually developed
The Three Kings Inn opened in Basel, Switzerland—earliest inn still operating

1200s Guest houses, courier mail stations opened in China and Mongolia
Rooming and relay stations for mail, government transportation, rest stops
Cour St. Georges Inn opened in Ghent, Belgium
Angel Inn opened in Grantham, Lincolnshire, England

1300s The English country inn developed; some inns in London

Castle Inn founded in Taunton, Somerset, England
French law required innkeepers to replace stolen property plus pay victims three times as much in damages

1400s French law required hotel register

English law established regulations for inns
The Krone Inn in Solothurn, Switzerland, is earliest adaptive reuse—converted from residence

1500s European spas revived in Carlsbad, Marienbad

Stagecoaches developed, using Roman road system; teams changed, carriages checked, and travelers rested at posting houses
English innkeepers set pattern for Europe and America to follow; 6,000 inns in England
Inn plan took form of enclosed courtyard with arched entrance, rooms along two sides, kitchen and public rooms at front side, stable and
storage at rear
First travelers’ guide rating inns in France

1600s Hotel industry developed in Europe with well-placed and reliable cuisine “at sign of insignia on a metal plaque, grating its rugged
hinges in every wind”
Seaport inns developed in American cities: for example, the Blue Anchor in Philadelphia
Village inns developed as required by Massachusetts law in all towns: for example, the Old Yarmouth Inn at Yarmouthport
First scheduled coach service established in England

5
HOTEL TYPES

Table 1.1 continued

1700s Clubhouses similar to British clubs and Masonic lodges developed in America
Spa resorts developed in Yellow Springs, Pennsylvania, and White Sulphur Springs, West Virginia
Boodles and Coventry clubhouses opened in London
Market Square Taverne founded in Williamsburg, Virginia
Place Vendôme in Paris is first mixed-use complex

1780s Dessien’s in Calais, France, was early large inn

Covent Garden Inn in London was early large inn

1790s Industrial revolution stimulated hotels in England, Europe, and America; resorts developed
Corre’s Hotel and City Hotel in New York were first downtown hotels
Saratoga Springs, New York, developed as spa resort

1800s White Hart Hotel opened in Salisbury, England

Royal Hotel founded in Plymouth, England
Luxury “swagger hotels” established in major cities
Early resorts built along French and Italian Riviera
Imposing clubhouses built
Fulton’s steamship Clermont launched on Hudson River
Exchange Coffee House in Boston was first atrium hotel

1810s Ryokan guest houses developed in Japan

Dak bungalows, 24-hour guest stops, run by government of India

1820s Catskill Mountain House in New York State was early major resort
City Hotel in Baltimore, Maryland, was first with partial gaslight
B&O Railroad began passenger service
Tremont House in Boston was first luxury downtown hotel with indoor toilets, locks on guestroom doors, and à la carte menu

1830s Saratoga Springs Hotel opened in New York State

American Hotel in New York City was first with gaslight throughout
Astor House opened in New York City
St. Charles and St. Louis Hotels established in New Orleans, Louisiana
Holt’s Hotel, opened in New York City, was first with an elevator for baggage
Reform Club in London had courtyard roofed in to become an early atrium
Euston Station Hotel, opened in London, was early example of railroad hotel

1840s Railroads replaced coaches; coach-route inns declined

Shepheard’s Hotel, opened in Cairo, was early major adaptive reuse
Hotel des Trois Couronnes founded in Vevey, Switzerland
Bar au Lac Hotel opened in Zurich, Switzerland
New York Hotel in New York City was first with private baths
Planter’s House Hotel founded in St. Louis, Missouri
The Homestead established in Hot Springs, Virginia
Resorts developed in Coney Island, New York

1850s Spa resorts reached height of popularity

Resorts developed in Niagara Falls, New York, and New Jersey shore
Mills House opened in Charleston, South Carolina (rebuilt in 1970)
Parker House established in Boston (rebuilt in 1927)
Fifth Avenue Hotel in New York City was first with passenger elevators

1860s Railroad terminal hotels such as Charing Cross in London were main type of hotels developed 1860s through 1920s
Mohonk Mountain House established in the Catskills in New York State
Central and Union Pacific Railroads were joined

1870s Coney Island in New York was themed seaside resort with Queen Anne and Oriental-style hotels and amusement park with roller-coaster
Fashionable Vendome Hotel built in Boston
Palmer House opened in Chicago was largest of time and first built with a fireproof structure (rebuilt in 1925)
Palace Hotel opened in San Francisco was earliest hotel with a large atrium
Sherman House founded in Chicago
Grand Hotel built in Point Clear, Alabama
Continental opened in Paris (restored in 1970 by InterContinental)

6
 OVERVIEW

1880s Hotel Del Monte established in Monterey, California

Hotel Everett in New York City was first with partial electric lights
Sagamore Hotel at Lake George in New York State was first with electricity in all rooms
Chelsea Hotel in New York City was first large residential hotel
Mountainview House established in Whitefield, New Hampshire
Ponce De Leon Hotel in St. Augustine, Florida, was first built of concrete
Grand Hotel in Mackinac Island, Michigan, had largest veranda
Victoria Hotel in Kansas City, Missouri, was first with baths in all rooms
Hotel Del Coronado, opened in San Diego, California, was largest resort of its time
Whiteface Inn and Golf Club founded in Lake Placid, New York
The Savoy in London was first hotel with theater, chapel, print shop, laundry

1890s The Broadmoor opened in Colorado Springs, Colorado

Brown Palace in Denver, Colorado, was earliest hotel atrium still operating
Copley Square Hotel opened in Boston
Ecole Hotelière in Lausanne, Switzerland, was first hotel school
Hotel Netherland in New York City was first with phones in all rooms
The Breakers opened in Palm Beach, Florida (rebuilt in 1906, again in 1926)
Lake Placid Club established in Lake Placid, New York
Original Waldorf=Astoria built in New York City, tallest of its time, at 17 stories (later site of 102-story Empire State Building)
Wentworth-by-the-Sea opened in New Castle, New Hampshire
Claridge’s, Berkeley, Connaught all opened in London

1900s The Ritz founded in London

The Willard opened in Washington, DC
The Plaza, St. Regis, and Astor built in New York City
Taj Mahal Hotel opened in Bombay (restored in 1972 by InterContinental)
Statler in Buffalo, New York, established main principles of modern multi-story hotel and circulation flow
First cross-country U.S. auto trip

1910s Grand Central Terminal in New York City was early mixed-use complex
Boarding-house resorts developed in Catskills in New York State
Bellevue Stratford opened in Philadelphia
Copley Plaza built in Boston
Beverly Hills Hotel established in California
The Greenbrier opened in White Sulphur Springs, West Virginia
Asilomar near Carmel, California, was first non-profit conference center
Kahler Hotel in Rochester, Minnesota, was first medical hotel
First trans-Atlantic flight and first scheduled airline
Hotel Pennsylvania in New York City, at 2,200 rooms, was largest of its time

1920s Hotel boom #1 generated by economic prosperity

Grand Central District in New York City was example of further developed hotel complex connecting five hotels
Miami Beach developed with Mediterranean-style architecture; for example, Flamingo, Pancoast, and Roney Plaza hotels
School of Hotel Administration established at Cornell University
First non-stop cross-U.S. plane flight
Baker and Adolphus hotels opened in Dallas, Texas
Royal Hawaiian established in Honolulu
Prohibition caused decline of hotel/restaurant business
The Ritz-Carlton opened on the Boston Public Gardens
The Statler in Boston was first mixed-use hotel/office building
Ahwahnee Hotel built in Yosemite National Park in California
Biltmore founded in Santa Barbara, California
Stevens Hotel in Chicago had 2,700 rooms—largest of time
The Cloister opened in Sea Island, Georgia
Arizona Biltmore built in Phoenix

1930s Depression forced many U.S. hotels into receivership

The new Waldorf=Astoria in New York City, largest of its time, built during Depression

1940s Statler in Washington, DC, was one of few hotels built during World War II
Flamingo in Las Vegas was first casino hotel
Statler Hotels in Los Angeles, California, Hartford, Connecticut, and Dallas, Texas, first post-war hotels
San Souci in Miami was first new post-war resort

7
HOTEL TYPES

Table 1.1 continued

1950s Hotel boom #2 generated by expanded education and mass travel

Resorts developed in Caribbean
Vacation village concept developed by Club Med
Holiday Inns was first motel chain with large rooms
Casino hotels developed in Las Vegas, Nevada
Fontainbleau opened in Miami Beach
First commercial trans-Atlantic jet service
Airlines began developing hotels

1960s 23,000 hotels, 40,000 motels, and 170 chains operated in the U.S.
Resorts developed in Spanish Mediterranean, Portugal, Balearic Islands, Scandinavia, Greece, and Yugoslavia
Hyatt Regency in Atlanta, Georgia, reintroduced atrium concept
Arden House of Columbia University, Tarrytown House in Tarrytown, New York, and General Electric Co. in Crotonville, New York, were
first conference centers used extensively by businesses
Sheraton at Prudential Center in Boston was first major hotel/mixed-use complex
Hilton Palacio del Rio Hotel in San Antonio, Texas, was first built with prefabricated concrete modules

1970s Boeing 747 introduced; airlines became active in hotel development through subsidiary chains
New hotel expansion took up slack caused by demolition and conversions of hotels to apartments and office buildings
Walt Disney World Resort near Orlando, Florida, opened as first major hotel/amusement destination center
Extensive hotel development in the Middle East generated by oil prosperity
Luxury condominiums developed offering hotel services
Hotel restorations extensively developed
First suite hotels converted from condos
Time-sharing and condominium resorts developed
MGM Grand casino hotel fire in Las Vegas caused changes in building and fire codes
Outbreak of Legionnaires’ Disease at Bellvue-Stratford Hotel in Philadelphia caused bankruptcy of hotel and changed engineering and
maintenance operations
No-smoking rules took effect in federal buildings
Peachtree Plaza in Atlanta, Georgia, had 70 stories—tallest hotel
Multi-resort complexes developed in Maui, Hawaii, and Cancun, Mexico
China opened to foreign tourists; international hotel experts invited to participate in development of facilities
Middle East investments in U.S. real estate increased values of hotels and resorts

1980s Hotel boom #3 generated by innovative marketing and development of specialized types of hotels, many combined with large-scale
commercial complexes such as Copley Place and Lafayette Place in Boston
Airport hotels, conference centers, all-suite hotels, vacation villages, health spas, marina hotels, ski lodges, time-sharing and condo
resorts developed rapidly
Casino hotels developed in Atlantic City, New Jersey
Condominium hotels developed, such as The Ritz-Carlton and Four Seasons in Boston and UN Plaza in New York City
Limited-service budget motels continued rapid growth
Popular revival of country inns
Marriott Marquis in Atlanta was largest convention hotel
Marriott Marquis in Times Square in New York City was highest-cost hotel project
Hyatt and Marriott open mega-hotels in Orlando, Florida
Hotel boom in China; 50 major hotels under construction or design including 2,000-room Lidu in Beijing; visitors increased from 200,000
at beginning of decade to 5,000,000 per year expected by end of century
Embassy Suites and Crowne Plaza by Holiday Inn, Courtyard by Marriott, and Residence Inn debut
Japanese investments in U.S. real estate increased values of hotels and resorts
Dow-Jones average of New York Stock Exchange plunged 508 points, or four times previous record one-day drop
Americans with Disabilities Act became law, affecting broad areas of hotel design and operations
Electronic key-card for hotel rooms was introduced by Ving
Resolution Trust Corporation sold off hotels as required due to failing savings and loans
First baby-boomers turned 50, Generation X gained economic power
Disney licensed operation of Tokyo Disneyland, east of the city in Urayasu, Chiba, Japan, the first Disney park outside the U.S.

8
 OVERVIEW

1990s Gulf War slowed tourism

Recession of 1991 resulted in lowest financial record in hotel history, with majority of hotels not meeting debt service
Growth through conversions became more prevalent
Over 75 percent of top 25 U.S. chains engaged in global hotel development
Casinos and hotels on Native American reservations gained acceptance
Riverboat gaming on Mississippi River and Gulf Coast
Budget hotels were industry’s leading money-makers
Disney opened Disneyland Paris in Marne-la-Vallée, France, the second park outside the United States, with seven hotels and 5,800
rooms
Palace of the Lost City in Sun City, South Africa, based on a fantasy lost African tribe, was most costly casino resort
Wall Street–REIT investments in as many as 15 percent of all U.S. hotels turned back financial recession, with hotel values at levels higher
than paid by previous waves of international investors in the 1970s and 1980s
Vacation ownership booming, with five million members investing record annual $6 billion at 7 percent yearly growth rate forecast
Regent Four Seasons built in New York was highest-cost hotel project
Mega-casino themed resorts rapidly expanding in Las Vegas, including New York, New York, Bellagio, Mandalay Bay, The Venetian, and
Paris, increasingly attracting family market
Better shower offered at Holiday Inn in place of standard tub/shower combination
Cruise ships booming owing to unmatched appeal to affluent elderly population
Self-service business centers widely available to hotel guests
Hotel schools at Cornell University in Ithaca, New York, New York University, and the University of California at Los Angeles expand their
role in international conferences and research activities in hotel, resort, travel, and leisure-time field, now the world’s largest industry
Universal Studios opens major resort theme park including first mega-hotel in Orlando
Disney announced expansion of its luxury resort, retail, dining, and entertainment center at Disneyland in Anaheim, California
Atlantis mega-hotel opened on Paradise Island, Bahamas
Internet, incorporating console control of lighting, temperature, security monitoring, non-disturb, maid, large-screen interactive info-
entertainment centers with multiple language and time zone displays, city guide, speaker/video phones, data port, and speed dialing
to home and office installed in hotels by INNCOM, SeaChange, GTE, TCI, LodgeNet, On Command, ViaTV, Travelers Telecom, Zenith,
Panasonic, Thomson, Phillips, etc.
Hotel boom #4 generated by advanced technology, imaginative design, and the successful marketing of mass customization of hotels,
resorts, and leisure-time amenities
Spas booming as baby-boomers perceived them as essential to health
Boutique hotels popular with business travelers; such developers as Ian Schrager, Bill Kimpton, and W brand by Starwood all converted
older hotels or developed new properties
First billion-dollar Native American mixed-use casino complex completed in Connecticut, catapulting the region into a major gaming
center
Entertainment hotels introduced in downtown areas, including New York City
Hilton Hotels acquired Promus, owner of Embassy Suites/Doubletree, making it the third largest global hotel company
Over 250 luxury and upscale hotels were announced for development worldwide
Ultra-high-rise mixed-use hotels developed in Shanghai, Bangkok, and other major Asian cities

2000s Hotel Design, Planning and Development, first comprehensive book on hotel, resort and leisure-time field by Rutes, Penner, and Adams,
published by Architectural Press and W. W. Norton
Pod hotels developed in urban business centers and airports throughout world
Many chains developed boutique (or “lifestyle”) hotel brands to compete with independent design-centric hotels
Urban hotels introduced massive spas, for both guests and city residents
Hotel chains introduced the lobby “great room” concept, encouraging socialization among guests
Guestroom layouts increasingly used stall showers in lieu of the tub/shower combination
Hotel operators frequently outsourced restaurant operations to independent operators or brands
Suites became more common, especially in resort destinations
All developers took greater interest in sustainable design, for operational efficiency, lower costs, and marketing reasons
Hotels co-brand with fashion houses
Increasing activity among niche brands of all types

2010s Hotels introduced smartphone applications for check-in/out and use as room key
Greater customization of guestrooms common
Developers sought out carbon-neutral designs for hotels
Enhanced in-room entertainment systems became popular
Hotel companies achieved more efficient operations and economies by co-locating two or more of their brands on one property
Modular construction using factory-built components became commonplace