Chapter 4 Beach Resorts and Destination Resort Marinas: The Impact of Development on Operations
Identify the key elements in the development process that help maintain a balance between the physical capacity of a beach resort and the economic needs of the developer. Six aspects must be taken into consideration when developing a beach resort.
Development Process Sea Site attractiveness is determined by: air temperature, amount of wind and sun, water temperatures, currents, tides and waves, ecology, pollution, clarity of water, and possible attractions. Seashore Consists of the surface under the water, extending out to a depth of 6 feet. Should consist of course sand or sand and pea gravel
Development Process Beach Slope of the beach should be between 2% and 10%, with 5% being the ideal Back beach Offers views to both the sea and inland Protection of degradation is a major concern as developers consider future improvements
Development Process Coastal Stretch Consists of the beach environment between 0.5 and 3 miles from the back beach Developers must consider where to place service facilities and access roads Surrounding Countryside Natural attractions, the extent of development, surrounding infrastructure, and the opportunity for excursions all need to be considered
Development Process Site Development In selecting a site for beach development, these elements warrant particular attention: Access to a permanent or transient seasonal population Access to major roads Minimum water temperatures in the upper 60’s during the swimming season Warm, sunny conditions before and during the season to warm the water and attract swimmers and sunbathers. Water quality needs to be analyzed before and after development as swimmers will add to the existing bacterial count.
Define the main factors affecting the attractiveness of a site for a beach resort. A variety of factors related to the sea affect the attractiveness of the site: Air Temperature There is a high correlation between swimming/beach use and maximum air temperature Amount and Intensity of the Wind and Sun A weak inverse relationship exists between swimming/beach use and wind A straight-line correlation exists between sunshine hours and swimming/beach use
Site Attractiveness Water Temperature Currents, Tides, Waves Ecology Including their direction, strength and seasonality Ecology Including seaweed and fish Pollution Clarity of water Possible Attractions Islands, coral, and conditions for water recreation
Explain the role of general Explain the role of general design principles in site planning for a marina. The process for developing a marina consists of five steps: Analyze the market Taking into account the area’s economy, analyze both demand and competitive supply to give a preliminary assessment of current market conditions.
Design Principles Develop a market strategy and marina concept Determine the services to be offered, define the size and mix of boats, specify the number of wet slips and dry storage areas, identify funding sources, calculate fees, and estimate cash flow. Identify the site Identify a preferred site by compiling and mapping data, scrutinizing development factors, and selecting several alternative sites. Note state and federal policies controlling proposed uses of the sites and select the superior site.
Design Principles Perform feasibility analysis and preliminary design Conduct an in-depth financial feasibility study, including an analysis of cash flow Address local zoning and building permits Design and develop the marina Create detailed construction photos, file for and obtain permits, secure local approvals, obtain construction bids and loans, and exercise the option on the land.
Describe the five developmental criteria that improve guest convenience, safety, and security. Proximity to a population base Accessibility by a main road artery Sufficient water in the marina basin for development Sufficient water depth and surface for the proposed activities
Developmental Criteria A minimum of 8 feet below low-water depth is ideal Natural protection from winds, storms, and flooding A stable shoreline Good southerly exposure
Developmental Criteria Good water quality A healthy flow of water through the marina helps wash pollutants away, while too strong a flow may make the marina unstable for boat storage. Aesthetically pleasing quality surroundings Reasonable fluctuation in water levels High water levels constitute a safety threat Freedom from ice
Analyze the interdependencies between the four principles that guide marina design. The geography determines the engineering The engineering determines the profile The profile determines the layout The layout determines the architecture
The geography determines the engineering Major costs in building a marina come from: dredging, locks, bulkheads, breakwaters and piles Dredging: Dredging changes the bottom profile of the basin to allow deeper-draft boats to dock in the marina Locks: Locks may be the answer where a site is otherwise inaccessible. They are necessary where the tidal range is greater than 12 feet or where there is a major change in elevation between the basin and open water.
The geography determines the engineering Bulkheads: A bulkhead is “a retaining wall that is backed with solid fill and erected along the water to extend the upland out to the bulkhead line; serves as protection against tidal or watercourse erection of land Breakwaters: Breakwaters are used to shield the marina from wave action. Potential wave action is simulated by engineers to determine the extent of breakwaters needed. Piles: Support fixed piers and bulkheads and anchor floating piers
The engineering determines the profile The four basic marina types are offshore, recessed, built-in and landlocked Offshore: Requires minimum bulkhead wall, land take, and dredging, and can therefore be the least expensive type to build Recessed: When conditions on the sea bottom do not allow for an offshore layout, a recessed marina may be the economical option
The engineering determines the profile Built-In: Offers the advantages of an uninterrupted shoreline, a large land-water interface, and considerable enclosure Landlocked: Costliest and safest type of marina Offers maximum enclosure and minimum interruption of shoreline, yet requires maximum bulkhead wall and dredging
The profile determines the layout The best basin shape is rectangular, which allows for the greatest density of boats with the easiest maneuvering The basic choice in mooring layout is whether to have fixed or floating piers The layout is determined by the site constraints as well as the demands of the expected market
The layout determines the architecture Architects must take into account the circulation pattern, the social interests of the boaters, and the need for support facilities. Users can be divided into social and service traffic and by destination Boaters place few demands on facilities and are willing to put up with maintenance
The layout determines the architecture To attract non-boaters, marinas must increase attractiveness and provide more recreational opportunities A variety of support facilities will be needed, depending on the type of marina development, including toilets/showers, boat service center, boat launching equipment, boat sewage disposal and water take-on, firefighting equipment, and boat storage facilities.
The End!