May 4, 2009
Mr. Bruce Kinseth
2 Quail Creek Circle
North Liberty, IA 52317
Re:
Three Ravinia Drive
Suite 100
Atlanta, GA 30346-2149
www.ihg.com
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214
Location # L#5861 Project # P14042
Dear Mr. Kinseth:
We appreciate your interest in working with Holiday Hospitality Franchising, Inc. (“HHFI”).
As requested, we prepared the attached Property Improvement Plan (PIP) report from
information documented during my April 22, 2009 visit to the property referenced above.
This report is preliminary unless and until the Franchise Committee of HHFI approves the
franchise application. If the application is approved, the PIP report will be made a part of
the License Agreement. A PIP report is just one step in the franchise application process
and while you may have paid a fee for the preparation of the report and we may discuss
the report with you, neither the report nor any related fees or discussions mean that
HHFI, will approve your application or issue a License Agreement to you, HHFI expressly
reserving the right to deny your application or a license. The report does not reduce or
mitigate in any way your obligations under any existing License Agreement with us.
After the Acknowledgment Page, we have included a list of forms that must be
completed and submitted at appropriate times if and when the HHFI Franchise
Committee has approved the application and a license agreement has been executed.
Subject to HHFI approval of your application, we look forward to working with you as you
complete this work.
Sincerely,
Kimberly Stutz
Property Improvement Consultant
cc:
+AMER Franchise Administration
Franchise Approval Committee
Dean Rampala
PIP DM File
Six Continents Hotels, Inc.
A Member of the InterContinental Hotels Group
PROPERTY IMPROVEMENT PLAN
Proposed License Renewal for the Holiday Inn
Overland Park, KS 66214;
Location # L#5861; Project # P14042
April 22, 2009
Prepared By:
Holiday Hospitality Franchising, Inc.
Three Ravinia Drive, Suite 100 • Atlanta, GA 30346
Last Form Update July 2008
Important PIP Information / Resources
¾ Holiday Inn Brand Re-launch (also applicable to Holiday Inn Express) – The Holiday Inn
Brand Re-launch is not only about new signage and identity, but it’s about change and
new design direction.
Please refer to www.ihgdesignconnect.com (password = porter) for various critical design
direction guidelines to help you successfully implement your PIP to the new brand design
direction. Professional Design Assistance is REQUIRED by brand Standards.
¾ Global Brand Hallmarks
• Currently not available for purchase.
• Will be made available through approved IHG vendors only.
• Shall be made available as a bundle purchase and cannot be purchased individually
outside the IHG program.
• Cannot be installed until your hotel certified for the Re-Launch installation queue for
receipt of Hallmarks and new brand signage.
¾ Specific resources can be found on the above website for Holiday Inn hotels:
•
•
•
•
•
•
•
Holiday Inn Brand Re-Launch Info
Holiday Inn - Future Design Vision Inspiration (new design - interior focus)
Holiday Inn - Design Benchmark & Inspiration 2008 (exterior renovation focus)
Holiday Inn - Exterior Design Guideline
Holiday Inn - Standardized Room Décor (SRD)
Holiday Inn Bedding and Bath Requirements
…and much more
The above resources should all be reviewed by your professional design team members in
conjunction with this PIP to assist and guide you in planning and implementing the PIP
requirements should you be granted a new License Agreement.
All submittals to IHG must reflect the new Holiday Inn Brand Re-Launch design vision –
“Accessible Comfort” - to be considered for approval. All plans and color boards must
be submitted to IHG Plan Review prior to ordering or installing product. Any
designs submitted that do not reflect the new Holiday Inn brand design direction will be
returned. Professional Design Assistance is required.
¾ PIP Video – If you have not received a copy of our Owner’s Guide to a Successful PIP
video / CD, we have produced a 12-minute video to help you through the IHG PIP
process. If you wish to have a copy please go to www.ihgdesignconnect.com (password
= porter).
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–1–
I. ACTION REQUIRED
(of Franchisee):
This Property Improvement Plan was developed from an on-site review of the
subject hotel on April 22, 2009 by Kimberly Stutz, Holiday Hospitality
Franchising, Inc (“HHFI”) accompanied by Joe Maitrejean, Kinseth
Hospitality, and David Brown, GM of Hotel property.
Kimberly Stutz
612 / 735-4347 - Cell Number
Your - Office Number
Kim.stutz@ihg.com
___________________________
PIP Department Number:
770 / 604 – 5949 – Dept. Number
770 / 604 – 2476 – Dept. Fax
Paul Hilton - West
Manager, Property Improvement
530 / 521-9560
Jennifer Turpin
Manager, Design & Plan Review
770 / 604-2496
Time is of the essence – The following PIP document was produced upon your
request. This report is preliminary unless and until the Franchise Committee of
HHFI approves the franchise application. If, within 6 months from the date of this
PIP, a franchise application is not presented to and approved by the Franchise
Approval Committee (FAC) of HHFI, - and, if approved, a license agreement is not
signed by all parties, and the PIP report executed as an attachment to such License
Agreement, then the PIP shall become null and void at the sole election of HHFI.
(At their discretion, the Manager of the Property Improvement Department may
extend this time.)
Any questions, clarifications, or concerns you may have concerning this document
should be directed to the: inspecting PIP Consultant.
The PIP document and any addendum will become attachments to any executed
License Agreement. Therefore, all scope of work and timing issues must be
negotiated and agreed to prior to being presented to FAC. Franchisees and their
design professionals are encouraged to come to Atlanta and meet with members of
the PIP Department to discuss this renovation in more detail.
Renovation Display Material:
All existing HHFI branded hotels are required to provide a professionally prepared
signage/communications program on property informing guests about renovations
planned or in progress.
HHFI offers a complete renovation kit, which includes lobby/elevator posters,
counter cards and tent cards to communicate to your guests, as well as customized
offers and a direct mail program for your guests. A Renovation Guidebook is also
included with advice on how to maximize the return on your investment.
For information on cost, ordering and kit contents contact:
800 / 826-1835
renovationkit@ogilvy.com
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–1–
II. SUBMITTAL PROCESS:
Professional accredited
architectural, interior design and
landscape design assistance is
REQUIRED during the renovation
process of a Holiday Inn brand
hotel.
The franchisee is responsible
for ensuring that the building
and building site comply with
the most current brand
standards, including Global
Brand Hallmarks, life safety
requirements, the Americans
with Disabilities Act (ADA),
local building codes and any
other applicable codes and
ordinances.
Please submit all plans, specifications and color boards to the HHFI, Property
Improvement Department for review and approval prior to purchasing or
beginning renovation. Any items not formally submitted for approval may
require replacement or modification if they do not meet Design Standards.
Send all submittals to:
IHG
Property Improvement Department
Three Ravinia Drive, Suite 100
Atlanta, GA 30346-2149
All submittals should be clearly marked with the following information:
• Name of Hotel
• City & State of Hotel
• Location Number (4digits) or INNCODE
• Name of Franchisee
• Sender’s Name, Address, Phone & Fax Number
Plan Review Consultant:
PIP (Property Improvement Plan) RENOVATION:
Kathlene Moyer (AR, IA, KS)
770 / 604-2960 (Phone)
770 / 604-2476 (Fax)
Kathlene.moyer@ihg.com
A: Plan Review Requirements for drawings:
• Drawings must be from a licensed architect. The architect must provide a
full sized, scaled, printed set with the scope of work clearly indicated by
demolition plans and renovation plans. Provide a CD of the drawing files
with the printed set. Plans will not be returned. The extent of the detail
in the drawings is required per the scope of work described in the PIP
document. These must be submitted to IHG for review and approval prior
to submitting to any local permitting authority.
• If exterior renovations are required per the current PIP, a professionally
prepared colored rendering or exterior elevation showing the typical colors
and finishes along with actual material color samples proposed for the
exterior must be submitted to IHG for review and must be approved by
IHG prior to application.
• Contact your Plan Review consultant for any questions regarding the detail
of the drawings required for review. A short video of the submittal process
can be found at the following link:
http://www.ihgdesignconnect.com/g1data/s113/pgs0/400/tpl13/hi_rez/Start
.html
B: Plan Review Requirements for FF&E submittals:
1. All Interior Design proposals are to be submitted by a professional Interior
Designer via Specification Book with Samples, manufacturer’s
specifications, and either the color board or an 8”x10” color photograph of
the color board.. The Specification Book will not be returned until the PIP is
closed. Provide a billing number for the delivery service you use in order
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–2–
for IHG to return these items to the designer once the hotel has completed
the renovation.
1. In all public and guestroom areas, submit all finishes, furniture, lighting, and
equipment that requires replacement per the PIP document for review prior
to purchasing or installation. Any FF&E item that is not approved by IHG
Design & Plan Review Department is subject to removal and replacement.
2. Proposals must include color boards, drawings and material samples
showing the proposed décor scheme for the whole of the public areas and
typical décor scheme for each guest room type. Décor proposals must also
describe finishes and style of all hard goods, soft-goods, case goods,
millwork, decorative moldings, interior finishes, all decorative lighting
(public space and guest rooms), artwork, fixtures and equipment that
comprise the interior of a space- cut sheets from manufacturer’s with
product descriptions and dimensions are required. Décor proposals must be
approved by IHG prior to execution.
3. If an SRD (Standardized Room Décor) option is chosen from the following
website: www.ihgdesignconnect.com passcode porter the guestroom items
and/or corridor items do not need to be submitted to IHG for approval. An
email or letter correspondence stating which scheme will be used in its
entirety will be documented as the guestroom FF&E for that hotel. The
following acceptable schemes are:
• Contempo
• Urban
• Tribute
Any item that is substituted within the scheme must be submitted to IHG
for review and approval for coordination with the selected scheme. The rest
of the SRD scheme does not need to be submitted since IHG have all the
fabrics/carpet samples on file.
To locate your Plan Review consultant for the state that your hotel is located
for any questions or submittals, please follow the link below for the current
Plan review map. Once on the site, click on About Us and go to Plan Review
Department
http://www.ihgdesignconnect.com/
passcode is porter
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–3–
Help the Environment:
National Furniture Bank
(614) 679-8739
Jeff Hay
Jhay2@columbus.rr.com
www.help1up.org
re:serves / IHG program
Local, non-profit organizations are seeking different types of donations. Most are
focused on the necessities (bedding and furniture) but some will take mirrors,
lamps, artwork and fixtures like towel racks, toilet paper holders and air
conditioning units.
The National Furniture Bank and its local affiliates are the preferred partner for the
remodeling waste reduction programs. Most cannot accept soiled linens, but some
groups such as Goodwill and the Red Cross, that have laundry facilities, may take
them.
For additional information visit
www.ihgdesignconnect.com
Passcode: porter
If you cannot find an organization to accept non-laundered bedding, your local
animal shelter or Humane Society will typically accept this type of donation.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–4–
III. General Information:
PROPERTY INFORMATION
Address: 8787 Reeder Road
Overland Park, KS 66214
Phone: (913) 888-8440
Fax: (913) 895-2777
General Description
•
•
•
•
•
•
•
This 8-story, interior corridor hotel was originally constructed in 1973, with the Guest Suites wing (3-story)
building originally built in 1987 – The Guestroom Towers has Commercial space on the entire first floor with
an indoor/outdoor pool and Courtyard to the right of hotel, with Guestrooms starting on the 2nd Floor. The
Guest Suites building expands beyond the hotel, to the right of Towers that is an all Guest Suites wing.
Architectural style is similar to current Holiday Inn prototype, with modified addition of Guest Suites. A
‘Green Mill’ restaurant is located to the Left of main entrance, and Front Desk area, with a separate entrance
for restaurant and hotel guests. Hotel is 100% non-smoking. Current Owner, acquired hotel in 2001-02.
The exterior finishes consist of Concrete and Steel, and the 3-story Guest Suites wing is wood frame
construction. Flat roof with EPDM material is on the main towers and Guest Suite building, with standing
seam roofing at auxiliary entrances in back of hotel building. Heavy roofline cornice details are at the
perimeter of both building structures.
The following Guestrooms were inspected in preparation of this report: 233-ADA King Suite, 336-Double/
Double-1BR Suite, 515-King ADA, 600-Std. Double, 605-Std. King w/sofa (new carpet).
The hotel is convenient to interstate I-35, retail and shopping districts, businesses, downtown Kansas City.
This hotel’s primary customer base is (i.e., 60% business & 40% leisure).
Market competitors include: Crowne Plaza, Hampton Inn (2), and Radisson.
The property will require renovation to update its appearance and meet current Brand Positioning, Hallmarks
& Standards. Specific renovation requirements are described in the body of the following report.
Franchisee is required to repair or replace all items and finishes in the hotel that may be damaged during the
course of the renovation. Ensure all areas of the hotel are in new condition upon completion of the PIP.
Hotel Specifics
Interior Corridor:
Year Built:
Parking Spaces:
# of Elevators:
351
3
Guestrooms:
Indoor Pool:
X
1973/
1987
X
Outdoor
Pool:
# of Sets of Public Restrooms:
4
# of Original of Rooms
# of 1st Addition:
Total Rooms
No. of Rooms
143
48
191
# of King Rooms
# of Dbl/Dbl
# of Suites
No. of Rooms
99
44
48
Room Types:
X
Year Built
1973
1987
2009
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–5–
Exterior Corridor:
Highest Story:
n/a
8
Max. Pool Depth:
5’ft.
# of Vending Areas:
11
# of ADA (w/ Roll-in shower)
6 (incl. 2 Roll-ins)
Restaurant
Green Mill Restaurant
# of seats
120+
Lounge
Green Mill Lounge
# of seats
40+
Meeting / Banquet Room
Meeting / Banquet Room
Meeting / Banquet Room
Meeting / Banquet Room
Meeting / Banquet Room
Meeting / Banquet Room
Meeting / Banquet Room
Grand Ballroom (Kansas)
Shawnee 1, 2, 3
Douglas 1, 2, 3
Sunset Ballroom (1, 2, 3,) 8th Floor
Wyandotte Boardroom
Johnson Boardroom
Pre-Function
# of seats
# of seats
# of seats
# of seats
# of seats
# of seats
# of seats
325
175
90
350
12
14
50
Add’l Information:
Fitness Room
Guest Laundry
Business Center
Gift Shop
Game Room
Employee Restrooms
Employee Break Room
Emergency Back-up Generator
HVAC Systems:
Commercial Area
Guestroom Building
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
X
X
X
X
X
No
No
No
No
No
No
No
No
X
X
X
(2/4 pipe; thru-wall or split system)
Central
Central-Towers Building; PTACs in Suites Building
Fire Safety Systems:
Hardwire Smoke
Commercial Area
Guestrooms
Guestroom Corridors
Commercial Area
Guestrooms
Guestroom Corridors
Sprinkler System
Recent Renovations that may remain:
Exterior:
Lobby/Entrance/Front Desk:
Restaurant / Lounge:
Public Restrooms:
Meeting Rooms:
Guestrooms & Baths:
Miscellaneous Areas:
Year(s)
2008
2001-02
2007
yes
yes
yes
yes
yes
yes
X
X
X
no
no
no
no
no
no
X
X
X
Scope of Work
Repainting Tower Building, recently finishing end caps.
New exterior building at 3-sides (Front/Sides) with acquisition,
new storefront windows at entrance.
Guestroom Carpet-35-40 rooms in Towers.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–6–
A. ADA (AMERICANS WITH
DISABILITIES ACT)
See also Federal Register/ Vol. 56,
No. 144 (7-26-1991), Rules and
Regulations - Appendix A to part
36. ADA Accessibility Guidelines
for Buildings and Facilities
(ADAAG).
See U.S. Dept. of Justice web
site:
www.usdoj.gov/crt/ada
The following ADA deficiencies were noted during the PIP
Inspection. Other deficiencies may exist. Full ADA compliance is a
responsibility of the Owner. Refer to ADA federal Register for
references to these requirements.
1. Exterior ADA requirements: Not Applicable
2. Commercial Area ADA requirements:
a) Existing Front desk does not have a lowered ADA section,
which is required per current brand standards. Provide and
ensure that a new lowered ADA section (2’-10” AFF, max.),
meets all requirements of the ADA guidelines, per current
brand standards.
b) Existing public restrooms at the Lobby area are sized too small
and do not meet minimum requirements for accessible door
openings and required ADA stalls, per ADA guidelines.
Provide new door openings and ADA stalls, per current brand
standards.
or call: 202 / 514-0301
ADA Questions?
Please email questions to:
gil.hardwick@ihg.com
Go to www.access-board.gov for
proposed changes to the ADA that
will likely affect the design of
your hotel, if enacted.
*Please refer to the milestone
timetable for completion of ADA
deficiencies. These requirements
must be completed by each areas
specific milestone date.
c) It was noted that the men’s and women’s public restroom at
Lobby area, does not provide fully ADA compliant stall in each
restroom. Reconfigure the restroom as needed to meet current
ADA requirements, or provide new unisex restroom adjacent to
the public restrooms that are ADA compliant.
d) At existing Sauna, the small entry door (measures
approximately 24”inches wide, which does not meet ADA
guidelines and finishes, are worn and dated. Remove entire
Sauna and provide with new, to meet current ADA guidelines
and IHG Brand Standards. Owner may also remove sauna
altogether.
e) It was noted that the elevator control buttons are not ADAcompliant and must be reconfigured, where necessary, to be
within accessible reach – no more than 48”AFF.
f) Replace all existing ‘knob’ type door hardware throughout
entire areas of hotel property; including back of house areas,
public restrooms, accessible guestrooms, guest baths, and may
not be limited to these areas, and provide with new lever style
door hardware, per ADA guidelines.
3. Guest Room Area requirements:
g) The existing hotel has _6_ ADA designated and equipped
guestrooms of which _2_ has a roll-in shower facility. The
existing hotel has __0_ guestrooms designated and equipped
for the hearing impaired. However, provides two (2) kits for
hearing impaired.
h) Hotels such as this, with __191_ guestrooms are required to
have _8__ total ADA designated and equipped rooms of which
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–7–
_2_ is required to have roll-in shower facility and _6_ rooms
designated and equipped for the hearing impaired.
i)
Federal Guidelines and HHFI require that based on the
information listed in items # 1 and # 2, this hotel will be
required to add: _2_ ADA designated and equipped rooms,
__0_ rooms with designated and equipped roll-in shower
unit(s). Guestrooms must be distributed among the various
available room types (currently missing Double/Double-ADA
room types). In new accessible rooms, provide all ADA
required items, per current ADA guidelines, and must comply
with current IHG Brand Standards. Check Federal Guidelines
for specific requirements.
j)
Provide (6) additional non-accessible guestrooms that are
designated as hearing impaired, per the requirements of item #2
noted above. These rooms to be equipped with fire alarm with
visual strobe in sleeping and bathroom areas, smoke detector
with visual strobe in the sleeping area, and hard-wired pushbutton doorbells with visual strobe.
The existing ADA guestrooms were noted with the following ADA
deficiencies: (Other deficiencies may exist; refer to Federal
Guidelines for additional specific requirements.)
k) In room #233-ADA-King Roll-In, it is currently missing a fire
alarm with strobe device in Guestroom and Guest bath areas.
Provide and ensure a new fire alarm (connected to the panel)
with visual strobe and horn indicator in both the sleeping area
and the bathroom areas (and living areas as well if two room
suite) of all accessible and hearing impaired guestrooms, per
ADA requirements.
l)
In room #233-ADA-King Roll-In, is currently missing a hardwired smoke detector with strobe device in Guestroom and
Guest bath areas. Provide and ensure new single-station smoke
detectors, which are equipped with a visual strobe indicator, are
located in all accessible and hearing-impaired rooms, per ADA
requirements.
m) In room #233-ADA-King Roll-in, the one bedroom door is an
existing sliding pocket door. At all accessible guestrooms and
guest baths, at sliding pocket doors provide door hardware that
can be grasped with one hand and does not require tight
grasping, tight pinching, or twisting of the wrist to operate, per
ADA guidelines.
n) Existing signage is dated and non-compliant. Provide new
branded ‘way-finding’ interior signage with ADA symbol on
room number signage at entrance door of the accessible
guestrooms.
o) Provide new push-button doorbell/alarm device (currently
missing) at all accessible and hearing-impaired guestroom
entrance doors. Provide and ensure an on/off switch (push
button/rocker switch) is installed at inside of guest entrance
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–8–
door.
p) Existing door latch is mounted too high. Relocate door latch
guard that is within ADA reach – no more than 48” AFF, per
ADA guidelines. Repair, patch and refinish doors and door
frames where damaged, to bring to new condition.
q) Replace existing fire evacuation maps, and provide new
lowered ADA compliant fire evacuation maps at all accessible
guest entry doors, locate between door viewers.
r) In all accessible rooms, provide new wall-mounted, digital
remote control thermostats (currently missing), within ADA
reach – no more than 48” inches above finished floor (A.F.F.),
per ADA guidelines, and IHG current brand standards.
s) Existing connecting doors measure 24”inches wide, which are
non-compliant, per current brand standards. Replace existing
opening and provide new 32”inch min. wide opening, for new
connecting doors. Provide new door lever hardware, back
plates at back side of doors, thumb-turn style deadbolt (with
1”inch protruding lock), and dummy lever (non-operational)
door hardware, per current IHG brand standards and ADA
guidelines.
t)
In all accessible rooms, where space is limited, remove any
existing ottomans, as necessary in order to provide a 5’ clear
turning radius in bedroom area, per ADA guidelines.
u) Replace existing closet shelving and provide new built-in wall
to wall laminated shelf and 1 ½” dia. chrome rod, with wooden
hangars, installed within ADA reach – no more than 48” inches
A.F.F.,.
v) Provide new guestroom lighting package, which is equipped
with push-button or push-through switches, so lamps are able
to be operated with a closed-fist, per ADA requirements.
Guest Baths
w) A permanent-style ‘Versa-Bath’ (www.versabath.com) tub
seat, or similar must be provided at all accessible guest baths,
in order to comply with ADA requirements. A typical portable
tub seat is not acceptable. Submit to Plan Review for approval.
x) Replace all existing toilet fixtures due to non-compliant
condition. Toilet seat extensions are not permitted. Install a
new ADA height compliant toilet fixture in all guest baths,
which the seat is 17”-19” above the floor.
y) Replace existing wall hung sinks, where it occurs in ADA
guest baths. Provide new ADA accessible vanities in all ADA
guest baths and to match all guest bath vanities in typical
Guestrooms, provide drain-pipe insulation, as needed, per ADA
requirements.
z) Remove wall-mounted tissue dispenser at vanity and
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
–9–
incorporate in vanity apron, or locate on vanity sink top.
aa) Provide new wall-mounted fold-down shower seat at roll-in
showers, which meets minimum ADA requirements.
bb) Provide and ensure proper quantity and location of code
required grab bars are located at toilet and in shower/tub
enclosures, per ADA requirements.
cc) At all existing ADA guest baths, relocate vanity mirrors so that
bottom edge of mirrored surface is no more than 40” AFF. In
ADA roll-in shower guest bath, rotate mirror, to install new
framed mirror in vertical position, to avoid mirror over portion
of toilet fixture. Refer to prototype drawings for further details.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
*Although specifically listed in this section of the PIP (Section A) as a
convenience, all ADA Requirements noted above must be completed in
conjunction with the PIP scope of work requirements in Section D
(Exterior), Sections E - L (Commercial Areas) and Sections M - P
(Guestroom Areas), and by those Exterior, Commercial Area and
Guestroom Area PIP milestone dates.
B. Canadian Accessibility
Requirements:
Canadian properties must ensure their hotels are compliant with
Access Canada Level IV, Local Codes and Ordinances regarding
accessibility and HHFI requirements for Travelers with
Disabilities.
Not Applicable.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 10 –
C. LIFE SAFETY
1. Exterior Life Safety requirements: Not Applicable.
Governing Standards/Codes
HHFI Life Safety Standards may
be more stringent than local, state
or national code requirements and
shall take precedence over any
codes or standards that are less
stringent.
2. Commercial Area requirements: Refer to Standards Manual for
additional requirements.
Life Safety Questions?
Please contact:
Loss Prevention Department
770 / 604-2665
lossprevention@ihg.com
a) Smoke Detectors: It was noted that several commercial areas
are missing smoke detectors in Lobby, Meeting rooms, PreFunction areas, Restaurant, Business Center, Public restrooms,
Fitness Center, Administrative/Work areas, Guest Corridors,
and Guest Laundry, but may not be limited to these areas.
UL/FM approved, zone controlled smoke detectors or heat-rise
detectors, tied to fire panel at Front Desk location, are required
in all commercial, employees and back of house areas, guest
corridors and guestrooms, storage rooms (more than 150sf).
Provide new hard-wired smoke detectors, where missing.
*Please refer to the milestone
timetable for completion of Life
Safety deficiencies. These
requirements must be completed
by each areas specific milestone
date.
b) Fire Alarms: Currently, fire alarm devices are missing in the
Business Center, Guest Laundry, and Kitchen, but may not be
limited to these areas. A hardwired fire alarm with visual strobe
and audible device is required in all commercial, employees,
back of house areas, and guest corridors. Provide new fire
alarms with strobe/horn device, where missing.
c) Emergency Lighting: Currently, emergency lighting is
missing in the Elevator Lobbies, Housekeeping/Laundry area
and Guest Laundry, but may not be limited to these areas.
Emergency Lighting must be tied to fire panel and is required in
all commercial, employees, back of house areas, and guest
corridors. Provide new emergency lighting, where missing.
d) Continuous Lighting: Continuous lighting is required in all
Public areas where a guest would occupy a space behind closed
doors. Provide and/or ensure continuous lighting is located in
all commercial guest occupied areas, including all Public
Restrooms, Fitness Center, Pool area, Business Center, Guest
Laundry, Vending areas, but may not be limited to these areas,
in order to comply with Brand Standards. Either provide a
keyed-switch or new motion sensor (cannot be manipulated/
overridden), so that the room illuminates upon guest entry.
e) Panic bar hardware: Currently panic bars are missing at
interior stairwells. Provide and ensure all exit doors (including
corridor/stair and exterior) with panic hardware. Lever style
may be permissible; however, must be approved by IHG Loss
Prevention.
f) Manual Pull-Stations: In the Restaurant area, back auxiliary
entrance near the Suites wing, a fire alarm manual pull-station
is currently missing, but may not be limited to these areas.
Manual fire alarm pull stations are required at each exit to fresh
air, at each stairwell entrance and within 15 ft. of the
registration desk. Provide new fire alarm pull stations at all
exit doors, where missing.
g) Sprinkler System: Provide full sprinkler system in all areas of
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 11 –
hotel in the Tower Building, when 7 stories or higher, as
required. It is noted several commercial spaces is also missing
sprinkler system. Provide as required per current IHG Life
Safety requirements and Brand Standards.
h) Emergency Generator: It was noted during the visit that the
hotel is equipped with an emergency generator (installed
September, 2008), per Joe Maitrejean. Provide and ensure that
all public areas, stairwells, elevators, employee areas (offices,
break rooms, restrooms), equipment rooms, corridors (public or
service), and storage areas over 150sf, are equipped with light
fixtures connected to the emergency generator, or provide
additional emergency lighting to meet brand standards.
Generator wiring diagram to be reviewed at next property visit
for compliance.
i)
Provide and ensure all miscellaneous items, décor accessories,
stored items are clear and away from all IHG Life Safety items,
including but may not be limited to emergency lighting, fire
alarms, smoke detectors and sprinkler heads, for proper visual
and audible cueing and operation of Life Safety equipment.
j)
In Lobby, at fireplace a carbon monoxide detector is missing.
Provide new hardwired carbon monoxide detector at all
fireplaces, containing gas-fired equipment, as required by IHG
carbon monoxide detector standards. Refer to Standards
Manual for additional requirements.
Pool/Fitness
k) Drain Covers: All pool main drain covers are required to
conform to the ASME/ANSI Standard. Provide and ensure
existing drains and covers meet current IHG Life Safety
requirements. Owner must provide a certification letter by third
party with approved installation of required life safety items,
per current IHG Life Safety requirements and brand standards.
Refer to current Standards Manual for further information.
l)
At Indoor Pool area, provide an Exit Light above the exit door
(currently missing) at all exit door locations.
m) At all Pool areas, provide and ensure (2) life-safety devices
(currently missing one) that are U.S. Coast Guard-approved,
along with rope that is 1.5 times the width of the swimming
pool, per Standards.
n) One (1) life hook must be visible and readily available
(currently missing at outdoor pool) at all pools. Provide as
necessary, per current Brand Standards.
o) Replace existing (due to distance from whirlpool area) and
provide new labeled emergency shut-off for the whirlpool
which is accessible to the guest, located within 10ft. from the
whirlpool edge and within ADA reach – no more than
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 12 –
48”inches ht. A.F.F.
p) Provide additional tiled depth markers to meet brand/life safety
standards; tiled depth markers must be provided in both feet and
meters along with the international “no diving” symbol along
the top of the pool and whirlpool, and tiled depth markers in
feet along with the ‘no diving’ symbol tile along the inside edge
of the pool and whirlpool (currently missing). Provide as
required per IHG Life Safety requirements.
q) Provide new ‘Use at your own risk’, ‘Hours of Operation’, and
‘How to safely use each piece of equipment’ sign in the pool
and fitness room (currently missing), as required per IHG Brand
Standards.
r) Provide and ensure GFCI outlets are installed at all areas
located near a water source (i.e. pool/spa, fitness center water
cooler).
Sauna
s) At existing Sauna, contains no Fire & Life safety items, per
current brand standards, and finishes are worn and dated.
Remove entire Sauna and provide with new, per current IHG
Life Safety requirements and Brand Standards, or remove sauna
altogether.
Stairs
t)
Remove all existing fire alarm with visual strobe device at each
interior stairwell, to prevent disorientation for any guest or
employee from exiting properly, as required by IHG life safety
standards. If State or Local codes require, provide written letter
from such jurisdiction, for confirmation and submit waiver
request form to Loss Prevention department.
u) At roof top Stairwell (North), there is an existing step down to
stairwell landing, which does not meet ADA requirements.
Provide means of egress for all accessible hotel guests, per
current ADA requirements.
Back of House
v) Provide and ensure the required signage and safety equipment is
provided and properly mounted in the housekeeping area and/or
the maintenance shop.
w) Provide and ensure electrical outlets for the kitchen, public
restrooms, vending areas, pool/spa area, and guest bathrooms
are GFI protected.
x) Provide and ensure all vertical shafts, such as, laundry chutes
(currently missing sprinkler) are fully-sprinklered, per current
state and local codes, and meet IHG brand standards.
y) Provide and ensure wall-mounted Fire Extinguishers and First
Aid Kits are installed at the front desk, maintenance/
engineering offices, and housekeeping/laundry areas. Fire
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 13 –
extinguisher and first aid kits must be mounted in a visible
location that is easily accessible to staff.
z) Provide and ensure ample anti-flammable cabinets in
maintenance areas or other storage area, is located in hotel
property (or out building) for storage of solvents, chemicals and
other combustible/flammable material, as required per current
IHG Life Safety requirements.
3. Guest Room Area requirements:
aa) It is noted that some guestroom windows are equipped with
limited devices, which stops wider than the opening permitted
by IHG life safety standards. These stops must be relocated so
that the windows open no more than 4”inches, per brand
standards.
bb) Replace existing fire evacuation maps with new fire evacuation
maps showing escape plans, to match new branded ‘wayfinding’ interior signage package used throughout hotel
property. Locate on back of all guestroom doors. Ensure ADA
rooms are lowered within ADA reach – between door viewers.
cc) Replace existing smoke seal gasket insulating strips at Guest
entry doors, and provide new sound stripping and smoke seal
gaskets, at all connecting doors, per current IHG Life Safety
requirements and Brand standards.
Guest baths:
dd) Existing guest bath door openings measure approximately 24”
inches wide, which is non-compliant per current brand
standards, and does not meet ADA requirements. Provide new
door openings to be a minimum opening of 32”inches wide, per
current brand standards.
ee) Provide new 24” vertical balance bars (currently missing) in all
guest bathrooms, mounted at 30” AFF (bottom of grab bar), at
entry wall (preferably at faucet end/ or plumbing wall) of all
guest baths, capable of withstanding 250 lbs. of force, per
Brand Standards.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
*Although specifically listed in this section of the PIP (Section A) as a
convenience, all Life Safety Requirements noted above must be
completed in conjunction with the PIP scope of work requirements in
Section D (Exterior), Sections E - L (Commercial Areas) and Sections M
- P (Guestroom Areas), and by those Exterior, Commercial Area and
Guestroom Area PIP milestone dates.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 14 –
Exterior
All exterior PIP scope of work related ADA, Canadian Accessibility and Life Safety requirements as noted
in Sections A or B and C of this document must be completed in conjunction with the Exterior requirements
listed below and by the Exterior PIP milestone date.
D. EXTERIOR
For any questions regarding
exterior signage, please contact:
A. Sign Management
Consultants
615 / 238-3730
holidayinn@signmgmt.co
m
B. Scott Ross
770 / 604-5917
scott.ross@ihg.com
New Brand signage has been created and must be installed in
conjunction with implementation of this PIP. However, the new
sign will not be allowed to be installed until the entire PIP is
completed.
Required Global Brand Hallmarks – refer to the PIP Department
website (as referenced on page one of this document) for
additional/more specific information:
¾ Branded building up-lighting
¾ Branded Porte-cochere column lighting
¾ Branded Music under the Porte-cochere
¾ Branded entry planters (5) with regional landscaping,
plus (1) trash container, plus (1) bench, plus (1) ash
receptacle
¾ Branded walk-off mat
¾ Branded entry door graphics
Refer to the “2009 Design & Benchmark Inspiration” presentation for
the Holiday Inn brand for reference, which gives a clear indication of
the design direction of the Holiday Inn Brand and the intent of the PIP
exterior requirements.
http://www.ihgdigitallibrary.com/slideShows.ihg?xid=10&property=2
2797&project=5355&album=16944
Porte-cochere:
1. Remove existing gabled roof at front façade of porte-cochere to
be more in line with current design direction and brand prototype,
to meet current brand standards.
2. At existing porte-cochere, provide new decorative column
enclosures, proportionate to the porte-cochere with a new material
(stack stone, brick, etc.), at the base of columns, proportionate to
porte-cochere and hotel building and match with updated building
finishes and paint color scheme.
3. Provide new, more modern decorative light fixtures at main
entrance, for an upgraded appearance.
4. Remove all existing accessories (planters, trash receptacles, and
seating) to accommodate for the new Global Hallmark items, per
current brand standards.
Building:
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 15 –
5. Existing Tower building was modified in 2001-2002, after
acquisition of the hotel property. Recently, the tower building on
three sides (excluding back of hotel building) was painted in Fall,
2008, per Joe Maitrejean. End caps of Tower building are being
repaired and repainted. Provide and ensure the remaining
portions of both the Tower building and Suites building are
painted to meet current design direction for more brand
recognition and an updated appearance, to meet current brand
standards.
6. At main building façade, behind Porte-cochere, and end caps of
the Tower building, provide built-up architectural detailing (EIFS,
brick or stone façade) and/or accent paint color, for added visual
interest at main façade, to be in line with the new brand prototype
design.
7. At the back side of the Tower building, the existing windows are
in poor condition. Per Joe M., new storefront windows were
installed at front façade of building in 2001-2002; however, the
back of hotel needs full replacement of existing windows.
Provide and install new windows to match existing windows, for
consistent appearance for entire hotel building. Patch, repair, and
refinish; including re-caulking and resealing of all windows to
bring to new condition, for upgraded appearance.
8. Provide new decorative light fixtures and additional decorative
light fixtures at the perimeter of the building, for a more secure
environment and upgraded appearance. Include additional
lighting at the back Courtyard and Outdoor Pool area.
9. Provide new canopies and replace existing roof structures at
auxiliary entrances, with new canopies or cantilevered roof, to
coordinate with porte-cochere and exterior building finishes.
Signage
10. Remove all existing exterior Brand signage (to include building,
directional and pole signage). Replace with new ‘Holiday Inn’
signage which meets current Brand Standards.
11. New exterior brand signage will be required as a part of the
Holiday Inn Brand Re-launch in conjunction with the new
Holiday Inn Hallmark directives. For more information about the
new brand signage, hallmarks, and compliance dates visit
www.ihgmerlin.com.
Site
12. Prune/weed existing landscaping/trees for a like-new appearance.
Provide new abundant, colorful landscaping to infill at perimeter
of building – especially at Main Entrance, in order to comply with
current Brand Standards and provide an upgraded appearance,
enhancing guest arrival. Include plantings in parking lot curbed
areas. A variety of grass, shrubs, trees and flowers (in season),
etc. which reflect the local environment must be provided.
Submit proposed Landscape Plan to Plan Review for approval.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 16 –
13. Replace all rusted/damaged doors and door hardware at the
exterior of the building (rusted doors noted on east side of
building) for an upgraded appearance.
14. Conceal existing Employee Break area seating, picnic tables,
trash receptacles away from guest view, at side of hotel property,
for an upgraded appearance.
15. At existing Outdoor Pool area is sparse and does not have an
upgraded or inviting appearance for hotel guests. Provide new
landscaping, with variety of grass areas, trees, bushes, full and
lush plantings, with colorful appearance, rock coverings,
sidewalks/ paths that encompass the outdoor pool area, for an
upgraded appearance.
16. Repair and refinish existing fence and gate area (dated/worn), to
bring to new condition, and/or replace with new.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
Commercial Areas
All commercial area PIP scope of work related ADA, Canadian Accessibility and Life Safety requirements
as noted in Sections A or B and C of this document must be completed in conjunction with the Commercial
Area requirements listed below and by the Commercial Area PIP milestone date.
E. LOBBY &
REGISTRATION DESK
Required Global Brand Hallmarks – refer to the PIP Department
website (as referenced on page one of this document) for
additional/more specific information:
1. Branded behind-the-front-desk back wall, plus 2
desktop lamps
2. Branded walk-off mat
3. Branded entry door graphics
4. Branded Music in the Lobby area - run CAT5 high
speed line to music player location
5. Branded scent in Lobby area
Existing lobby area and front desk finishes, FF&E are dated and in
worn condition and have not been refurbished since hotel was
acquired in 2001. There is also a separate Fireplace Lounge behind
the main lobby seating area. Recommend opening up the space for a
larger, spacious area.
1. Provide all new interior design and furniture, fixtures and
equipment (FF&E) throughout the lobby, front desk, and seating
areas as noted below. Refer to the ‘Design Vision Inspiration’
link for the Holiday Inn brand which gives a clear indication of
the current design direction of the Holiday Inn Brand:
http://www.hi-designguidelines.com/us/
2. Remove all existing materials and finishes, including carpet, wall
vinyl, ceiling finishes, decorative lighting, window treatments,
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 17 –
FF&E, artwork, and décor accessories, and provide with new,
more modern design finishes, materials, and FF&E, to improve a
more welcoming arrival for guest experience and be in line with
design direction, to meet approved design requirements, for an
upgraded appearance.
3. Remove existing feature table at entrance doors to allow for more
circulation. Provide new feature wall between existing columns
that may be freestanding or interior wall to screen elevator doors.
4. Existing tile wainscot front desk is dated, and length of countertop
does not meet minimum length of 14’-6”, with no lowered ADA
section of desk. Provide a new upgraded millwork façade and
new solid surface counter top (such as granite), to meet required
minimum length; accommodate current equipment, and a new
lowered ADA section, per current brand standards. New
millwork-grade veneer/detailing finish, to match existing
millwork in adjacent areas.
5. Existing millwork appears excessive in the Lobby and Front desk
areas. Recommend eliminating millwork on columns at corners
and chair rail height, for a simple, clean line appearance. Remove
corner millwork detailing at columns, and refinish remaining
existing wood trim throughout areas, to bring to new condition for
an upgraded appearance.
6. Replace existing wall vinyl at front desk area with new accent
wall vinyl at back wall of front desk, and coordinate with new
Global Hallmark feature wall.
7. Replace damaged, cracked, stained and/or mismatched ceiling
tiles, and provide new ceiling tiles to create a uniform ceiling
appearance. Refinish and/or replace grid as needed to bring to
like new condition.
8. Remove all existing dated directional and informational signage
(to also include new professionally-designed Owner/Operator
disclosure signage at Front Desk), throughout the entire building
and replace with new, upgraded Holiday Inn brand ‘way-finding’
interior signage package, in order to comply with current Brand
Standards (and logos).
9. Remove existing abandoned plastic laminate telephone carols in
lobby corridor. Replace with an upgraded built-in solid surface
counter area, and provide a new house phone, that is switched
directly to Front Desk, and no access to guest rooms. A minimum
of house phone is required in the Lobby area.
10. Extend all finish upgrades in Lobby & Front Desk areas into
ground level Pre-function, Elevator Lobby and Vending areas.
11. Remove all brochure racks, ATM, newspaper/magazine
machines, and skirted tables from the Lobby area, and relocate to
a less unobtrusive location, away from immediate guest view.
12. Provide lockable storage closet for luggage storage of hotel
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 18 –
guests, at or near front desk area, per brand requirements.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
F. ATRIUM/HOLIDOME
Not Applicable.
Please go to
www.arvo.com/supplier/index.pdf
for the Holidome Resource Guide
for qualified (but not required)
vendors and products. Please
contact the following for more
information regarding your hotel’s
eligibility.
Bridget Wyke
770 / 604-2251
Bridget.wyke@ihg.com
G. PUBLIC RESTROOMS
Lobby Area Public Restrooms:
Existing public restrooms at the Lobby area are sized too small and
do not meet minimum requirements for accessible door openings and
required ADA stalls, per ADA guidelines. Materials and finishes are
worn and dated and will require complete removal and
comprehensive renovation.
1. Remove all existing materials and finishes in men’s and women’s
public restrooms and provide all new materials and finishes, per
current design direction, to include new floor tile, new wall vinyl
on all walls and above 48” wall tile wainscot at plumbing/fixture
walls, ceiling finishes, solid surface vanity top with undermounted sink, lever faucet hardware, decorative modern framed
mirror and vanity lighting, and new toilets that meet ADA
requirements and current IHG brand standards.
Meeting Room area Public Restrooms (back corridor area)
2. Professionally clean floor tile, replace any damaged, cracked tiles
with new to match existing; rake and re-grout existing tile and
base joints, for new upgraded appearance.
3. Professionally clean all walls to bring to new condition.
4. Replace all ceiling tiles with new updated, 2’x2’ft ‘tegular’ edge
ceiling tiles, to bring ceiling to a consistent, and like new
condition.
5. Replace plate glass mirror with new, more modern decorative
framed mirror and install new modern decorative vanity light
fixture, for upgraded appearance and to meet current brand
standards.
6. Provide new semi-recessed (or fully recessed) combination paper
towel dispenser/trash receptacle, per current standards.
7. Provide new wall mounted baby changing stations in both the
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 19 –
women’s and men’s restrooms, per current brand standards.
8. Provide new decorative framed artwork and tissue holder, for
upgraded appearance.
Restaurant Restrooms:
9. Replace existing 2’x4’ fluorescent light fixtures with acrylic lens,
with new open-cell parabolic louver lens, or recessed can
downlights, for upgraded appearance.
10. Replace existing plastic laminate countertop vanity due to noncompliant condition and provide new solid surface countertop
(such as granite) with an under-mount sink basin and new lever
plumbing hardware.
11. Replace existing plate-glass mirror with new decorative framed
mirror, and provide new updated modern decorative vanity light
fixture, for an upgraded appearance.
Meeting Room (Upper 8th Floor) Public Restrooms:
12. Existing wall finishes are dated and worn condition. Replace and
provide new wall vinyl on all walls and provide new 48” inch
height wainscot wall tile at plumbing/fixture walls, per current
brand standards.
13. Replace existing 2’x4’ fluorescent light fixtures with acrylic lens,
with new open-cell parabolic louver lens, or recessed can
downlights, for upgraded appearance.
14. Replace existing vanity light fixture, due to dated condition and
provide a new updated modern decorative vanity light fixture, for
an upgraded appearance.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
H. RESTAURANT /
KITCHEN
All Holiday Inn Hotels must
provide the Best for Breakfast
and Room Service Right OnTime Programs. Refer to
Standards for specific details.
Holiday Inn offers two F&B
concepts to qualifying hotels;
Kem’s Restaurant and The
Sporting News Grill. For more
information regarding your hotel’s
eligibility:
Kem’s Restaurant
Please contact Christopher Culp
Christopher.culp@ihg.com
The Sporting News Grill
The following are items are needed to successfully support the
Holiday Inn food and beverage program:
• Approximately 900 sq ft minimum available for kitchen and
accessible storage.
• Separate service corridor for access to function rooms to
kitchen.
• Dining room large enough to accommodate minimum 40% of
room count for seating.
• Existing or ability to install induction hood for length of 20
feet.
• Separate egress from kitchen that does not use public space
used for deliveries and trash disposal.
• Ability to include all service elements needed in kitchen in
one location.
• Adequate space in back of house to accommodate separate
service station for room service, preferably with access to
service elevator.
• Kitchen and restaurant dining room in very close proximity to
each other
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 20 –
Please contact Sue Morgan
Sue.morgan@ihg.com
•
Adequate plumbing in kitchen area for floor drains.
•
Existing walk in cooler and freezer or available room to install
both of the units.
Currently, the hotel property has a Green Mill restaurant accessible
to the left of Lobby and Pre-function areas, and also has a separate
exterior entrance for outside hotel guests.
1. Refinish existing millwork to bring to new condition.
2. Professionally clean all floors, wall finishes to bring to new
condition.
Kitchen
3. Replace all existing damaged, cracked floor tiles with new to
match existing and/or replace all floor tiles. Rake and re-grout
tile and base joints to bring to new condition. Provide new floor
tile (to match existing) at the back double exit doors, leading to
trash/loading area.
4. In Kitchen, existing lighting is poor at back trash/loading dock
area. Provide new fluorescent light fixtures to meet proper light
levels, per current brand standards. Provide lens covers at open
fluorescent tube light fixtures in main kitchen area.
5. Patch, repair and repaint all existing painted surfaces throughout,
including walls and ceiling finishes, doors, door frames and
window frames, to bring to new condition and/or replace with
new. Include back exit double doors that are in poor condition.
6. Existing 2’x2’ft. acoustical ceiling tiles in back area of Kitchen
are dirty and in poor condition. Replace and provide new 2’x2’
ceiling tiles with a ‘tegular’ edge. Ceilings are to have a
consistent color and finish throughout.
7. Patch, repair, and refinish existing HVAC ducts, grilles at kitchen
food preparation areas, so that exhaust/supply air does not blow
directly into space.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
I.
LOUNGE
There is an existing Lounge in the Green Mill restaurant area.
1. Repair and refinish all existing millwork to bring to new
condition.
2. Professionally clean all floors, wall finishes to bring to new
condition.
3. Clean, polish existing brass rail at the bar area to bring to new
condition.
4. Replace existing banquette seating upholstery at back and seat
with new more modern fabric at back upholstery, and vinyl seat
(matte finish), at seat, per current design requirements.
Submit required Plans/Materials to the HHFI Design & Plan
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 21 –
Review Department.
J.
MEETING ROOMS
There is a Ballroom on the 1st Floor off of the Lobby area with
adjacent Pre-function space, Break out Meeting Rooms at the back
area of hotel, near Corridor Suites wing, and another Ballroom and
Meeting spaces on the 8th Floor.
Pre-Function area:
1. Remove existing wrought iron fence due to dated and noncompliant condition. Provide new partition walls, or may area
remain open with new, more modern FF&E package to provide
separate seating areas. Provide new FF&E furniture plan layout,
indicating various, soft seating areas with occasional tables, table
lamps, for business use.
2. Replace existing decorative pendant light fixtures and/or wall
sconces, and provide new, more modern decorative light fixtures.
Ensure light fixtures are installed proportionate to ceiling height
and clear a minimum of 8’0”ft. ceiling height.
3. Replace and provide new more modern decorative framed
artwork, per current design requirements for an upgraded
appearance.
Kansas Ballroom and Shawnee I, II, III (1st Floor):
4. Provide a reverse entry door viewer so that the space can be
viewed from the corridor as required by brand standards.
5. Patch, refinish, and/or replace all millwork and doors to bring to
new condition.
6. Existing traditional patterned carpet is dated; however, in fair
condition. Replace carpet within 24 months, or as directed by
your IHG Quality Department representative, whichever is
sooner. At time of replacement, provide new more modern, large
scale patterned carpet, per current design requirements, for an
upgraded appearance.
7. Existing wall vinyl on walls is in fair condition and wall vinyl on
partition walls are in poor condition. Replace and provide new
wall vinyl, within 24 months, or as directed by your IHG Quality
Department representative, whichever is sooner. At time of
replacement, provide new wall vinyl at all walls, and ensure
partition walls match or coordinate with new wall finishes, for a
consistent, upgraded appearance.
8. Existing wall border at ceiling line is no longer permitted per
brand standards. Remove existing wall border, and replace with
new millwork or accent paint color.
9. Existing ceilings consist of 2’x2’ acoustical ceiling tiles. Replace
and provide new multi-plane ceiling design, and provide new
ceiling tiles, for an upgraded ceiling appearance. Replace existing
decorative pendant lighting and wall sconces, with new more
modern decorative light fixtures. Provide and ensure dimmer
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 22 –
switches are installed in Ballroom and all Meeting spaces. Submit
a reflected ceiling plan to IHG Plan Review department for their
review and approval.
10. Per owner, the existing portable dance floor is approximately
8years old. Replace and provide a new wood/parquet dance floor,
in the Ballroom, as needed, to meet current brand standards.
11. Ensure that one single-line house phone, two additional phone
jacks, and a cable connection are provided, per brand standards.
12. Replace existing mismatched controls, switches and electrical
plates and provide with new updated controls, for an upgraded
appearance.
Douglas I, II: (Back Meeting spaces – 1st Floor)
13. Provide a reverse entry door viewer at each door, so that the space
can be viewed from the corridor, as required by brand standards.
14. Patch, refinish, and/or replace all millwork and doors and door
frames, to bring to new condition. Provide new lever hardware
for each door, per current brand standards.
15. Existing traditional patterned carpet is dated; however, in fair
condition. Replace carpet within 24 months, or as directed by
your IHG Quality Department representative, whichever is
sooner. At time of replacement, provide new more modern, large
scale patterned carpet, per current design requirements, for an
upgraded appearance.
16. Existing wall border at chair rail, as no longer permitted per
current brand standards. Remove existing wall border, and
replace with new millwork or an accent paint color, for an
upgraded appearance.
17. Existing wall vinyl on walls is in fair condition and wall vinyl on
partition walls are in poor condition. Replace and provide new
wall vinyl, within 24 months, or as directed by your IHG Quality
Department representative, whichever is sooner. At time of
replacement, provide new wall vinyl at all walls, and ensure
partition walls match or coordinate with new wall finishes, for a
consistent, upgraded appearance.
18. Existing traditional window treatments are dated; however, in fair
condition. Replace window treatments within 24 months, or as
directed by your IHG Quality Department representative,
whichever is sooner. At time of replacement, provide new, more
modern window treatments (fixed decorative side panels, sheers,
and coordinating valance) with black out capability, per current
design requirements, for an updated appearance.
19. Ensure that one single-line house phone, two additional phone
jacks, and a cable connection are provided per Break out meeting
space, per brand standards.
20. Replace existing mismatched controls, switches and electrical
plates and provide with new updated controls, for an upgraded
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 23 –
appearance.
Sunset Ballroom: (8th Floor)
21. Patch, refinish, and/or replace all millwork and doors to bring to
new condition.
22. Existing traditional patterned carpet is dated; however, in fair
condition. Replace carpet within 24 months, or as directed by
your IHG Quality Department representative, whichever is
sooner. At time of replacement, provide new more modern, large
scale patterned carpet, per current design requirements, for an
upgraded appearance.
23. Existing wall vinyl on walls is in fair condition and wall vinyl on
partition walls are in poor condition. Replace and provide new
wall vinyl, within 24 months, or as directed by your IHG Quality
Department representative, whichever is sooner. At time of
replacement, provide new wall vinyl at all walls, and ensure
partition walls match or coordinate with new wall finishes, for a
consistent, upgraded appearance.
24. Existing ceilings consist of 2’x2’ acoustical ceiling tiles. Replace
and provide new multi-plane ceiling design, such as soffits and
tray ceilings, provide new ceiling tiles, for an upgraded and
consistent ceiling appearance. Provide new decorative pendant
lighting and/or wall sconces, with new more modern decorative
light fixtures. Provide and ensure dimmer switches are installed
at portion of recessed lighting or new decorative light fixtures.
Submit a reflected ceiling plan to IHG Plan Review department
for their review and approval.
25. Existing windows are in worn condition, with clouded glass,
chipping, peeling, and damaged/broken glass in some areas.
Provide new storefront windows, to match recently replaced
windows on other three sides of building, for a consistent,
upgraded appearance. Provide and ensure windows are fully
caulked and sealed.
26. Existing traditional window treatments are dated and worn
condition. Replace and provide new, more modern window
treatments (fixed decorative side panels, sheers, and coordinating
valance) with black out capability, per current design
requirements, for an updated appearance.
27. Provide and ensure that one single-line house phone, two
additional phone jacks, and a cable connection are provided, per
current brand standards.
28. Replace existing mismatched controls, switches and electrical
plates and provide new updated controls, for an upgraded
appearance.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
K. BUSINESS CENTER
Currently the property has an enclosed business center located to the
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 24 –
(Optional)
left of main lobby area. As discussed, this space may be better suited
for a Sundry/Gift shop area, and a new Business Center relocated
near back Fireplace Lounge or within Lobby area.
1. If a new Business Center is relocated, provide new wall to wall,
built-in millwork with hard surface (granite) countertops, with all
finishes to coordinate with lobby or adjacent areas. Include two
ergonomic desk chairs – no free-standing ‘computer-style’ desks
permitted. Provide outlet receptacles at counter height, above
backsplash for convenience to hotel guests.
2. Provide one computer station, and one work station for laptop
use, one piece of equipment (printer, copier, fax machine), for
guest use, per current brand standards.
3. Provide millwork item for storage cabinet (base and/or upper) for
storage of office supplies, to conceal from guest view.
4. Provide and ensure one house phone is located within Business
Center and tied into Front Desk, for guest use, per current brand
standards. Include phone number for guest service and assistance.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
L. FITNESS CENTER
Existing Fitness Center was recently updated with all new finishes,
equipment, including new floor, wall, ceiling finishes, flat panel
televisions, equipment and accessories, per owner.
1. Existing windows are sliding glass doors that open to Courtyard
and across from the Pool area. The sliding doors need to be
operable, or if fixed windows will replace doors; then replace
existing doors and provide new windows (to match existing
adjacent windows), per current brand standards.
2. Provide and install new, upgraded window treatments for either
existing sliding doors, or new window application, per approved
design requirements and brand standards.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
M. POOL AREA / GAME
ROOM
Existing pools with a single
drain must be equipped with a
secondary safety system.
Approved systems include:
Safety Vacuum Release System
(SVRS), suction-limiting vent
system, gravity drainage system
or automatic pump shutoff
system.
All drains must be equipped
Existing Pool area has both an indoor/outdoor pool (enclosed) and
another outdoor pool in Courtyard area. It appears the indoor pool
was originally an outdoor pool, with a new roof, partition window
walls, and conduit wiring were installed at later date, to provide an
enclosed pool area during winter months. However, existing partition
window walls open up during the summer season. Overall, the indoor
pool is dated and in poor condition that will require a comprehensive
renovation, for an upgraded appearance and to meet current IHG
Brand Standards.
1. Owner also has option to remove the entire enclosure structure to
create an entire Outdoor Pool area, as originally designed. All
exposed exterior wall finishes at building must be patched,
repaired, and refinished to match new Exterior finishes, and color
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 25 –
with ANSI/ASME A112.19.82007 approved anti-entrapment
drain covers. Drains 18” x 23”
(46 cm x 58 cm) or larger are
exempt.
scheme. Provide new roofline elements to coordinate and/or
match newly replaced cornice detailing similar to other 3 sides of
building. Owner to confirm with IHG PIP/Plan department, as to
which type of pool area they will maintain.
2. Replace existing wooden (barn looking) walls and cut-out
windows, partition window walls; and provide new upgraded
partition window wall system that are in good working order and
new upgraded walls
3. Replace existing pebble stone pool deck with new decorative pool
deck surface (stamped concrete, decorative large scale non-slip
tiles, or decorative synthetic topping), to meet current design
requirements and for an upgraded appearance.
4. Conceal all exposed conduit/electrical wiring and plumbing pipes
at walls and ceiling, to conceal from hotel guest view, per current
brand standards.
5. Replace existing pool deck furniture due to worn/dated, noncompliant condition with new upgraded furniture, per approved
design requirements and current Brand Standards. Provide new
painted metal-style with mesh fabric seating (or similar) and
coordinating tables, for an upgraded appearance.
6. Remove any signs of rust from all metal finishes- refinish/paint
for a like-new appearance, and/or replace.
7. Refinish all existing vent covers/louvers and dated/damaged
fixtures, cover plates, etc. throughout the pool area for a clean,
like-new appearance.
8. Provide new, upgraded window treatments at interior window
walls (Corridor side), for privacy of hotel guests using pool area.
9. Replace and provide a new house phone which rings directly to
the front desk. Locate within ADA reach – no more than
48”inches A.F.F.
10. Provide all new branded ‘way-finding’ interior signage package,
per current brand standards.
11. Relocate vending machines to designated indoor Vending area.
12. Provide new, upgraded towel shelf and hamper (no plastic), for an
upgraded appearance. Replace trash can with new decorative
trash can to coordinate with new hamper/shelf.
13. Remove all existing planters, dead foliage, and provide with new
decorative planters, live foliage that is lush and full, including
colorful plantings.
Outdoor Pool:
14. Replace existing pool deck furniture due to worn/dated, noncompliant condition with new upgraded furniture, per approved
design requirements and current brand standards. Provide new
painted metal-style with mesh fabric seating (or similar) and
coordinating tables, for an upgraded appearance. Include colorful
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 26 –
umbrellas at dining tables.
15. Remove any signs of rust from all metal finishes- refinish/paint
for a like-new appearance, and/or replace.
16. Replace and provide a new house phone which rings directly to
the front desk. Locate within ADA reach – no more than
48”inches A.F.F.
17. Provide all new branded ‘way-finding’ interior signage package,
per current brand standards.
18. Provide new, upgraded towel shelf and hamper (no plastic), for an
upgraded appearance. Replace trash can with new decorative
trash can to coordinate with new hamper/shelf.
19. Provide new decorative planters, live foliage that is lush and full,
including colorful plantings. Incorporate with new landscaping at
Courtyard area, noted in Section D (Exterior).
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
N. ADMINISTRATIVE,
BACK OF HOUSE,
MAINTENANCE, ETC.
1. Renovate existing Administrative areas (Sales area, Work areas,
Front Desk), so spaces provide a safe, clean, and uncluttered work
environment. Administrative areas that are frequented by guests
must be finished and appointed similar to the adjacent public
areas. Provide new floor, wall finishes, and replace any
damaged/stained ceiling tiles, as needed, to be consistent with
existing ceiling tiles, for an updated appearance throughout.
2. Existing Sales office windows are sliding doors, and located
directly across from the Indoor/Outdoor Pool area, and adjacent to
existing Fitness Center. Replace existing sliding doors, with new
fixed windows, to match the replaced Fitness Center windows, for
consistent and upgraded appearance.
3. Provide new upgraded window treatments at Sales Office/Work
area, to match new Fitness Center window treatments, for a
consistent upgraded appearance.
4. Renovate area adjacent areas at either side of Front Desk to
accommodate expansion for Front Desk transaction/work counter.
All new finishes, to match the new Front Desk and Administrative
areas.
5. Where possible, provide a new Employee Break room, with small
kitchenette area, refrigerator/microwave, vending, dining table
and chairs, lockers, coat/storage, time clock, bulletin board, for
designated area for hotel staff.
6. Patch, repair and repaint all existing painted surfaces throughout.
Remove any signs of stains, rust, or damage and bring to new
condition.
7. Professionally clean all floors, HVAC grilles and ducts, to new
condition, and/or replace.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 27 –
8. In Housekeeping/Laundry areas, provide lens covers at exposed
fluorescent light bulb, per IHG Life Safety requirements.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
Guest Room Areas
All guest room area PIP scope of work related ADA, Canadian Accessibility and Life Safety requirements as
noted in Sections A or B and C of this document must be completed in conjunction with the Guest Room
area requirements listed below and by the Guest Room area PIP milestone date.
O. GUEST CORRIDORS
(Corridors, Stairwells,
Elevators, Storage
Closets, Vending, Guest
Laundry etc.)
Pre-approved, required new
interior signage suppliers [only the
below vendors will be approved
for the HI interior signage]:
1. Hospitality Sign Company
Chattanooga, TN
800 / 322-8426
2. Environmental Graphics
Lawrenceville, GA
800 / 868-9147
3. Spindle Company, Inc.
Chino, CA
800 / 742-5507
Pre-approved FF&E products for
corridors are available at greatly
leveraged prices. For further
information, contact:
Stephanie Stidsen
770 / 604-5443
Stephanie.stidsen@ihg.com
OR Janice Perkins
770 / 604-5280
Janice.perkins@ihg.com
1. Existing traditional patterned carpet is dated; however, in fair
condition. Replace carpet within 24 months, or as directed by
your IHG Quality Department representative, whichever is
sooner. At time of replacement, provide new more modern, large
scale patterned commercial grade carpet and pad, per current
design requirements and brand standards, for an upgraded
appearance.
2. In Guest Corridors and Elevator Lobbies, existing wall vinyl on
walls is in fair condition. Replace and provide new wall vinyl,
within 24 months, or as directed by your IHG Quality
Department representative, whichever is sooner. At time of
replacement, provide new wall vinyl at all walls, for a consistent,
upgraded appearance. Recommend providing accent vinyl at
guestroom entry niches for upgraded appearance.
3. At 1st Floor Corridors, near back Meeting rooms and Pool
Corridor, there is an existing wall border at ceiling line, which is
no longer permitted per current brand standards. Remove all
existing wall border, and replace with new millwork (crown
molding), and/or replace with new wall vinyl, for updated
appearance.
4. In Guest Corridors, there is an existing textured ‘popcorn’ ceiling
with soffits at wall/ceiling line, which was added to conceal
sprinkler/plumbing fixtures. Per brand standards, popcorn
textured ceilings in Public areas, is no longer permitted. Scrape
and refinish ceilings and soffits and/or furr-out ceilings/soffits, to
achieve a smooth painted finish, for an upgraded appearance.
5. Replace existing signage due to dated/non-compliant condition
and provide new current Holiday Inn branded ‘way-finding’
interior signage package, including directional signage,
throughout the entire hotel property, as required per brand
standards. Wall mount new guestroom signage numbers 60”
above finished floor (A.F.F.), on the latch side of the door.
Stairwells
6. Modify all existing stair handrails and/or replace to meet the
following requirements: handrail must return to the wall with the
proper horizontal extensions (currently non-compliant) at the top
(12”) and bottom (23”) of the stair run. Horizontal pickets are no
longer permitted and must be replaced, where necessary, to be
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 28 –
compliant with current IHG Life Safety requirements. Provide
new vertical pickets or mesh covering at all horizontal openings
in stairwells; which openings must be no greater than 4”inches on
center, per IHG Life Safety requirements.
Elevator Lobbies/Elevator
7. Replace existing dated finishes, and provide an upgraded look to
identify Elevator Lobbies on each floor, with special attention on
the main level. Incorporate new flooring, accent wall vinyl,
crown molding, smooth gypsum board ceilings, recessed cans
and/or decorative lighting, artwork and décor accessories, for an
upgraded appearance and to increase visibility for guests.
8. In all Elevators, replace existing laminate doors at Lobby
elevator, existing ceilings (egg-crate not permitted), laminate wall
finishes and floor finishes. Provide new updated finishes at
doors, interior cab finishes, and coordinate with new public area
and corridor design direction.
Vending/Guest Laundry
9. Currently existing Guest Laundry is dated and in worn condition.
Replace existing double doors, and provide new door with
window glass (upper half), 144sf minimum glass view, and
electronic key card access for hotel guest, as required per brand
standards.
10. In Guest Laundry, replace storage sliding doors with upgraded
doors and door hardware.
11. In Guest Laundry, replace existing folding table and bench with a
new built-in folding table and upgraded support brackets, and
furniture style seating or bench.
12. In Vending areas and Guest Laundry areas, replace existing vinyl
composition tile (VCT) and provide new ceramic floor tile with a
large scale decorative look, per current design requirements and
brand standards.
13. In Vending areas, replace existing dated ice machines and provide
new updated ice machines, per current brand standards.
14. Replace existing trash can with new decorative trash can
(stainless steel), for an upgraded appearance.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
P. GUEST ROOMS
Standardized Room Décor (SRD)
is a mandated program for all
Holiday Inn Hotels. Pre-approved
SRD Packages are available at
greatly leveraged prices. For
further information, contact:
Stephanie Stidsen
770 / 604-5443
Required Global Brand Hallmarks – refer to the PIP Department
website (as referenced on page one of this document) for
additional/more specific information:
¾ Branded Guest Room pillow wraps and tags (2 per bed)
Existing hardgoods and softgoods are original since 2001, are dated
and in worn condition, which will require comprehensive renovation
work. Per owner, there were 35 guestrooms that received new carpet
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 29 –
Stephanie.stidsen@ihg.com
OR Janice Perkins
770 / 604-5280
Janice.perkins@ihg.com
Required Brand Standards
• Bed Preparation Standard
• Bed Set Standard
(Sealy/Serta/Simmons or
equal required)
• TV Standard (32” by LG is
recommended)
• TV Connect Box (strongly
recommended to remain
competitive)
Q. GUEST ROOM BATHS
Required Brand Standards
• Holiday Inn Bath
Standard
- amenities tray (optional)
- shower curtain
- Moen showerhead
- crescent-shaped shower
rod
- Holiday Inn Bath
Collection label terry
- Garden Botanika bath
products
Required Global Brand Hallmarks – refer to the PIP Department
website (as referenced on page one of this document) for
additional/more specific information:
¾ Branded shower curtains (standard size is 77” long)
¾ Branded Guest Bathroom Amenity trays (wall mount
available for small vanity tops and ADA rooms)
All guest bath rooms are dated and in worn condition, which will
require comprehensive renovation at outside vanities, guest bathroom
areas; to include new floor finishes, wall finishes, ceiling finishes, tub
enclosures with wall tile, vanities, sinks, toilets, mirrors, lighting, and
all faucets. There are also outside vanities that will require a
complete renovation, to meet approved design requirements and
current brand standards.
1. In Suites (3-story building) and standard guest baths, the existing
door opening measures approximately 24”inches wide, which is
non-compliant with brand standards. Provide new door opening
to be at minimum of 32”inch wide door opening, which may
require structural changes to guestroom or suite.
2. Provide door silencers at new bathroom door frames, per brand
standards.
3. Remove existing tub area wall tile due to dated appearance
(peach-colored). Replace with new ceramic tile, natural stone or
synthetic cultured stone w/ (2) coordinated soap dishes w/out
handles, in order to comply with current brand standards.
4. Due to dated appearance of floors, and with renovation of guest
bath areas that need existing doors widened; existing floor tiles
will need to be removed and replaced with new large scale, nonslip decorative floor tiles and coordinating tile base, to meet
current brand standards. Include continuous floor tile and base
installation at all outside vanities and in to bath area, per current
design requirements and brand standards.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 30 –
5. Remove all existing caulk and sealant between tub, tub surround,
wall, ceiling and floor surfaces. Clean tub to bring to a like new
condition. Install new caulk and sealant, for an upgraded
appearance.
6. Remove existing wall vinyl due to dated and worn condition.
Replace and provide new, more modern wall vinyl, per approved
SRD design requirements and current brand standards.
7. Replace all existing outside vanities and in guest bath areas, due
to dated appearance with current brand standards. Provide new
furniture-style vanities with solid surface vanity (granite) tops,
wood millwork skirt and legs, (two sides do not touch walls), an
under-mount sink basin and lever handle hardware, per current
SRD design requirements. Or install a free-standing vanity
similar to the following link:
http://www.jtbfurniture.com/9400_2.html.
8. Replace all existing plate glass vanity mirrors, patch and repair
wall finishes as needed to new condition. Provide new vanity
mirror w/ new more modern decorative frame, per approved
design requirements.
9. Provide all elements of Holiday Inn Brand bath program,
including all accessories, products, hookless shower curtain,
towel bars/shelves, coat hooks, logo towels and toiletries, per
current brand standards.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
R. GUEST SUITES
Refer to Section P and Q above for typical requirements.
1. Convert some existing Guestrooms and/or Suites, to include 2Bedroom minimum requirements in room mix, when a Hotel &
Suites property.
2. In Suite rooms, replace all plastic laminate countertops and
backsplash due to non-compliant condition, and provide with new
hard surface countertops (such as granite), under-mount stainless
steel sink with lever hardware, and/or replace with new, to meet
current brand standards. Existing millwork base cabinets, end
panel, does not extend to same width as upper wall cabinets.
Provide new base cabinet and/or end panel to extend to same
length as upper cabinets, to meet current brand standards.
3. Provide and ensure all kitchen appliances, microwaves,
refrigerators, and supplies meet current IHG brand standards.
4. In Suites, with a Jacuzzi tub are no longer permitted per current
brand standards and must be removed from all Suites, including
removal of all finishes surrounding Jacuzzi tubs. Replace and
provide new floor, wall finishes to match current or new adjacent
finishes. At this time, the Holiday Inn Express brand is
developing new use of space to replace existing Jacuzzi area and
will provide new direction when in place. Owner to submit new
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 31 –
proposed use of space with plans, drawings, and FF&E selections,
to IHG Plan Review and Brand for their review.
Submit required Plans/Materials to the HHFI Design & Plan
Review Department.
Proposed License Renewal of the Holiday Inn
Overland Park, KS 66214 Location # L#5861 Project # P14042
April 22, 2009
– 32 –
GUEST INFORMATION POLICY DURING RENOVATION
PROPOSED LICENSE RENEWAL OF THE
HOLIDAY INN HOTEL
OVERLAND PARK, KS 66214
LOCATION # L#5861 PROJECT # P14042
April 22, 2009
Maintaining guest satisfaction during a hotel renovation project is both a challenge and an
opportunity. The challenge is to avoid any inconvenience to the guest and the opportunity is to
market the "new" hotel to potential customers.
Inform the Guest:
Notification through Holidex® is required to indicate that a renovation is underway and to identify
any areas that are out of service, as well as any special programs or promotions in effect during
construction.
Experience has shown that informational signage should be used to inform guests that work is
underway and to direct guests away from construction and to temporary entrances or services.
An approved renovation kit has been created, for owner’s convenience – refer to Renovation Kit
Order Form located at the end of this document.
Check-in procedures must include an explanation of services available and a hand-out explaining
the renovation work and who to contact if there is a problem.
Training the hotel staff to identify ways to meet guest expectations and to explain the planned
work and schedule is essential for a successful program.
Mitigate Guest Inconvenience:
Sequence the construction work to minimize guest inconvenience, provide temporary facilities,
and screen construction work from view, schedule work hours to avoid noise problems and
require that the construction area be kept "clean" and free of debris.
Focus the contractor to put guest concerns first, do not permit the work force to use guest
facilities, and set up the construction staging and parking area away from guest areas.
Special programs and promotions can be used to "compensate" the guest for any inconvenience.
Consider discount coupons for return visits, free continental breakfast, manager's reception, car
wash services and other such programs to mitigate any guest inconvenience.
Market the Future:
Prior to starting the project, set up a display of architectural renderings and interior design color
boards to show the proposed work and completion dates.
Install mock-up guest rooms and conduct scheduled tours to show guests and potential
customers what they can expect in the future.
Show an optimistic view, be positive in attitude and appearance to market what will be, rather
than what has been.
Have an "opening" event to celebrate the completion of the project; invite your "during renovation
guests" to return and market the new facility to your local customers.
ACKNOWLEDGMENT PAGE
PROPOSED LICENSE RENEWAL OF THE
HOLIDAY INN HOTEL
OVERLAND PARK, KS 66214
LOCATION # L#5861 PROJECT # P14042
April 22, 2009
I understand that the above captioned Property Improvement Plan does not obligate Holiday
Hospitality Franchising, Inc. ("HHFI") in any way to approve my franchise application or issue a
License Agreement and that HHFI expressly reserves the right to deny such application or license
agreement. I further acknowledge that this report is a summary of the work that will be required,
and that all work must be completed in conformity with all applicable Holiday Inn Standards. I
understand that if the franchise application is approved and a License Agreement is executed, as
a Licensee I will be responsible for compliance with all local, state and federal laws, regulations
and codes. The attached work outlined in this Property Improvement Plan does not address any
requirements that may be mandated by local, state or federal codes, laws or regulations. As a
Licensee, I should check and ensure that all work on the property pursuant to this Property
Improvement Plan or in connection with any other alteration or improvements complies with the
applicable local, state and federal laws, regulations and codes.
I further acknowledge and agree that the upgrade completion timetable and the dates specified in
the License Agreement, if any, have been mutually agreed upon, and I understand that all work
must be satisfactorily completed by each milestone. All requests for waivers or variance of or
from the Standards or the requirements of the Property Improvement Plan must be submitted in
writing to HHFI and must be approved in writing by HHFI, and requests for extensions to any
milestone or deadline must be requested in writing from HHFI in advance of the completion date
and must be approved in writing by HHFI. I understand and agree that as a condition to
approving a milestone or deadline extension, HHFI may require that the Property Improvement
Plan be modified to include upgrading or renovation of additional areas or items (in addition to
any charges that might be due). I have indicated my agreement to this Property Improvement
Plan, including, without limitation, the terms set forth on this page by affixing my signature in the
space below.
I further understand that if a License Agreement is executed and while this Property Improvement
Plan is in effect, and while the hotel is being operated as a duly licensed Holiday Inn brand hotel,
the hotel must be operated in conformity with Holiday Inn Standards and Rules for Operation, and
that it will continue to be subject to quality evaluations and guest feedback measurements. The
hotel will be required to maintain acceptable ratings or scores in product quality, services and
guest expectations as measured by HHFI through the Guest Satisfaction Tracking System
(GSTS) or otherwise and must maintain an acceptable quality evaluation. Failure to do so may
be grounds for default under the License Agreement.
The findings in this report are no longer effective after six months unless a License
Agreement is executed within that time, unless extended in writing by HHFI.
ACCEPTED BY: __________________________________________
Entity
DATE: ____________________
__________________________________________
Signature
____________________
__________________________________________
Print Name
____________________
__________________________________________
Hotel Name
____________________
MILESTONE COMPLETION TIMETABLE
PROPOSED LICENSE RENEWAL OF THE
HOLIDAY INN HOTEL
OVERLAND PARK, KS 66214
LOCATION # L#5861 PROJECT # P14042
April 22, 2009
If the franchise application is approved and a License Agreement is issued and executed, the
following is the requisite milestone completion schedule for completion of the corresponding
aspects of the PIP. **PLEASE NOTE THAT THE TIMELINES LISTED BELOW ARE FOR
GENERAL INFORMATION ONLY. REFER TO YOUR LICENSING DOCUMENTS FOR
SPECIFIC MILESTONE COMPLETION DATES**
Plans Due........................................ Within 90 days from date of license
Renovation Start Date.................. Within 120 days from date of license
Guest Room Areas...................... Within 6 months from date of license
Commercial Areas..................... Within 12 months from date of license
Exterior Areas............................ Within 12 months from date of license
Final Completion ....................... Within 12 months from date of license
All Product Improvement Plan (PIP) items are required to be
complete prior to opening as a Holiday Inn hotel.
All plans, color boards and finishes/furnishing specifications as required by the PIP must be
submitted to the HHFI Design & Plan Review department for review and approval in accordance
with the above milestones and prior to commencement of the PIP work. The Design & Plan
Review department may as, a courtesy and convenience for the Licensee, review and approve
such items even if the Licensee has failed to submit the items or complete the PIP work by the
required milestone dates, and such review or approval is not, and should not be construed as,
consent to an extension of those milestones by HHFI, nor should such review or approval be
considered as a waiver by HHFI of the Licensee’s obligation to perform the PIP by the required
milestone dates or of the right of HHFI to enforce the requirements of the PIP and the License
Agreement.
All requests for extensions or waivers must be submitted in writing to HHFI and addressed to the
appropriate PIP consultant and must be specifically approved in writing by HHFI. As a condition
to approving a milestone extension, HHFI may require that the PIP be modified to include
upgrading or renovation of additional areas or items (in addition to any charges that might be due).
This department will inspect this hotel on or about the above milestone dates at no charge to the
owner.
Should these original milestone dates not be met, thereby requiring additional inspections, this
department may charge the hotel $2,500.00 for each additional inspection (in addition to any
other charges that might otherwise be due).
If, after the completion of the renovation, you wish to submit this property's name as a candidate
for one of HHFI renovation award categories, it will be necessary to take before and after interior
and exterior slides of this facility. It is also important that these shots be consistently taken from
the same locations.
To ensure a successful completion of the required PIP work and to provide a product that better
meets our guests’ expectations of the brand, the following procedures are required:
•
All plans, color boards and finishes/furnishings specifications as required by the PIP must be
submitted for review and approval prior to commencement of PIP work.
•
The Property Improvement Consultant assigned to your Hotel will make routine scheduled
visits to the Hotel during the course of the PIP work. Typically a consultant will make a
maximum of two (2) such routine visits to the Hotel to evaluate the progress of the PIP work.
If the consultant is required to make more than two (2) such routine visits to the Hotel or if the
consultant makes an additional visit to the Hotel because the Hotel has failed to meet a PIP
milestone, or you have requested an additional visit, then the Licensee may be charged
$2,500.00 (in addition to any other charge that might otherwise be due) for each additional
visit.
Proposed New ADA- ABA Guidelines
On July 23, 2004, the U.S. Access Board, an independent Federal agency, issued updated
accessibility guidelines for new or altered facilities covered by Americans with Disabilities Act and
the Architectural Barriers Act. These guidelines address a wide range of facilities in the private
and public sectors.
While there is no definite date for the implementation of the updated guidelines, all projects in the
present planning stages should be aware of the potential impact that the new guidelines will
impose on their project and design to include those requirements accordingly.
*Full ADA compliance is the responsibility of the owner, HHFI encourages that owners engage
licensed architects or consultants that specialize in accessibility code compliance to review the
issues of accessibility specific to your project.
* [Refer to enclosed resources with specific questions.]
The following areas have been sited for updates to the current ADA- ABA requirements:
Scoping Requirements
•
The new guidelines enhance coverage of employee work areas.
•
The new guidelines also require the accessibility of circulation paths within sizable (1000
square feet or more) work areas.
•
The new guidelines address accessible means of egress from work areas and
connections for visual alarms.
•
The new guidelines address enhanced scoping for public entrances, van parking,
passenger loading zones, stairways, and telecommunication devices (TTYs) at pay
phones for persons with hearing or speech impairments.
•
The new guidelines address new or clarifying provisions covering access to different
types of elevators, drinking fountains, kitchens, kitchenettes, and sinks, washing
machines and clothes dryers, signs, dispersed wheelchair seating, windows, and
residential dwelling units.
•
The new guidelines also require reduced scoping for unisex toilet rooms located at a
single location (half instead of all), and for wheelchair spaces in large assembly areas.
Building Blocks
•
The new guidelines significantly change the maximum side reach range from 54 to 48
inches, which is the height specified for forward reaches.
Accessible Routes
•
The new guidelines provide for new specifications that clarify access at recessed doors,
ramps (edge protection), and curb ramps (top landings).
•
The new guidelines provide for provisions for elevators, recognize a greater range of
designs and dimensions for standard cars, and include new technical criteria for other
types of elevators. Provisions for platform lifts have been updated.
General Site and Building Elements
•
Revisions include a new provision specific to angled van parking spaces
and revamped specifications for handrails that will permit a greater range
of designs and shapes.
Bath Facilities and Plumbing Elements
•
Some provisions have been revised to help improve compliance as well as access. For
example, an absolute dimension for the centerline placement of toilets (18”) has been
replaced with a range (16” – 18”).
•
To improve access and allow side transfers at toilets, lavatories are no longer permitted
to overlap the required clear space aside toilets.
•
Other changes concern drinking fountains (side approach access is no longer permitted
at wheelchair accessible units), shower compartments (specifications for water
temperature, spray units, and curbs), and new criteria for washing machines and clothes
dryers.
Communication Elements and Features
•
The new guidelines address technical criteria for fire alarms through the National Fire
Alarm Code (NFPA 72), which effectively overhauls specifications for visual alarms in a
manner that will facilitate compliance while enhancing design and installation options.
•
The new guidelines revamped specifications for signs.
•
The new guidelines provide new specifications for the capabilities and sound quality of
assistive listening systems that derive from Board-sponsored research.
•
The new guidelines provide for improved access at ATMs and fare machines for persons
with vision impairments.
•
The new guidelines provide revised specifications for detectable warnings to allow a
greater range of designs and products.
Built-In Furnishings and Equipment
•
The new guidelines provide revised specifications for benches which
include revised criteria for back support.
Recreation Facilities and Play Areas
•
The new guidelines provide requirements for amusement rides,
recreational boating facilities, exercise machines, fishing piers and
platforms, golf facilities, miniature golf facilities, play areas, swimming
pools, wading pools, and spas.
Resources
Copies of the new ADA and ABA accessibility guidelines, as well as technical assistance and
training on them, is available from the Access Board. The Board also enforces design
requirements of the ABA which apply to federally funded facilities.
U.S. Access Board
(800) 872-2253 (voice) (800) 993-2822 (TTY)
www.access-board.gov
E-mail:
pubs@access-board.gov (publication orders)
ta@access-board.gov (technical assistance)
training@access-board.gov (training)
enforce@access-board.gov (ABA enforcement)
Questions about the enforcement of the ADA’s design requirements or the update of ADA
standards based on the Board’s new guidelines should be directed to the U.S. Department of
Justice.
U.S. Department of Justice
(800) 514-0301 (voice) (800) 514-0383 (TTY)
www.ada.gov