Development Resource Guide

Development
Resource Guide
Updated March 2013
The Development Resource Guide
provides information to assist in the
initial planning and development of a
Country Inns & Suites By CarlsonSM
hotel. The tools in this guide are
intended to convey the unique
Country Inns & Suites design intent
while providing a technical overview of
the prototypical hotel.
When your license agreement is
executed, you will receive additional
resources, including:
»» Standards of Architecture and Design Manual
»» Required Standard Interior Design Package
»» Brand Identity and Graphic Standards Manual
»» Standards of Service and Operation Manual
Additonally, electronic CAD drawings
of the prototypical drawings shown
in this guide will be provided to you
when a license agreement is signed.
Your architect must modify the
prototype plans specifically for your
site and for the number of
guestrooms that you want to provide.
The prototypical drawings reflect 83
guestrooms. For projects requiring
more than 83 rooms, a larger core is
required and drawing plans are
available upon request.
If you have any questions, please
contact your Director of Franchise
Development.
Table of
Contents
TABLE OF
CONTENTS
Introduction................................................................................................. Inside Front Cover
Country Inns & Suites By Carlson Generation 4 Prototype............................................. 2
Criteria, Guidelines and Requirements...............................................................................29
Design Criteria/Guidelines..............................................................................................30
Site and Parking Criteria................................................................................................. 32
Landscaping and Curb Criteria........................................................................................33
Area Requirements and Building Spaces Criteria.......................................................34
Prototypical Plans....................................................................................................................36
1
Generation 4
Prototype
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRont COre - LAP Siding
3
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior - Rear
4
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior front COLOR option A - LAP Siding
5
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT COLOR option B - LAP Siding
6
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT COLOR option C - LAP Siding
7
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT Core - stucco
8
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT COLOR option A - Stucco
9
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT COLOR option B - Stucco
10
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior FRONT COLOR option C - Stucco
11
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior Front - Night
12
Country Inns & Suites
By Carlson Generation 4
Prototype
Exterior front - Urban
13
Country Inns & Suites
By Carlson Generation 4
Prototype
Vestibule entry
14
Country Inns & Suites
By Carlson Generation 4
Prototype
Living room
15
Country Inns & Suites
By Carlson Generation 4
Prototype
Breakfast room
16
Country Inns & Suites
By Carlson Generation 4
Prototype
Servery
17
Country Inns & Suites
By Carlson Generation 4
Prototype
Den
18
Country Inns & Suites
By Carlson Generation 4
Prototype
Veranda
19
Country Inns & Suites
By Carlson Generation 4
Prototype
Swimming Pool
20
Country Inns & Suites
By Carlson Generation 4
Prototype
Meeting Room
21
Country Inns & Suites
By Carlson Generation 4
Prototype
Corridor
22
Country Inns & Suites
By Carlson Generation 4
Prototype
KING GUESTROOM
23
Country Inns & Suites
By Carlson Generation 4
Prototype
KING GUESTROOM
24
Country Inns & Suites
By Carlson Generation 4
Prototype
King bathroom
25
Country Inns & Suites
By Carlson Generation 4
Prototype
Queen/queen guestroom
26
Country Inns & Suites
By Carlson Generation 4
Prototype
King suite - option a
27
Country Inns & Suites
By Carlson Generation 4
Prototype
king suite - option b
28
Criteria, Guidelines
& Requirements
Design Criteria/
Guidelines
Design Criteria/
Guidelines
Country Inns & Suites strives to provide a high-quality
customer experience, and product and design
consistency is critical to foster guest loyalty and
confidence in the brand. Country Inns & Suites also
recognizes that local governmental requirements and
regional design influences may necessitate slight
modification to the prototypical design. The Country
Inns & Suites design review and approval process helps
facilitate a streamlined approach to providing design
quality and consistency.
The Standards of Architecture and Design detail the
criteria needed in all areas of the facility. To achieve
consistency, franchisees and their architects are
required to follow the specific design guidelines for the
following areas:
1. Building Exterior Elevations
2. Exterior Materials and Colors
3. Central Core Public Space Plans, Finishes and
Furniture Layouts
4. Guestroom Plan, Finishes and Furniture Layouts
30
The Architectural submittal process is as follows:
1. After the License Agreement is signed, electronic
prototype plan drawings are sent to the owner for
their architect
2. The owner’s architect submits full-size set and CD
of Preliminary Plans within 90 days of signing the
License Agreement
3. Preliminary Plan Review—Letter of status will be
sent
- If approved, proceed to full plans
- If not approved, architect to revise and resubmit
drawings within 60 days
4. The owner’s architect submits full-size set and CD
of Construction Drawings and specifications
5. Full Plan Construction Review—Letter of status
will be sent
- If approved, proceed to next step
- If not approved, architect to revise and resubmit
drawings within 60 days
6. Final Plan Approval upon receipt of the 1 mini-set
and CD of all drawings and specifications
Design Criteria/
Guidelines
Design Criteria/
Guidelines, Cont.
Preliminary Plans Include:
Plans should be sent to:
»»
»»
»»
»»
»»
Country Inns & Suites By Carlson
Technical Services Department
ATTN: Manager - Architecture
701 Carlson Pkwy MS 8204
Minnetonka, MN 55305
Site Plan
First-Floor Enlarged Core Plan
Floor Plans per Level
Guestroom Unit Plans
Exterior Elevations with Materials and Finishes
called out
Full Plans Include:
»» Site/Parking/Landscaping Plans
»» Vestibule/Living Room/Reception Area/Retail
Layouts
»» Breakfast Room/Servery/Den & Business Center/
Veranda Layouts
»» Meeting Room/Public Restrooms/Public Corridor/
Vending Area Layouts
»» Guest Laundry/Fitness Center/Pool Layouts
»» Pantry/Housekeeping/House Laundry/Break
Room/Maintenance Layouts
»» Guestroom Floor Layouts
»» Enlarged Guestroom Layouts
»» Exterior Elevations indicating Building Materials
and Finishes
»» Interiors Finish Schedule/Millwork/Accessories
»» Door, Frame and Hardware Schedule
»» Lighting Plan and Schedule
»» Mechanical/Plumbing/Electrical Plans
»» Ref lected Ceiling Plans of All Floors
»» Building Sections
»» Architectural Specifications
Country Inns & Suites By Carlson has developed a
required Standard Interior Design Package that is
coordinated with the spatial requirements of the
various areas in the prototype plans. Any variation in
the prototype plan spaces will impact the furniture
layout.
If you have any questions regarding architecture and
construction guidelines, please call the Technical
Services department at 763-212-8208.
31
Site And
Parking Criteria
Site And Parking
Criteria
32
A. Approximately one acre per 40 guestrooms.
B. Property must be properly zoned for lodging
development.
C. Location visibility unobscured.
D. Acceptable parking lot ingress/egress.
E. Located on major thoroughfares or destination
locations.
F. Average daily count of 20,000 or greater on primary
road.
G. Family-style or full-service restaurant adjacent to
site or within walking distance.
H. Immediate surrounding area should include several
of the following demand generators:
- Destination shopping (e.g., major regional shopping
centers, regional food stores)
- Office buildings
- Light industrial businesses
- Recreational facilities
- Tourist attractions
-Hospitals
- Train stations
- Bus stations
-Airports
-Colleges
- Telecommunication centers
- Large churches/missions
- Government offices
- Sports stadiums
- TV and radio stations
- Major manufacturing plants
- Shipping ports
I.
J.
K.
L.
M.
N.
O.
P.
-Prisons
- High-growth areas with quality activity
(e.g., business development, residential
development or other related events)
Locations near high-noise generators will require special
acoustical designs and products to ensure the comfort of
our guests.
Parking and driveways must be asphalt or concrete
paved over an appropriate base material, with concrete
curbs and painted parking stripes. Provide a minimum
of one car parking space per guest unit, but not less than
otherwise required by the local zoning ordinance.
A two-car-wide Porte Cochere is required. The location is
to be across from entry doors to vestibule and well lit in
accordance with brand standards for nighttime use.
Parking stalls are to be a minimum of 9'-0" wide by 18'-0"
long. Drive aisles for 2-way traffic are to be a minimum
of 24'-0" wide. Paint striping is to be 4" wide.
Parking lot lighting is required to provide a minimum
illumination of 2.0 maintained foot candles anywhere on
the parking surface. Site lighting photometrics are to be
provided with final drawing submittals.
A trash enclosure with access doors (gates) is required.
Show ground-mounted pylon, monument or directional
signs on site plans.
At sites adjacent or in close proximity to high noisegenerating uses, orient the building on the property to
keep guestrooms away from noise source.
Landscaping and
Curb Criteria
Landscaping
and Curb
Criteria
A. The building perimeter must be surrounded by a 5'
minimum landscaping space, excluding sidewalks
and curbs. Landscaping in this space shall include a
combination of grass/ground covering, mulched
planting beds and seasonal flowers near the main
entrance. Planting beds must include a variety of
4–6 shrub species, minimum.
B. Parking lot and driveway perimeters must be
surrounded by a 5' minimum landscaping buffer
between the lot and the property lines.
C. Landscaping to include grass, trees and planting
beds is required. The entire site must have a
minimum area of 20% reserved for landscaping.
Landscaping shall be designed by a professional
landscape architect or a qualified nursery and
include indigenous plants.
D. A minimum of 20 trees with a minimum trunk
caliper of 2'-1/2" at time of planting are required.
E. Locate some trees in island to minimize large
expanses of paved areas. Select indigenous trees of
ornamental value, avoiding use of trees that bear
fruit or nuts.
F. At sites adjacent, or in close proximity to high noisegenerating uses, sound-attenuation barriers in the
form of berms, walls, trees and shrubs are required.
33
Area Requirements and
Building Spaces Criteria
Area
Requirements
and Building
Spaces Criteria
34
GUESTROOMS AND SUITES (Minimum dimensions)
Room, suite,
bathroom
Width
overall
Length
Overall
Length
bedroom
Length
living room
Ceiling
height
Net
area
King Room
12'- 0"
26'- 0"
16'- 6"
N/A
8'- 0"
312 sq. ft.
Queen/Queen Room
12'- 0"
26'- 0"
17'-5"
N/A
8'- 0"
312 sq. ft.
Suite
12'- 0"
32'- 0"
11'- 9'
11'- 6"
8'- 0"
384 sq. ft.
Bathrooms
(King Room)
6'- 0"
9'- 5"
N/A
N/A
7'- 6"
56 sq. ft.
Bathrooms
(Queen/Queen Room)
6'- 0"
8'- 5"
N/A
N/A
7'- 6"
50 sq. ft.
Bathrooms
(Accessible)
8'- 0"
10'- 0"
N/A
N/A
7'- 6"
80 sq. ft.
Lobby and Retail Area Criteria
BREAKFAST AREA, servery AND PANTRY AREA
CRITERIA
A. A two-story lobby area is required. The lobby space
features a two-story stone and wood wall and
fireplace. The second-f loor guestroom corridor
crossing the lobby is required to be visible and
enclosed with a glass wall. The first-f loor ceiling
height is 10-ft. minimum.
B. Lobby seating areas are required to be arranged
per plan layouts and feature soft sofa seating,
lounge chairs and occasional tables.
C. A retail area is required. The retail space is
80-sq.-ft. minimum and located adjacent to the
reception desk with a window opening for
transactions.
A. A breakfast seating area is required to be adjacent
to the lobby at the back of the hotel. At a minimum,
the breakfast seating area size is to be 800 sq. ft.
for under 100 rooms. Additional space may be
required in certain high-volume markets. A
combination of 2- and 4-seat tables plus a
communal seating table with 6 seats minimum are
required. Ceiling height in this space is at 10-ft.
minimum.
B. A separate, enclosed servery is required. At a
minimum, the servery size is to be 314 sq. ft. and
have wall and island serving counters in a layout
that conforms to the plans. Also, in markets where
Area Requirements and
Building Spaces Criteria
Area
Requirements
and Building
Spaces Criteria
high volume is anticipated, the size of the servery
may have to be increased. Ceiling height in servery
is required to be at 8 ft.
C. A pantry having a minimum of 266 sq. ft. of
storage, preparation and cleanup space is required
to be located adjacent to the servery area. Space is
required for a commercial refrigerator and freezer,
3-compartment sink, commercial dishwasher,
single-bowl hand-washing sink, and ample storage
shelving.
Fitness Center Criteria
Veranda Criteria
A. An indoor or outdoor pool is required. Outdoor
pools are acceptable only in locations where they
can be used all year.
B. A minimum of 500 sq. ft. of surface water area is
required for properties of 100 rooms or less.
Any pool serving over 100 rooms must be
submitted for brand review and approval.
C. The deck size is to be a minimum of 12' on one side
and 5' on the remaining sides.
D. A veranda is required and is to be located off the
breakfast area and serve as an exterior patio
space. Minimum required size for veranda is 1,200
sq. ft. A firepit is required and must be located
directly across from rear-entry doors to breakfast
area. Lounge chair seating around firepit is
required. Dining tables and chairs are required.
A. A fitness center is required.
B. The fitness center is required to be enclosed. A
door from the fitness center directly into the pool
area is prohibited due to the damaging effects of
chlorine vapors and humidity on the fitness
equipment. Minimum fitness center size for hotels
up to 100 rooms is 426 sq. ft.
Swimming Pool Criteria
Den Criteria
A. A den is required and is to be located off the
breakfast seating area. Minimum required size for
this space is 315 sq. ft. The den features a required
additional fireplace and soft seating.
B. A business center with a minimum one
workstation, plus one per 100 rooms or fraction
thereof for hotels with 100 guestrooms or more, is
required to be located within the den per plan
layout.
35
Prototypical Plans
Prototypical Plans
Isometric site plan
37
Prototypical Plans
Site and Landscaping plan
38
Prototypical Plans
Exterior Front
39
Prototypical Plans
Exterior Rear
40
Prototypical Plans
POOL ROOM
RAISED
FIRE PIT
VERANDA
BREAKFAST
ROOM
LAUNDRY
ELEC
PANTRY
FEMALE
WC
SERVERY
STANDARD
ROOM
1 BED SUITE
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
FITNESS ROOM
DEN
& BUS.
CENTER
MECH
STAIRCASE
STORE
COFFEE
STATION
MECH
MALE
WC
GUEST
LAUNDRY
TELECOM
POOL EQUIP, MECH
STAIRCASE
VENDING
CORRIDOR
CORRIDOR
ELEV
LOBBY
RETAIL
MALE
WC
FEMALE
WC
1 BED
SUITE
RECEPTION
LIVING
ROOM
BREAK ROOM
OFFICE
1 BED
SUITE
ELEV
EQUIP
STANDARD
ROOM
WORK ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STORAGE
CARTS
MEETING ROOM
VESTIBULE
ENTRANCE
Area plan - First Floor
41
Prototypical Plans
POOL ROOM
RAISED
FIRE PIT
VERANDA
BREAKFAST
ROOM
LAUNDRY
ELEC
PANTRY
FEMALE
WC
SERVERY
STANDARD
ROOM
1 BED SUITE
STANDARD
ROOM
STA
R
FITNESS ROOM
DEN
& BUS.
CENTER
MECH
STAIRCASE
STORE
COFFEE
STATION
MECH
MALE
WC
GUEST
LAUNDRY
TELECOM
POOL EQUIP, MECH
VENDING
CORRIDOR
CORRIDOR
ELEV
LOBBY
RETAIL
MALE
WC
FEMALE
WC
1 BED
SUITE
RECEPTION
LIVING
ROOM
BREAK ROOM
OFFICE
ELEV
EQUIP
STANDARD
ROOM
WORK ROOM
STORAGE
CARTS
MEETING ROOM
VESTIBULE
ENTRANCE
Public area layout
42
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
STANDARD
ROOM
1
S
Prototypical Plans
Reception, Living room and Retail layout
43
Prototypical Plans
Breakfast room, Den and Business Center Layout
44
Prototypical Plans
Servery and pantry Layout
45
Prototypical Plans
Veranda LAYOUT
46
Prototypical Plans
swimming pool area layout
47
Prototypical Plans
Fitness center layout
48
Prototypical Plans
Meeting room Layout
Alternate Meeting ROom Layouts
49
Prototypical Plans
King guestroom
50
Prototypical Plans
Queen/Queen guestroom
51
Prototypical Plans
King suite
52
Prototypical Plans
Alternate King suite
It’s a great time to become a part of this Country.
Learn more by calling +1 (800) 336-3301
Visit us online at countryinns.com
Or email development@carlsonrezidor.com
This Development Resource Guide contains information that is confidential and proprietary to, and trade secrets of, Country Inns & Suites By Carlson, Inc. The Development Resource Guide is provided for informational purposes
only and may not be used for any other purpose unless and until you enter into a license agreement with Country Inns & Suites By Carlson, Inc. to construct and operate a Country Inn & Suites By Carlson® hotel. Country Inns &
Suites By Carlson, Inc., and its parent and affiliate companies have no responsibility for, and make no representations, express or implied, with respect to, the accuracy or completeness of any information in this Guide.
This Development Resource Guide is not an offering. It is for informational purposes only. If you are a resident of any jurisdiction that requires registration of a franchise prior to offer or sale, we will not offer you a franchise unless
and until we have registered the franchise (or obtained an applicable exemption) and delivered the disclosure document in compliance with applicable law. In New York (USA), an offering can only be made by a prospectus filed first
with the Department of Law of the State of New York. Such filing does not constitute approval by the Department of Law. Country Inns & Suites By Carlson, Inc. makes no representations or guarantees concerning the success or
profitability of licensees or hotel locations.
© 2013 Country Inns & Suites By Carlson,SM Inc. 03/2013. All Rights Reserved.