Windsor Hotel Executive Summary

Part I

Historical Evaluation:

The Windsor Hotel was designed and built during a phase of American architecture referred to as Late Victorian (1880 - 1890 and beyond). It is Renaissance style with features and details exhibited from both Italian Renaissance Revival and Second Empire Style as constructed in the United States. The hotel was designed as a four-story brick structure with a crawl space. Built in 1887, became known it became known as the 'Waldorf of the Prairies' as it was considered one of the finest hotels between Kansas City and Denver. The Windsor was placed on the National Register of Historic Places in 1972, in part, because it "is one of the most distinctive works of Renaissance architecture in southwest Kansas". However, we believe the nomination understates its architectural significance. The design for the Windsor Hotel appears to be one of the first large scale hotel complexes that incorporated the use of a large central 'grand court' or open atrium. This design concept developed for the Windsor Hotel appears to have established the prototype for many modern hotel structures being built today. Historians have determined that there were possibly only two other hotels that incorporated an atrium design that were built in the United States during this time period. The most notable being the Brown Palace Hotel, located in Denver, Colorado. The Brown Palace opened in 1892; three years after the Windsor Hotel opened it's doors for business.

The architects, J.H. Stevens and C.L. Thompson appeared to have experimented with this design concept when they designed the smaller Buffalo Hotel in Garden City and seemed to have refined the design with the much larger and more complex Windsor Hotel. The Windsor Hotel owns a unique design locating commercial/retail space on the ground floor, a ground floor hotel lobby leading to a second floor three-story atrium around which guest rooms are located. The second floor also included a direct connection to the adjacent Stevens Opera House from Stevens' Suite, the Presidential Suite, and hotel dining all off the main court making it an important example of cutting edge architectural design for the time period.

It is our belief that the period of significance for the Windsor Hotel should be that of its original date of construction, 1887-1889. While the hotel has had numerous changes to the interior and exterior over time, none of these later modifications were carried out with the same care and quality as the original architectural design and construction. In addition to this, the areas that were modified in early renovation phases appear to also have been those modified in the later remodeling projects thereby destroying their potential historical significance. For example, the original dining room located on the second floor was modified in 1911 to include writing rooms, billiard rooms, and a parlor. These spaces were modified in the more recent past into guest rooms, thereby destroying the 1911 renovation work.

Architectural Evaluation:

The building is located at the Northeast corner of the 400 block of Main Street. Bounded by Main St to the East, Pine Street to the North, Laurel Street to the South and the alleyway to the West. The building is four stories in height and each story consists of approximately 14,950 gross square feet. Historically, the first floor held retail space and the hotel lobby and offices. The second floor had the Stevens' suite with a link to the adjoining opera house, dining facilities, the presidential suite, and the atrium lounge area. The third and fourth floors were guest rooms.

The Windsor Hotel was constructed between 1887 and 1889. The exterior consists of locally made brick and pressed sheet metal for lintels, cornice, eaves, finials, architrave and decorative elements. A tower accentuates the Northeast corner of the building.

While clearly the building is in deteriorated condition from lack of proper maintenance over the years, many of the historic character defining features are in relatively good repair. Overall, the exterior masonry appears to be sound and the mortar joints can be repointed in order to eliminate the water that is currently entering the building due to this condition. Many of the historic wood windows and doors can be preserved. Those that are damaged beyond repair will need to be replaced.

The first floor has been remodeled and modernized to house a furniture store to the extent that the historical integrity has been lost. The remaining three floors have maintained their historical integrity and appearance as a hotel. Interior character defining features such as mahogany doors, windows, wainscot, and trim, are in good condition. Plaster ceilings and walls, however, will most likely need to be replaced rather than repaired. Moisture has transferred through the masonry walls and into the wood floors through the years. Each of the floors appears to be fairly level except the side corridor of the Presidential Suite which has a three inch deep depression. Investigation revealed that the dip is a result of broken floor joists.

Summary of Structural findings:

The purpose of the structural investigation was to review the masonry structure and interior structure in order to assess the general condition of the existing construction. The building consists of approximately five, twenty-five foot bays along the front with the East masonry wall supported on cast iron beams and columns above the continuous storefront at the first level. The bays are approximately 116 feet deep. Interior framing is wood joists and studs. The joists run North/ South making the East / West walls load bearing.

Foundations:

There were no foundation related concerns noted during the survey. The previous soils report indicated that the net allowable soil bearing pressure is 4000 psf. No calculations were performed as part of this study.

Masonry walls:

The masonry walls appear to be performing adequately so no calculations were performed. There is one concern regarding the lack of lateral stability along the east wall, due to the continuous storefront with pipe columns (original) supporting a threestory masonry wall above.

Wood framing:

For preliminary design calculations Douglas Fir - North was assumed and only bending will be checked due to minimal horizontal cracking noted in the members.
Wall loads: The wood lath and plaster walls weigh over twice what new partition walls would weigh. The east/west partition walls are located near mid-span of the joist. The other walls, that run north/south, over load the existing floor joists without adding the weight of bathrooms.
Ceiling loads: The plaster on wood lath weighs about 8 psf as compared to 3 psf for 5/8-inch gypsum wallboard ceilings. The 5 psf savings would benefit the structure.
The existing second floor joists appear overloaded based on the noted deflections and preliminary calculations.
The wood stairs will not support the loadings per code as constructed.
The structure was originally a hotel, which required a minimum live load of 40 psf for private rooms. Some of the proposed usages may require an increase in the required live load.

Classrooms - 40 psf
Offices - 50 psf (min.)
Minimum dead load partition load of 20 psf
Office corridors above the first floor - 80 psf
Recommend 80 psf minimum for office space
Dining Rooms - 100 psf
Public rooms and corridors - 100 psf
Light storage - 125 psf
Fire escapes - 100 psf

The roof framing appears to be adequate. Closer examination and calculations are necessary to verify.
The transfer trusses and beams at the Dining Room are deteriorated and unable to carry the required loading. The truss needs to be repaired and reset to it's proper height.

Recommendations and list of suggested immediate work:

Weatherize the building

Repairing the roof so that it is watertight
Covering or repairing the skylights to prevent leaking
Repair the tower to keep water and pigeons out

Stabilization of the structure
Salvage all historic material

Wrought iron on tower
Stamped metal

Abatement

Asbestos, if applicable
Remove the pigeons and their droppings

Summary of Mechanical, Electrical and Plumbing:

All of the proposed work would be sensitive to the historical qualities of the structure. The level of upgrade or renovation will depend on the long-range plan for the building. It is possible to phase some of the M.E.P work, but at a higher cost than doing it at one time.

Which ever code classification the building ultimately receives, the described work deals with all anticipated upgrades for any building occupancy for at least 40 years. The work as described, is the most energy efficient. Each would provide for the most flexible use of the spaces. If this scope of work were performed, it would result in the least life cycle cost for M.E.P upgrade.

The building would most likely be served by a roofmounted 130 ton air cooled chiller with pumps in the fourth floor room below and two 1500 MBH high efficiency boilers with pumps on the first floor. Each third and fourth floor guest room will have a vertical four-pipe fan coil that stacks with the unit above. Second floor rooms will be served by horizontal fan coils and air handling units in the mechanical rooms. First floor is similar to the second and has a dedicated outside air unit for the restaurant area.

A 2" water service and 6" sanitary service is needed for the amount of fixtures planned. Copper supply piping insulated with fiberglass and cast iron no-hub waste and vent pipe would be specified. Additionally, a 2000 amp 120/208 volt three phase, four wire service is needed with panels in the kitchen and one for every 5,000 sq ft of floor area.

Summary of Code Compliance:

The Windsor Hotel can be classified as either a Type III, IV or V construction based on the existing building materials used throughout the facility. Exterior bearing walls and interior loadbearing walls are masonry while the interior framework for floors, walls and roof is wood. Code compliance issues that need to be further evaluated consist of building heights and areas, rated corridors, the atrium space, egress stairs and spaces. It should be noted that historic buildings rarely comply with today's modern building codes because these codes are typically designed for new construction. All codes provide local jurisdictions the opportunity to use 'engineered solutions' that provide an equivalent level of safety even though the solutions may not meet the 'letter' of the code.

Summary of ADA Accessibility:

Historic properties are not exempt from the Americans with Disabilities Act (ADA). Furthermore, to the greatest extent possible, the historic properties must be made as accessible as non-historic properties. A quick review of the existing building shows that the current main entry does not comply with ADA guidelines. Once inside the building, all floors could be accessed if the elevator was operational. Existing corridors will provide sufficient width for accessibility. The design of the Windsor Hotel currently provides for accessibility to public rooms and spaces. Although most guest rooms do not adequately meet accessibility needs, the plans will remain unchanged to preserve their historic integrity. The required percentage of rooms will however be modified to meet accessibility requirements.

Summary of Hazardous Material Analysis:

A visual and physical survey of the existing building was conducted to test for the existence of hazardous materials that would need to be properly removed before renovation work could commence. The building was found to contain amounts of pigeon guano, lead paint, and asbestos. Asbestos was detected in the off-white caulk on acoustical ceiling tile, grey pipe insulation, grey transit pipe, off-white floor leveling compound, shingles, off-white vinyl sheet flooring, roof patching, and silver roofing paint/sealer. Lead-based paint was identified on building materials including walls, floors, doors, door casings, baseboards, and floors located in various locations throughout the subject building interior. Pigeon guano was detected throughout the building.

Design Parameters:

The purpose of establishing design parameters for the Historic Windsor Hotel is to provide a logical, coherent planning framework for meeting current and future functional needs, without destroying the historic fabric of the structure. The design parameters should respond to a variety of factors:

The significance of the structure and its elements, as discussed in the Historical and Architectural Evaluation.
The existing integrity of the structure and it's elements as determined through an on-site inventory.
The existing physical condition of the structure.

The Windsor Hotel is listed on the State and National Registers of Historic Places, therefore preservation of important and significant features should be a priority. All proposed changes to the Hotel should comply with the Secretary of the Interior's Standards for Rehabilitation. These standards provide guidance in completion of alterations without damaging historic materials, details and character.

The process of zoning spaces within historic buildings involves the review of spatial size and proportions, quality of finishes, and specialized features; insights into the intent of the architect when creating the spaces; and a review of the current historic integrity of the spaces. Four zones are established in order to guide the rehabilitation efforts of the project.

Zone A spaces (pink - ) should be preserved or restored. Zone A spaces include those areas of the historic building which are determined to be of High Significance and generally possess high historic integrity and are typically public spaces. Zone A spaces include the historic Atrium, its balconies and stairs. These spaces have been determined to be of primary significance to the historic nature of the building and it is imperative they remain intact.
Zone B (blue - ) spaces should be preserved or rehabilitated. Those spaces are areas that have been determined to have not less that Moderate Significance and retain significant historic details worthy of preservation and are typically public or private spaces. These areas in the Windsor include the 2nd, 3rd, and 4th floor corridors, the Presidential Suite, parts of the Stevens' Suite, and most of the guest rooms overlooking the Atrium. These spaces are of secondary significance to the historic structure and every effort should be made to maintain their integrity. Although not as significant as Zone A spaces, they still possess historic integrity.
Zone C (green - ) spaces should be rehabilitated. Those spaces are areas similar to Zone B and of not less than Moderate Significance. Zone C spaces, however retain only limited historic details. These areas in the Windsor include guest rooms and the dining room on the second floor.
Zone D (yellow - ) spaces are areas that no longer retain any historic significance. These areas in the Windsor include the dining area, some of the guest rooms and the entire first floor. These areas are considered to have lost all their historic significance and are free to be remodeled as needed.

Zoning Spaces:

Irreversible damage to the historic fabric should not be a result of any alterations. All additions should be done so that they may be removed leaving the historic fabric intact.

Every attempt should be made to blend additions with the existing historic fabric, rather than allowing them to stand out as visual intrusions. While such additions should be compatible in appearance with the historic building, the design of the alteration should be of its own time- period, so that the history of alterations to the historic structure is clear.

During the construction process, great care should be taken by the contractor to protect the existing historic fabric from damage. Adequate information should be provided to the contractor to apprise him of the historic importance of the structure. The specifications for the work should include detailed precautionary and protective measures.

Recognition of the character of a space is extremely important. While a single item may constitute a visual intrusion, the character of a space is often a combination of elements such as configuration, height-to-width ratio, lighting, paint, details and other similar characteristics.

Each space may have different characteristics. It is important the professional designer be aware of, and perceptive to, the character of each space in any design for rehabilitation or remodeling.

Each space has a ratio of height-to-width. While it is important that this ratio is not changed substantially for any space, this is critical for Zone A spaces. Perhaps the most prevalent example of an inappropriate alteration of this type is the installation of a dropped ceiling.

The colors of the materials in their natural state and as painted are an important part of the character of each space. The colors of the natural materials are complemented by the paint color scheme. Significant changes to a historic color scheme would change the perception of a space. All Zone A spaces should have the original color schemes restored and it is recommended that original colors be used for original details in all Zone B and Zone C spaces.

The character of the light within a space is extremely important. For example: Zone A spaces had background illumination provided by natural light, supplemented by electric or gas lighting. The installation of fluorescent tube fixtures, recessed ceiling lights, or parabolic reflectors in a ceiling grid all change the quality of the illumination within a space. The design team should be sensitive to these concerns in any remodeling design. In all Zone A spaces every attempt should be made to relocate and replace missing original lighting fixtures. Where this is not possible, fixtures should be reproduced that duplicate the originals. These fixtures can be fitted with modern light bulbs, which provide greater lumens-per-watt used, while keeping the same character of light distribution.

The rhythm and pattern of details is critical to the quality of the space. A change of the original design can often change the entire character of a space.

Preservation Plan:

The Preservation Plan summarizes what needs to be accomplished to preserve, restore, and continue to use the Windsor Hotel as a functioning building and provide guidelines on how to implement the project. This will ensure that the valuable historic Windsor Hotel and cultural property is protected for future generations. It will serve as a guide for effective decisionmaking on a general level and for coordinating historic preservation activities.

Summary of Objectives:

To set forth a list of issues related to the removal or mitigation of intrusions and missing elements.
To outline code compliance issues and related projects.
To set forth the list of building upgrades.
To set forth the remedial treatments for deteriorated materials of the site and building.
To set forth the list of projects not otherwise covered and derived from the remaining supplementary reports.
To set forth the list of elements of the site, building exterior and building interior, which are currently missing and should be considered for, and are recommended for, restoration.
To describe project implementation strategies and techniques.

Part II

Summary of Feasibility Study:

The focus of the Feasibility Study is to assess the potential renovation of the Windsor Hotel by testing a variety of uses against their viability in the community. This information was compiled from market statistics, community focus groups, local demographics and the historical conditions of the existing building.

The Feasibility Study began as an interactive process involving the community of Garden City in a series of Focus Groups. The most universal comments we received during the Focus Group meetings were testaments to the significance of the Windsor Hotel to the local and regional culture and community. From those meetings we amassed a list of potential uses for the Windsor. Although many uses were discussed, we chose three that were most likely to be viable. Those were to reuse the Windsor as apartments, as office space, or return it to the original use as a hotel.

In further exploring those uses, we were able to eliminate some due to market conditions and local economics. It was not financially feasible to renovate the Windsor into office space due to existing current rent rates. We explored the use as high or low end apartments and discarded that use due to local demographics. In the end, the use that was thought to be most feasible for the Windsor was to renovate it into a mixed use of retail spaces on the first floor, restoration of the Stevens' Suite and historic atrium on the second floor, and hotel guest rooms on the third and fourth floors. This solution met not only the financial demands, but also the cultural and historical needs of the building. The resulting design creates a 62 room hotel complete with a first floor restaurant seating 175 with an adjoining bar. The first floor would also include space for a 1100 sq ft boutique shop and the hotel offices and lobby. The second floor would fully restore the historic Atrium and Presidential Suite and include dining and banquette facilities for 170. The Stevens' suite would be renovated into office space. The third and fourth floors would become guest rooms, as they were originally designed.

Based on the proposed plan and current market values for materials, we have assembled an estimate for the renovation and construction wok. This estimate is based on an 18 month construction period and a break out of the estimate follows.

Estimate of Probable Costs

Square Feet 59,740

		Hotel
Estimated Construction Costs:
	General Requirements	$628,618
1	Demolition	$498,750
2	Sitework	$564
3	Concrete	$12,174
4	Masonry	$373,817
5	Metals	$865,000
6	Finish Carpentry and Millwork	$598,391
7	Thermal/moisture protection	$192,006
8	Doors / Windows	$601,797
9	Finishes	$1,307,314
10	Specialties	$35,599
14	Conveying Systems	$120,000
15	Mechanical	$540,000
	HVAC	$823,200
	Plumbing	$157,400
	Fire Protection	$479,400
16	Electrical	$542,400
	Subtotal	$7,776,430
	Insurance- Gen. Liability	$45,253
	Preconstruction Services	$17,775
	AGC Dues	$7,354
	AGC Workforce	$610
	Estimate Contingency	$1,166,465
	Construction Fee	$349,939
	Performance and payment bonds	$22,000
Total Estimated Construction Cost		$9,385,826
Construction Cost $/SF		$157.11
Estimated Soft Costs
	Utility Relocation Costs	NIC
	Abatement	$40,000
	Site Survey	$7,500
	Soil Borings	$5,000
	Architectural Fees	$657,008
	Consultant Fees	$281,575
	Drawing Reproduction Costs	$10,000
	Testing and Inspections	$15,000
	FFE (furnishings, artwork, and bedding)	NIC
	Communications / Data	$55,000
	Specials, Development & Misc Fees	$657,008
	Project Contingency	$750,866
Total Estimated Soft Cost		$2,478,956
Soft Cost $/SF		$41.50
Total Project Cost		$11,864,782
Project $/ Total SF		$198.61
Estimated Construction Costs provided by D&D Buliders in Garden City, Kansas. The estimate is based on labor and materials costs in April 2004. Must allocate for escalation to year of construction at 5% per year additional cost.

In order to validate the use of the Windsor as a hotel, it was necessary to investigate the markets potential to support an additional hotel in the area. Review of the program and local infrastructure by two third-party sources determined a pool of questions that needed to be addressed in order to accurately assess market viability.

Who is going to stay at the Windsor?
What local events will draw people to Garden City?
Why would they stay at the Windsor over another hotel?
Where will guests park?
Can the local lodging industry support an additional area hotel?

Based on further investigation into these questions it was determined that there is a large pullfactor in Garden City from outlying communities and the Windsor will need to be aware of its unique market status as a historic hotel and upper-scale restaurant. Additionally, local hospitality statistics show that there is marginal additional room in the community to support another hotel. However, with the addition of a convention center to the downtown area, the Windsor could draw the needed support from the multi-state area as well as add a new level of vigor to retail in Garden City.

Our preliminary financial calculations anticipate construction and development expenses of about $11 million to renovate this 60,000 square foot building. As we began to explore different financial opportunities, we found several funding alternatives that can help make this development more economical. With the use of conventional financing, tax credits, donations and grants, the total projected cost can be brought down into a more realistic range of $5M to $6M.

Beyond the strong community support for the project, the Focus Groups and civic leaders have shown a wide array of ideas for the development of the building. Market research demonstrates potential feasibility for hotel and convention center and there is an array financing to make restoration realized. Based on the strong community desire for renovation and the market analysis, we believe the Windsor to be a viable project for Garden City.

Part III

Summary of the Development Plan:

The development plan provides a comprehensive look at a variety of options available to turn the Feasibility Study into a reality. The plan highlights concepts and suggestions from the Focus Groups, market research and other data that was gathered over the course of this study. Although a hotel scheme is feasible with the existing Windsor hotel, the existing structure supplies a potential hotel investor with only 62 guest rooms. The hotel industry preferred 100- 112 rooms per hotel to allow a hotelier to spread basic operating costs across a more optimal number of rooms. The Plan acknowledges it might become necessary to add more hotel rooms, and/or additional convention facilities to attract a hotelier, and make this renovation project economically attractive.

While the first, and most practical development scenario is to transfer Windsor ownership to a hotelier who would be responsible for managing and marketing the property, a second scenario provides for local ownership of the Windsor, managed by an experienced hotel management company. The Development Plan recommends pursuing the first two scenarios before reassessing the third fiscal scenario of converting the Windsor to some mixture of retail, office and / or apartments.

The following is a suggested course of action that would facilitate renovation of the Windsor:

1-2 months - Negotiate a development agreement with an experienced Developer.
2-3 months - Create and distribute an attractive marketing package for local and national hoteliers, particularly targeting those with experience owning and managing historic hotels.
6-9 months - Coordinate financial details and options. This might include the addition of a convention facility, additional parking for guests, or additional rooms to help the economics of hotel staffing.
End of 12 months - Reassess development goals and review progress.

For a developer to be involved in renovation of the historic Windsor Hotel there are a number of conditions and guidelines FCPA should consider as part of an agreement. The Development Agreement should define responsibilities for long-term success, ensure a proper direction, and unify the strategy. That Agreement also should clarify operating and development responsibilities for:

Maintenance
Use and renovation
Public relations
Scheduling and reporting
Ownership
Development Fees and expenses
Action Policy

Conclusion

We believe the period of historical significance for the Windsor is between 1887 to 1889; during the period of its construction. It is a valuable historic property due to the uniqueness of it's design and richness of its significant features. The structure and infrastructure with a little repair can be brought up to a condition that will support the building for years to come. The planned restoration as a hotel not only preserves the historic spaces and character of the building but allows the Hotel to be reused as its original function. The restoration plan is not only feasible financially, but also necessary for Garden City to realize the vibrant downtown it envisions.

The Historic Structure Report shows the Windsor as a valued asset to the community of Garden City and a historical presence in the region. The hotel is seen as a cultural anchor locally and a key piece to the fabric of the downtown. To maintain and restore such an important icon is imperative in retaining the rich heritage the Windsor Hotel offers.