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 Carlson SM 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: 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.»» Standards of Architecture and Design Manual»» Required Standard Interior Design Package»» Brand Identity and Graphic Standards Manual»» Standards of Service and Operation Manual
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 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 30
Design Criteria/ Guidelines Design Criteria/ Guidelines, Cont. Preliminary Plans Include:»» 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»» Reflected Ceiling Plans of All Floors»» Building Sections»» Architectural Specifications Plans should be sent to: Country Inns & Suites By Carlson Technical Services Department ATTN: Manager - Architecture 701 Carlson Pkwy MS 8204 Minnetonka, MN 55305 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 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 - Prisons - High-growth areas with quality activity (e.g., business development, residential development or other related events) I. Locations near high-noise generators will require special acoustical designs and products to ensure the comfort of our guests. J. 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. K. 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. L. 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. M. 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. N. A trash enclosure with access doors (gates) is required. O. Show ground-mounted pylon, monument or directional signs on site plans. P. At sites adjacent or in close proximity to high noisegenerating uses, orient the building on the property to keep guestrooms away from noise source. 32
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 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 A. A two-story lobby area is required. The lobby space features a two-story stone and wood wall and fireplace. The second-floor guestroom corridor crossing the lobby is required to be visible and enclosed with a glass wall. The first-floor 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. BREAKFAST AREA, servery AND PANTRY AREA CRITERIA 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 34
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. Veranda Criteria 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. Fitness Center Criteria 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 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. 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 SERVERY FEMALE WC STANDARD ROOM 1 BED SUITE STANDARD STANDARD ROOM ROOM STANDARD ROOM FITNESS ROOM STAIRCASE STORE MECH MECH COFFEE STATION DEN & BUS. CENTER MALE WC GUEST LAUNDRY POOL EQUIP, MECH STAIRCASE TELECOM VENDING CORRIDOR ELEV LOBBY CORRIDOR RETAIL MALE WC FEMALE WC RECEPTION 1 BED SUITE 1 BED SUITE LIVING ROOM ELEV EQUIP BREAK ROOM OFFICE WORK ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM CARTS STORAGE MEETING ROOM VESTIBULE ENTRANCE Area plan - First Floor 41
Prototypical Plans POOL ROOM RAISED FIRE PIT VERANDA BREAKFAST ROOM LAUNDRY ELEC PANTRY SERVERY FEMALE WC STANDARD ROOM 1 BED SUITE STANDARD STA ROOM R FITNESS ROOM STAIRCASE STORE MECH MECH COFFEE STATION DEN & BUS. CENTER MALE WC TELECOM VENDING GUEST LAUNDRY POOL EQUIP, MECH CORRIDOR ELEV LOBBY CORRIDOR RETAIL MALE WC FEMALE WC RECEPTION 1 BED SUITE 1 S BREAK ROOM OFFICE WORK ROOM LIVING ROOM ELEV EQUIP STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM STANDARD ROOM CARTS STORAGE MEETING ROOM VESTIBULE ENTRANCE Public area layout 42
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
Alternate King suite Prototypical Plans
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 ȘM Inc. 03/2013. All Rights Reserved.