2013 tt development resources guide final

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.

1

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

TABLE OF CONTENTS

Generation 4Prototype

3

Country Inns & Suites By Carlson Generation 4 Prototype

ExTERIOR FRONT CORE - LAP SIDING

4


ExTERIOR - REAR

5


ExTERIOR FRONT COLOR OPTION A - LAP SIDING

6


ExTERIOR FRONT COLOR OPTION B - LAP SIDING

7


ExTERIOR FRONT COLOR OPTION C - LAP SIDING

8


ExTERIOR FRONT CORE - STuCCO

9


ExTERIOR FRONT COLOR OPTION A - STuCCO

10


ExTERIOR FRONT COLOR OPTION B - STuCCO

11


ExTERIOR FRONT COLOR OPTION C - STuCCO

12


ExTERIOR FRONT - NIGhT

13


ExTERIOR FRONT - uRBAN

14


VESTIBuLE ENTRy

15


LIVING ROOm

16


BREAkFAST ROOm

17


SERVERy

18


DEN

19


VERANDA

20


SwImmING POOL

21


mEETING ROOm

22


CORRIDOR

23


kING GuESTROOm

24


kING GuESTROOm

25


kING BAThROOm

26


QuEEN/QuEEN GuESTROOm

27


kING SuITE - OPTION A

28


kING SuITE - OPTION B

Criteria, Guidelines & Requirements

30

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

DESIGN CRITERIA/GuIDELINES

31

Design Criteria/Guidelines

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.

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

DESIGN CRITERIA/GuIDELINES, CONT.

32

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 noise-

generating uses, orient the building on the property to

keep guestrooms away from noise source.

SITE AND PARkING CRITERIA

33

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 noise-

generating uses, sound-attenuation barriers in the

form of berms, walls, trees and shrubs are required.

LANDSCAPING AND CuRB

CRITERIA

34

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-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.

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

35

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.

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.

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.

AREA REQuIREmENTS AND BuILDING

SPACES CRITERIA

Prototypical Plans

37

Prototypical Plans

ISOmETRIC SITE PLAN

38

Prototypical Plans

SITE AND LANDSCAPING PLAN

39

Prototypical Plans

ExTERIOR FRONT

40

Prototypical Plans

ExTERIOR REAR

41

Prototypical Plans

AREA PLAN - FIRST FLOOR

ENTRANCE

VESTIBULE

FITNESS ROOM

POOL EQUIP, MECH

POOL ROOM

STAIRCASE

STORAGE

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

1 BEDSUITE

STANDARDROOM

STANDARDROOM

1 BEDSUITE

1 BED SUITE STANDARDROOM

STANDARDROOM

ELEVEQUIP

STANDARDROOM

STANDARDROOM

GUESTLAUNDRY

VENDINGTELECOM

MALEWC

FEMALEWC

SERVERY

BREAKFASTROOM

DEN& BUS.

CENTERCOFFEESTATION

RECEPTION

RETAIL

LIVINGROOM

CARTS

RAISEDFIRE PIT

VERANDA

PANTRYELEC

MECH

MECHSTORE

LAUNDRY

STAIRCASE

MEETING ROOM

BREAK ROOM OFFICE WORK ROOM

FEMALEWC

MALEWC

ELEVLOBBY

CORRIDORCORRIDOR

42

Prototypical Plans

PuBLIC AREA LAyOuT

ENTRANCE

VESTIBULE

FITNESS ROOM

POOL EQUIP, MECH

POOL ROOM

STAIRCASE

STORAGE

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

STANDARDROOM

1 BEDSUITE

STANDARDROOM

STANDARDROOM

1 BEDSUITE

1 BED SUITE STANDARDROOM

STANDARDROOM

ELEVEQUIP

STANDARDROOM

STANDARDROOM

GUESTLAUNDRY

VENDINGTELECOM

MALEWC

FEMALEWC

SERVERY

BREAKFASTROOM

DEN& BUS.

CENTERCOFFEESTATION

RECEPTION

RETAIL

LIVINGROOM

CARTS

RAISEDFIRE PIT

VERANDA

PANTRYELEC

MECH

MECHSTORE

LAUNDRY

STAIRCASE

MEETING ROOM

BREAK ROOM OFFICE WORK ROOM

FEMALEWC

MALEWC

ELEVLOBBY

CORRIDORCORRIDOR

43

Prototypical Plans

RECEPTION, LIVING ROOm AND RETAIL LAyOuT

44

Prototypical Plans

BREAkFAST ROOm, DEN AND BuSINESS CENTER LAyOuT

45

Prototypical Plans

SERVERy AND PANTRy LAyOuT

46

Prototypical Plans

VERANDA LAyOuT

47

Prototypical Plans

SwImmING POOL AREA LAyOuT

48

Prototypical Plans

FITNESS CENTER LAyOuT

49

Prototypical Plans

mEETING ROOm LAyOuT ALTERNATE mEETING ROOm LAyOuTS

50

Prototypical Plans

kING GuESTROOm

51

Prototypical Plans

QuEEN/QuEEN GuESTROOm

52

Prototypical Plans

kING SuITE

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 [email protected]

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.

2013 tt development resources guide final

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