Auberge

Designer: Reagan YeomansProject: Auberge Hotel Location: Washington ParkBook Designed by: Daniyil Onufrishyn

INDEX 4. Abstract 6. Concept 8. Executive Summary 10. Sustainable Strategies 12. Problem Statements 14. Existing Site 18. Design Development 23. Color Palette & Inspirational Images 32. Focus Areas Exterior Lobby - Auberge Restaurant - Eclair Rooftop Lounge - Vue Spa Lagon Salon 66. Appendixes Research Literature Reviews Case Studies Site Visits Questionnaire Interview

87. Programming Adjacencies Reference Data ClientandUserProfile Location Building Documents Criteria Matrix Relationship Diagrams

95. Codes Building Code Analysis, ADA Requirements Building Code Programming Document Outline

108. LEED Credits

Abstract

The artful conception of a boutique hotel and restaurant in the Washington Park area of Metro Denver. Focusing on sustainability, innovation, luxury, urbanism, and all things local.

Concept

Spark – the catalyst for new ideas of place and identity.

ExecutiveSummary

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Executive Summary

To design a boutique hotel and restaurant located on the corner of Pearl Street and Iowa street in the Washington Park neighbourhood of Metro Denver. Sustainability and innovation will be key factors in the design of the hotel and restaurant. The hotel will be small in scale, with 16 salons appointed with high-end finishes, fabrics, and luxury amenities. A rooftop lounge adorned with an indigenous garden, will provide access to nature, city views, and a lively gathering space for local residents as well as visitors to Denver.

The restaurant will utilize organic products that will be supplied by regional farmers and the menu will change every couple of months with the seasons, and to offer variety in dining experience for local customers. Denver locals of all ages, young professionals, and visitors to Denver will include the targeted demographic.

The hotel, restaurant, and bar will provide a hip urban hotspot offering locals weekend getaways, or a night out without the drive home. The existing building will be utilized as much as possible and building materials will be recycled. Natural day lighting, ventilation, and alternative energy will be implemented into the building design, and sustainable materials, finishes, and paint will be researched and selected for all spaces.

Sustainable Strategies

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Green at a Glance

Beginning in the predesign phase of the project, sustainable strategies were researched and considered.

The following strategies were accomplished:

-Renovation of an existing building on a previously developed site in an urban community-Within walking distance to public transportation -Water use reduction by implementing aerators and low-flow plumbing fixtures-Building reuse was achieved by maintaining some original building materials-Eco - friendly and recycled content textiles -Rapidly renewable and certified wood finishes -VOC free paint, stain, and adhesive-Thermal comfort control in all guestrooms-Operable windows for natural ventilation-Daylighting and views-Rooftop garden provides a connection to nature

ProblemStatements

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Problem Statements

To design an innovative and dynamic space that appeals to a large demographic of locals as well as out-of-town guests.

To create modern and sustainable spaces within the framework of an existing structure.

Maintaining an open feel to the floor plan while creating separation of spaces.

Achieve a hip, ever-changing environment that appeals to a wide age group.

Draw in a steady local clientele.

ExistingSite

The Pearl Street and Washington Park areas of Denver are home to at least 30,000 residents. The neighbourhood is statistically one of the most educated in Denver with 75% of residents possessing college degrees. The average for the this statistic in the City of Denver is 39%.

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Existing Site

Location:

1588-1596 S Pearl Street, 613-617 E Iowa Avenue in the Platt Park Subdivision

The existing building is 13,091 square feet and was constructed in 1907. There are currently three levels, including the basement.

DesignDevelopment

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Space plan:Level 1

LobbyRestaurantKitchenStorageRestrooms

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Space plan:Level 2 & 3

Salon Guestrooms & Salon Suite

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Lounge Area

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Space plan:Level 4

Rooftop Bar & Lounge

Management Office

Garden

Hostess/ Waiting Area

Restrooms

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Space plan:Level B

Spa Reception

Pool

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Treatment Rooms

Nail Spa

Locker rooms/ Restrooms

Break room/ Kitchen

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Color Palette &

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Color Palette

FocusAreas

Exterior

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Exterior

The exterior of Auberge utilizes the existing brick masonry façade. A glass awning was implemented to accent the hotel’s entrance. NanaWall folding glass doors provide extensive daylighting, views, and natural ventilation for the hotel’s restaurant, Éclair. A NanaWall system was also utilized on the rooftop level to allow daylight to filter into the stairwell and hostess station of the rooftop lounge, Vue. Roofing composed of zinc alloy with standing seams covers the open-air bar. The metal roofing has a blue-gray finish to complement the brick façade and will develop a patina over time.

Auberge

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Auberge

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Auberge

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Auberge

The hotel lobby is sophisticated and resplendent with high contrast sleek finishes and textiles, eclectic patterns, and whimsical lighting. Diagonal lines and curvilinear forms guide guests through the space, and backlighting on the 3-form reception wall provides a bright focal point. A high contrast color scheme creates a formal ambience, but accents of warm violet wall covering and upholstery vividly soften the space. Dark cherry hardwood flooring subdues the neutral white and gray wall palette and helps to create a “living room” atmosphere in the lounge spaces.

Éclair

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Éclair

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Éclair

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Éclair

Color and lighting create a harmonious ambience that radiates an urban semblance to the restaurant space. Unique 3-form installations provide soft lighting and texture on the bar, and behind the banquette seating. Lavender hues provide emphasis and add a lively splash of color to the neutral wall palette. Dining chairs upholstered in rich charcoal fabric and leather are complemented by intricately patterned aubergine fabric on the banquette seating. The cherry hardwood flooring is continued from the lobby throughout the restaurant and contrasted by the contemporary birch finish on the tables and chairs.

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Vue

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Vue

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Vue

The rooftop lounge offers guests an invigorating outdoor environment to take in city views while socializing. An indigenous garden provides an additional connection to nature, and the green foliage creates a unique focal point against the brick exterior. Woven metal barstools and coffee tables mirror the wispy silver threads of the built-in bar light box and provide rhythm to the space. Bench seating around the rooftop perimeter is upholstered in vivid green fabric, which pops against the graphite fabric of adjacent seating. Black PaperStone composes the mill work of the bar and supplies contrast to the bright white 3-form Chroma counter top. Light box shelving behind the bar displays liquor selections and creates a visual center for the lounge.

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Spa

The Spa at the Auberge radiates tranquility with warm wood finishes, diffused lighting, textiles in soft violet hues, and cream wall coverings. Cork flooring in a honey finish provides texture in the space as well as sound absorption. Backlighting on the reception desk emits an inner glow from the Trace stone installation. A pearlescent tiled leather wall behind the desk creates a focal point to the reception area and guides guests into the space.

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Lagon

The Lagon at the Spa is an intimate space surrounded by stone and an aquamarine pressed glass wall. The lighting and finishes maximize the reflective qualities of the water and create a cavernous ambience within the space. Pool chairs are padded with soft white textured Sunbrella fabric and maple mill work and finishes add warmth to the design palette.

Salons

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Salons

Salon Deluxe Grand Deluxe Salon Salon Suite

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Salons

Each of the hotel’s salons share the same contemporary and luxurious approach to design. Abundant views and natural light are diffused with custom window treatments, including valances that mirror the custom designed headboards. Silver pebbled wall covering reflects light from the delicate chandelier adding visual interest to the space. The mill work and furniture finishes are rich mahogany, adding warmth to the cool neutral color palette. The lounge chairs are upholstered in violet mohair, and the carpeting is tightly tufted with a linear pattern providing elegant styling as well as comfort. One of the most important luxury amenities of the salon is the bedding, and white Egyptian cotton linens were appointed. The white linens provide contrast to the intricate floral pattern of the headboard and bestow purity to the space.

Appendixes

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Literature Reviews

Green Hotels: Beyond Good Hospitality Information about several topics discussed during the Build Boston and Greenbuild 2008 meeting on Leadership in Energy and Environment Design (LEED) that was held in Boston, Massachusetts is presented. -The events highlight issues on LEED certification for projects and associated point ratings for materials and products used in building projects. -Ted Saunders, Chief Sustainability Officer

Sustainability Strategies -Laundry systems that use no hot water and little detergent -Ionizing pool systems in place of chlorine -Waterless urinals -Shuttle vans powered by natural gas-Food waste composting-Switching individual cereal boxes and milk cartons to bulk-Use of compact fluorescents-Electronic final daily tallies of transactions-Using only “Green Line” chemicals from -Procter & Gamble-Energy Star gas-fired boilers-Light sensors in back-of-house areas, outside building lighting,and parking areas

Green Hospitality - The Saunders Hotel Group. (2009). Business & the Environment with ISO 14000 Updates, 20(1), 1-4. Retrieved from EBSCOhost.

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Literature Reviews

Green Hotels: Beyond Good Hospitality Information on several environment-friendly hotels and hotel organizations in the U.S. Sheraton Rittenhouse Square hotel in Philadelphia, Pennsylvania; Park Plaza Hotel in Boston, Massachusetts; Green Hotels Association.

Sustainability Strategies: Sheraton

-Rittenhouse Square-Every 34 minutes air is cleaned of mold, pollen, and bacterial pollutants-100% recycled glass reception desk-Oxygenating palms in the atrium-Organic cotton bedding-VOC free paint

Sustainability Strategies: Park Plaza Hotel -“Boston Natural” weekend package including: canvas knapsack, walking maps, and free public transit passes.-Energy-efficient windows-Recycled laundry water -Paper-saving campaign saves 300 trees a year-Scandinavia’s Scandic Hotels is partnering with Swedish environmental group Natural Step to create the 97 percent recyclable hotel room, complete with furniture produced from local trees, pure wool or cotton textiles, and very little metal.

International Hotel Environment Initiative (IHEI), a nonprofit group founded in 1993 and now represents 11,000 hotels on five continents. The goal of IHEI is to develop guidelines and purchasing manuals to accommodate diverse cultures and regions.

Sheraton Rittehouse Square, Photograph. Retrieved January 14, 2011, from: URL http://www.jjdeluca.com/img/uploads/projects/rittenhouse20.jpg

Lobby Park Plaza Hotel, Boston, Photograph. Retrieved January 14, 2011, From: URL http://www.thehungrymouse.com/wp-content/uploads/2009/05/dsc00453.jpg

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Literature Reviews Luxury with a Conscience The article focuses on the trend toward green buildings in the hospitality industry, and the introduction of an environmentally conscious luxury lifestyle brand. The ransition to green business in the hospitality industry has paved the way for some designers, architects and hoteliers to take advantage of captive audiences.

-Barry Sternlioht, of the hotel chain, is the force behind the new luxury lifestyle brand: 1 Hotel and Residences

Design Goals

-Elegant Simplicity-Less waste, energy, water, and chemicals--Do not comprise guest comfort or pleasure-Sustainable design strategies should be -transparent to hotel guests-Eco-Education-Acting Locally-Forward Thinking

Exterior, Hotel 1, Seattle, Rendering. Retrieved January 14, 2011, from: URL http://www.apartmenttherapy.com/sf/green-ideas/1-hotel-residences-in-seattle-050889

Suite interior, Hotel 1, Seattle, Rendering. Retrieved January 14, 2011, from: URL http://www.apartmenttherapy.com/sf/green-ideas/1-hotel-residences-in-seattle-050889

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Literature Reviews

Only Hue The article provides an overview of several interior designers’ color predictions within the hotel industry. These predictions are directly influenced by the poor economy as well as sustainability.

-Color has a restorative effect on our bodies and moods-Beneficial for people to bring more color into their surroundings

Hotel Room, Anna Hotel, Munich, Photograph. Retrieved January 14, 2011, from: URL http://img.venere.com/img/hotel/0/3/1/6/336130/892284_24_b.jpg

Lobby, Anna Hotel, Munich, Photograph. Retrieved January 14, 2011, from: URL http://www.milleniondesign.com/images/2010/12/772px-Anna-hotel-Lobby.jpg

Trends

-Gentle contrast harmonies-Appreciation for the green movement with earth inspired hues-Rock Crystal- a cool mineral inspired palette including gray and slate blue hues-Vegetable Garden- balancing vibrant tomato red and leafy green colors-White: creates a sense of the contemporary-Color sphere includes earth tones such as: straw, sand, espresso, and terracotta. These colors are mixed with water colors such as: silver and aquamarine-The mix of warm and cool colors is appealing-Conservative neutral colors are influenced by nature against the punchy, intense colors influenced by youth-Old jewel tones have been replaced with more sophisticated urban cousins: zest of orange, aqua, lime, and cerise-They are now used as an accent or just a hint of surprise

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Literature Reviews

The Lapse of Luxury The article discusses the initiatives of several luxury hotels to have environmental efficient operations in Australia. According to the International Luxury Travel Market (ILTM), a global exhibition created to monitor and to promote the top end of the travel market, the fast phase of the growth in the luxury sector has added to the country’s major concern on environmental management.

-Luxury sector is growing at more than 10% per year-Those without a high disposable income will save up to indulge-Personalized exclusive experiences-Acceleration in luxury, and consumption has coincided with an increase in global warming awareness-Luxury hotel operations use significant amounts of water and energy and produce large amounts of waste

Poolside at Voyages, Lizard Island. Retrieved January 14, 2011, from: Ecos, Apr/May2007 Issue 136, p14-17, 4p, 6 Color Photographs

Great Ocean Ecolodge. Retrieved January 14, 2011, from: Ecos, Apr/May2007 Issue 136, p14-17, 4p, 6 Color Photographs

Sustainable Strategies -Earthcheck software used by Green Globe as an independent environmental auditing tool-Earthcheck consists of indicators that measure performance in energy use, waterconsumption, waste production, resource conservation and organisational commitment to the local community

Great Ocean Ecolodge, Apollo Bay, Victoria

-Solar energy-Rainwater-Locally grown organic food-Virtually no footprint

Great Ocean Ecolodge, Apollo Bay, Victoria

-5 star eco-awarded resort-Utilizes local groundwater and mines wastewater from sewage for irrigation

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Literature Reviews

No Need for Grand The article discusses hotels that utilize energy-saving technology and renovations. Hotels examined include the Hotel Ellington, which was converted from a 1930s dance hall, the Cavallo Point Lodge, which used to be an army base, and the Southern Ocean Lodge, a low-rise hotel with many energy-saving features.

-Sensitivity to the natural and urban environment by energy-saving measures and/or renovation of historic buildings.

Hotel Ellington, Berlin, Germany -1930s mixed-use building -Restored and readapted into a modern hotel to revitalize an urban neighbourhood

Hotel Room, Ellington Hotel, Berlin, Photograph. Retrieved January 14, 2011,from: URL http://www.directlyhotels.com/images/com_sobi2/gallery/69/69_image_1.jpg

Exterior, The Lodge at Golden Gate, Sausalito, Photograph. Retrieved January 14, 2011, from: URL http://aff.bstatic.com/images/hotel/org/166/1667645.jpg

Southern Ocean Lodge, Kangaroo Island, Australia

-Abstracted seahorse in plan-Hugs the top of a cliff to intrude as little as possible on the landscape-Employs energy-saving strategies for cooling and water use

Cavallo Point: The Lodge at Golden Gate, Sausalito, California

-Low-energy cooling and heating methods-Restored historic buildings to create an environmentally sensitive hotel complex for a national park

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Case Studies

Case Study #1

Sustainable development and tourism destination management: A case study of the Lillehammer region, Norway

Summary: Literature and guidance provided for businesses considering responses to the environmental aspects and impacts of their tourist activities.

Concentration on the role of destinations and stakeholders cooperating and networking to improve environmental performance and on generating a ‘green’ image.

Enhanced management of a destination, creating opportunities for networking and cooperation between, service providers is neccessary. The area are examined. These projects looked at hotel management, transport and aesthetics.

Success Factors: -Stakeholder involvement-Development of locally orientated codes of conduct-Reactive and proactive land-use planning regulations

Lillehammer region, Norway, Photograph. Retrieved January 14, 2011,from: URL http://www.pahof.de/mediac/400_0/media/DIR_49903/Lillehammer~polar~light.jpg

The Orchid Hotel, Mumbai Photograph. Retrieved January 14, 2011,from: URL http://farm1.static.flickr.com/51/162217483_5accf171d6.jpg?v=0

Case Study #2

The Orchid Hotel, Mumbai, India

Summary:

The hotel displays a heightened level of environmental sensitivity in its architecture, design and interior decor.

Success Factors:

-Siting-Design-Materials-Water-Energy-Operation-Environmental Management

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Case Studies

Case Study #3

The Proximity Hotel, Greensboro, NC

Summary: The Proximity Hotel in Greensboro NorthCarolina is the first hotel in the Nation to achieve LEED Platinum certification. It is a 4 diamond resort that has blended green building strategies with luxury comforts. Although, environmental performance was not an initial goal of the hotel, sustainable approaches were utilized in conception and construction and ended up being a key element to the hotel.

Success Factors: -Staying Local- regionally sourced materials, furniture, and local artists provided artwork

-Reducing Utility Cost- well insulated builiding envelope, high-performance operable windows, regenerative-driveelevators, energy-efficient ground-sourceheat pump for refrigeration, low-flow toilets, and solar thermal panels on the roof.

Exterior, Proximity Hotel, NC, Photograph. Retrieved January 14, 2011, from: URL http://www.metropolismag.com/pov/wp-content/up-loads/2008/09/proximityhotelexteriorpwbeveninghigh.jpg

Exterior, Mauna Lani Resort, HI, Photograph. Retrieved January 14, 2011,from: URL http://www.hawaiimagazine.com/images/content/Mauna_Lani_most_earth_friend-ly_resorts/MaunaLani.jpg

Case Study #4

The Mauna Lani Resort, Kohala Coast, HI

Summary:

The Mauna Lani Resort is a high performance, 4 diamond resort thatbalances the needs of its guests with the environment, endangered species, and the Hawaiian experience.

Sustainable Strategies Utilized:

-Endangered green sea turtle protection-Onsite treatment of sewage and waste-Management of a compost pile for an on site sod and plant farm-90% of green waste is recycled for fertilizer-Naturally ventilated corridors -Atrium with waterfalls, fish, sea life, and native flora-90% of guest rooms have ocean views-Spiritual guide to spread the wisdom of Hawaiian culture-Photovoltaic solar panels generate enough power to meet air conditioning and lighting needs of all guestrooms

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Case Studies

Case Study #5

The Ritz-Carlton, San Francisco, CA

Summary: The Ritz-Carlton in San Francisco providesevidence of how a luxury hotel can exceedguest expectations while balancing the demands of high-performance, environmentally sustainable operations and preserving an important historical landmark.

Sustainable Strategies Utilized: -Urban infill development and historic site preservation-Underground parking and one hybrid house vehicle-Extensive recycling program-Minimal use of water bottles on-site-On-site cogeneration plant-Energy management plan-Double-pane thermal glass and operablewindows-Energy recovery units capturing waste heat-Occupancy motion sensors-Washable linens and bedding-Compact fluorescent and LED lighting

Exterior, Proximity Hotel, NC, Photograph. Retrieved Exterior, Ritz-Carlton, SF, Photograph. Retrieved January 14, 2011, from: URL http://fc2.funcheapsf.netdna-cdn.com/wp-content/uploads/2010/11/RitzCarltonSanFrancisco1.jpg

Hotel Suite, The Nines, OR, Photograph. Retrieved January 14, 2011, from: URL http://www.familyvacationcritic.com/images/fampics/the-nines-portland.jpg

Case Study #6

The Nines, A Starwood Luxury Collection Hotel, Portland. OR

Summary:

The Mauna Lani Resort is a high performance, 4 diamond resort thatbalances the needs of its guests with the environment, endangered species, and the Hawaiian experience.


-Clean Supplies are Green Sealed Certified and meet the LEED and IAQ guidelines-Seasonal menus sourcing local and sustainable ingredients-Hotel staff compost and recycle-Energy Conservation-drawing 100% renewable energy; including wind-power and carbon offsets-Water Conservation Program-Solid Waste Management Program-Indoor Air Quality Program-100% Non Smoking facility-Water stations instead of water bottles-Zipcar for out of town guests-MAX light rail passes for out of town guests-Minimal linen usage-Leftover food donated to a local homeless shelter

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Site Visits

Case Study #5

1100 Fourteenth Street, Denver, CO 80202

The Hotel Teatro is a unique boutique hotel located in the heart of Denver’s theater district. Home to two upscale restaurants, Prima and Restaurant Kevin Taylor, the Teatro caters to theater crowds, tourists to Denver, and business travellers.

The hotel is adorned with theatrical costumes and local artwork. Located in the historic Transamerican building, it offers the charm of times past fused with modern and sophisticated rooms.

The historic building has limited the sustainable operational design features of the hotel, but the Teatro is actively pursuing other environmentally conscious practices. On the horizon, a rooftop greenhouse to supply restaurant produce.

Site Information:

-Historic building-65-70 employees-110 rooms including 8 suites and 2 presidential suites

Lobby, Teatro, Denver, Photograph. Retrieved February 2, 2011, from: URL http://hotel-teatro-denver.visit-denver.com/hotel-teatro-lobby-denver.jpg

Deluxe King Room, Teatro, Denver, Photograph. Retrieved February 2, 2011, from: URL http://www.perfectescapes.com/TheSuiteLife/wp-content/uploads/2008/11/hotel-teatro.jpg

Exterior, Teatro, Denver, Photograph. Retrieved February 2, 2011, from: URL http://hotel-teatro-denver.visit-denver.com/hotel-teatro-denver.jpg

-890 s.f. of meeting space-Wine cellar for private parties-24 hour room service-Pet friendly-No spa on premises, but in-room massage is available

Sustainable Strategies Utilized: -Low-flow bathroom fixtures-Organic Aveda bath products-Recycled granite surfaces in rooms-Furniture textiles are recycled-Restaurant utilizes local bakery-Independent minimal paper marketing

Additional Key Points: -Clientele is mostly out-of-town business during the week and vacationers on the weekend-Local guests attracted with Group-on, Travel-Click and Living Social (travel websites), daily specials, room upgrades and weekend themed packages.-Key amenities include: attention to detail, personal quality, pet friendly, personalization

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Site Visits

The Jet Hotel

1612 Wazee Street Denver, CO 80202

The Jet hotel is located in lower downtown Denver and is an urban chic established geared towards young professionals and party goers. The hotel is within walking distance to the 16th Street Mall, Coors Field, Union Station, and Commons Park. The building houses a Thai restaurant, beauty salon on the second floor, private club, Twenty, in the basement, and a lively lounge adjacent to the lobby. The hotel rooms are relatively small and decorated in a spare contemporary style. Rooms amenities include luxurious European linens, modern furniture and fixtures, flat screen televisions and iPod docking stations.

Site Information:

-Historic building-Lobby transforms into Jet Lounge at night (club atmosphere)-19 rooms-Private club Twenty in the basement-24 hour room service-Pet friendly-No spa on premises

Deluxe King Room Suite Lobby Bar

Lobby

Sustainable Strategies Utilized: -Located within walking distance to restaurants, bars, and attractions-Multi-use lobby- In the evening curtains are pulled back to reveal a bar

Additional Key Points: -Clientele is mostly young professional party goers-Lively club scene may not be for guests looking for relax and rejuvenation

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Site Visits

The Curtis a Double Tree Hotel

1405 Curtis Street, Denver, CO 80202

The Curtis Hotel is a one of a kind boutique hotel with a pop culture theme. There are cartoons playing in the lobby and a 5 and Dime adjacent to the front desk where you can find fun gadgets, retro toys, candy and soda. There are 13 floors, all with different themes and each room has its own personality. The Corner Office restaurant and lounge and the Oceanairre Seafood Restaurant are both located in the Curtis and the central downtown location is a prime spot for Denver attractions. The primary concept of the Curtis is fun, and the design features within the hotel are fresh, light, humorous, and modern.

Site Information:

-336 Rooms including 176 king rooms and suites-20,805 square feet of meeting space-Color Scheme - bright blues and vibrant shades of orange with splashes of brilliant green-Furnishings and fixtures are a modern / retro mix-Contemporary rooms featuring unique amenities (rubber duckies) iPod stations, flat screen tv’s, and car alarm clocks-24 hour room service-Pet friendly

Additional Key Points: -Pop culture theme attracts a younger clientele-Weekend specials include fun themes: “Are you crazy in love?” The setup includes a Twister board on the bed and a round of shots at the Corner Office-13 themed floors ranging from sci-fi, one-hit-wonders, the perfect pair, and horror (the 13th floor of course)

Reception & Sitting Area

Exterior

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Double Queen Room

Perfect Pair Hallway

Bathroom

In Room Game Brochure

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Site Visits

The Hyatt Regency

650 15th Street Denver, CO 80202

The Hyatt Regency Denver is a large luxury hotel located at the Colorado Convention Center. Focused on sustainability, it is Colorado’s first hotel with Green Seal certification. The hotel expresses a Colorado theme, with an earthy palette of warm colors, textiles and stone.

Expansive fenestration and high ceilings reveal mountain and city views and allow daylight to infiltrate the grand space.

King RoomLobby, Hyatt Regency, Denver, Photograph. Retrieved February 8, 2011, from: URL http://dev.wilsonassociates.com/public/propertypics/1607/heroHyatt%20Regency%20Denver_2.jpg

Site Information:

-1,100 guestrooms, including 60 suites-60,600 s.f. of meeting and event space-6,700 s.f. health club including an indoor lap pool-Upscale restaurant- Altitude-2 bars- Peak’s Lounge and Strata Bar-Coffee Shop & Store- Perks-24 hour room service-Spa Universaire on the 5th floor

Sustainable Strategies Utilized: -Low-flow bathroom fixtures-Housekeeping only changes bed linens at the request of the customer-Water served only by request in banquets-Hydroponic plate cooling-95% of lighting is florescent-Reclamation of heat from laundry waste water-Locally grown produce utilized when possible-Recycling program-To-go containers are biodegradable-Environmental awareness education

Lounge Wall

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Site Visits

The Oxford Hotel

1600 17th Street Denver, CO 80202

The Oxford is a historic boutique hotel located in downtown Denver. The hotel has been a part of the city of Denver since 1891, and this is reflected in grand lobby and the decor which blends classic style with modern comforts. Guestrooms are appointed with antiques, luxury linens, claw foot bathtubs, internet access and iPod docking stations. Mcormick’s Fish House as well as the hip Cruise Room Martini Bar are located at the Oxford offering convenient on-site entertainment. The Oxford resonates the sumptuous times of the past and maintains an old American West vibe.

King RoomLobby

Site Information:

-80 guestrooms, including 1 presidential suite-10,000 s.f. of flexible event space-6,700 s.f. health club including an indoor lap pool-Upscale restaurant- Altitude-2 bars- Peak’s Lounge and Strata Bar-Business center-24 hour room service-Spa, salon, and fitness center-Pet friendly

Sustainable Strategies Utilized: -Utilization of post-consumer recycled products-Water and energy efficient equipment-Environmentally friendly cleaning products

The Cruise Room, Oxford Hotel, Denver, Photograph. Retrieved February 8, 2011, from URL http://farm3.static.flickr.com/2677/4144423912_93576b54df_o.jpg

Bathroom

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Site Visits

Hotel Monaco Denver

1717 Champa Street Denver, CO 80202

The Monaco is a Kimpton boutique hotel located in the financial district of Denver. It is comprised of two historic buildings and maintains a sophisticated and eclectic charm throughout. It was recently renovated and all guest rooms have been beautifully appointed with warm colors and rich textiles, and are adorned with unique multifarious furnishings, fixtures and artwork. The cozy lobby, also known as the living room is poised underneath a vaulted ceiling painted with vibrant colors intended to represent the starry skies of Colorado.

Site Information:

-189 guestrooms, including 32 suites-3,660 s.f. of meeting and event space-Restaurant- Panzano-Salon- Aveda-Trained concierge-Tech amenities-24 hour room service-Pet friendly


-Low-flow bathroom fixtures-Housekeeping only changes bed linens and owels at the request of the customer-Organic bath products-All greenseal certified textiles, paint, adhesives and carpeting-Environmentally friendly cleaning products-Restaurant utilizes local farmers and produce-Communal areas offer liquid refreshments in cooler dispensers-Intend to install built-in dispensers for guestroom bath products

Key Points:

-Focused on personal oriented service-Guestrooms are equipped with large workspaces for the large number of business travellers during the week-Special themed packages draw in weekend guests

Queen Deluxe Room

Vaulted Ceiling in Lobby

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Vaulted Ceiling in Lobby

Lobby Living Room

Suite Sitting Area

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Questionairre

1. How much weight does sustainability have to you when choosing a hotel?

2. What do you think are the most environmentally harmful impacts the hospitality industry has on the planet?

3. When you are given the option to you opt out of fresh towels and linens daily?

4. How important to you think spa facilities are to choosing a hotel?

5. What service/ amenity to you appreciate most in a hotel experience?

6. Do you utilize the mini-bar in a hotel room?

7. Is it important to you that a hotel be pet friendly?

8. Is it critical to you that your hotel room windows be operable?

9. What guestroom design feature or lack of can make or break your hotel experience?

10. Do you do most of your traveling for business or pleasure?

11. How important is desk/ work area space for you in a hotel room?

12. When staying in a hotel do you often dine in the hotel restaurant or out?

13. How often do you order room services when staying at a hotel? If so, do think the room service menu/ quality tells a lot about the hotel?

14. Where have you had the best hotel experience at? What made it such a great experience?

15. Do you have any sustainable strategies that would apply to the hospitality industry?

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Interview Conducted with Paula McAtee from RNL Design

1. How long have you been a professional interior designer?6-1/2 years

2. What influenced your decision to become an interior designer?My parents built our house and then my Dad built an office for his business. We always had architectural plans around the house and it sparked my interest. I’ve always loved being creative and it was a great avenue for me.

3. How did you prepare for your career? (i.e.: Education, early experiences, etc.)I took as many related classes that I could in high school. Not many were offered at my high school, but I was able to take one CAD class and several art/design courses. In college, I actually started out in the architecture program at the University of Kansas. I wasn’t sure that it was exactly what I wanted to do after beginning my courses, so I visited several architecture and interior design firms. After talk-ing to many interior designers and seeing what they do, I decided it was the career for me. I graduated 4 years (plus a course credited internship) later and have been working as an interior designer since.

4. In what areas of design do you specialize?I have worked for two large firms; one in Phoenix and then now in Denver. In both firms, mainly I have worked on commercial office projects, large government type and higher education buildings. I’ve worked on two libraries, banks and a handful of others.

5. Do you feel it is important to belong to a professional design organization? (ASID, IIDA, CIDC) If so, what organization or organizations do you recommend?I think it is great to belong to an organization. It offers continuing education to keep you up-to-date and is a great networking tool. It is important to make contacts in the industry. Some firms even offer to pay for your membership dues, which is a nice perk. ASID and IIDA are the two that I regularly attend forums, networking parties, and other classes with.

6. What do you consider to be the most important challenges facing interior designers today?I think challenges are staying up-to-date on all of the new technology, not only with products and practices for the spaces you are designing, but also with the new programs that are always coming out. Currently, we are transitioning from CAD to Revit. I think it is also great to know 3D rendering programs.

7. Do you practice sustainable green design?Yes, sustainable design is a part of our firm. Even if the project is not going to be registered with LEED, we still try to use the “greenest” practices possible. I think eventually it will become a standard to be environmentally responsible. Some of the projects that I have worked on that are LEED certified or are in the process of becoming LEED certified are the following: NREL (Golden, CO), Metro State Student Success Center (Denver, CO) and Avondale Branch Library (Avondale, AZ)

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Interview Conducted with Paula McAtee from RNL Design continued

8. Are any clients today focusing on the implementation of passive heating and cooling strategies for building design?Yes, some clients are. For instance, the NREL building was designed around the focus of passive heating and cooling. The building is long and narrow and positioned on the site to achieve the best daylighting as well as to contribute the heating/cooling methods designed by our consultant Stantec. A lot of clients are not aware of actions they can take, but we try to inform them whenever we get a chance.

9. Do you find that clients are interested in designing with renewable building materials?Yes. We find that a lot of clients do not want to pay extra to get renewable building materials but they would like to have them. Often times it is a balancing act on our part with the bud- get. We try to use renewable materials that may cost more but that we love, in small quantities; and then use more standard sustainable products on the rest.

10. Do you believe that no VOC paints are becoming more prevalent in interior applications?Yes, absolutely. We don’t even specify paints with high VOC content.

11. Would you consider indoor air quality to be a key factor in new building design? Yes, we try to specify products with low or no VOC content.

12. Have you experienced an increase in client design projects focused on obtaining LEED certification?Yes. Many clients are initially very interested in becoming LEED certified. Sometimes they decide to implement a sustainable building but choose not to have it certified due to the cost. Government buildings have a real push to get certified and that is a top priority for them.

13. What sustainable design strategies are you implementing in your projects?As a building whole, it really depends on if it is new construction or a renovation. From just an interior design side, we are always using paints, adhesives and flooring that are low- emitting. We try to use regional materials (this one is sometimes difficult, as there is not much manufactured within 500 miles for LEED) and rapidly renewable materials. We also look into the recycled content of materials: both post-consumer and pre-consumer percentages. We always try to provide recycling areas within the building during space planning, so that it makes it easier for the client to implement their own recycling policies. We try to provide the client with controllability of their systems to ensure thermal comfort as well as adequate lighting levels. We also work hand-in-hand with our in-house lighting designer to pro-vide lighting levels that are adequate and not too high. Clients are so used to having lighting levels over what they actually need; in other words many spaces are over-lit. We try to educate them on what is actually needed and this helps to cut down electricity usage. We also use occupancy-sensors so that it will be automatically shut off if nobody is in the space.

14. Has the economy dampened the implementation of sustainable design in your projects?Not at all. I think it has slightly dampened clients wanting to pay for LEED certification, but we still produce sustainable buildings.

15. What advice about the profession or design education would you give to interior design students?Interior design has so many avenues. It doesn’t just stop at deciding if you would rather pursue commercial or residential design. Within commercial design, you can specialize in office, retail, hospitality, healthcare, government, higher education, labs, etc. There are so many options and it really keeps it fresh and exciting. You don’t necessarily have to know what you would like to specialize in right out of college. Many firms have a variety of projects type, so you can try them out and see what you like best. I would definitely recommend an internship in the summers. This helps to give you an understand-ing of the profession that you can’t get in school, plus it helps to get your name out to future employers. There are several design competitions available as well through IIDA, ASID, or vendors.

Programming

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Adjacencies

Food Service Design Strategies:

It is critical to locate the receiving area, food storage, kitchen, and all outlets (restaurant)on a single floor

Provide straight line flow of food from storage to serving, eliminating cross-traffic and backtracking

Minimize distance between kitchen serving area and restaurant seating

Arrange compact work centers

Group all walk-in refrigerators together to share common walls and compressors

Front Desk Design Strategies:

Locate the desk so that it is visible from the entrance

Locate the desk in sight of the elevators

Position the luggage storage and bellman near the desk

Provide fire control room near the front desk or main hotel area

Plan the front office so that both reservations and telephone operators are near the guest registration area

Provide decorative focus at the desk by utilizing counter material, lighting, treatment of the backwall, and signage

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Reference data

Lightning:

Provides emphasis to important areas such as the entrance, front desk, and elevators

Proper illumination is required for safety as well as wayfinding

Ambient lighting creates intimate spaces as well as providing separation between spaces

Task lighting in lobby break-away spacesand hotel guestrooms is necessary for reading and working

Efficient outdoor lighting is required for safety

Diffused lighting eases glare and creates a more inviting environment

Acoustics

Sound absorbing materials are necessary in large areas such as the hotel lobby, restaurant and front desk area to eliminate confusion and create a calming environment

Music completes the environment

A collection of music that matches a soundtrack theme to the hotel can create a unique atmosphere

Technology that allows the guest to personalize the music in their guest room adds comfort and provides guest control

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Project Scope

Client Profile:

Reagan Yeomans is an interior designer and her husband, Chris Schonbachler is a chef. Together they would like to design and operate a boutique hotel in Denver, Colorado. They chose Pearl Street in particular, because they love the neighbourhood feel and the location is close to their home. The clients would like to focus on creating a hip environment that attracts both out-of-town guests as well as locals. Sustainability is a key factor to the design of the hotel, as well as the restaurant. Locally sourced materials and food products will be utilized in the hotel. Innovative technologies will be implemented in the hotel, and luxury will be at the hotel’s core.

User Profile:

Out-of-town visitors as well as local Denver residents will be the targeted demographic for the hotel and restaurant. Customers will range in age from 30-60 years of age. The hotel and restaurant will cater to patrons looking for rest and relaxation or a fun night out on the town.

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Building & Existing Site

Demographics:

Information according to the 2007 census

The Pearl Street and Washington Park areas of Denver are home to at least 30,000 residents. The neighborhood is statistically one of the most educated in Denver with 75% of residents possessing college degrees. The average for this statistic in the City of Denver is 39%.

15,796 - male16,278 - female 25-39 years - 10,000 (majority)40-64 years - 9,00065+ years - 4,00019-24 years - 4,0007-18 years - 2,600>6 years - 2,000

13,000- Overwhelming majority of citizens born in ColoradoMajority of foreign born population is Asian, followed by Mexico, UK, and Eastern Europe

28,834 - White944 - Asian or Pacific Islander809 - Mixed

Employment Statistics:

Employed - 19,209Not in labor force - 7,586Unemployed - 1,261Education/Health - 4,433Professional - 3,247Retail/Wholesale - 2,066Arts/Entertainment - 1,676Finance/Real Estate - 1,955Information - 1,635

Income:

$30- 74,999 - 6,682>$30,000 - 4,321$75-149,999 - 3,358$150,000+ - 1,166

S Pearl Street, Denver, Photograph. Retrieved January 14, 2011, from: URL http://perryandco.files.wordpress.com/2010/10/south-pearl-19_sm.jpg

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Building Plan Commercial Supplemental Appraisal Data

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Commercial Industrial Appraisal Replacement Cost Record

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Relationship Diagrams

Basement 1st Floor 2nd & 3rd Floors 4th Floor

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Building Code & ADA Requirements

Building Code Analysis:

Building Classification: Mixed Use

Occupancy Types: A-2 Assembly A-3 Assembly R-1 Residential

Square Footage: 26,054

Floors: 4

ADA Requirements:

Proper Number and Layout of Handicap Parking

Property Wheelchair Access

Number of ADA Guest Room Requirements per Building

Bathroom Requirements for Room and Public Areas

Wheel Chair Accessible Roll-In Showers

Doorway Widths and Knobs

Light Switch Placement & Heights

Grab Bar Heights and Placement

Water Fountain Clearances

Requirements for Hearing Impaired and Vision Impaired

Strobe Lights for Alarms

Accessibility at Transaction Counters and Registration Desks

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ADA Requirements

98

ADA Requirements

99

ADA Requirements

100

ADA Requirements

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Criteria Matrix Area Qua

ntity

Squa

re F

oota

geAd

jacen

tcies

Publi

c Acc

ess

Daylig

ht

Acou

stic P

rivac

yVi

sual

Priva

cy

Plum

bing

Spec

ial E

quipm

ent

Spec

ial C

onsid

erat

ions

Restaurant 1 Kitchen 1 700 2,4,5,7 Low Low Yes Some Yes Yes Commercial Appliances

2 Dining Area 1 1,000 1,3,6,7,15 High Medium Yes No No NoBooth Seating in addition to tables & chairs

3 Hostess Station 1 50 2,6, Entrance High Medium No No No No Computer & Phone

4 Storage 1 150 4,5 None Low Yes Yes Yes MaybeBuilt-in shelving & wine storage

6 Bar 1 200 2,3,7 None Medium No No Yes NoBacklit liquor shelving, beer taps

7 Server Station 1 50 1,2,6 None None Low Some No Yes

Rooftop Bar 8 Hostess Station 1 50 9,12 Low Medium None No No Yes Computer & Phone

9 Bar 1 200 8,10,11,12 High Medium Yes No No NoBuilt-in shelving & wine storage

10 Lounge Area/ Patio 1 1000 8, 11 None Low Yes Yes No No Fire pits

11 Storage 1 150 9,10 None None None Yes No No

12 Entrance 1 432 8,9 High Low No No No No

Hotel 13 Lobby 1 1000 11,14 High High Some No No No

14 Reception 1 200 13 Medium Medium No No No No

14 Office 1 150 13 Medium Medium No No No No

15 Guestrooms (450 s.f.) 14 6,300 None High Yes Yes Yes Yes Ipod docking stations

15 Guestroom Suites (600 s.f.) 2 1,200 None High Yes Yes Yes Yes Ipod docking stations

Spa 16 Lobby 1 150 18 None Low Yes Yes No Yes Computer & Phone

17 Treatment Rooms (150 s.f.) 6 900 18 None Low Yes Yes Yes YesMassage Tables, Speakers, Sink

18 Locker Rooms (Showers, Sauna, Spa) 2 1,600 17,19 None None Yes Yes Yes Yes Lockers

19 Spa Pool Grotto 1 1,000 18 None Low Yes Yes Yes Yes Pool

Back of House 15 Laundry 2 150 1,2 High None Yes Yes Yes no

16 Restrooms (150 s.f.) 2 300 Retail, Gallery High None Yes Yes Yes No ADATotal 16,932

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Programming Document Outline I. Project Description:

Building Square Footage = 26054 (_60% Building Efficiency) _16___% Circulation Factor + _14__% Misc

_60__% Building Efficiency = 15632 s.f. (assignable) 40 % Building Inefficiency = 10422 s.f. ( 4132 s.f. circulation + 3708 s.f. misc.) Program Usable = Assignable + Circulation 22346 s.f. = 15632 s.f. + 4132 s.f. Basement: Program Usable = Assignable + Circulation 3891 s.f. = 3268 s.f. + 623 s.f. Floor 1: Program Usable = Assignable + Circulation 4571 s.f. = 3840 s.f. + 731 s.f. Floor 2: Program Usable = Assignable + Circulation 4628 s.f. = 3702 s.f. + 926 s.f. Floor 3: Program Usable = Assignable + Circulation 4628 s.f. = 3702 s.f. + 926 s.f. Floor 4: Program Usable = Assignable + Circulation 4628 s.f. = 3702 s.f. + 926 s.f. II. Programming

A. Programming Analysis Circulation factor = 16% (using gross S.F. to find net S.F.) Circulation Multiplier = 19% (using net S.F. to find gross)

Basement Area

Qty Description Usable S.F. (gross)

= Assignable S.F. (net)

+ Circulation

+

Spa 1 Spa 3891 3268 623 3891 s.f.

Basement: Sub Total Program

3891

3268 623

Misc . Circulation for Misc. Unassigned Areas 632

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Un-assignable s.f.

Mechanical, Structure/Walls, Public Toilets, Janitor Closets, Unassigned Stg.

Total Program

4523

Floor 1 Circulation Factor= 16%

Area

Qty Description Usable S.F. (gross) =

Assignable S.F. (net) +

Circulation +

Lobby/ Reception 1 Back of House (10%) 157 132 25 1572 s.f. Front of House (90%) 1414 1188 226

Restaurant 1 Back of House- Kitchen, misc (30%) 900 756 144 3000 s.f. Front of House- Dining, hostess, bar (70%) 2100 1764 336

Floor 1: Sub Total Program

4571

3840

731

Misc . Un-assignable s.f.

Circulation for Misc. Unassigned Areas Mechanical, Structure/Walls, Public Toilets, Janitor Closets, Unassigned Stg.

742

Floor 1: Total Program

5313


Area



Circulation +

4628 s.f. 1 Guestrooms 4628 3702 926


4628

3702

926



778


5406

104


Area



Circulation +

4628 s.f. 1 Guestrooms 4628 3702 926


4628

3702

926



778


5406


Area



Circulation +

Bar/ Lounge Area 1 Bar/ Lounge Area 2000 1600 400 Restaurant Back of House- Kitchen, misc (35%) 920 736 184

1 Front of House- Dining (65%) 1708 1366 342


4628

3702

926



778


5406

Building: Total Program

26054

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III. Preliminary Codes Analysis

A. Occupancy Classification (Occupancy Classifications Handout)

B. Egress (Maximum Floor Area Allowances: 2006 IBC) Table 1004.1.1; Table 1005.1; Table 1016.1; Table 1015.1; Table 1019.1

Floor Basement

Egress Data Area Occupancy Classification

Useable S.F. Net or Gross

Occupancy Load Factor

Occupant Load

Means of Egress

per area Min. width Max.

distance Spa A-3 3268 net 15 net 218 2 44” 250

Basement Total Occupancy 218 Basement Total Means of Egress 2 Notes: Floor 1




Occupant Load

Means of Egress


distance Lobby/ Reception A-2 1320 net 15 net 88 2

Restaurant A-2 2520 net 15 net 168 2 44” 250 44” 250

Floor 1 Total Occupancy 256 Floor 1 Total Means of Egress 2 Notes:

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Floor 2




Occupant Load

Means of Egress


distance Guestrooms R-1 4628 gross 200 gross 23 1 44” 250

Floor 2 Total Occupancy 23 Floor 2 Total Means of Egress 1 Notes: Floor 3




Occupant Load

Means of Egress


distance Guestrooms R-1 4628 gross 200 gross 23 1 44” 250

Floor 3 Total Occupancy 23 Floor 3Total Means of Egress 1 Notes: Floor 4




Occupant Load

Means of Egress


distance Bar/ Lounge Area A-2 1600 net 15 net 107 2 44” 250

Restaurant A-2 2102 net 15 net 140 2 44” 250

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44” 250

Floor 4 Total Occupancy 247 Floor 4 Total Means of Egress 2 Notes: Total Building Occupancy 767 Total Building Means of Egress 2

C. Plumbing (Minimum Number of Plumbing Facilities: Table 2902.1

Water Closets Lavatories Area Occ. Class. Male Female Male Female

Fountains Other Fixtures

218 A-3 2 3 2 2 1 503 A-2 12 12 6 6 1 46 R-1

16

16 Bathtub/ Shower = 16

Note: Assume 50% male and 50% female unless specific demographics for gender are available or as indicated by codes officials Total Facility Plumbing: Male Toilets/Urinals: 22 Lavatories: 16

Total Facility Plumbing: Female Toilets 23 Lavatories: 16 Total Facility Fountains 2 Total Facility Other fixtures 16

D. Required Fire Separation (Table 508.3.3; Table 1017.1)

Upon determination of Spatial Adjacencies/Relationships, determine fire rating (in hours) between areas as required. Determine corridor fire rating Note: Areas not included below require no fire separation

Area 1 Area 2 Separation in hours A R 2

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LEED Credits

Sustainable Sites (SS) Credit 1 Site Selection

Credit 2 Development Density and Community Connectivity

Credit 4.1 Alternative Transportation- Public Transportation Access

Credit 5.1 Site Development- Protect or Restore Habitat

Credit 5.3 Maximize Open Space

Water Efficiency (WE)

Credit 3 Water Use Reduction

Materials and Resources (MR)

Prerequisite 1 Storage and Collection of Recyclables

Credit 1/ 1.1 Building Reuse- Maintain Existing Walls, Floors, and Roof

Credit 1.2 Building Reuse- Maintain Interior Nonstructural Elements

Credit 2 Construction Waste Management

Credit 4 Recycled Content

Credit 5 Regional Materials

Credit 6 Rapidly Renewable Materials

Credit 6/7 Certified Wood

Indoor Environmental Quality (IEQ)

Credit 2 Increased Ventilation

Credit 4.1 Low-Emitting Materials- Adhesives and Sealants

Credit 4.2 Low-Emitting Materials- Paints and Coatings

Credit 4.3 Low-Emitting Materials- Flooring Systems

Credit 4.4 Low-Emitting- Composite Wood and Agrifiber Products

Credit 4.5 Low-Emitting- Furniture and Furnishings

Credit 6 Controllability of Systems- Thermal Comfort

Credit 8.1 Daylight and Views- Daylight

Credit 8.2 Daylight and Views- Views

Auberge

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