SITE SELECTION CRITERIA FOR RESORT DEVELOPMENT
AND A CASE STUDY IN NORTHERN NEW ENGLAND
by
Hormoz Lashkari
Master of Business Administration
Columbia University
1986
and
Christopher Voutsinas
Bachelor of Architecture
McGill University
1986
SUBMITTED TO THE DEPARTMENTS OF ARCHITECTURE
AND URBAN STUDIES AND PLANNING
IN PARTIAL FULFILLMENT OF THE REQUIREMENTS OF THE DEGREE
MASTER OF SCIENCE OF REAL ESTATE DEVELOPMENT
MASSACHUSETTS INSTITUTE OF TECHNOLOGY
SEPTEMBER 1990
Hormoz Lashkari, Christopher Voutsinas
1990
The Authors hereby grant to M.I.T.
permission to reproduce and to distribute publicly
copies of this thesis document in wole og )h part.
Signature of the author
H6rmoz Lashkari
Department of Urban Studies and Planning
September 1990
Signature
of
the
author
Christopher Voutsinas
Department of Architecture
September 1990
Certified by
Ro
hary Grimshaw
Assistant Profe sor o5f Architecture
Thesis Supervisor
Accepted
by
____________________
J
Glorii Stzhuck
Chairperson
Interdepartmental Degree Program Real Estate Development
M AACUS-,ISTTS INST 4TE
OFTF
(-EP 19 1990
LIBRARES
Rot&C
TABLE OF CONTENTS
PART ONE
Page
I.
INTRODUCTION
A.
B.
II.
Resort Types
Development Team
PREFEASIBILITY SITE EVALUATION
FOR RESORT DEVELOPMENT
A.
Natural Amenities and Resources
i.
ii.
8
15
17
22
23
Orientation
Natural Beauty
iii. Views
iv. Climate
B.
Physical Attributes and Constraints
i.
Present Utilization & Adaptability
ii.
Topography
iii.
iv.
v.
Drainage
Soil Analysis
Utilities
30
a. Sewage
b. Water
c. Electricity, Gas & Telephone
vi.
C.
Natural Hazards
Locational Attributes
i.
ii.
iii.
Community Attitude
Proximity to activity
Accessibility
a. Automobile
b. Other modes of transportation
c. The site
53
Page
III. SITE REQUIREMENTS FOR RECREATIONAL AMENITIES
A.
B.
C.
D.
E.
F.
G.
IV.
63
Golf
Tennis
Downhill Skiing
Cross Country Skiing
Marina and Boating
Swimming
Equestrian
POST PREFEASIBILITY STEPS AND CONCLUSION
81
PART TWO
Case Study
87
Site located at Danby Four Corners, Vermont.
Application of site evaluation criteria and
methodology developed in Part One.
PART THREE
Site Evaluation Checklist
142
PART FOUR
Appendix One
Table
Table
Table
Table
Table
Table
Table
One
:
Two
:
Three:
Four :
Five :
Six
:
Seven:
150
Soil Type Composition
Soil Type Characteristics
Water Usage
Travel Reasons
Issues of Access
Activity Participation by Income
Usage of Water Sources for
Golf Courses
Page
Appendix Two
155
Soil Limitations Classification
Appendix Three
156
Site Map
Locational Context Map
Regional Context Map
Developable Areas Map
Recreational Amenities Map
Appendix Four
164
Existing Structures
Bibliography
167
SITE SELECTION CRITERIA FOR RESORT DEVELOPMENT
AND A CASE STUDY IN NORTHERN NEW ENGLAND
by
Hormoz Lashkari and Christopher Voutsinas
Submitted to the Departments of Architecture and Urban
Studies and Planning on July 29, 1990 in partial
fulfillment of the requirements of the degree
Master of Science in Real Estate Development at the
Massachusetts Institute of Technology
ABSTRACT
This thesis will examine the site-specific determinants
affecting the prefeasibility evaluation and selection of
large tracts
of raw land for
destination resort
development.
These site-specific
determinants are
comprised of three categories; natural amenities and
resources, physical attributes and constraints, and
locational attributes.
In Part one, the criteria used
in the analysis of a site's physical and locational
suitability for resort development is established. Part
two, consists of a case analysis, used as an example of
the application of these criteria, and Part three,
provides a checklist to facilitate an objective and
early evaluation of a site's physical attributes and
constraints. While our thesis addresses site-specific
issues relating to the physical and locational nature of
a property, it should be emphasized that addressing
these issues is only one component of a greater study
required to determine the
overall viability of a
project. Market demand, financial feasibility, and the
approvals process are all important issues that affect
development feasibility. However, we believe that early
on-site reconnaissance is critical to identifying a
site's overall limitations and potential.
Thesis Supervisor:
Title
:
Rosemary Grimshaw
Assistant Professor of Architecture
ACKNOWLEDGEMENTS
We would especially like to thank Rosemary Grimshaw for
her assistance and
guidance throughout the thesis
process, Mo
Freedman for
his time and thoughtful
comments, and Michael Wheeler and Vivian Leavy for their
suggestions and editorial review.
We would also like to thank Michael Horst, Rachel
Roginsky (PKF),
the executives of Marriott Hotels, Jim
McLoughlin,
and Joan
Buckley
for sharing
their
expertise.
Further thanks to Lynn, for her informative tour of
the site in Danby, Vermont, and John for providing
additional site information.
PART 1
7
I. INTRODUCTION & GENERAL
CONSIDERATIONS
examine the site-specific determinants
This thesis will
affecting the prefeasibility evaluation and selection of
large
of
tracts
raw
of three
comprised
categories;
attributes
physical
resources,
the analysis
of
a site's
resort
determinants
are
natural amenities
and
constraints,
and
and
In Part one, the
locational attributes.
in
destination
for
site-specific
These
development.
land
criteria used
physical and
locational
Part
suitability for resort development is established.
analysis, used as an example of
two, consists of a case
the
application
provides
early
of
these criteria,
a checklist
evaluation of
constraints.
While
to
our thesis
Part
three,
an objective
and
physical attributes
and
facilitate
a site's
and
addresses site-specific
issues relating to the physical and locational nature of
a property,
it
should
these issues
is only one
required
determine
to
be emphasized
that
component of a
the
overall
addressing
greater study
viability
of
a
financial feasibility, and the
Market demand,
project.
are all important issues
approvals process
development feasibility.
on-site
reconnaissance
site's
overall
However, we believe that early
is
critical to
limitations
analysis
prefeasibility
that affect
and
identifying
potential.
issues
of site-specific
a
A
will
establish vital facts, and can be accomplished at little
risk and expense.
Destination
resorts are
that provide
a full
short-term final
array of services,
destinations
amenities, and
recreational facilities for the pleasure traveler.
are
often
located
in
and
benefit
attraction,
amenities.
As
destination
resorts
well
close proximity
as
to
a
from
surrounding
offering
indoor
provide outdoor
They
natural
natural
activities,
recreational
and
leisure amenities that are either
included as a part of
the
skiing),
resort
within an
(eg.
golf, tennis,
easy commute (eg. national
beaches, lakes).
or
located
parks, landmarks,
Hence, the site amenities and location
are major factors that contribute to success.
Traditionally,
the key
development
have
been
landscape"
(Phillips,
fundamental elements
an "artifact
1986:
5),
of
of resort
location
great
and
natural
of
Hawaii, and
the Hotel
Springs,
Breakers, Palm
activities
The
as well
Hotel &
Miami, and
Country Club,
Yet, development
by
the
constraints of
the
is
limited
The
considerations.
as economic
are examples
Beach
physical
suitability, and
nature,
site,
amenities
recreational
these
The Lodge
Doral
at Pebble
developed around
of resorts
The
become
and skiing,
resorts.
cornerstones for destination
of
Diego, and
have recreational
Only recently
golf, boating,
Colorado
Broadmoor,
Coronado, San
del
Beach.
such as
around existing
built exclusively
included,
amenities
natural
(Gee, 1981:
of Colorado
the mountains
Early resorts
40).
Cod, the islands
the beaches of Cape
amenities such as
built
amenities, specifically golf and tennis.
real estate
investment.
such development
resort
riskiest vehicles for
is one of the
Resort development
The
uncertainties surrounding
are multi-dimensional.
properties
incur
high
front-end
Developers of
costs
since
recreational facilities are generally completed prior to
the
commencement
of
coupled with a long
operations.
These
early
costs
payback period make resort projects
very speculative ventures.
In
analyzing various
resort
developments, it
becomes
evident that a critical mass
initial
phase to
resort.
For
Connecticut,
facilitate the
example,
a 235
the
buyers
in the
developers
and
Lakeridge,
unit development
of the
about their
keep
of
the
and
acres of state forest, built
early stages
were skeptical
facilities
marketability of
acre planned
resort, surrounded by 2000
amenities
must be established in the
promises
Similarly, developers of Beaver
project because
ability to
(Smart,
1981:
deliver
113).
Creek, a 1400 acre year
round destination resort in Avon, Colorado believed that
a critical mass
was necessary before the
become viable (Smart, 1981: 119).
PGA National, a
The developers of the
2340 acre planned resort
Gardens, Florida offered amenities
"establish
home in
project could
immediately visible
PGA National"
(Phillips,
in Palm Beach
early on in order to
benefits of
choosing a
1986: 197).
The great variety of recreational activities required of
modern resorts has urged developers to employ innovative
methods
and
strategies
necessary in providing
to offset
the
these amenities.
upfront
costs
The experience
in Beaver Creek, demonstrated that in the early years of
operations,
Other
costs
developments
Generally,
exceed
have
income (Smart,
had
resort development
similar
requires
1981:
119).
experiences.
a high
equity
a ten
least
and at
investment,
year
time frame
for
resort in
Sun
investment return (Baltin, 1990).
In
River, a
developing Sun
the
Oregon,
River,
problems
in
(Smart,
1981:
developer faced
to
attempting
109).
3,370 acre
provide
financial
facilities
early
were high,
Although initial costs
of these amenities was
the existence
severe
essential in that
they would add the necessary credibility to the project.
In managing the resulting
front-end debt, 2185 acres of
the original 5555
acres were sold off to
Service, reducing
the timeframe of the
to 7
years (Smart,
Pointe,
a 389
Indiana, all buyers of
project from 15
Alternatively,
1981: 103).
acre year
the US Forest
at The
in Bloomington,
round resort
resort property were required to
purchase golf course memberships in an attempt to reduce
front-end
has
costs (Smart,
been to
open
resort guests, but
example, the
1981: 132).
Another strategy
recreational amenities
to the general public
golf and tennis amenities
not only
as well.
to
For
in Beaver Creek
were open to the general public during the first year of
The 882 acre resort of
operation (Phillips, 1986: 193).
Harbour Ridge, in Stuart, Florida
recreational amenities such as
boat
slips
to
nonresidents
opened the use of all
golf, tennis, and use of
in
the
early
years
of
241). This strategy however,
operation (Phillips, 1986:
may
successful, and
been
always
not
has
result
in
animosity between resort guests or owners, and the local
and Tennis
Bath
The Naples
public.
Florida found
that mixing resort guests
public proved
to be
the private
Club in
with the local
task.
a difficult
Naples,
seems that
It
promotion of
members actively resisted the
and sought to keep the resort
the resort to the public,
exclusive (Phillips, 1986: 214).
As
has
demonstrated,
been
required
and provide
mass,
critical
is clearly
amenities early,
to
need
the
a
create
multitude
the
of
the financial
a burden on
success and overall feasibility of a resort development.
While
the
developments are phased
(Lawson, 1976:
buildable
62).
responsibility
are
over relatively long timeframes
With
environmental
land,
amenities
stage of development, most resort
provided in the early
stringent
recreational
prerequisite
and
on the
escalating land
regulations,
increased
developer,
and selection process has
costs, more
scarcity
of
infrastructure
the site
evaluation
become more sophisticated and
complex.
The
regulatory
climate
often
mandates
a
very
long
planning and
effective build-out period.
For example,
developers of the Longboat Key Club in Sarasota, Florida
planning
(Phillips,
With
Beaver
of
Creek,
project was only
188).
1986:
(Phillips,
by 1985
complete
percent
181).
commenced in 1971, the
while planning
20
1986:
years
ten
after
approvals
development
secured
Similarly, the Naples Bath and Tennis Resort experienced
period, and Boca West in Palm
a 10 to 12 year build-out
County experienced
Beach
a
10
period,
year buildout
following the approvals stage (Smart, 1981: 124).
Resort development
is highly
consumer
and
behavior
changes in
vulnerable to
preference (Smart,
1981:
cycles, and
have finite popularity
Destination resorts
18).
are affected by demographic trends, consumer tastes, and
the
addition
1981: 26).
newer
of
Of
course, areas such as
Southern
California
pleasure
travel
leading resort
a long
have
locations
(Gee,
elsewhere
attractions
South Florida and
as
history
to
and continue
destinations (Gee, 1981:
23).
popular
reign
as
However,
new locations are constantly emerging as did Hawaii, and
Careful site selection, allowing
more recently Mexico.
for
the
potential
development
recreational activities,
reduce
the
detrimental
of
a
variety
of
can offer diversity,
and thus
effects of
consumer
changing
behavior and preference.
Resort Types
Resorts
can
categories
(Gee,
winter resort,
season
generally
1981:
classified
84); the
summer
the winter vacation resort
resort.
important
be
The need
consideration
to
in
classify
site
into
resort,
weather conditions,
accessibility play
and
are
resorts is
analysis
classification
of a
factors
43),
and the array of amenities.
The
summer
resort
and
determining
resort (Lawson,
benefits from
beaches or mountains.
Seasonal
resort development,
in
particular
close
the
1976:
proximity
typically
to
The patrons, generally families,
frequent this resort from Easter through labor day.
amenities
an
since
site potential,
a major role in
significant
the
and the four
recreational activities differ by resort type.
fluctuations,
four
provided
include
tennis,
The
golf,
horseback riding, bicycling, hunting, fishing, swimming,
boating,
prime
winter
eastern
and water
example
of
resort is
sports.
a summer
ideally
Southern
resort
California is
destination.
located with
geographic orientation
for the
a northern
a
The
or
most favorable
downhill
ski trails.
and single
through
adults, frequent
April.
mobiling,
skating,
Examples of
Vermont, and
vacation
southwestern
winter
the
Single
bulk of
in
this
Phoenix, Scottsdale
popular winter
variability of
squash
a
and
market.
resort
type
Stowe,
southern
or
January
senior
citizens
The most
popular
are
golf,
tennis,
The winter desert climate of
, and Tucson in
Arizona make these
The
four season
phenomenon, was created out
pressures, technological
and
and
The winter
frequented from
vacation destinations.
inflationary
transportation
in
the
resort, a relatively modern
of
snow
resorts include
adults
swimming and water sports.
skiing,
New Hampshire.
is
families
from November
tennis,
situated
location and
March.
activities
is
include
indoor
North Conway,
resort
comprise
this resort
Activities
ice
swimming.
through
Vacationers, generally
finally
the
advances
unreliability
seasonal markets (Gee, 1981:
26).
in
and
This
resort is typically located in a mild climate and caters
to all market groups.
winter resort
began four season operations
amenities such
events such
Other resort
Vail in Colorado, traditionally a
as golf,
as summer
and tennis, and
by offering
by sponsoring
music festivals (Gee,
destinations that
are popular
include Las Vegas, Nevada, and Hawaii.
1981: 24).
year round
There is a
host of issues associated
with the seasonal
resort.
Hiring of personnel is a difficult task and has
to
accomplished
be
each
season.
Because
of
the
temporary work, it is difficult to retain good personnel
who typically need
to work year round.
season months, security may prove
lack
of
personnel,
Finally, with resorts
120
days may
and
During the off
to be a problem, with
absence
of
activities.
the 90 -
such as winter resorts,
not provide
adequate revenue
to justify
expenses, and amortize costs over a reasonable period.
Development Team
Resort
development,
requires the
skills and
professionals.
coordinating
when
and
The
to
the
professionals
and
developer
is
a vast
throughout
developer
assembles
consultants
areas
array of
responsible
engage
and experts
remote
process and
required throughout the process.
of consultants
in
expertise of
this development
whom
Typically,
particularly
that work
for
determining
the
a
process.
team
together
of
as
The input of a variety
may be solicited
on issues
ranging from market demand, to engineering, to amenities
design and layout.
With the expertise of a
resort consultant, the site may
be developed as a package, and a resort operator brought
in
the completed
to manage
resort operator
may become a member
a
of the development
specific
have
operators
resort
Alternately,
in all phases of design and planning.
team and involved
Most
property.
planning
requirements and guidelines that must be met inorder for
them to
to
consider a property (number
airport,
room
size, facilities
of rooms, distance
offered).
Resort
operators provide extensive knowledge of the market that
is useful in the overall formation of the final product.
From a site evaluation and planning standpoint, the land
planner, who may come from a variety of disciplines such
as architecture, landscape architecture,
specialization (McMahon,
planning
central
figure on
this
consist of: an ecologist
assess
the
team.
1989:
Further,
or even a land
is
the
the team
may
345),
(to evaluate the ecosystem and
environmental
development), a geologist or
impact
of
any
proposed
soils engineer (to analyze
the soils and test for hazardous materials on the site),
civil engineers
utilities,
(to assess
waste disposal,
engineer (to assess the
and plan for
and water),
earth moving,
and a
traffic
impacts of development and plan
for future access and road requirements) (McMahon, 1989:
345).
of an interdisciplinary group of
A team composed
seasoned professional experts
"sniff test" at very
can provide a preliminary
little time and expense (Freedman,
controlling prefeasibility and hence
1990), critical to
unnecessary front-end costs.
Direction and
guidance of the
developer such
team is required
that a well coordinated,
focussed process
set out for the
occurs.
of the
efficient, and
Objectives and goals
must be
group and progress carefully monitored.
The exchange of information and consistent communication
is required amongst all the
the
members of the team.
developers responsibility,
team, to ensure the
as the
leader of
It is
this
proper functioning and synergies of
the group.
The
team
need
not
be
composed
of
a
complete
and
permanent group of professionals from the onset, but may
involve only
key professionals
the process
continues.
few skilled
professionals may
early on and
Alternately, a core
be created,
evolve as
group of a
and outside
consultants contracted to provide expertise and input to
the
group
generally
only
as
offer
highly
necessary.
Outside
specialized
consultants
expertise
and
continually
required
consultants
allows for
a smaller
and more
limiting
conflicts
and
group,
often
of
use
The
team.
the
within
nor
available
be
not
otherwise
may
that
knowledge
manageable
complex
easing
decisions.
development
sequential
the
Furthermore,
and expertise
development.
A drawback may be
skilled
Sun
but
overall process,
complex,
was going to
for the project
skills and
a
of the
the
that
was found
it
requiring specialized
The initial
overcome by
be
the development
In
Oregon,
resort in
planning process
a lack of continuity in
this may
developer/manager.
River
of the
at different stages
varied input
the
necessitates
41)
1981:
(Smart,
process
resort
the
of
nature
be very
experience.
an all encompassing
reaction was to create
development and operations team, but this quickly proved
to be too expensive and time consuming.
approach
contractors
specific
altered
was
and
to
consultants
price and
a
key
a
one of
hired as
specific
The development
with
group,
required
purpose (Smart,
at
a
1981:
109).
The
use
and
input
carefully controlled
of consultants
and limited
must
in order
however,
be
to maximize
the
benefit
and
minimize
Consultants should be used
and
address
control
or
and
group
required.
of
consultants
is
Careful
extremely
the efficiency
Consultants are not to be used in lieu of
but
,
involved.
problems.
control costs and increase
of the group.
the
costs
to answer specific questions
evaluate specific
management
important to
the
to
Decision
enhance the
making
group,
authority
when and
lies
with
if
the
group.
The
planning group
defining
creates a
the development
the site, outlining the
amenities
and
conceptual master
potential and
plan,
limitations of
locations and types of possible
proposed
built
selecting the general image
structures,
and
even
and design standards of the
resort that would be in keeping with the characteristics
of the site (Gee, 1981:
with the financial
resort operator
47).
This group will interface
and marketing teams, as
throughout the process to
well as the
maintain and
ensure a coordinated and successful development effort.
II.
PREFEASIBILITY EVALUATION FOR RESORT DEVELOPMENT
unique properties
potential
crucial to a
growth.
for
ultimate prospects
and
of a
evaluation and comparison
Location and access are
of alternatives.
site's
and fundamental characteristics
a great bearing in
site have
resorts, the
remote areas as destination
In developing
Rural sites, however, have a "complex internal identity"
that is further influenced by factors that contribute to
their
"productive or
72).
These factors
aesthetic
must be
1977:
(Miles,
appeal"
evaluated
identified and
prior to even attempting to gauge suitability for resort
issues
method
empirical
sites may
different
issues
establishing
and
with
Prefeasibility
and
be developed,
an
comparison
of
and a
implications
site-specific issues
physical
framework,
systematic
analysis
developmental
broad categories.
resources,
for
a
and
checklist of
formulated.
fall into
These include natural
attributes
these
By identifying
73).
(Miles, 1977:
development
several
amenities and
constraints,
and
locational attributes.
A. NATURAL AMENITIES AND RESOURCES
credibility is to a large
A project's image and overall
degree dependent upon the amenity package that it offers
(Phillips, 1986: 3).
is particularly important in
This
remote locations, or in areas of emerging markets, where
the resort relies on established amenities for prolonged
success and viability (Phillips, 1986: 3).
For example,
Village
in
Equestre
France is
De
Pampadour,
a development with a
located
Correze,
holiday village concept
that provides a complete array of recreational amenities
(eg.
riding, hiking,
tennis), as well as
of social amenities, ranging
sophisticated design
small
village,
paths
and
buildings
roads
from bars to libraries.
and plan create the
nestled
within the
connect
and secluded
a full range
a
series
ambience of a
landscape.
of
A
Small
non-obtrusive
compounds, creating
a kind
of
village precinct (Lawson, 1976: 12).
Amenities associated with
two categories.
inherent to
of
The first
a site such as
the landscape,
views,
destination resorts fall into
are characteristics that are
orientation, natural beauty
and
favorable climate;
the
to the site, often
second category include improvements
equestrian
Amenities,
4).
1986:
hiking
trails,
(Phillips,
ski trails
and
paths,
riding
as
such
activities
recreational
for
and man-made,
both natural
are
used to attract interest
and establish resort identity.
At Otter Creek, Arkansas,
a 550 acre residential resort
community, by providing continuous events and functions,
the developers were able to
out
of
a
natural
amenities and
resources
of
investigation
thorough
stage
pre-development
understanding
of
both
dependent
highly
is
of a
should
to
lead
constraints
on
given site.
site
the
club
a variety of
The potential for
210).
activities
recreational
racquet
and
swim
small
relatively
(Phillips, 1986:
create a social focal point
and
the
A
in
the
a
good
potentials,
ultimately leading to a successful site plan.
Orientation
The orientation of a site,
particularly if located in a
mountainous region with greatly fluctuating slopes, will
have a significant impact on the development and program
of
the
site.
One
direct
outcome
is the
amount
of
sunlight and presence of other climatic conditions, such
as
wind velocity.
Favorable conditions
will increase
the usable season of a resort, and decrease construction
and overall maintenance costs, thus potentially creating
example,
a
over
advantage
a competitive
northern
or
other
For
resorts.
orientation
northeastern
is
a winter resort, but may be
desirable for ski slopes at
An extended ski season
a liability for a summer resort.
and a higher percentage snow coverage on ski trails make
this orientation
ideal for
ski resort
development but
less desirable for activities such as hiking.
Natural Beauty
The inherent natural beauty of the site is a major asset
for
resort
development.
Scenery,
highly
valued
by
society, is an amenity which has aesthetic value, and is
unique
to
the
site.
aesthetic experiences
diversity of
No
two
are the same.
topography, form
intensive nature
serves
density.
balance
to
A
preserve
space
developer should
and
be wary
prone to
or
may include
color, as
The
recreational facilities
and
reduce
successful development should
environmental
destination,
These
as lakes and ponds.
of many
open
amenities
and landscape
well as natural amenities such
land
scenic
ecological
of creating
pollution and
overall
maintain and
forces.
The
an overdeveloped
void of
ambience
(Gee,
1981: 38).
Creative and
pollution controls
enhance the viability of
Proper and
careful site planning can
effects of
development, such as
Tides Inn, Irvington, Virginia is
with a
marina that
both
congestion
minimize
1981:
careful
Irresponsible
demise
of
successful
planning may
use of
the
the
resort.
to the
and
are taking
immediate environment
lead to
surroundings,
A
extent that
thus
environment (Gee,
natural resources
the site's
and conserve
unpleasant
of the
enhance the
measures to
designed to
resort operators
Increasingly,
39).
a small resort on the
pollution,
and
The
environment.
is sensitively
natural aspects
maintain the
limit the adverse
pollution, congestion,
the physical
of
deterioration
water,
resorts in
(Gee, 1981: 26).
the long run
and
environmental
and
overdevelopment,
to
sensitivity
innovative management,
and beauty.
an imbalanced
to the
destination
it provides
and
ultimate
resort
is
a pleasant
atmosphere for its guests.
Views
The views from a specific site
recreational activity.
can be used to enhance a
During the planning
26
phase, the
developer
can
topography
to
recreational
magnificent
providing
mundane
utilize
views
maximize
use.
can
facilities
(eg. a
be
used
that
might
swimming pool
and
may
the
the
as
site's
of
each
presence
a
catalyst
otherwise
overlooking a
be
of
for
quite
valley or
as significant features of the
strengthen
Initially, a visual
by
experience
example,
linked to a water fall),
resort
the
For
views
offered
the
resort's
survey of the site
means for identifying locations
image.
is an effective
with superior views and
their potential for value enhancement.
The
developer
amenities
of a
development
hotel
may
choose
given
project.
strategically
overlooking
a
valley,
to
site
as a
Consider
located
or
utilize
the
focal
the
case
the
natural
point of
the
of a
resort
a
mountain
cliff,
beach.
For
on
example,
Tahara's Intercontinental Hotel and Resort in Tahiti, is
designed with
on
guestrooms nestled in a
ten different
levels,
terracing
sloping hillside
down towards
the
coast and offering spectacular views (Lawson, 1976: 67).
Clearly,
dramatic and
unique views
may lend
image to a project and strengthen marketability.
second approach
the
might encourage visitors
site's attractions
and natural
a strong
Yet, a
to 'discover'
resources such
as
site,
the
of
amenities
valleys
lakes,
trails,
hidden
be appropriate depending on
an
unobtrusive
Either
approach may
allowing
the environment.
interaction with
natural
other
and
the development program and
ultimately the target group's preferences.
Varied terrain can be used to accommodate development by
wonderful views
providing
Homestead, a
221 acre
sensitive,
preservation
with
the
upon the
purity
natural
and
development of
in Glen
destination resort
environmentally
placed
emphasis
great
of
The
especially
was
Michigan
Arbor,
preserving the
landscape.
of the
natural quality
the
Thus,
environment.
built
limiting views to and
the same time
while at
natural environment,
of the
on
the
Using
environment.
clustered development, the majority of the site was left
in
original
maximum
form, and
advantage of
buildings
wooded areas,
were
sited to
and views
take
of Lake
Michigan (Smart, 1981: 76).
Climate
The
typical climate
in a
given area
may make
a site
ideal for certain activities or developments, and dismal
and inappropriate for other
types of activities.
There
available data
is readily
on climatic
conditions such
as temperature, humidity, precipitation, cloudiness, sun
such
agencies
Governmental
48).
et al.,
speed and direction (Lynch
path and wind
the
as
1984:
National
Oceanographic and Atmospheric Administration, as well as
sources
of
information
seasonality
of
the
good
are
governments
local
(McLoughlin, 1990).
Climate
destination.
the
affect
will
particularly important.
attempts to extend the season
the
spring turn
For
example,
of resorts in the Rockies
that the excessive rains
have failed in
the
resort
The reliability and duration of weather in
is
season
the
and runoffs in
predominantly to
landscape
mud.
Therefore, due to climatic conditions four season resort
are not possible in the Rockies (Horst, 1990).
climate may
Furthermore, the
the type of resort
the season, but
With a
possible.
of
condominium
to
half the year
development is severely limited
hotels require an average
about 70%
not only
development that is
season that lasts only
the likelihood of hotel
in that
in fact dictate
be successful.
resort development
and successful (Horst, 1990).
year round occupancy
With
is
a 50%
much more
season,
feasible
potential for
The
monsoons,
and
hurricanes,
resort season
climatic
is set
not to
unexpected
seasons
limit
also
blizzards
as
the
Even when
particular location.
resort development of a
the
phenomenon such
severe climatic
severe
overlap with
occurrences can
have
an
such
as
obvious dramatic impact.
B.
PHYSICAL ATTRIBUTES AND CONSTRAINTS
A site's
condition
overall
hydrology
and soils,
and
qualities
and wildlife,
topography, plants
water quality and availability, potential for utilities,
and
environmental
Knowledge
investigated.
hazards such
also
vital
conditions
of
need
the
to
be
history
development
potential
natural
of
hurricanes is
as earthquakes, floods, and
to
thoroughly
as
a
resort
destination (McMahan, 1989: 342).
Present Utilization and Adaptability
The present use
adaptability
significant
for
of a site, if
resort
environmental
any,
affects
development
constraints.
and
The
the ease of
may
pose
developer
should be wary of present and past uses with deleterious
effects on the environment.
less
affected by
close proximity
these issues
used for
problems that
threaten the
hazardous
than sites
to urban areas.
traditionally
erosion,
Remote sites are generally
ecological
Yet,
farming or
even rural sites
timber may
present
natural landscape,
such as
imbalance,
materials and
situated in
toxic
and
the
waste.
presence
Pesticides
of
and
chemical fertilizers used in farming operations may pose
potential
peach
hazards.
orchards
in
arsenic residue
the
For
the early
nineteen
in the soils (Freedman,
planning stage,
diligence,
example, pesticides
and
the developer
identify
conditions, if any, and
used
thirties
1990).
left
During
should perform
adverse
in
due
environmental
formulate a strategy for coping
with these complexities.
A highly
prove
restrictive
regulatory environment
detrimental and
Restrictions
and
costly
time
contemplating removal
present
use
requirements.
schemes may severely
delays
may
of existing property
because
The
for resort
of
presence
may
also
development.
occur
when
or altering
stringent
preservation
of
conservation
modern
restrict the development potential
of a given site (Lawson, 1976: 54).
For example, at the
Florida,
Islandside,
planned
a
development, dredge and fill
years
necessary permits
Resources and
While
from the
Department of
to zoning
is
ordinance
Natural
1986: 185).
to address
issues
or environmental
impact
not intended
assessments, these are of
An
proceed with
marina (Phillips,
of the
this thesis
relating
of Engineers.
Environmental Regulation to
the construction
before
required inorder to receive
additional three years were
the
permits required over five
Army Corps
the U.S.
being issued by
marina
and
government agencies
with
of negotiation
unit
great significance and should
be addressed in the early planning stages.
Government regulation is meant to prevent the demolition
of existing structures that are considered historic such
as
old
resorts
castles,
have
mills, farmhouses.
around areas protected
example, the
the
shell of
creates a
to
used this
and have
advantage
in Budapest is
century baroque
distinct resort concept and
(Lawson, 1976: 28).
successful
by governmental regulation.
Hilton Hotel
a twelfth
Many
built
For
built within
church, which
a powerful image
Topography
The topography of a site has impacts on views, drainage,
wind patterns,
movement
and gradients
(McMahan, 1989:
terrain, while
develop.
for roads
343).
For
providing excellent
Flat terrain, may
and pedestrian
example, a
views is
steep
costly to
reduce the need for grading
but may require a more complex infrastructure for sewage
and drainage.
The topography of a site may pose serious
constraints on
its use.
For example,
steep terrain with a high
level of rain fall may suffer
from erosion (AIREA, 1983:
of
the
topography
can
soils located on
69).
be
However, effective use
extremely
beneficial
in
providing a buffer from adverse conditions such as winds
or storms while providing
the opportunity for favorable
conditions such as fabulous views and unique settings.
The
micro-topography of
a site
can be
appropriate resort
image by concealing
while
the
maintaining
(Freedman, 1990).
acre destination
care was taken
natural
In developing
to
the
built additions
of
the
the Homestead,
site
a 221
resort in Glen Arbor,
Michigan, great
to preserve the natural
setting with an
environmentally sensitive program.
able
aspects
useful in
preserve the
site
in
The developers were
its original
form
by
in such a way as
clustering buildings and locating them
especially
tool,
sought
environment was
a strong
to be
targeting
when
the
essence of
maintain the
to
used topography
natural
the site
development such as the Homestead
A
(Smart, 1981: 76).
that
natural contours of
advantage of the
to take
sales
well-educated,
the
affluent market who value these qualities.
The
particular layout
of
distribution
slopes, and
the topography
of
the
and hills,
valleys
the general conditions of
affect the type and quality
Downhill skiing,
such as
severity
the
of
the terrain will
of amenities to be offered.
for example,
has very
specific slope
and run requirements to be attractive to the user.
Study
of the
potential
locating
topography is
soil
problems,
sites for
also useful in identifying
water
availability,
favorable sewage
disposal such
and
as
kame terraces.
Drainage
The drainage pattern and
array
and types
of
rate of absorption dictate the
use appropriate
to
the site.
well-drained site has substantial advantages.
A
There are
which affect the natural
several factors
First, the
site.
resulting from
drainage rates,
drainage
a site
considerably
have higher
Steeper sites generally
impacts drainage.
Second, soil
of
topography
drainage of a
of gravity.
the forces
on the
significant influence
types exert
of
characteristics
The
the site.
rate
of
percolation, as well as the absolute potential amount of
water
affect
silts
that the
soil is
capable of
absorbing directly
While
fine soils
such as
drainage.
percolate
poorly,
sands
excellent percolation rates.
with
high
capacities
drainage.
site is
percolation
are
The
ideal
array of
and
sites
amount of rainfall
importance.
natural
All
high
which
drainage declines
absorption
require
drainage rates.
equal,
with
good
on the
Generally, thicker
experienced in a region
else
possess
vegetation that exists
also an important element.
vegetation leads to lower
gravels
The presence of soil types
rates
for
and
clays and
the
Finally, the
is of prime
effectiveness
of
increasing amounts
of
rainfall.
There
are several
excess water,
Results of
caused by
problems which
which arise
poor drainage
surface water
are associated
from a poorly
include flooding
runoff, and
with
drained site.
and erosion
soil salinisation
which
is primarily
1983:
41).
suitability
site's
well
as
for agricultural,
stability
and
(Rycroft,
the
deteriorate
conditions
Both
excess salts
by
caused
development purposes.
Drainage
integral parts,
and
an outlet
utilizes drains
comprised
generally
are
systems
(Rycroft, 1983:
43).
field system
The
The main
excess water.
to accumulate
three
main component
component, a
the field
of
system facilitates the flow of the accumulated water via
for initiating the
gravity, pumps
may act as catalysts
flow of water
to the third component,
is usually
latter
the absence of
In
to the outlet.
ditches and channels
the outlet.
of water
natural body
a designated
The
such as a river or open sea (Rycroft, 1983: 44).
helps control the water table,
In rural areas, drainage
offer better cultivation rates and
enabling the site to
provide better
125).
Abuse of drainage,
affects
however,
of
for
wetlands
the ecosystem
that
affects
wildlife
use
has been
environments (Penning-Rowsell,
directly
may adversely affect
wildlife population.
the landscape's
transformation
(Penning-Rowsell, 1986:
grazing grounds
The
drainage and
arable
land
present in
such
as
The latter
1986: 125).
population,
as
well
as
diminishing the
increasing
natural beauty of the
environmental
landscape.
regulation this
With
activity
is
being carefully restricted.
Following
an
in-depth
study of
patterns and capabilities,
should take into
development.
As the
1973:
and
51).
elaborate
drainage
disposes
natural body
modern wisdom
more
can
(Unterman,
to a
(Unterman, 1973:
conducts
river or
46).
by
environmentally
and
other
However,
considers storm water management
effective and
a more
be increased
which collects,
water, often
of water
system
the
divert accumulated rainfall to a
system,
of excess
may mandate
drainage
efficiency
magnitude of the
size increases,
for drainage
Drainage
drainage
any proposed drainage system
development
engaging in grading to
storm
site's
account the type and
increased requirement
extensive
the
to be a
sound approach
to
drainage (Freedman, 1990).
Storm water
existing
management techniques try to
natural systems,
such as rerouting drainage
Storm
water management
drainage
that recognizes
is
replicate the
avoiding harmful
conditions
patterns and peak discharge.
an
the
ecological approach
role
and importance
to
of
wetlands, floodplains, and naturally occurring bodies of
water.
as
Techniques
channels
natural
using
and
ponds,
retention
areas such
include creating storage
Generally,
storage areas.
simulate naturally occurring
to
this approach slows down water movement, is less costly,
that are
results
produces
and
greater
of
aesthetic
value, and are unobtrusive to the environment.
By
assessing a
site's topography,
patterns
drainage
potential
A
effects of
suitability
the
development, as
environment.
a
conditions,
and
can determine
engineer
soils, and
well
geotechnical
and scope
impact on
as its
system that controls and
development on
current
of
the
mitigates the
environment can
the natural
then be established.
Soil Analysis
Soil
conditions affect
siting of facilities.
bearing capacity and
1989:
343),
encountered in
and
the usability
of land
and the
Soil type and structure determine
drainage characteristics (McMahan,
impact
construction.
costs
and
difficulties
In particular,
the costs
associated with providing complex foundation systems and
earthwork, required of unstable soil conditions escalate
rapidly (e.g.
rock excavation, retaining
walls, piles,
caissons).
Early in the process,
using
on-site
soil conditions can be determined
reconnaissance techniques,
topographical features,
interpreting
geological till interpretation,
and using available resources such as soil maps produced
by
the U.S.
Geological Survey,
information.
Generally,
be
provide
hired to
a geotechnical
this analysis.
and condition is determined
taken on
site and
test samples
depths.
must be
necessary
engineer would
Exact soil
type
by test samples and borings
analyzed in
Systematic
to provide
laboratories.
taken with varying
Numerous
locations and
borings and test samples
are taken
on site usually at fifty foot intervals and at depths of
at least
20 feet
foundations
Such
or to
thoroughness
below the
bottom of
bedrock
(Lynch et
however,
is only
any anticipated
al.,
1984:
required
at
38).
the
latter stages of the planning process.
There are three basic layers
top soil,
that
is composed
supports
plant
of soil.
The first layer,
of organic and
mineral material
and agricultural
activity.
The
second layer, the soil, is mostly of mineral composition
and lies below the level of most plant roots with little
organic activity.
The third
39
layer, source material for
layer, lies
second
and is
above bedrock
directly
of
1984: 35).
little organic use (Lynch et al.,
Soil composition is determined by particle size and soil
to
one
any
categorizes composition
basic
differently to loading and
and mix,
of organic matter
the presence
in appendix
Table two
1984: 36).
are ten
react
The soil response to
grading
general composition,
content, and
There
the aggregate response of several
loading and water are
al.,
water.
appendix
type that
of soil
engineering categories
factors;
size.
by grain
the
in
one
Table
category.
sizes
not exclusively belong
1984: 35) and do
(Lynch et al.,
of grain
a mixture
of
soils consist
occurring
naturally
Most
accordingly.
classified
is
type
water
(Lynch et
indicates the
engineering applications of various soil types.
are also
Soils
The
texture of
classified
a soil
quantities of sand,
the soil
make-up
concluded
texture.
by the
relative
is determined
the
to be
the agricultural
Although
not as important from
view, it does
of
are present in
silt, and clay that
(AIREA, 1983: 64).
classification is
point of
agriculturally by
soil.
an engineering
give a good description
When
an intricate
40
the
examined
mixture of
of the
soil
is
several soil
qualities of
types, the
are
considered to
or
pockets
predominate.
The
voids,
and
structure of
the
layers, clusters, empty
is, the presence of
soil, that
desirable component
the least
slippage
affect
planes
the
stability, strength, and drainage characteristics of the
land
(Lynch
surface
et
required to reach bedrock
and
ledges
rock
add
(Lynch et
with high
foundations is
The
38).
depth
or presence of large boulders
construction
to
it becomes necessary to
Often,
either blasting or
boulders and ledges by
remove large
surface
1984:
considerably
difficulties and costs.
excavating
al.,
al., 1984:
38).
bearing capacity
While
the best
and stability
bedrock, the suitability of
for
the various
soils differs considerably, and should be investigated.
Utilities
Since
most
resort
isolated areas,
services.
developments
often there
sewage facilities,
and
telephone is
particularly
exists a lack
water supply,
crucial to
any form
resort development
intense.
adequate
in
rural
or
of adequate
The availability of a suitable infrastructure
for
quite
occur
The
of development,
where usage
availability and
infrastructure
electricity, gas
and services
rates are
accessibility of
will
ultimately
determine feasibility of the proposed development.
a.
Sewage
The
need to
adequacy
and
availability
the
examine
should
a
developer
The
development.
any
by
faced
condition
sewage is
water and
waste
dispose of
of
municipal sewer facilities in the immediate area, and if
a new municipal district
unavailable, determine whether
can
an on-site
sewerage, either
treatment
the
of
disposal
municipal
sewage
become
plants
necessary
nonexistent
areas,
package
sewage
study
hydrological
is
on-site sewage
extent of treatment required.
govern
regulations
and
the
rural
in
suitability for
to determine
disposal and quantify the
Regional
A
necessary.
a sewage
allow for
to
Often
effluent.
is
municipal
septic system or
installed
must be
plant
of
absence
the
In
established.
be
the
proper
disposal
of
waste.
An
system would
on-site septic
scale,
floor
isolated
analysis will
whether
required.
or
not
dispersed projects.
and
a
provide a
A
critical
rough indication
package treatment
For example,
for small
be suitable
plant
a one hundred room
as to
would
be
hotel at an
be required.
package treatment plant would
which a
is
Therefore, establishing the rough quantities
mandatory.
various components
the
assessing
capital cost of
twelve
requirement
of the
development is
a package treatment plant
dollars
per
gallon
of
The
the
is about ten
daily
to service
plant required
(i.e. a
necessary in
required.
system
of sewage
type
of the
and siting
the pattern
required, and
of water
treatment
package
which
above
day
per
gallons
thousand
fifteen
at
is set
limit
the
example,
In
in Massachusets
states regulate this limit,
fact, some
limit above
this is the marginal
Functionally,
basis.
a daily
water on
gallons of
twenty thousand
use over
to
be expected to
plus ancillary activities could
per day
for
water per person
of 150 gallons of
average consumption
water
20,000
gallons/day would cost about 250,00 dollars).
The primary function of the sewage treatment plant is to
liquify and
the resulting
Often,
purpose
product can
of irrigation,
body of
open
sea.
to the
for the
soil.
In
waste is released in a
river or
underground
in a vast body of water
such as the
water
stream, or diluted
be utilized
and returned
other circumstances, the treated
large
a manageable form.
purify crude waste into
Underground
such as
a
streams should
be investigated
for adequacy of
dilution, in periods of
(PIC, 1982: 2).
Often due to the
surface water source,
of the
effluent is
Ideally,
the
low water flow
inaccessibility of a
and inadequate dilution, disposal
limited to ground
effluent
can
be
water discharge.
discharged
through
absorption fields into deep deposits of sand or gravel.
In
the past,
acceptable
sewage has
levels by
been successfully
a variety
of methods.
popular form of sewage disposal
tank,
which is
a water
1976: 142).
This system
The most
has been via the septic
tight chamber
bacteria decompose sewage into
treated to
where anaerobic
liquids and gases (Hall,
incorporate a
covered septic
tank with either aeration over an open filter or through
a land irrigation system (Lawson,
1976: 200).
popular
waste is
tank,
method for
where
the
treatment of
biological processes
different from
the septic tank.
is
propelled to
pumped and
tank.
With
the bottom
are
A second
the aerobic
altogether
this system, air
of an
aerobic
The air movement facilitates the decomposition of
waste by organisms which require oxygen to decompose the
waste (PIC, 1982: 4).
the tank,
This method mechanically aerates
with settlement
and recycling of
the sludge
prior to discharge of the effluent (Lawson, 1976: 200).
When
irrigation, the
ground, in
varying formations.
accomplished
by
directing
formed
on
ground
oxidation, and
lake,
artificial
an
in
a
Hence,
nearby
may be
facilities
waste water is
meet irrigation
an area where
these kinds of synergies
1979:
private
utilize the
315).
treatment
end-product to
ability to create
In fact, the
needs.
further
allow
to
(Keller,
require
able to
The
soil, and is then used to
golf course
which
resorts
to
for other purposes.
chlorinated and pumped to
it flows over rocky and sandy
irrigate
waste
142).
1978:
in Santee, California, the
For example,
stored
treated
(Hall,
may also be utilized
treated waste
irrigation may
Surface
the
the
laid below
are
pipes
subsurface
channels
With
with acceptable percolation rates.
to a soil area
of
to lead the liquified product
pipes have to be utilized
be
a system
purposes,
irrigation
waste for
purified
the
use
to
is
the development
of
intent
the
enhances the overall integrity
of the development plan, as well as reduces costs.
The
siting
of
treatment
crucial.
Great care
potential
sites
estimated that
the land
for
plants
should
waste
be
water
in
taken in
for on-lot sewage
is
identifying
treatment.
in Pennsylvania, only twenty
is suitable
areas
rural
It
is
percent of
disposal (PIC,
1982:
1).
affect
There exists
the siting
treated effluent
rate
ground
five
pipe
centimeters
which
soil where
the
a percolation
per hour
(Keller,
(Keller,
between
1.2
and
the
that 15
construction
1979: 311).
general guidelines.
of
311).
bedrock and
to
should be
bottom
1979:
meters
slopes greater
fluctuations
ground water
beneath
equal
layout
seasonal
the minimum
field
must
(Keller,
First, the
Taking
distance
Finally,
2.5
meters
absorption
minimum
of factors
is discharged must have
water.
least
variety
A second criteria is an acceptable level of
consideration,
field
issue.
greater that
1979: 309).
a
the
(Keller,
the
absorption
1979:
percent may
increasingly
These conditions
soil
Third,
the
at
311).
make the
difficult
are useful
Exact requirements are
as
subject to
government regulation and may vary from state to state.
The
failure
generally
or
be
ultimately
waste
associated
results
in
water
with
treatment
faulty
poor soils, high water
bedrock, and
flooding or
yield
flood plains.
siting is
A
near a
Poor
problem that
can
which
drainage
table, presence of
steep topography
the premature emergence of
surface (e.g.
siting,
poor drainage.
results from
plants
which often
results of
poor
effluent onto the
stream), before the
ground soils
naturally filter
treat and
chance to
had a
have
the
effluent.
On
soils,
of the
survey
a
reconnaissance, and
site
drainage patterns, and topography of a site will provide
an
sewage
zones of
highly
quantities
large
present, so
are
soil
permeable
Ideally, large
site.
of a
capacity
the
the
assess
exactly
to
information
necessary
provide
study will
geohydrology
A
constraints.
and
capabilities
sewage
of
indication
early
of
sewage effluent can be discharged.
b. Water Availability and Quality
Any
of
form
or
available,
existing
sources
In
assess water availability.
of a
local engineer
water availability
the use
The
water.
of
can be
by
tapped
potentially
the
that is naturally
and flow of water
quantity, quality,
affects
land
raw
on
intervention
connection
to
needs
to
developer
built areas the services
used to
In more
remote areas,
of groundwater favorability maps
and open file
information
and quality.
quickly determine
available
Geological Agency
provides an
early determination of
United
States
effective means
for the
through
the
water availability.
Significant
amounts
of
water
are
routinely
properties.
The range of
use,
preparation,
food
recreation
197).
cleaning
and
resort
maintenance,
pools
swimming
and
other
1976:
(Lawson,
and irrigation
facilities,
by
uses varies greatly; personal
cooling,
firefighting,
utilized
appendix shows an estimate of
Table three in the
water usage per person per day in hotels.
Early
analysis
of
water
supply
should
quantity and quality of possible sources.
connection
to
an
existing
private district,
site.
met
The total
by a
are
creation
water requirements of a
of the
being planned,
whether extension
of
a
on the
resort can be
above sources.
include whether public
the
These include
and existing reserve capacity
combination
inquiry should
district,
address
Further
water extensions
of the
existing
public supply are possible by the developer, and whether
there exists
a connection moratorium which
development altogether
In
areas
of
In
remote
obtained
(Freedman, 1990).
proximity to
supply of water through
areas,
existing
development,
the
existing mains may be possible.
however,
from underground
coral) through wells and
may inhibit
private
supplies
aquifers (limestone,
can
be
chalk,
bores; catchment surfaces that
into
drain
storage tanks
instances from
cisterns;
and
(Lawson ,
of seawater
the distillation
rare
and in
A determination of the quality of available
1976: 197).
water, particularly if natural on site sources are being
It should be noted,
considered, will affect usability.
sources
surface
that
of
be
easily
affected by the
type of
may
water
contaminated.
is greatly
Water availability
soil present,
packed clay or
and hard
the
three gallons
of water
water)
allows
for
gallons
per
minute
soil saturated
of permeable
the
extraction
per
a well into
for a household), whereas
zone
aquifer (a
allows for
silt) for example,
two to
extraction of
minute (suitable
an
till (an impermeable
a well into glacial
hundred
two
over
with
much
larger
water supply requirements
can be
(suitable
for
a
development).
Even if
the domestic
met the availability of an adequate supply of fire water
is necessary.
This
elevated storage
capacity
can be achieved through
tanks, ponds,
to provide
two to
the use of
with the
or reservoirs
three thousand
gallons of
water per minute for approximately a two hour period.
typical
hotel
would
require
49
three
to
four
A
hundred
of water in reserve
thousand gallons
fighting purposes.
capacity for fire
In the case of a storage tank system
gallon of water
be about one dollar per
the cost would
stored (Freedman, 1990).
c. Electricity,
The
Gas & Telephone
availability and
needs to
these utilities
accessibility of
be ascertained, and the
obtaining
these
Typically,
public municipal
costs associated with
should
services
evaluated.
be
sources are
available but
obtaining connections to them may be tedious, difficult,
existing or
Proximity to
and costly.
service lines is a definite advantage.
access to these services
of public
safety.
Installation and
are governed by national codes
that control their use
and regulations
programmed main
Standards may
in the interest
by local
also be set
codes and utility companies (Lawson, 1976: 200).
Providing utilities and services
be economical, however,
and
potential
services
areas, long distances and
on a limited scale may
careful evaluation of available
is
necessary.
In
non-urban
difficult terrain may need to
be covered to link with necessary services, and may lead
to
a
site
that
is for
all
economic
and
practical
purposes unserviceable for resort use.
For
distribution facility,
distance
to a
capacity
available,
critical
are
the costs
voltage will
is
cable
differ greatly.
twenty
Usable
on the
KVA to 375
to the
useable
running air
The cost of
thousand
In most
(Freedman, 1990).
factors.
step down
required to
about
reserve
may vary from 14
distribution voltage which
KVA,
and the
phase, and depending
220/120, three
voltage is
voltage, the
the distribution
electrical service,
dollars
per
mile
instances, the capital costs
incurred in providing electrical service are returned in
the form of
rate reductions in the first
three to four
years.
With the current technology,
problem even in
telephone service is not a
Natural gas is
the most remote areas.
not readily available, however portable gas tanks, or on
site storage is feasible if required.
can
also
necessary.
provide
an
Diesel generators
alternate source
of
energy
if
Natural Hazards
The location of a site in an area historically linked to
damage
in
constraint.
land
subsidence,
River flooding
form of flood
the most frequently occurring
substantial property
results in
and primarily
hazard,
severe
earthquakes.
landslides, avalanches and
is perhaps
a
floods,
include
hazards
Natural
as
prove
may
hazards
natural
industrial
countries.
Floods
may
occur
following intense rainfall, or by accumulation of excess
in the
water
form
runoffs (Keller,
of surface
1979:
108).
earth
surface exceeds
its
include the
type of
factors
topography
runoffs
when the weight
commonly occur
Landslides most
sheer strength.
Important
earth surface
materials,
Erosion
and water.
associated with
contributes to
significantly
of the
landslides,
water
and
changes in water pressure are normally experienced prior
Earthquakes comprise
to landslides (Keller, 1979: 152).
one
of
hazards,
most
nature's
which not
casualties but also
emotional
effects
harm
often
to
only
and
catastrophic
result in
destructive
direct deaths
and
inflict long-term psychological and
survivors.
initiate
hazards
Secondary
s-uch
as
earthquake
floods
and
Human activity has increased the occurrence
landslides.
ways; the construction of large
of earthquakes in three
wastes in deep wells,
reservoirs, disposition of liquid
The site should be
and underground nuclear explosions.
and for
occurrence
historic
any
for
investigated
the presence
earthquake
on
data
active faults
of any
(Keller, 1978: 188).
has not
hazards
there
precautions
the likelihood
mitigate
(earthquake
and impact
reduce
may
of harmful
or
events
water management,
design standards,
control techniques).
that
natural
technology,
by today's
been mastered
certain
are
of most
deterrence
and
the prevention
While
flood
Therefore, sensitive site planning
may help avoid the location of developments in high risk
areas.
C. LOCATIONAL ATTRIBUTES
areas
a
have
marketability
resort may
area
great
of a
be stirred
amenities and
impact
resort.
as a
the surrounding
site and
of the
Locational attributes
on
the
Interest
result of
ambience, whether
success
in a
and
particular
the surrounding
natural such
as
beaches and mountains, or created such as a town center.
of the people nearby and
Furthermore, the travel habits
their
of
propensity
particularly in the off
where
for a
secondary market
represent a
travel
to
may
resort destination
In Mexico for example,
season.
represents a
of December
the month
and
when
travel by
lull in
favorably offset by the fact
Americans, however this is
that Mexicans themselves choose
to vacation in December
at nearby resorts (Horst, 1990).
Community Attitude
is a
Resort development
Community
of
extreme
community
no
attitude
to
growth
sophistication
environmental,
and
may
essential to
and
from
vary
design,
to
sensitivity
will
issues
development
either
Furthermore,
growth.
pro
Community
process.
any proposed development is
acceptance of
success.
long term
vary
depending on the location of the proposed development.
Resort
often
development
in terms
of
the
community
improved infrastructure,
increased
offers
higher
benefits to
sales
at
local
employment,
and
However, it
may also cause inconvenience
businesses.
and unwelcome
changes
to the
community such
as greater
congestion,
pollution, and noise.
development
behavior
has
resort
Caribbean
as
perceived
friendliness
considered to
be one
the
of the most
resident
the
Whereas,
the
community
local
a
of
decline
destination.
of
of
success
unfriendly
the
to
contributed
a
and
Hostile
and
the planning
the continued
but
phases,
well.
as
resort
not only
attitude impacts
Community
is
important attributes
contributing to the appeal of a resort destination (Gee,
1981:
Clearly,
33).
addressed, and
interest be
local
groups
be
community
imperative that
it is
that community
leaders and
the
development
involved throughout
process.
Proximity to Activity
The presence of existing nearby tourist attractions, and
proximity
enhances a
to existing
nodes
site's potential,
four in the appendix.
of
activity may
as demonstrated
greatly
by table
While this table is not exclusive
to destination resort analysis, it does present a roster
of reasons which document the rationale for travel.
The market
area of
major destination resorts
extensive, often national
properties
where
the
recreation and the
is generated
or international.
dependence
is
is quite
For resort
on
tourism,
pleasure traveller, initial interest
by the image presented
of the surrounding
area and its attractions; scenic, cultural, recreational
facilities,
historic
metropolitan
shopping,
and
beneficial
are
areas,
(Gee,
presence
existence
of
areas
of services
and
their marketability
1981:
8).
behavior, namely
Proximity
of
entertainment
The
usual
may
to
nearby
resort developments.
in remote
multiplicity
enhance
the
to most
located
landmarks.
major
quality
areas
are
Resorts that
choose to
activities
in order
and competitive
parameters
price and quality, may
offer
a
to
advantage
of
consumer
fall second to
the influences of area's image and surroundings (Lawson,
1976: 19).
area
considerably
process,
and
developer.
locate
(eg.
The selection of a site located in a favored
In
is
affects
of
great
consumer's
advantage
fact, many large resort
in already
to
selection
the
resort
developers only
established recreation
Four Seasons in Hawaii).
Accessibility
the
destinations
In selecting a site, the developer should ensure that an
The success
adequate level of accessibility is present.
of resort development is critically affected by time and
exotic destination, this
invariably
sites
cases, such as
In certain
reduced demand.
suffer from
with an
Inaccessible
constraints.
distance
a major
may not pose
problem.
For example, the Key Biscayne Hotel and Villas
which is
located in a
crowding,
Florida Keys
There is a
market which
quite successful.
has proved
seeks a
remote area of the
the urban surroundings (Gee,
reminiscent of escape from
be
ideal, yet
inconvenience
the
for
Access to
(Smart, 1981: 37).
than
it
experience and image
is
either ride
seen as
amenities and
However,
upon
beauty are seen
commuting
overall
of the
part
of the resort.
for four hours in
plane.
of
Aspen, Colorado is a less
Aspen, one must generally first
commuter
should generally
Nevertheless, the consumer
compensated
structures,
and concrete
pollution, traffic
1981: 9).
void of
in an environment
destination located
In
order to reach
fly to Denver, and then
a bus, or fly
in a tiny
arrival the
resulting
as well worth
the trip,
compensating for any inconvenience (Horst, 1990).
Construction
costs
are
invariably
higher
with
the
inaccessible
site.
Not
only
is it
important from
a
demand point of view, but the overall costs incurred and
the availability
of labor pool are
Thus, if
project may
necessary, a
improvements are
significant
affected.
become logistically, as
well as financially unfeasible.
At Hassle Island in the
Virgin Islands, where high rise
of a
construction
was
project
and modular
not physically
and increasing
52,53).
well as
proposed as
groupings, were
prefabrication
practical,
construction, as
creating compact
methods for
reducing cost
the projects feasibility
Cheaper
land costs,
condominium
hotel and
high density
on
the
(Lawson, 1976:
other hand,
increased marketability
due to the presence
and
conditions
unique
conditions
climatic
for windsurfing)
may
(eg.
or
of special
great
make the
wind
development
feasible.
a. Accessibility by car
Access to
is
not
and from principal arteries
as
critical
traditional hotel
for resort
or motel
and interchanges
properties,
developments.
as
with
Nonetheless,
such
as
airports, sea ports or train terminals is important.
Of
access
course,
to
major
proximity
nodes
and
of
ease
transportation
of
access
to
major
the overall
decreasing
travel cost
pleasure traveller.
by the
and
incurred
and time
Table five
by
a resort
location
a
of
attractiveness
the
increasing
market of
the
will enhance
interchanges
in the appendix
provides a checklist of important factors when analyzing
road accessibility.
of many households and the
With the changing lifestyles
getaway is
weekend
the
professionals,
a major metropolitan area not
to be
in
to a destination location from
of acceptable drive time
exceed two to three hours
The only exception to this rule seems
1990).
(Freedman,
increasing
considers that the limit
Industry standard
popularity.
young
and
families
income
double
in
increases
a three to
market where
the New York
four hour
considered the norm.
travel time is
b. Accessibility to transportation nodes
to
Proximity
major
necessary links
destination
popular
travellers,
to
in
move
facilities
to national and
that
great
for
provides
the
international pleasure
Cancun,
and tourists.
travellers
people
airport
for
European
convenient
distances
air
example, is
Japanese
and
travel
without
a
allows
hesitation
Of
1990).
(Horst,
airport
of
issues
are
concern
location, distance from site, types of service available
periods
runways,
facilities
(gates,
origin and
destination of flights,
of
or the
facilities,
as a
landing
strips or
For
development.
example,
for
private facilities
pads may
unique feature
Sun
River
be
of the
with
the
was a critical
175 miles away, access
principle market
1990).
existing
of
helicopter
as a
operation),
(Roginsky,
expansion
introduction of
and incorporated
feasible
of
schedules, airlines
traffic
or
development
Potential
such
volume
and
serviced,
airport
passenger/freight),
(domestic/international,
issue since ground transportation was quite inefficient.
The airport at
Sun River evolved into
the project, where air
part of
an average
river
each week.
of 300
In
transportation has been
each year, where by
substantially increasing
1980s,
a very important
flew into
sun
Oregon commenced
air
small planes
1979, Air
the early
service to Sun River airport (Smart, 1981: 107).
A favorable condition for many resorts is the ability of
obtaining
inexpensive fares
the areas in which they
success and
the U.S.
to convenient
are located (eg.
growth of the resort
Virgin Islands,
airports in
Mexico).
The
industries in Hawaii,
and Puerto Rico
is directly
attributable
from less
to the
increased accessibility
resulting
more convenient air
travel to
expensive and
these areas (Gee, 1981: 24).
Proximity to port and rail facilities, as well as extent
and quality of services offered provides a greater, more
flexible access to a
embarkation, disembarkation and modes
various points of
of
and vacation
fly-cruise-tour travel
impact
relative
to
relation
in
transportation
the
Links between the
broader market.
and
combined
packages determine
of
importance
each
transportation facility (Lawson, 1976: 39).
c. Accessibility to the site
The topography
determine
the
of
ease
and dense
weak soils,
areas
of a site
a
site.
and its soil
conditions will
of accessibility.
forestation may limit
In remote
slopes,
Steep
locations
access to
with
severe
changes in climate some modes of access may be available
only during parts
be
snowed
of the year.
over, or
high
winds
For
example, roads may
may limit
visibility
during parts of the year making access difficult.
Many of the problems faced by difficult access to a site
can
be
resolved
using unique
become
special features
(e.g.
elevators, tunnels,
design
solutions
or attractions
to the
that
resort
ferries, bridges...).
The
effects and difficulties encountered in providing access
and
meeting
infrastructure
requirements has
a
great
impact on construction costs and the overall development
program
(Lawson, 1976: 23).
The total
experience in
contributes to
"arrival
its overall
sequence"
travel to the point
the
modes
of
reaching a
from
1990).
the
the point
transportation,
Access
the Village
the
where
and
image.
one
The
begins
is continuous
resort of
the
experiences
(urban, scenic, foliage, time
issues that affecting
resort experience.
setting,
perception and
of reaching the resort, considering
encountered along the way
zones) are
resort destination
accessibility (Horst,
process that
For example,
can enhance
when approaching
Ouarzazate, located in
impression
is
that
ancient fortress (Lawson, 1976: 73).
of
a desert
approaching
an
In
FOR RECREATIONAL ACTIVITIES
SITE REQUIREMENTS
III.
determining the
the popularity
of various
More importantly,
the target
trends and
of recent
recreational activities.
For example, a long and
market should be investigated.
course may not meet
demanding championship quality golf
the
of
needs
a retired
Alternatively, a
amenities
resort, the developer should be
offered by a particular
aware
activities and
scope of
(Phillips,
1986:16).
golf course may
provide a
person
first rate
world class image for a destination resort.
this
While
issues,
thesis
the
a development's
appendix
various
integral
feasibility.
illustrates percentage
by
activities
indicates that
between
an
in selecting activities
decision matrix
evaluating
are
issues
these
on
not dwell
does
income
there is
and
various
a strong
market
part
demand
of
and ultimately
Table
six in
participation
income
the
groups.
in
It
positive correlation
participation,
especially
in
activities which
are expensive or have
with private clubs in the
addition, participation
which
in
household
Any
turn
is
type and
past (Phillips, 1986: 8).
tends to increase
positively
linked
leisure time
amenity offered
been affiliated
by
In
with income,
to
education,
(Phillips, 1986:
a resort
should be
8).
evaluated
financially to access risk and determine feasibility.
discussion
of
site
selection
issues
for
A
major
recreational activities are outlined below.
Golf
The sport of
golf is growing rapidly
therefore is a prime
in popularity and
amenity to be offered.
Additional
benefits are
the synergies that are
create between the
golf
and other
the resort.
course
courses
open up
surrounding
aspects
the terrain,
lands cape
possible, as well
that
of
and offer
may other
as views upon the
the course itself (Freedman, 1990).
of Sun
cost
River beli eve
of a
golf
that for
course
views to
not
have
the
been
manicured lawns of
Yet, the developers
a seasonal
can never
Golf
be
resort, the
amortized in
a
reasonable period by the income generated by the course.
Hence,
according to
course
should be
them,
sold
land adjacent
to augment
to the
income, and
golf
reduce
capital costs (Smart, 1981: 110).
While
many
200 to
situated on
more than
are
courses
golf
hole
18
championship
(AIREA, 1983:
300 acres
33),
the minimum requirements are 110 acres, and ideally
160
acres
not
that a competitive and
less than
with
be built
Although
(Smart, 1981: 29).
the regulation golf course
it is felt
the time of
be golfed in half
60 acres, and can
hole
been designed which utilize
executive golf courses have
45 to
recently, 18
More
86).
(Gee, 1981:
quality course could
eighty
to ninety
acres
(Freedman, 1990).
golf course
slopes and minimal
reduce
substantially
investment,
adequate
improve
A desirable
development.
gently rolling
can
is an important
selection process
The site
drainage
and
a
add
topography, with
grading requirements
With
costs.
development
flat
element in
be
site can
graded
The
character.
to
various
contours should be assessed for suitability of fairways,
greens and tees
(Phillips, 1986: 41).
A
site that has
minimal contours may necessitate excavation of ponds and
deposit
of fills
1981: 47).
to enable
positive drainage
Typically, around 200,000 cubic
(Smart,
yards have
to be moved with flat sites, and substantial filling, in
65
excess of 300,000 cubic yards would also be necessary to
create
interest, variety,
1981: 47)
the existence
add to the aesthetics
on
a given
provide the
and
site is
Analyzing vegetation
also crucial.
setting for
disposition.
and trees
and pleasure derived from playing
Yet,
impression of
otherwise be lacking.
A wooded
an impressive
burden development
distinct
may
of creeks, ponds
course (AIREA, 1983: 33).
but may
drainage (Smart,
(Freedman, 1990).
In addition,
on the
and proper
looking course,
with high cost
a
wooded
age
and
site can
of clearing
course
gives
the
substance, which
may
Farmland, while already cleared,
present substantial
landscaping
costs with
trees
which may take years to mature (Phillips, 1986: 43).
Drainage is
golf
also vital
course.
A
maintenance and
to the
prolonged success
well-drained
repair costs
Adequate drainage prevents
34) and
thus increases
drainage
problematic
site
and increases
successfully
construction
costs
number of play
sites
developed
are
reduces
play time.
standing water (AIREA, 1983:
such
floodplains, drainage channels, and
been
both
of a
as
Although
wetlands,
dry steam beds have
into
invariably
days.
golf
higher
courses,
(Phillips,
1986: 42).
The
preferably
soils can be
and muck
content of
often covered
soils
top soil
note
may
they
drainage,
excellent
and fertilization
irrigation
should be achieved
and
.
often
of
Hence,
of top
suitable
turf (Phillips,
soil
for
a balance
more expensive to
and
filling.
an
of
transformation to
1986: 43).
a specific site is a
to
add
importation
beds require
layer
the soils on
costs.
necessitate blasting
adequate
on
provide
soils
substantially
Rocky soils are
gravel
(Smart, 1981:
It is important
percolation
high
soils are
development of
rates, but facilitate
while
that
are
problem depending
present a
may
which
These
43).
ponds (Phillips, 1986: 43).
lakes and
Existence
found in
layer of
by one
Clay soils
develop
Alluvial soils
make excellent
can
their percolation
to
the high
(Phillips, 1986:
cost-effective
53).
prohibitive because of
organic material.
regions
coastal
a
Peat
21).
(AIREA, 1983:
pasture land
well-maintained
in
found
be
may
which
loom,
sandy
soil,
a suitable
from
benefit
should also
site
a
Hence, analyzing
vital determinant in
golf course development.
A variety of
grass are offered for
golf courses.
Each
seed or
stolon may be
suitable for a given
physical soil characteristics.
planted
from stolons,
environments,
are
Hybrid Bermuda grasses,
ideal in
while seeded
warm or
grasses are
or
planted.
Many times
Emerald
perennial ryegrasses
Creeping
blends
tropical
generally more
suited to cooler climates (AIREA, 1983: 34).
Penncross
climate or
Bentgrass
On greens,
are
widely
of Kentucky
bluegrasses,
and fescues are used
on fairways,
tees and roughs (AIREA, 1983: 34).
Existence of
an adequate water supply
to the selection process.
to
3.5 million
(Smart,
have
been
used
on
various
the
to
satisfy
pond for irrigations use.
with a well
water level
depending on the slopes,
lakes
the
from streams and rivers
system is combined
when
be identified
rivers and
sites
Water
are often pumped into a
periods
week should
Wells, streams,
irrigation requirements.
times, this
A water source of 1.5 million
gallons per
1981: 53).
is also critical
is
low.
Many
system for
Furthermore,
pumping significant amounts of
water can be costly and prohibitive.
Potentially waste water treatment
least
a
Utilizing
significant
portion
effluent water
may
plants can provide at
of
not be
this
requirement.
possible if
the
effluent
project,
(Phillips,
1986: 44).
treated
ponds to
irrigate the
being
increasingly
1981:
utilized
55).
River,
golf
course
1981:
golf course (Smart,
concerns,
for
However,
clean and the potential
110).
method
this
is
purposes
irrigation
potential
that treated water is
adequate
of Sun
collected in
environmental
rising
in
a
be established
has to
developers
effluent,
utilized
exist, in
The
stages of
early
available
second source
and a
(Smart,
not
is
quantities
With
In the
absent.
mass is
critical
problems
do
not considered totally
for viral contamination exists.
Contact of effluent water with humans should be avoided.
in
effluent water used
climates the freezing of
In colder
irrigation may
also
present
a problem
(Freedman,
1990).
water source has turned some
Finally, lack of a natural
developers into paying for water.
Southern
California,
purchase water
the
supply
million
containing
cannot
(Phillips,
demonstrates
operator
for irrigation
quality of the water source
1986:
the
more that
support
43).
In some areas such as
is
required
(Smart, 1981:
is also important.
2000
parts
of
most
Table seven
in
the
percentage
usage
of
The
A water
of salt
needs
the
55).
to
per
grasses
appendix
various
water
sources for golf courses by region.
Tennis
Tennis has increased dramatically in popularity over the
past two decades (Phillips, 1986:
82),
and has posed as
the main attraction for several resorts, similar to that
of a golf course.
While
there
are
developing tennis
no
one acre
drainage
tennis courts
percent would be
the required terracing, retaining
well-drained
and
89).
stable
The
to
soil type
avoid
60 feet by
be designed on a
Generally, location of
(Smart, 1981:
in
are important
A single court measures
greater than 8
because of
requirements
as many as 6 courts may
parcel.
on slopes
site
courts, several issues
in site selection.
120 feet, and
strict
more costly
walls and
should be
increased
costs
associated with maintenance.
Climate has a profound
courts.
In hot sunny
additional
implication for designing tennis
environments, shade structures or
landscaping
should
relief (Phillips, 1986: 88),
require development
be
present
to
afford
whereas colder climates may
of indoor heated tennis
courts for
prolonged use.
developer should be wary
Primarily, the
of wind velocity and amount of direct sun light present,
help reduce wind velocity and
utilizing wind screens to
glare.
In
north-south exposure,
sunlight from
and
Other
92).
1981:
ambiance, and
other related
reduce amount
of direct
movement of the
sun (Gee,
to help
the east-west
with a
courts are aligned
addition, tennis
criteria include
of
availability
general aesthetics
adequate land
for
clubhouse, snackbar
facilities such as a
and pro shop.
Significant
attention
appropriate
surfaces.
types are
and player
example, clay
rains while
rate
.
A
least 14
selecting
to
courts dry
surface
different
preference affect
level of
this choice.
relatively slowly
other court surfaces
dry at a
after
much faster
In hot climates, the developer may select a court
which remains cool, reduces glare
heat (Phillips, 1986: 93).
also a
given
be
selection . Climate,
available for
maintenance
For
should
major issue.
and does not crack in
The level of maintenance is
Concrete courts are
very durable
and are essentially maintenance-free, and may be used in
high traffic and usage
areas.
Player preference of the
target market should also be investigated.
retirees may
prefer soft
Har-Tru courts to
For example,
hard court
surfaces,
in
and
fact,
resorts
many
offer
several
surfaces (Phillips, 1986: 93).
Downhill skiing
Although
of
questions
addressed
elsewhere
accessibility have
in
this
emphasized that ski resorts
a three hour
the
drive from a metropolitan
early
operating
take
many
it
years
of
capacity or
years
fully
should
be
which are located more than
been successful in attracting
in
paper,
been
center have not
regional and local skiers
operation.
even
the
Hence,
reaching
break-even point
(Phillips, 1986:
122).
may
Preliminary
planning for a downhill ski facility is more complex and
costly than
developer
specialized
with any
should
other recreational
seek
consultants
wildlife biologists
the
and
input
experts,
to avalanche
determine feasibility
of
amenity.
a
ranging
trackers in
(Phillips, 1986:
number
121).
The
of
from
order to
Downhill
skiing is successful only if the ski slopes meet certain
stringent requirements.
According
consultant,
to
Ted
there
Farwell
exist
(Gee,
1981:
numerous guidelines
selection for downhill skiing.
94),
in
ski
site
A major vertical drop of
3000
- 4000
the West,
feet in
feet in
combined with a
be present,
Northeast should
and 1500
the
North or
Northeast exposure . A minimum of 200 inches of new snow
per
Slopes
days.
with
In some cases, strong winds
A
of colder
minimal
also desirable and popular
conditions are
may
excess snow
would comprise
for skiing
sunny
but
nights
snow
(Phillips, 1986: 123).
trigger avalanches and slides
favorable climate
average
facilitate
Conversely,
94).
(Gee, 1981:
making
fahrenheit to
32
below
temperatures
with
anticipated,
be
should
season
wind
with skiers.
can strip exposed slopes in
a matter of hours (Phillips, 1986: 123).
beginner,
as
level, which
as the
well
slopes of
percent.
Expert skiers
of 45 to 75 percent
(Gee,
intermediate
largest part of
25 - 45
percent.
slopes of
the ski
Beginner
less that
25
1981: 94).
considerations would
water
supply for
include adequate
snow making,
support lodges,
Soil types are also
The
the
would demand challenging slopes
Other
enough to
expert.
gentler
would utilize
to satisfy
desirable
incorporates the
market, requires
skiers
is
slope gradient
A varied
and base
lift terminals
source of
terrain large
and parking.
a significant factor in determining
suitability.
The
developer should be wary
of erosion,
and implement mitigation measures (Phillips, 1986: 124).
Cross Country Skiing
Cross country skiing
for the past
has been on the rise
several years.
Factors contributing to this
trend are
accessibility,
simplicity
of
relatively
learning,
inexpensive equipment, reasonable trail fees, absence of
crowds and
superior cardiovascular
traditionally, cross country skiing
an
amenity
as
the
already
ones
conditioning.
Yet,
has not been as key
in
discussed,
all
be done in a greater variety
likelihood ,in that it can
of locations and under less stringent conditions.
Site requirements
Facilities can
different from its downhill counterpart.
be
developed on
not
faced
with
of sites,
greater number
natural snow.
require less
is
a much
are vastly
country skiing
for cross
Furthermore,
a myriad
of
and
the developer
regulatory
measures
because of minimal impacts to the environment (Phillips,
1986: 135).
A
number of resorts have
responded to the
recent popularity by establishing touring tracks through
scenic forests,
and charging trail fees.
In addition,
much lower development and operating costs are incurred,
are both narrower,
are unnecessary and trails
as lifts
less steep and more accessible.
Marina & Boating
Integral to marina development is proper site selection.
The
from strong
is safe
ideal site
open usable body of water
currents, with easy access to
(Gee,
1981:
different
activity.
depending
boat
on
type
sea
deep
For example,
are
requirements
access
Water
99).
and
winds, waves
and
recreational
fishing requires
a
different set of conditions than sailing small boats.
criteria for
Site selection
separated
in
categories,
two
onshore
151).
1986:
(Phillips,
criteria
can be
marina development
and
Onshore,
offshore
the
site
should have adequate usable land, approximately equal to
However, in resort properties where the
the water area.
marina is
integrated into
onshore space
acre body
boats,
of water can
depending
on
151).
development is the
adequate
1990).
A one
generally accommodate 25
to 65
may be required (Freedman,
(Phillips, 1986:
have
the overall project much less
boat
size
and
An important element
quality of the soil,
bearing
marina
capacity.
layout
in marina
which needs to
Experts
should
be
to
consulted
test
in
sedimentation
existence
the
of
erosion
fills,
prior
initial phase
to
and
actual
development.
offshore conditions
Various
First,
water
the
be 8 feet,
in low water
facilities
and high
examined.
seasonal
and
minimum
Ideally,
.
Fluctuations in
especially alarming with high water,
may
be
damaged
Furthermore, the marina should
waves
also be
daily
ascertained.
water depth can be
where
and
depth,
should be
fluctuations
depth would
should
wind
and
flooded.
be protected from strong
velocity
(Phillips, 1986:
which can, at times, severely damage facilities.
of experts should be
152),
A host
consulted prior to the development
phase.
Two key
criteria for Marina planning
fetch.
Marinas
potential
possible.
depending
is
should
low,
in
Furthermore,
on
therefore the
on small bodies
major marinas)
the
size
be
located
natural
the
of
vessels on it
where
protected
water
the
are, exposure and
body
depth
of
(2-3 feet for
of water up to 8 feet
(Freedman, 1990).
niches
may
water,
wave
if
vary
and
small boats
on the ocean for
Of course,
increase with the depth requirement.
the
the costs
orientation
The
prevailing
winds
the
is
another important
will be
handling, vessels
facilitated.
For
should not
have to
when entering
winds
factor.
With
will be self cleaning and
proper orientation the marina
boating
summer
considering
Marina
of
safer boating
cross prevailing
the marina
or exiting
and
(Freedman,
1990).
of the other amenities,
As with many
a marina presents
with the overall resort.
many synergies
Marinas offer
the opportunity for water side restaurants and wonderful
scenic views of the marina itself.
Swimming
The outdoor pool
is ideally situated on
of land with limited winds,
trees.
are
and absence of multitude of
The latter controls insects and leaves which are
undesired.
or
a sunny parcel
The
site should be flat,
underground water.
with minimum rock
temperature
quality and
Water
important consideration.
Imaginative
design
environment
adding
can
create
interest
77
and
a
beach
appeal
to
like
the
resort, as
Water
well as
providing an added
activities can
be enhanced
visual amenity.
by features
such as
water slides, diving boards, and wave pools.
Equestrian
In order
to accommodate equestrian
distinct facilities
with
are required.
stalls, turnout
activities, several
These
paddocks, several
rings, a dressage ring, an
include barns
outdoor riding
indoor ring, and a series of
cross country trails.
According
to
competed
in
Dr.
Joan
the
Championships
US
and
Buckley,
a
National
Collegiate
the
of
held
title
Champion of
the Northeast Region of
equestrian
centers
guidelines in
should
equestrian
example, the
facility
Equestrian
Reserve
follow
While not always stringent,
has certain
turnout paddock, a parcel
criteria.
located on
undulating terrain.
However,
horses.
necessary
to provide
The outdoor riding
For
used for horses
to be level and
is
broad
facilities and a
on, is not required
trees
Grand
several
to pasture
of
who
the United States,
order to provide better
superior riding experience.
each
veterinarian
can be
the existence
shaded
areas
for
rings are often lighted and
can
to work
required
at
but
in size,
vary
least
horses.
the
If
the
meters long, it can double for polo use.
the outdoor
rings should be
ring
one large
latter is
is
110
The surface of
of dirt
level and consist
and sand, and can incorporate Jumping fences for various
riding activities.
The
riding
a formal
is
dressage ring
ring used
In addition
specialized riding, competition, and shows.
rings are necessary to exercise
to the dressage, indoor
the horses,
for
and are typically
20 meters by
60 meters.
For cross country riding, a series of interconnected and
groomed trails are ideal.
variety.
the
For
woods,
added variety, trails may
they
where
bending and turning.
be
least
at
create
water, to
of
bodies
and
hills
fairly
can be
interest
and
then lead into
steep,
gently
Trails through wooded areas should
five feet
to
four
as small
natural obstacles such
fields with
in grassy
For example, trails may begin
wide
and
clear
of
obstructions such as branches or any other interference.
Hard
packed dirt
trails.
cause
provides the
Rocks and
injury
to the
rocky soils
horses.
difficulty, and should be
best surface
are dangerous
Trails
for these
and may
should vary
in
interconnected to provide for
a variety of skill levels, and
79
riding times of one half
hour
should
up
to
be
routinely
More
three hours.
solicited
design
experience, and
form
facilities
equestrian
to
cater facilities
particular target group.
80
detailed
maximize
to meet
information
experts,
the
who
riding
the resort's
IV.
POST PREFEASIBILITY STEPS AND CONCLUSION
Post prefeasibility steps
business plan,
with a
Armed
and having
completed the
above prefeasibilty evaluation and determined the site's
limitations and potential, the next step is to ascertain
its
overall
favorable
secured
as
This can be
developer.
possible,
property
by
the
often, conditional
price for the
This option should
an agreed
property at
purchase the
upon and
cost,
as
the
If
achieved by obtaining an option
owner to
possible
control of
quickly
from the
the option.
development.
for resort
exist,
conditions
be
should
suitability
duration of
be secured at the least
of
to
minimize
the
amount
the
option,
the
developer
at
risk
capital.
Upon
securing
investment partner
to reduce risk and
81
seeks
an
provide capital.
is also the operator
Often, this partner
property,
and
and an
experience,
the
the
partner with
A
expertise.
brings to
project's
both capital
table
track record
enhances
facilitates
securing
and
credibility,
and
reputation, resort
a solid
established
of the resort
financing.
The next step is to
begin a detailed feasibility study,
as well as market
which addresses site-specific issues,
demand, and the political approvals process.
includes
securing 'matter
project.
This
of right'
issues such as zoning,
and the EPA.
two
years,
ranging
however,
expense.
soft costs
a quarter
in
numerous
over
take as little as one to
(engineering/legal
to
one
million dollars.
examples,
ten
Attempts should
outlay, and
necessary local,
highway access, sewage treatment
from
take
proposed
approvals on a variety of
This process can
with
described
for the
involves obtaining all
state and federal permits and
The latter
years
be
made
this
and
process
involve
to reduce
minimize time delays throughout
fees)
As
can
great
capital
the entire
process.
Concurrent to obtaining permits, a development team (see
page 17) is assembled,
and preliminary planning begins.
Once all
necessary approvals and permits
are in place,
financing is secured, the property is acquired, and only
then is final planning
The above
and design commenced.
discussion presents a generalized
two developments are the same.
framework, in that no
Congruencies do however,
exists and broad procedural steps can be identified.
Conclusion
Part one
and concerns which one
specific issues
many site
identified the
thesis has
of this
must address in
the initial analysis and evaluation of a site for resort
development.
the various
importance and impact of
The
issues will vary depending on the nature and location of
What is
the specific site.
of critical concern for one
For example,
site may be of no consequence for another.
in
northern New
great concern
that
England,
when assessing development
the predominate
highly
effluent
conditions are
the soil
impermeable,
extremely
making
difficult.
the
potential, in
packed and
is hard
glacial till
of
disposal
In
Tucson,
however, this is not of major consequence.
of
sewage
Arizona,
In Tucson, a
critical issue is the existence of an adequate source of
water supply.
It should
be reiterated that our
specific issues is not
of other concerns.
thesis are
concentration on site
meant to discount the importance
The considerations addressed in this
only one
component of
would be
required to determine the
a resort
development.
market
demand
studies,
we
believe
would lead
that
to
site's potentials and
issues that
may hinder
issues
financial analysis,
evaluation of site specific
thesis,
include
and
with
political approvals process.
an
on-site
prefeasibility
issues, as described in our
an early
understanding of
the
constraints, identifying critical
any development, even
embarking on a full scale feasibility study.
issues directly
study that
full feasibility of
Other critical
increasing importance, the
However,
a larger
related to the physical
prior to
Unless the
and locational
nature of the site are addressed and fully understood at
the onset,
with
a site
one risks proceeding often
that
may be
for
at great expense
all practical
purposes
unfeasible for any reasonable development.
Keep in mind, the city of Fatupahr in Sikri,India.
beautifully
and
western
designed city,
architecture,
incorporating both
was
commissioned
Jahan, the patron of the Taj Mahal.
This
eastern
by
Shah
This wonderful city
is
now known
occupied for
supply.
as "The
only five
Abandoned City"
years due
Fatupahr has stood in
to a
in that
it was
depleted water
the desert for 500 years
as a monument to poor infrastructure planning (Freedman,
1990).
PART 2
86
I.
INTRODUCTION
The site
development.
road
potential
site's
located in
acre site
for
is located
Four Corners,
at Danby
criteria
apply the
will
outline a prefeasibility evaluation
Danby, Vermont, and
the
CONSIDERATIONS
to a 4800
part one
developed in
of
thesis
of the
section
This
AND GENERAL
low
resort
impact
off Danby
in southern
Mountain
Vermont.
It
comprises over 17 percent of the town of Danby (see Site
Three),
Map in Appendix
Smokey
House
project,
disadvantaged youth.
and is in part
a non-profit
The property
utilized by the
organization
for
is owned outright by
the Taconic Foundation, the custodian of the land.
Danby,
is a
rural farm
Vermont, between
Its current
being the
community located
the towns
of Manchester
population is just over
major source of employment.
in southern
and Rutland.
1000, with farming
A nearby marble
quarry also serves as a source of livelihood for many of
Danby's residents.
Danby is a small,
sedate town that
typifies
the
images
of
rural
experienced little growth and
dairy economy,
Vermont.
has
suffers from a stagnating
distant location from major
and tourist attractions,
It
ski centers
and more recently increasingly
unreliable climatic conditions .
Introduction : Hotel and Amenities
A preliminary
property
scope
would
of
entail
resort
development
the construction
on
of
a
conference center and recreational amenities.
to
Michael Horst,
minimum
of 150
a resort
to 200
planner and
rooms is
economies of scale (Horst, 1990)
provide a
large enough
for business meetings.
and
low
intensity
recommended.
70-75 percent
and due
factor.
consultant, a
for a small hotel, and
accommodate guests
the desire for low impact
development,
a 150
key
hotel
is
Today, however, hotel properties require a
occupancy ratio
should
occupancy break-even
in order to
break even,
be
noted
that
a
high occupancy
ratio may translate into
ratio might
were to be transformed into
becomes a
70-75
required occupancy, during the winter months.
this
meet the
to climatic variability, seasonality
It
hotel,
According
required to
facility to
Given
this
be possible
percent
a higher
Achieving
if Danby
a downhill ski resort area,
such as Stowe.
In the absence
a strong demand
of the latter, creating
would require some truly 'special' amenity or attraction
(Horst,
1990).
For
example, a
golf
center
created
within a community which practices ecology may provide a
spectacular
setting for
designer may be able to
course
which
incorporates
providing
an
takes
the
golf.
A
skilled golf
course
design a first-rate, low impact
advantage
natural
excellent
of
the
setting
course
environment,
and
resources,
meshed
with
scenic
amenities, and a challenging and perhaps even unorthodox
configuration.
A course
nature
the
and, at
that allows
same time,
one to
creates
discover
a unique
and
superior golfing experience may provide the sought-after
draw.
While
the
Danby
site
aesthetically attractive, it is
something
'special'
characteristics alone
is
is
visually
and
our opinion that unless
created
and
promoted,
will not justify nor
these
sustain the
development of a resort.
As with
the
site,
any development, however, it
amenities
be
revenues
cost
potentially
effective,
(Freedman,
1990).
is important that
incorporated on
and
not
With this
drain
in
the
Danby
projected
mind,
one
amenity which seems to be
vacation resorts
centers
the
almost a necessity for winter
is the conference
help boost
center.
occupancy rates,
off-season months
and help
Conference
especially during
offset the
high fixed
costs incurred by most resort properties.
Front-end Costs
In
order
to mitigate
development
team
memberships
for
amenities
practice
strives
must
use
may be
would
to
the
not
any
a
strategy.
developed
to the
be
provide
front-end costs,
create
of
sold
high
public.
desirable for
First,
recreational
However,
a
something special
the
this
resort
and
that
exclusive.
Furthermore, the local year round residents generally do
not have the finances nor any interest to partake in the
recreational amenities
the
surrounding
exhibit
an
offered by the site.
area's
interest.
vacation
A second
homes
method
Owners of
may
would
however,
entail
selling-off a limited number of large parcels (e.g.
acres)
within
the
site.
The
purchasers the opportunity to
with undivided
interest in
successful example of this
Carolina.
The
latter
would
100
provide
own their own "kingdoms",
the resort's
amenities.
A
concept is in Melrose, South
latter would also have
90
the advantage of
being
impact,
a low
third
and imaginative
partnership,
where
low
is to
method
members
a
permanent
preservation
protecting
the
views,
to
A
create a
general
land
owners),
(e.g.
fee
monthly
contribute
site,
investment.
front-end
the
reducing
on the
development, and
the scope of any
effectively limiting
significantly
use
low intensity
be
used
of
the
open
and
the
natural
for
space,
the
thus
environment
(Horst, 1990), allowing for the year round participation
by the
partners in the
outdoor activities.
enjoyment of the
Alternatively,
landscape and
if it is determined
that front-end costs cannot
be sufficiently offset, and
a high occupancy ratio for
a hotel cannot be sustained,
an alternate product such as time-sharing or condominium
hotel may need to be considered.
II.
SITE EVALUATION FOR RESORT DEVELOPMENT
The
description
that
follows
prefeasibility investigation
and
physical and
With this
of the
with
compiling
Further
secondary
solicitation
consultants.
feasibility
of
It
investigation
would
of information,
opinions,
development is
While
such
will
be
require
and
as
the
from
the political
equally, if
not
engineering constraints which the
Most
physical
technically be overcome, although
(Horst,
development, along
should be stressed that
pose.
site.
early understanding
issues
expert
more complex than any
of the
critical
sources
of resort
may
of
on-site
natural amenities,
for resort
identification
an
attributes
preliminary analysis, an
developed.
site
of the
locational
site's potential
an
is
constraints
can
often at high expense
1990).
we
have not
focused
on
the political
issues,
relevant sections of the Vermont Act 250, Vermont's Land
Use and Development Law, have been utilized to establish
broad
parameters for
"the capability
and
of the land to
make reasonable
minimize waste or
It is
development.
use of
support development....
the state's
see that almost
on the Danby
jurisdiction of Act 250.
Act 250, if
evaluates
resources and
destruction of irreplaceable values".
not difficult to
sized project
Act 250
any reasonable
site, would fall
under the
A development would fall under
it meets any one of
the following criteria
listed below.
i:
ii:
iii:
iv:
v:
vi:
Several
any improvements above the elevations of
2,500 feet.
the
construction
of
improvements
for
commercial or industrial purposes, or roads
providing access on lands of one acre
or more. In municipalities with both permanent
zoning and subdivision bylaws, this
jurisdiction shall apply if the tracts are
more than ten acres.
construction of housing.... with ten or more
units.... within the radius of 5 miles.
The drilling of a well for testing of a
natural reservoir.
Any exploration for fissionable source
beyond the reconnaissance phase.
any construction of improvements which shall
be a substantial change from a pre-existing
development.
areas
on
the
potentially favorable
resort facilities
site have
been
locations for the
and amenities (see
identified
as
development of
Developable Areas
Map in
orientation,
appropriate
as
such
development,
for
qualities
and
conditions
acceptable
possess
to
determined
been
have
locations
these
reconnaissance,
site
analysis and
Upon preliminary
Appendix Three).
and accessibility,
views, topography
and
acceptable soil qualities and drainage characteristics.
A. NATURAL AMENITIES AND RESOURCES
The
mountain forests,
800
acres of
are
the site
of
major components
2500 acres
1400 acres
of commercial
agricultural land
of
forest and
19).
(LandVest, 1989:
and flatter regions of the site
While some of the lower
have been cleared for agricultural use and timber value,
the upper
mountain regions remain densely
covered with
vegetation and trees.
Under Act 250,
and minerals
landscape
state.
"the products of the land
under the land,
are the
productivity
as well as beauty
principal natural
Preservation
of
of
the
streams and
of the
resources of
the agricultural
and
the
forest
conservation
land....
recreational opportunity afforded
forests,
and the stone
of
by the state's hills,
lakes.... are
matters of
public
good.
Uses
which
threaten or
significantly
inhibit
these resources should be permitted only when the public
is clearly benefited thereby".
Orientation
The site is bounded by
the slopes of Dorset Mountain to
the South and Woodlawn mountain to the west, creating an
inward looking, protected, and private central zone with
a northeastern orientation.
valley creates
a focal
The relatively flat lowland
point and
offers views
to the
north and northeast.
The
northeastern
presents
a
orientation
favorable
condition for
Yet, the site's openness to
northern
directions
sunlight,
which
of the
downhill
slopes
skiing.
lowlands in the eastern and
allows
is
mountain
for
desirable
the
for
penetration
of
a
of
variety
recreational amenities.
Natural Beauty
Rolling
hills,
slopes, and
natural
scenic
valleys
steep mountainous
landscape, rich
in
and
plateaus,
ranges create
gentle
a diverse
visual attractiveness
and
deer, bear, chipmunk, game
of indigenous wildlife (e.g.
natural quality and appeal of
bird) further enhance the
the property.
on
vegetation
The
remote
attraction.
major tourist
brooks
aesthetic value
and
provides a
a
retreat for
the
visitor, the tranquil and
For the
setting provides
site
throughout the
and
wildlife population.
panorama,
colorful
of streams
flow
adds
a
site create
potentially a
which is
and dense
fall, the foliage
During the
the
a
springs, and a variety
naturally occurring
beaver dam),
brooks (including
of several
The presence
beauty.
from the
retreat
everyday
mundane urban life.
The
size
of
allows
site
the
that
environmental
considerations.
the
size
Danby site
development
the
balances
development,
could easily
in
an
for
It
low
a
ecological
is our
impact
and
opinion that
accommodate a
reasonable
and
harmonious
unobtrusive
manner, preserving the site's natural beauty.
Views
The site's serene views
be utilized to create
and multiple vantage points may
amenities of superior quality and
96
appeal by offering outstanding
landscape.
create
There
is ample
interesting
nestled in
views of the surrounding
opportunity on the
amenities
either
site to
inconspicuously
the landscape, or strategically
located for
dramatic impact.
According to Act 250, "the
and
waters
should
not
use and development of lands
significantly
recognized scenic resources....
may
be
imposed
on
detract
form
Accordingly, conditions
development in
order
to
control
unreasonable and unnecessary adverse effects upon scenic
resources".
Climate
The climate
in the
region ranges
pleasantly warm days during
however,
snow
unpredictable.
coverage
The
from severe
the summer.
has
latter
been
may
pose
cold to
More recently,
unreliable
a
significant
constraint for winter recreational activities.
variability in
resort,
climate impacts
thus, affecting
season resort.
The high
the seasonality
its evolution
to a
and
of the
full four
B. PHYSICAL ATTRIBUTES AND CONSTRAINTS
Present Utilization & Adaptability
Currently,
which
supports several
the site
uses
These
uses
natural environment.
the
preserve
low impact
include corn fields, a dairy farm, logging activity, and
the Smokey House project, a nonprofit organization which
facilities for
provides learning
In addition, two
disadvantaged youths.
gravel pits exist on
the property and
the site do
The current uses on
are presently unused.
not present any immediate environmental hazards.
The improvements to the site are non-obtrusive in nature
and maintain
the rural image
surrounding areas.
of the landscape
These include
and the
approximately thirty
structures, ranging from old sheds to recently renovated
are clustered
residential buildings.
The improvements
in six areas around the
site (Leggat McCall, 1989: 14).
For
the
a
location and
improvements,
improvements on
refer
to
description
Appendix
the site are
existing
of the
Four.
a fraction of
The
present
the site's
potential.
Any change to the current uses and existing improvements
98
on the site should maintain
the
A unique
natural environment.
whereby
House)
current
the
the integrity and appeal of
uses
opportunity exists
(farming,
logging,
cottages), can
(barns, silos,
and improvements
Smokey
potentially become attractions of a destination resort.
Topography
The
topography
of
the
development opportunities.
valleys may
and uses,
site
The
offers
many
steep slopes and gentle
potentially host a multitude
such as hiking,
equestrian center.
of activities
cross country skiing,
Elevations vary
1300 feet in the valley to
unique
or an
from a low point of
a high point of 3700 feet at
Dorset peak.
Slopes on the site range from near 0 to over 80 percent.
The changing
in
a
slopes, although at times
consistent
pattern
highest points of the site.
elevations
present
the
and provide
to
the
potential
opportunity
for
discussed later in the
Furthermore, the diversity of the topography and
its aesthetic
cross
access
The varying slopes and high
establishing downhill skiing, as
paper.
dramatic, occur
country
qualities offer favorable
skiing
during the
winter
conditions for
months,
and
equestrian activities during the off-season months.
Drainage & Soil Analysis
The development potential of the site as a whole, and in
the siting
particular,
structures is
of the
various facilities
determined by the type
and
of soils present,
and their bearing capacity and drainage characteristics.
Of the
twenty four
different soil types
identified on
the site , nine types seem to be prevalent in areas with
favorable
potential
topography,
describes the
views,
for development
(i.e.
access).
following
The
main characteristics
types.
100
of these
acceptable
table
nine soil
PREDOMINANT SOIL TYPE CHARACTERISTICS
Macomber-Dutchess : A silt loam, consisting of Macomber,
a moderately well-draining soil found on uplands, and
Dutchess, a well-draining soil, formed in glacial till.
Dutchess Flaggy
glacial till.
: A
well-draining
soil,
formed
in
Georgia and Amenia : A fine sandy loam, consisting of
two moderately well-draining soils found on uplands of
the site, and formed in glacial till.
Georgia and Amenia : A very stony fine sandy loam
which is also a combination of two deep, moderately
well-draining soils found on uplands, and formed in
glacial till.
Warwick
and
Quonset
drainage characteristics,
terraces, and deltas.
A sandy
found
loam
on
with
outwash
excessive
plains,
Copake
A
gravelly loam,
well to
excessively
draining, located on outwash plains, kanes, eskers,
and moraines.
Sago
: A poorly
draining soil formed of organic
material, located under stratified sandy and loamy
sediments on lake plains and river terraces.
Stockbridge
: A silt loam, well-draining,
uplands and formed in glacial till.
Houghtonville :
A fine sandy
and found in loamy glacial till.
loam,
found
well-draining
source: Smokey House/Taconic Foundation soil survey
101
on
Society of
Science
Appendix Two.
severe are described in
slight have minor
categorized as
their intended use.
potential
for
design,
planning,
having severe
limitations affecting
be overcome by proper and
and
limitations are
of their
Generally, soils
Soils in the moderate category have
greater limitations which may
terms
effective means
provides an
The three groupings; slight, moderate, and
development.
careful
Soil
terms of
soils in
suitability
soil
analyzing
the
developed by
America, groups
limitation and
degrees of
of
system,
classification
A soil
usability and
Soils
construction.
questionable in
at best
complex and
may require
costly design and construction techniques in order to be
used as development
sites (Environmental Geology, 1979:
459).
following
is
characteristics
and
The
predominate soil
a
describes
that
table
classification
of
each
types, and potential uses.
of
the
the
It should
be noted that soil characteristics vary depending on the
slope of
exhibiting
the land.
The areas
development
previously identified as
potential
the flatter slopes.
102
are all
located
on
SOIL TYPES
USE
Small
Building
Septic Tank DrainAbsorption
age
Field
Macomber
moderate
to severe,
depth to
bedrock,
slope
severe,
depth to
rock,
slope
deep to
water
slight
to
severe
with
slope
Dutchess
moderate
to
severe
moderate,
percs
slowly
depth
to
rock
erodes
easily
Georgia
moderate
to
severe,
wetness
severe,
percs
slowly,
wetness
percs
slowly,
frost
action
erodes
easily
Amenia
moderate
to severe,
wetness
severe,
percs
slowly,
wetness
percs
slowly,
frost
action
wet
Quonset
slight
to severe,
slope
severe,
poor
filter
deep to
water
slight
to
severe
Copake
slight
to severe,
slope
severe,
poor
filter
deep to
water
slope
Sago
severe,
ponding
severe,
ponding
ponding,
subsides,
frost
severe
Stockbridge
slight
to severe,
slope
severe,
percs
slowly
deep to
water
slight
to
severe
moderate
to severe,
percs
slowly
deep to
water
erodes
easily
Houghtonville slight
to severe
Path/
Trail
source: Smokey House/Taconic Foundation Soil Survey
103
In
a
evaluating
characteristics are
vital to
any significant project.
of
soils
resulting
compacted
and a
presence
success of
of
high water
complex technical
of effluent
soil
England,
the prolonged
the
the siting of improvements,
separation
New
Due to the high impermeability
from
glacial till
soils present
in
site
densely
table, these
problems, in
terms of
the disposal of sewage, and
from clean
water sources.
In accordance with Act
250, the district engineer would
review the
and assess their
soil types
installation of
controls,
and
specifically,
district
facilities, pollution
conservation
prior to
techniques.
the issuance
need to
of a
in "undue
to
these
investigation by
water
or
problems
determine that
would
mandate
by Act
250, and the
local inspectors and engineers.
104
the
and will
air pollution".
expert consultants, familiar
restrictions imposed
More
permit, the
"adequately support waste disposal"
result
solutions
water
commission would
soils can
not
a waste disposal
capacities for
The
further
with the
practices of
Utilities
a.
Sewage
The characteristics of the soils on site and suitability
for
septic
economic
tank
absorption
restrictions on
"development which
amounts
of
is responsible
that
may
development.
waste should
demonstrated
fields
be
some
Under
Act 250,
for unique
or large
permitted
available
pose
methods
if it
will
can
allow
be
the
environment to satisfactorily assimilate the waste".
However, all of the soils
present are classified by the
Soil Society of America as either moderate or severe for
use
as septic
soils
on
tank
the site
limitations.
absorption fields.
classified
These
soils
as
There are
having only
are characterized
no
slight
by
slow
percolation rates, poor filtering and wetness (see above
table).
Given the
unavailability of
poor condition of the
soils and the
a municipal sewage system,
a private
package treatment plant would be required to accommodate
a reasonable
rooms.
size
As indicated
such a plant
hotel
development, upwards
in part one, the
are roughly $12 per gallon
105
of
150
capital costs of
of daily water
In order to determine the
requirement (Freedman, 1990).
of a package treatment
economic feasibility
cost
reference
in
be evaluated
must
plant, the
to the
overall
development cost.
The
remoteness of
a
the
site allows
plant away
water
could at
development.
scale
small
clean
the site
size of
Furthermore, the
accommodate
and
activities
recreational
treatment
a
location of
unobtrusive
of the
many areas
from
supply.
a minimum
However,
a
comprehensive hydrological study would be required prior
to
siting
a
package
soils for "adequately
scrutinizes the
disposal,
plant.
treatment
the slope
of
the land
Act
250,
supporting waste
its effects
and
on
disposal of
effluents, the
availability of streams for
effluents; and
the applicable health
and environmental
conservation department regulations".
In addition, the
disposal of effluents "should
of waste
materials or
not involve the injection
any harmful or
toxic substances
into ground water and wells".
b. Water
Ground
water is
in abundant
commodity does not seem to
supply and
lack of
this
be a limiting factor for any
106
proposed
streams
development.
and brooks
addition,
fresh
The
provide easy
several naturally
water,
development.
and
presence of
a
series
of
access to
water.
In
occurring springs
a potential
At present, the
attraction
for
provide
resort
water quality seems to be
superb.
Water
conservation and
of Act 250.
conservation
reduction of
department
the quality
surface waters flowing through
not devoted
important elements
The development should meet all "health and
environmental
regarding
quality are
to intensive
of the
regulation
ground and
and upon lands which are
development, and
which lands
are:
i. headwaters or watersheds characterized by
steep slopes and shallow soils; or
ii. drainage areas of 20 square miles or less; or
iii. above 1500 feet elevation; or
iv. watersheds of public water supplies designated
by the Vermont department of health; or
v. areas supplying significant amounts of recharge
waters to aquifiers."
c. Electricity, Gas & Telephone
The site is presently
serviced by usable electric power
of 220/120, three phase voltage.
of
excess capacity
to
However, the existence
accommodate future
107
development
be
should
nearby
of $20,000
the order
cost in
a high
excess capacity,
of
absence
the
In
investigated.
per mile may be incurred.
access
to hook
system
is
service
has not
is available.
in
in use
site, and
A rotary
telephone
but
touchtone
Danby area,
the
available.
been made
communications
some
pose
up
on the
been installed
lines have
Telephone
latter may
The
for
limitations
resort
development.
Natural Hazards
not
on the
been identified
any
250,
"restrict
development
or
of
divert the
riparian
stream
flow
within
or
conditions have
of
under Act
However,
should
not
floods waters,
and
floodway
a
the public
and welfare of
owners during
significantly increase
or
site.
within
health, safety
endanger the
or
natural hazardous
of any
The presence
flooding;
and....
the peak discharge of
downstream
development".
108
from
the
not
the river
area
of
C. LOCATIONAL ATTRIBUTES
has
Danby
over
30-40 minutes
spillover
economic
effects
of
activities
the
attractions of
the
Danby Four
from
tourism
have
Appendix
ski centers are located
The closest
surrounding areas.
and
from
benefited
and
economies
and diverse
strong
in
Map
Context
greatly
not
Rutland
between
located
Locational
(see
Manchester
Three).
is
Corners
Four
Danby
not
and
Corners, and
the
beneficial
other
significantly
affected
Danby's economy.
Both
Dorset
and
and
established
Manchester,
areas,
have
where
traditionally held summer homes.
long
many
been
rich
families
have
The existence of this
base, could potentially provide an upscale clientele for
any activities envisioned on the site.
Community Attitude
While the
community may
benefit economically
proposed
development,
the
anti-development.
used the
cease
Local
site as hunting
their
community
residents have
grounds and are
hunting activities,
109
as
a
from any
attitude
is
traditionally
reluctant to
result of
any
development.
Similarly,
many
present lifestyles, and may
by
seem
enjoy
their
not want the latter changed
there is
In summary,
any development.
to
a distinct
conservationist and anti-growth sentiment in Danby.
"the use and development of
Furthermore, under Act 250,
land and
significantly
outdoor
Vermont,
diminish the
recreational
value
activities
hunting,
including
not to
such as way as
waters should occur in
and availability
the
to
people
hiking....
fishing,
of
of
and
other recreational activities".
Proximity to activity
For the
southern Vermont.
been attractions of
ski areas are
as Danby Four
due to Danby's remote
location, the
However,
region's
tourism has
south and
southeast of Danby,
mountains, with
1334 feet at
the
not appreciably
nearby
benefited Danby.
and in
Bromely, Mount Snow, Magic
proximity are
Stratton
Several downhill
in the same general region
Corners.
To the
resorts have long
downhill ski enthusiast, ski
vertical
Bromely, to 2003 feet
Bromely
Center has only
mountain,
Mountain, and
drops ranging
at Stratton.
located
35 ski runs, the other
110
order of
in
from
While
Manchester
resorts have at
To the north and northeast, in order
least 70 ski runs.
of proximity are Okemo,
with vertical drops
feet at
Killington, and Pico mountains,
Pico, to 3175
of near 2000 feet at
of ski runs
Similarly, the number
Killington.
range from 35 at Pico, to 107 runs at Killington.
For
the
cross country
southeast
east of
of Danby
enthusiast,
Four Corners,
Dorset, and the
to
the south
Wild wings,
Hilden Ski Touring
and
located
Center, in
Manchester offer groomed trails and lodging facilities.
The
most famous
golf
tournament in
the
area is
the
Stratton LPGA event, which has replaced the Volvo tennis
tournament.
The
Stratton
Mountain
designed by Geoffrey Cornish, is
a secluded
instruction.
22 acre
Golf
Course,
a 27 hole course, with
site, expressly
designed for
golf
The oldest course, however, is situated in
the Dorset Field Club.
Summer activities are plentiful in southern Vermont.
Dorset, for
performing
season.
example, the Theatre Festival
various
plays,
and
in
is currently
its
fifteenth
Other events are routinely held at Stratton; an
International Jazz Festival has
past 27
is
In
years, and the Stratton
111
been performing for the
Arts festival displays
Vermont
handicrafts.
southern Vermont
Similarly,
Manchester,
in
of Vermont
Arts Center displays works
all over
accommodates tours from
artists, as
well as,
the world.
Nearby Rutland, the second
the
largest city in
Vermont, represents a
major regional commercial center,
and benefits from its
proximity to marble quarries, and
the ski areas of
Rutland offers
night
Pico and Killington.
an array of activities,
such as dining,
sites
historic
theatre,
museums,
clubs,
Like Manchester,
and
shopping.
Accessibility
the
Assessing
development
overall
requires
City,
Boston, and
any
understanding of
Major
Montreal.
Regional Context
metropolitan
for
regional
resort
the
centers
Approximate
site's
markets
nearby metropolitan centers of
these centers are 225,
(see
an
accessibility.
represented by
market
potential
are
New York
distances to
210, and 190 miles, respectively
Map in
are
Appendix Three).
located
at
the
acceptable drive time to a resort destination.
a. Automobile
112
These
limit
of
The
subject site
interstate
is
highways
state highway
readily accessible
systems.
30 and federal
It is
by state
located
highway 7.
and
between
Route 7
is a
limited access highway that runs adjacent to the town of
Danby.
It is
a relatively
tedious and
with the exception of views
scenic and historic drive,
Village
may be
the
of Mt. Equinox.
For a more
Route 7-A through Manchester
better choice.
accessed by two town roads
boring drive,
The
site can
that run by the site.
be
These
roads are currently unmarked and are accessible from the
town of Danby on the eastern border.
Danby Four Corners is a
thirty minute drive to Rutland,
and a fifteen minute drive to Manchester, along route 7.
The town
is located
directly between two
south interstate highways, 91 and 87.
a major
artery
potential of
has
limited
the
Danby, particularly
latter
has
helped
nature
of
Danby
preserve the
Four
Corners,
major north-
The distance from
current
development
beyond route
character
and
its
7.
and
The
rural
immediate
surroundings (LandVest Report, 1990).
b. Other modes of transportation
The nearest commercial airport
113
is ninety minutes, or 70
miles from Danby Four Corners, and is located in Albany,
New York.
serve
the
regularly scheduled flights
A wide array of
is the maximum travel time
dictates that ninety minutes
a
between
acceptable
limit.
this problem
commercial
Four Corners
at the
to the site, therefore, is
Accessibility by air
less than ideal.
a
and
major resort
placing Danby
airport (Marriott),
standard
industry
Resort
airport.
Albany
Marketing efforts can however overcome
strong image based
by promoting a
on the
location as exclusive and remote.
does exist in Rutland,
An airport facility
been in operation for
are no
plans for the
construction of a
not feasible
several years.
but has not
At present, there
reopening of this
facility.
private landing strip on
the site is
wind shears, caused
due to strong
The
by the
geometry of the flanking mountains.
Amtrak provides service to White River junction, Vermont
miles west of Rutland.
which is located thirty five
bus, Vermont transit provides
Montreal,
to Manchester.
By
service from New York and
Travellers
from Boston
are
required to connect through Williamstown, Massachusetts,
or Rutland, Vermont.
114
c.
The site
Although a series of
existing logging roads and private
trails have made many portions of the site accessible by
automobile,
hiking
areas
to
The
access
to all
potential.
of
the
area.
steep
presence
trails provide
secluded
limited
the
slopes
access
the
numerous
to the
site.
network
south
inaccessible by automobile.
115
more remote
and
and
access
the
however,
as having
upper elevations
the
and
through
does,
areas identified
to
footpaths
Vehicular
lower elevations
existing
The
of
valley
provide
development
of the site,
west
is
are
and the
largely
III.
The
SITE REQUIREMENTS FOR RECREATIONAL AMENITIES
Recreational
illustrates
Amenities
potential
amenities.
in
locations
However, this
investigation
Map
map
following a
is
Appendix
for
recreational
subject to
more in-depth
Three
further
study of
the
site's constraints.
A. Golf
Golf has recently benefited from a tremendous upsurge in
popularity,
and has
continued
to anchor
resorts as the main attraction.
an 18 hole golf course entails
site, and
typically covers
Given the
mandate of low impact
a number
of
Yet, the development of
a high impact use on the
over 100 acres.
development in keeping
with the environment, a 'links' course can be developed,
integrating
attempt
nature and
to minimally
golf.
alter the
116
A
'links' course
natural site.
would
Hence,
only
the
tee areas
remainder
in
would
manicured, leaving
condition.
pristine
Scotland, these
be
Originating
courses have been quite
are prevalent in Scottsdale and Tucson.
in
Carefree,
Arizona
latest world
Spanish
According to
(Horst,
the newest
Desert Mountain
fine
example.
today
incorporate
The
is located in
addition to
Michael Horst,
in
successful and
reknown 'links' type course
Bay, as
planned
provides a
the
Pebble Beach.
25 percent of
all courses
environmental
constraints
1990).
B. Tennis
With a
site of this
facilities
will
magnitude, the location
not
pose
a
of tennis
problem.
Criteria
established in part one should be adhered to.
C. Downhill Skiing
Downhill skiing is perhaps the single biggest reason for
pleasure travel during the
frequent
reside
Vermont
in
constitutes
ski
Vermont.
winter months.
destinations,
At
the largest
27 percent,
percentage of
with Connecticut and Massachusetts
117
only
New
Of those who
16
York
percent
State
Vermont skiers,
at 22 percent and 16
percent, respectively (Vermont Business, 1988: 67 - 69).
While
downhill
offered, it
use of
presents a
development.
accommodating
from
near
even the
for ski
to
such a
percent,
skiers.
Vertical
exist on the site, which are
vertical drop of
the northeast.
have
snowfall
unpredictable
and
variable conditions.
lead
should
avalanches
1500 feet
However, recent
in
of
high intensity
eighty
fluctuations
possibility
be
regulatory hurdles
most skilled
required minimum
facilities in
to
Danby site benefits from
zero
drops of 1500 to 2000 feet
above the
amenity
difficult barrier for
Nonetheless, the
ranging
superb
high impact and
an extremely
may present
a
Furthermore, the
the site.
slopes
is
skiing
to
highly
Finally,
be
the
thoroughly
investigated.
D. Cross Country Skiing
The aesthetic qualities and topographic diversity of the
landscape
present unique
challenging trails.
downhill
skiing is
opportunities for
Cross country skiing,
a
low
impact and
conscious use of the landscape.
a desirable amenity,
scenic and
contrary to
environmentally
Cross country skiing is
particularly when offered
118
as part
of
a total
While cross
package.
country skiing
has
become increasingly popular in recent years, it does not
by itself
reason
to frequent
situated
is the
provide pleasure
a
at great
travelers with
resort
distance.
an adequate
location, especially
Perhaps,
a major
availability of multiple locations
if
reason
suitable for
cross country skiing.
E.
Marina & Boating
A definite disadvantage and limiting
is the lack
summertime
of a lake or pond that
water
activities.
however be artificially built.
factor of the site
can be utilized for
Recreational
ponds
can
The existence of natural
bodies of water is preferred.
F. Swimming
With a
site of this
magnitude, the location
of indoor
and outdoor swimming facilities will not pose a problem.
Criteria established in part one should be adhered to.
The
sites chosen
for locating
swimming,
as well
as
tennis facilities, are flat, clear areas that are easily
accessible.
These
locations offer
119
great views
of the
surrounding landscape.
G. Equestrian
Again,
Danby
the
accommodate
centers.
Four
all the
Given the
level
for
can be
pleasant
the
easily
of equestrian
minimal infrastructure requirements
they can be located
in many areas
outdoor/indoor rings,
undulating terrain
through
can
The variety of the landscape provides both
grounds
trails
site
facilities required
of these facilities,
of the site.
Corners
for turnout
created
woods,
riding
paddocks.
from the
to
provide
experience
for
as
A
well
series of
lowland valley
an
the
as
area,
interesting
and
novice
the
and
skilled rider.
The
site
exhibits
chosen
all
the
relatively clear,
for
possible
necessary
flat to
equestrian
requirements.
undulating field
close proximity to wooded areas.
120
facilities
It
is
a
located in
CONCLUSION
in Southern Vermont consist of
The two main attractions
The former has long been the
downhill skiing, and golf.
reason for travel to
single largest
latter
popularity,
vacation
from
benefitted
has
and
travelers.
our
In
near
a
to
continues
Vermont, while the
unprecedented
increasingly
opinion,
Danby
attract
cannot
compete with the nearby resorts of Stratton and Bromley,
in
skiing
downhill
resorts
already
facilities and
a
benefit from
establishing downhill skiing in
a competitive advantage,
opt for the
and
diversity.
The right
a
has
a
Corners to
tremendous
diverse
planner may be able
absolutely first-rate 'links' course.
the quality
will still
for Danby Four
site
the
possesses
qualities
niche, any
Hence,
first-rate environmentally conscious golf
Certainly,
create
ski
Danby would not present
as ski enthusiasts
an opportunity
evolve into a
to
image as
more established resort.
There exists
center.
strong
excellent facilities.
destinations, and provide
These
amenities.
competitive advantage
topographical
to create an
However, in order
and
course or courses contemplated
to attract
ultimately
a
should be of
golf enthusiasts from
121
scenic
all over
the immediate vicinity, whereas the
the golf courses in
addition of
course would only compete with
An average
the country.
be a major
attraction for the area.
courses in
the area
center,
could prove to
a nationally reknown course
include the
by
designed
Walter
High quality golf
Equinox golf
18 hole
Travis,
a
and
Geoffrey Cornish designed course at Stratton.
27
hole
By adding
a first rate 'links' golf course at Danby, one can offer
diversity and create a synergy with the existing courses
that
would transform
the
However,
mecca.
national golf
into a
the region
such
of
creation
first-rate
amenities would require substantial front-end capital.
endeavor, and as such the
Resort development is a risky
site's representatives may be risk-averse, and generally
Yet,
pursue
to
unprepared
current
we
associated
expenses
annual
However,
are desired
revenues
additional
the
utilize
to
activities,
which
yet
critical
mass for
site
require
would
create
capital,
there
that
believe
opportunity
development
a costly
the
success.
Therefore,
122
the
offset
land.
with
the
does
exist
for
low-impact
minimal
necessary
developed within these parameters.
to
proposal.
an
investment
attraction
a strategy
and
is
The
status of
current
presents a
property
the
rare
opportunity for the Taconic
Foundation to pursue one of
the many
outlined below
unique strategies
revenue, and
First, the
owned
better utilize the resources
Danby site is
parcel
presenting
of
undeveloped land
an unusual
development
one of the
concept.
of the land.
largest privately
in
opportunity
to generate
the
northeast,
for implementing
Second, there
currently
a
exists
numerous structures on the site, which could be utilized
in a development concept,
Third,
the
Taconic
such as those outlined later.
Foundation
holds
the
property
debt-free, and is in a position to accept a lower return
than that
required by a
leveraged owner, and
can thus
explore a more favorable financial structure.
THE STRATEGY
The development
such
as
opportunities for
the
Danby
site
simultaneously constrained.
are
a large
scale site,
tremendous,
yet
Our analysis has identified
many of the positive attributes, as well as shortcomings
of the site.
many
Within the scope of its 4800 plus acreage,
creative and
possible.
imaginative development
As we have iterated,
123
schemes are
there may be high costs
associated
schemes.
many, if
with
implementing
Yet, in
our opinion,
not all, low impact
certain
development
the implementation
of
recreational amenities is
feasible.
As we have noted, the
existence of some truly 'special'
amenity
is an
absolute
requirement for
succeed
as
resort.
Although
a
uniquely
large, it
portions
are
should be
the
this site
Danby
remembered that
developable.
The
site
to
site
is
not all
benefits
from
distinctive scenic resources, as well as a quaint 'rural
Vermont' image.
These qualities in themselves, however,
are not sufficient to draw
a critical mass to the site.
In essence, a strong element should be present for a New
Yorker, a Bostonian, or a Canadian to spend his vacation
in Danby, Vermont.
are closer
access,
Cleary, there are many resorts which
to these
metropolitan markets,
and ultimately
benefit
from
have better
a long
standing
image, such as the Balsams Grand Resort, Canyon Ranch In
The
Berkshires,
Samoset
the Bethel
Resort,
and
the
Inn
Topnotch
strategy for the Danby Four
strong
amenity or
&
Bostonian
or
attraction,
the
which
Canadian,
124
the
Spa.
the
Hence,
Corners site is to create a
reason for the pleasure traveler,
the
Country Club,
would provide
a
be it the New Yorker,
to
travel
to
this
particular
location.
The
next
step is
to develop
a
concept for impelementing this strategy.
THE CONCEPT
In
developing a
concept for
consider the many built
on
the site.
development
create
a
this property
improvements that are currently
Incorporating
scheme
special
these
presents
in minimizing costs.
structures into
a unique
experience,
maintaining the site's
one should
and
a
opportunity
to
essential
in
is
natural character, and favorable
The
concept developed should take
full advantage of these structures, and new construction
should
be
used
to
interplay currently
By using
enhance,
and
existing amongst
contribute
to
the
these structures.
the existing improvements, the
overall impact
of any development on the site is inherently limited.
The question then becomes,
Danby Four Corners site.
facilities
and
developing a concept for the
A 'concept' should incorporate
amenities
competitive advantage
which
and financial
would
provide
viability.
a
While,
we have not dwelled on the many market-driven issues, an
understanding
of
the
site and
125
its
regional
context
unique
entertaining
necessitates
development concepts, to
attraction for
entrepreneurial
and
create the necessary 'special'
the site
In keeping
and its location.
several innovative ideas for
with the above parameters,
the Danby property are discussed.
Agricultural Research Center
An
research
agricultural
research
and
education
facility
that
and
conscious,
of
engages
in
promote
to
seek
the
and
nature,
are
organizations
These
farming.
environmentally
understanding
an
aqua-culture, organic gardening, and
activities such as
experimental
environmental
center is
effects
an
human
of
interaction with the environment.
An
is the
excellent example
New Alchemy
non-profit organization, located
Expert teachers
range
of topics
waste
treatment
and farmers,
and
research,
Seminars,
conferences,
integrated
and
offered by the Institute.
126
on a
educate and consult
and, water
projects
Current
systems.
covercrop
in Falmouth, Cape Cod.
food, energy
such as
Institute, a
pest
practical
and
entail
management.
training
are
a twelve acre site, comprised
The center is situated on
of
experimental structures
theme
bio-shelter.
Many
including a
exist on the site,
'super insulated' auditorium,
ambient
a
and
houses,
green
gardens,
gardens,
market
organic
fields,
research
temperature, both
which naturally maintains
in
the
winter and
summer,
where heat is generated internally, by lighting and body
include
a visitor
facilities
additional
Alchemy's
New
temperature.
conference
store, and
center, book
space.
The
unique nature
from not
only the
of the
all over
the world.
a broad
range of
people and
appeals to
backgrounds.
Amateur
by the
available.
Cape
to day activities
visitors
northeast, but
The Institute
attracted
Institute attracts
botanists
specialized
and
scientists
knowledge and
Cod tourists are intrigued
of the Institute and
are
expertise
by the day
often include a
visit as part of their vacation plans.
Why the Site
Danby Four Corners
endeavour.
offers an ideal setting
The large
acreage
127
provides
for such an
a variety
of
environmental conditions and
certainly more than enough
space
experimental farming,
for research
fields,
ecological studies.
research
With careful planning,
community could
be established
a cohesive
on the
site,
day to day support
providing intellectual, leisure, and
For example, a young scientist could
for its residents.
and indulge
live, work,
actually
and
in the
many natural
amenities offered by the site.
the existing structures can
Many of
the
needs of
such
a community.
silos, and sheds can
scholars and scientists
thirty
number of
barns,
staff, as well as visiting
can be housed in
available
bedrooms
A
readily be converted into research
Permanent
and study spaces.
easily accommodate
synergy can be created with
on the
site.
the more than
Further,
a
many of the current uses on
the site, such as the farming and forestry activities.
The Smokey House project can easily be incorporated into
the educational
and research activities of
This synergy would
allow the Smokey House
expand its activities with the center.
Benefits
128
the center.
to grow, and
Its contribution to such an
to the Taconic Foundation.
the
Second,
learning
allow use
of its
land.
the
Smokey
House
to
benefit
potential
be tremendous.
Project can
unique
be to
would simply
endeavour
essentially no cost
can be implemented at
This concept
a
and
experience,
educational activities
for the youths
Smokey
any new
House.
Third,
and renovations by the users
the
property.
Finally,
in a
revenue exists
to
charged
the
the
would provide a
The center
expenses and property taxes.
of
participating in
structural improvements
would enhance the value of
potential for
variety of ways.
scientists
multitude
to
generating
A fee
cover
could be
administrative
Seminars, conferences, and
tours of the facilities could generate a substantial sum
for
the Taconic
could
raised
be
leased
to
and
crops,
marketplace.
Foundation.
visitin
produce
The existing
ig scholars.
could
be
residences
Organically
sold
in
the
Corporate and government sponsorship could
be sought for the various projects and activities of the
center.
established
Additionally,
with
a
joint
venture
educational institutions
Forestry or Agricultural Management.
129
could
in
be
Botany,
Artists' Village
A unique
concept
masters of
meet
can
be
the arts and
for extended
bucolic setting
periods of
time in
variety
skilled
of apprentices
a tranquil
to create inspired works
on the site.
utilizes his/her period of
in a
whereby
a select group
group would live and work
skills
developed
of art.
and
This
The apprentice,
residency to enhance his/her
of traditional
arts and
crafts.
Some of the activities may include, painting, sculpture,
ceramics,
jewelry
making,
weaving and
quilt
making,
woodworking, and boat and furniture building.
In
selecting
the
activities to
issues
are considered.
master
is important
be
First, the
in that
it attracts
program.
activity
low impact,
be
of
environment and ecology of
produced
Artists
notoriety
should
have
the
be
marketable, and
through their
to
association
and reknown artists' village.
are as follow.
130
the
interest and
Second, the proposed
the site.
opportunity
several
reputation of
lends credibility to the
should
offered,
and
respect
the
Finally, the work
provide
gain
revenue.
exposure
with a
and
reputable
Examples of this concept
The
Center, in
Headlands Art
seminars, lectures, and
program', public
the center for a
Apprentices attend
residence
in
'artists
include,
offered
Activities
space.
studio
into
artists
the
by
converted
being
and are
the site,
situated on
buildings are
is
Six former
acre recreational area.
located in a 15,000
military
northern California,
art exhibits.
nine month period,
and work under the direction of skilled masters.
The
seashore
historic
in
northern
on
located
Colony,
Live/Work
Artists'
Olema
a
provides
California,
Olema
residence and work space for 9 artists at a time.
has effectively used the existing structures on the site
to
farmhouse,
provide
cottage
water tower
and
utilized
are
and a
living accommodations,
renovated
A
requirements.
space
accommodate
to
renovated stable
provides work space for the artists.
Park, in Lewiston, New York,
A third example is The Art
Sculptors
commonly referred to as the 'sculpture farm'.
produce
environmental
landscape.
utilized to
Art Park
livelihood
to
has
to the
attraction that
where
131
in
works
attract tourism
become an
Lewiston,
create
the
to the community and is
Fundraising is tied
effectively
The
and
art
tourists
town.
provides
now
visit
specifically to see The Art Park.
Why the Site
art has been a long
The relationship between nature and
Pursuing
these activities within a
pastoral environment promotes
creativity, and offers an
standing tradition.
outlet
works
for
the
of art.
actual
With
artists'
the Danby
site could
Four
superior
Corners site
an
be
developed.
The
be used
to provide
both
be
sold
could
community
on the
buildings
creating
artists' emotions,
living and work space for the artists.
Benefits
To
generate
income,
through
a network
stores.
Further,
income from
courses,
of art
artists' work
galleries, and
Taconic foundation
the
rent paid
instruction fees
the
by the masters
from tourism.
other retail
can
expect
and apprentices,
from seminars, lectures,
and revenue
can
and training
In addition,
the
nine bedroom Herrick house can be transformed into a bed
and breakfast country inn
to accommodate visitors.
The
apprentices can also help renovate, expand, and maintain
the current improvements, thus creating value.
132
Conference Center/Executive Retreat
The
combination
of
conference
and
center
executive
retreat is quickly gaining popularity, particularly with
corporations
exciting
for
environment
specialized educational
Corporate
while
strategy
surrounding
stimulating
and
formulation
and
their executives.
training for
executives attend
the
a
provide
to
seeking
meetings and
landscape,
conferences,
and
recreational
amenities provide relief for leisure.
Increasingly,
to
marketed
the
resorts
national
England
for
planners
conventions, and business is
are
being
meetings
and
providing the core demand.
England's scenic attractions and
Business has found New
historic
of New
With the
sites appealing.
continued support
and demand for New England meeting and convention space,
the
winter
resorts
of
Vermont
and
the
neighboring
states, are evolving into summer destinations, providing
a vast array of year round amenities.
Several
demand
resorts in
for
the
conference
area are
and meeting
133
benefiting from
space
located
the
in
pleasant rural surroundings.
mountanous terrain
year round
is a
fall seasons, the
slow spring and late
In the
resort that
during the winter and
attracts pleasure travellers both
summer.
by
surrounded
of recreational
offers a vast array
The Balsams
activities.
and
New Hampshire,
in
located
resort
The Balsams, a 15,000 acre
resort is marketed primarily as a conference and meeting
recreational amenities
provides
center.
It
tennis,
golf,
skiing.
A
swimming,
downhill
second example is
Club located in
and
the Bethel Inn
Over sixty five
Maine.
cross
as
such
country
& Country
percent of its
revenue is generated from corporate and business demand.
Amenities include a 6000
rooms inn,
a 70
Another
example,
square foot conference center,
and numerous
recreational activities.
the Samoset,
a
230
in
acre resort
Rockport, Maine generates over forty five percent of its
revenue from corporate meetings.
Why the Site
As
we
have
secluded natural
the absense
surrounding area
this
setting, which lends
as a premier meeting
in
indicated,
already
site
offers
itself perfectly
place and executive retreat.
of any
recreational improvements,
offers a multitude of
134
a
Even
the
activities, and
the
site itself
retreat
and
provides
leisure.
streams provide
a
pristine environment
The many
natural
an added dimension for
example,
following meetings,
the site
for the natural amenities,
activities such
for
springs
and
enjoyment.
For
executives could
utilize
and participate in
as horseback riding, hiking,
and cross
country skiing.
The
current
meeting
inadequate, and
the
existing
expansion.
conference
would have to be
overnight
space
expanded.
accommodations
The existing
a tranquil, quaint,
stressed
and
would
be
Similarly,
would
require
improvements, however, provide
and relaxed setting for
corporate executive,
who
the highly
seeks a
productive
retreat and a pleasant change in surroundings.
Benefits
Clearly, a full scale conference facility would generate
substantial
income,
investment and
yet
would
require
heavy marketing inorder to
existing facilities.
front-end
compete with
The front-end investment, however,
would not necessarily be
exhorbitant due to the current
availability
meeting space
the
site.
of limited
The
existing
stuctures on
135
and lodging
the site
on
could
easily be expanded and converted into additional meeting
space,
and
overnight
totally
building
new
accommodations.
would enhance the
and pastoral image.
A
a
season
resort is
property's rural
essential
for
summer recreational amenities,
three
Vermont, a
southern
a
season periods.
during slow
in
and
diversification,
providing
resort location
the
conference center would increase
generating buffer
revenue
For
by
than
incorporating
faciliities,
existing structures
profitability
Rather
success.
Winter
and
combined with conference
and meeting facilities, would render the site profitable
and provide revenue for the Taconic Foundation.
War Games
An
activity with
increasing popularity
throughout the
country is war games.
In these games, two or more teams
engage
combat,
in
wilderness.
simulated
'roughing'
popular version
games
environment,
in
the
The weapons utilize harmless paint pellets,
to mark soldiers who have been shot.
These
it
of the game
have
little
where the
facilities is viewed as
The objective of a
is to 'capture
impact
on
wilderness and
the
the flag'.
immediate
lack of
modern
an amenity, contributing to the
136
of
authenticity
personally
One
combat.
experienced
the
the
of
thrill of
has
authors
partipating
in
these games, in the Laurentian Mountains, and can attest
to the increasing interest in this activity.
Why the Site
The
site,
in
its
participants
unique
games.
Danby
The
pristine
grounds
site
is
condition,
for
offers
partaking
enclosed
by
in
the
these
mountainous
terrain, creating an inward orientation, ideal for these
games.
As one of the largest privately held undeveloped
parcel
in the
sense
of
varying
ideal
northeast, it
remoteness,
isolation, and
topography and
in
that
they
provides an
adventure.
diverse natural
create
unparalleled
The
conditions are
interest,
and
offer
a
challenging and realistic terrain.
Benefits
Danby Four
Corners could
these games, and benefit
sponsorship.
income
the site and rental
combat gear can be
with
sponsor of
from fees associated from such
Further, admission to
fees for necessary
substantial
become a national
relatively
137
used to generate
little
front-end
The existing structures on the site can be
expenditure.
In
activities.
be
particular, two or more
their
and
residences can
bare
addition,
In
team headquarters.
as
rented
participants
the
accommodate
to
used
shacks, placed in varying locations throughout the site,
are generally carried
rented, since these games
can be
out during
weekends, where a
required.
Other sources
one or two night
stay is
include food
of revenue
and
beverage, and technical instruction.
SUMMARY
The common theme among the four concepts discussed above
is
each
that
conscious use
condones
a reasonable
present,
At
Foundation.
debt-free, with administrative
comprising the
above
Taconic
uses,
without
front-end costs associated
each
case,
the
to
revenue for
the
site
the
held
is
costs and property taxes
generate adequate
Foundation,
advantage of
effort
of annual
major portion
would
environmentally
little
requires
and provides
implement,
an
land, takes maximum
of the
structures,
existing
Taconic
project
expenses.
The
for
the
income
incurring
the
normal
with resort development.
In
improvement
or
concept
138
advocates
expansion of the many structures
on the property , thus
creating long term value.
and mutually beneficial role.
can play an integral
the artists'
example, with
skill
its
of
residents,
enthusiasm, and
manpower,
are
the
the disadvantaged
committed
benefit the project's image
House would
with
reciprocated
energy of
For
expertise and
village, the
remaining
Furthermore,
youth.
House project
concepts, the Smokey
of these
With most
to
Smokey
and strengthen
the Taconic Foundation's ties with the local community.
The success of resort devlopment on this site is at best
uncertain.
costs
may
development, the high front-end
With resort
prove
too
development proceeds
unjustified
costly and
through the many obstacles
as
the
on the
way to potentially becoming a destination resort.
As we
these hurdles
could
have
discussed at
great
length,
prove unsurmountable, and ultimately
development.
to
questions
within a
the
result in a failed
These hurdles include, but are not limited
of access,
lack
of
a national
reasonable commute, the approvals
uncertain
regulatory
climate,
airport
process and
and
the
anti-development sentiment prevalent in the Danby area.
139
As
resort
discussed,
development
endeavor, requiring significant
risk
high
a
upfront investment.
In
risk and limit the required
order to reduce the project
parcels
capital expenditure,
upfront
is
need to
may
be
subdivided and sold individually, resulting in a smaller
majestic property.
less
acres
of
represents one
undeveloped
parcels
opportunity to
in
at
oppportunity
present
the site's
the
largest privately
the
northeast
best
of a
parcel of such
limited.
to preserve
utilization into
There
the
a
land
national
4800
owned
region.
participate in activities and
recreationl amenities
certainly
At present,
The
enjoy the
grandeur is
exists
a
rare
and transform
the
center; for
the
arts, agricultural research, conference/retreat, or even
simply a home for the ever-increasing popular war games.
We
believe these
advantages
impacts.
of
the
property,
with
fully utilize
minimal
the
adverse
Once implemented, these concepts would require
little day to day
generate
creative concepts
administrative support, and certainly
a reasonable
expenses, and
risk
adjusted
return to
provide additional retained
the Taconic Foundation.
140
cover
earnings for
PART 3
141
Prefeasibility Checklist
The
prefeasibility
follows provides
site
checklist
evaluation
the observer with an
that
instrument to be
used on site to assess attributes and characteristics in
a thoughtful and methodological
the
identification
require
further
conditions which
framework
of
manner.
critical
analysis,
as
issues,
well
should be explored.
outlines the
key elements
prior to proceeding with any project.
142
It facilitates
In
which
as
would
favorable
addition, the
to be
evaluated,
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST
and
Date
Time:
Project Name :
Site Location:
A.
NATURAL AMENITIES AND RESOURCES
Orientation
N
Shade
Sun
Wind Exposure_
Natural Beauty
Scenery:
(diversity, variety,
Natural Amenities:
color)
(desert, mountain, beach, lake, pond)
Views
Quality, Variety, and Key Locations:
143
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST ..2
Climate
Temperature, Precipitation, Humidity, and variability:
B.
PHYSICAL ATTRIBUTES AND CONSTRAINTS
Present Utilization & Adaptibility
Type and Impact:
materials,
(environmental conditions, hazardous
regulations)
Topography
Highest Elevation
Type and Variability:
Lowest Elevation
(flat, sloping, mountainous)
Drainage
Natural Patterns: (rainfall, rate of absorption, bodies
of water, water table, topography)
144
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST
.. 3
Soil Analysis
Type and Condition:
(mix, texture, wetness, rockiness)
Utilities
a. Sewage
Connection Moratorium
Existing District_
Planned District
Critical Floor Analysis:
Extension
(on site septic vs. package
treatment at 15-20 thousand gallons/day)
Surface Water Source: (capacity, flow, dilution rate)
Ground Water Discharge: (sands, gravel, water table)
145
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST
b.
..4
Water
Connection Moratorium
Existing District
Planned District
Type and Estimated Uses:
On-Site Sources:
Extension
(gallons/day, quality required)
(aquifers, springs, catchment surfaces)
Quality of Available Water:
c. Electricity, Gas, Telephone
Electric :
Available
Not Available-
Programmed
Gas
:
Available
Not Available_
Programmed
Telephone:
Available
Not Available
Programmed
Natural Hazards
History:
(type, frequency, severity, season)
146
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST
C.
..5
LOCATIONAL ATTRIBUTES
Community Attitude
Pro Growth
No Growth
Planning and Design:
Unclear
(sophistication, sensitivity)
Key Groups and Leaders:
Proximity to Activity
Urban
Suburban
Rural
Type and Character: (natural attraction, cultural,
social, historic, image and quality)
Accessibility
a.
Automobile
Roads:
(proximity, type, volume, condition)
147
RESORT DEVELOPMENT
PREFEASIBILITY
SITE EVALUATION CHECKLIST .. 6
Nearest Metropolitan Center:
b.
Other Transportation Nodes
Airport:
(location, service, facilities)
Port and/or Rail:
c.
(name, distance, drivetime)
(location, service, links)
The Site
Ease of Accessibility:
Arrival Sequence:
©
(terrain, seasons)
(type, quality, image)
Hormoz Lashkari, Christopher Voutsinas 1990
148
PART 4
149
APPENDIX ONE
: TABLE ONE TO TABLE SEVEN
TABLE ONE : SOIL TYPE COMPOSITION
GENERAL COMPOSITION
DEFINITION
Gravel
particle size over 2mm in
diameter
Sand
particle size of 0.05 to 2mm;
grains are visible to the eye
Silt particle size of 0.002 to
0.05mm; grains are not visible
but can be distinguished by
touch
Clay
particle size of less than
0.002mm; smooth and stiff when
dry, plastic and sticky when
wet
source: Lynch et al.,
TABLE TWO :
1984:
379
SOIL TYPE CHARACTERISTICS
SOIL CLASS
ENGINEERING IMPLICATIONS
Clean Gravel
Dominant component is gravel with
less that ten percent silt or clay;
stable when loaded; reacts well
under freezing; excellent for
drainage; high bearing capacity
Silty & Clayey
Gravel
Mostly gravel with more than ten
percent silt or clay; generally
stable when loaded; fair to good
stability when frozen; questionable
drainage characteristics; good
bearing capacity
150
Clean Sands
Mostly sand with less than 10%
silt or clay; stable when loaded;
reacts well under freezing;
excellent for drainage; bearing
capacity dependant on grading
Silty and Clayey
Sands
Mostly sand with more than 10%
silt or clay; fairly stable;
questionable drainage and bearing
capacity
Nonplastic silts
Inorganic silts or fine sands with
a liquid limit of less than 50%;
begin to flow like a liquid; fairly
stable; poor drainage and bearing
capacity
Plastic silts
Inorganic silts with a liquid limit
over 50% ; poor stability,
drainage, and bearing capacity
Organic Silts
Silts containing organic matter and
a liquid limit under 50% ; poor
stability, drainage, and bearing
capacity
Nonplastic Clays
Inorganic clays with a liquid
limit under 50% ; poor stability
and bearing capacity, unusable for
drainage
Plastic & Organic
Clays
Clay or silt containing organic
matter and a liquid limit over 50%;
poor stability, unusable drainage
and bearing capacity
Peat and Muck
Organic material; unstable, some
drainage characteristics, unusable
bearing capacity
source: Lynch et al.,
151
1984:
379-380,383
TABLE THREE
: PER PERSON WATER USAGE
QUANTITY USED
PER PERSON/DAY
Hotel Guest
Resident Employees
Non Resident Employees
(1)
135
90
45
Source: Lawson, 1976: 197
TABLE FOUR : TRAVEL REASONS
ACTIVITY NODE
EXAMPLE
Leisure
sun seeking, sight seeing
Recreation
sailing, golf, skiing, climbing,
riding, sports, spectator games,
displays
Culture
interests in art, history,
archeology and pageantry
Religion
ceremonies, pilgrimages,
festivals
Entertainment
theatre, concert halls, opera,
casinos, night clubs
Convention
conferences, conventions,
assemblies, meetings
Institutional
visitors to institutions, hospitals
and universities
Business
business and commercial travel,
executive meetings
Economic
promotional shows, exhibitions and
trade displays
Medical
health, dietary, spa and
convalescence facilities
Social
visits by relatives, friends,
societies, clubs
Travel
overnight lodging requirements
source:
152
Lawson, 1976:
18
TABLE FIVE
: ISSUES OF ACCESS
ISSUES
CONCERNS
Highway Type
Classification and Role
Statutory Restrictions
Positions of Intersections/Routes
Relationship
to Highway
Distances from intersections
Frontage length
Visibility to traffic
Possible hazards
Visibility/access from other routes
Traffic Volume
Traffic flows
Daily, weekend/weekday fluctuation
Seasonal fluctuation
Trends and speeds
Traffic Type
Short or long distance
Business or leisure
Major travel bus route
Future Development
Proposals/expansion plans of roads
New links
source:
TABLE SIX
: ACTIVITY
Lawson,
Bicycling
Boating
Golfing
Jogging
Skiing
Swimming
Tennis
No partic.
<$5
36
PARTICIPATION BY INCOME
INCOME GROUP
ACTIVITY
1976:
$5-$15
(thousands)
$15-$25
23
16
6
35
27
13
27
7
57
18
6
21
5
34
12
28
source:
153
GROUP
$25-$50
41
39
20
33
13
68
22
4
>$50
42
43
27
37
21
72
37
3
Philips, 1986: 9
TABLE SEVEN : PERCENTAGE USAGE OF WATER SOURCES FOR GOLF
COURSES
SOURCE
Lakes and Streams
Wells
Local potable water
Effluent Water
No Irrigation
NE
N.Cent
55.5
21.4
19.6
2.6
0.5
41.0
39.3
16.4
1.7
1.6
S
46.6
32.6
12.0
7.9
0.9
W
32.1
38.4
21.3
7.2
1.0
Nation
44.2
33.7
16.6
4.6
1.0
source: Phillips, 1986: 44
154
APPENDIX
TWO:
Limitations
Soil
Recreational Areas
for
Buildings
in
Degree of Limitation
None to Slight
: Well to moderately well-drained soils
not subject to ponding or seepage.
Over 1.2m to seasonal water table.
Flooding
: Not subject to flooding
Slope
0% to 8%
Rockiness
: None
Stoniness
: None to few
Depth to bedrock: 1.5 meters
Wetness
Moderate
Wetness
: Well & moderately well-drained soils
subject to occasional ponding or
seepage. Somewhat poorly drained not
subject to ponding. Seasonal water
table of 0.6 to 1.2 meters
Flooding
: Not subject to flooding
Slope
: 8% to 15%
Rockiness
: Few
Stoniness
: Moderate
Depth to bedrock: 0.9 to 1.5 meters
Severe
Wetness
: Somewhat poorly drained soils subject
to ponding. Poorly and very poorly
drained soils
Flooding
: Subject to flooding
Slope
: Over 15%
Rockiness
: Moderate to many
: Moderate
Stoniness
Depth to bedrock: Less than 1.0 meters
source: Environmental Geology, 1979:
155
464
APPENDIX THREE
156
The Site
Danby Four Corners,VT
one mile
157
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ig
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158
4
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103
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nshend
.A-e
35
Ai
3
3
Wa
."oc.g
re
l
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PT
MCMAUn
Mtontauk
EW YORK
Regional Context
159
The Site
Danby Four Corners,VT
Developable Areas
one mile
160
DEVELOPABLE AREAS
SUMMARY
Refer to the Developable Areas Map
Area A
: Corn field
Present Use
Predominate Soil: Dutchess Flaggy, Georgia/Amenia
: Flat to moderately sloping
Terrain
: Mountain ridges to west, distant
Views
valleys to north/northeast
: Immediate, off paved town road
Access
Area B
Unused, old farm field
Copake, Georgia/Amenia
Flat, clear field
Surrounding trees limit immediate
view, distant views west and south
: Direct, off hard packed road
:
Present Use
Predominate Soil:
:
Terrain
:
Views
Access
Area C
: Unused
Present Use
Predominate Soil: Georgia/Amenia
: Flat, clear meadow
Terrain
: Good views, mountains to
Views
south and west
: Off hard packed road
Access
Area D
: Unused
Present Use
Predominate Soil: Copake, Georgia/Amenia
: Gently to moderately sloping
Terrain
: Panoramic, distant lowland
Views
ranges to north and east
: Direct, off hard packed road
Access
161
Area E
Present Use
: Unused
Predominate Soil: Georgia/Amenia
Terrain
: Clear, moderately sloping
Views
: North and northwest
Access
: Off hard packed road
162
/
~
/'
'2
N
~'1~
The Site
Danby Four Corners,VT
Recreational A menities
one mile
163
APPENDIX FOUR :
Existing Structures
The following is a description of the major structures
(LandVest,
which currently exist on the Danby site
For the location of these structures, refer to
1989).
map which follows.
The Hilliard Compond
The Hilliard compound houses the Smokey House Project,
and administrative
as its educational
and serves
following
the
of
consists
parcel
The
center.
structures:
The Hilliard House, is a two level structure which
incorporates rooms for meetings and conferences. The
first floor consists of a large kitchen, and the second
floor accommodates a large open span meeting room with
an outdoor deck.
The
Smokey House
Office Building,
a 2500
wood framed farmhouse, contains 2 large
offices and a kitchen.
square foot
meeting rooms,
Both, the Hilliard House and the office building are
fully serviced, and have been recently renovated. Other
improvements include a wood working shop, storage barns,
a locker room, and a 1000 square foot sugar house.
The Herrick Farm
The Herrick Farm consists of a one and half story
clapboard house with a footprint of 4700 square feet.
The house incorporates a spacious living room, a large
family room (with fireplace), nine bedrooms and a full
bath. Aditional structures include a small one and half
story building shell, two bay garage, several sheds and
barns.
The Bruce Dairy Farm
The
There are two residences located on this farm.
with
farmhouse,
foot
square
first, consists of a 4000
living room, dining room, four bedrooms and two and half
The second, an 1800 square foot farmhouse,
baths.
contains three bedrooms and one and half baths. These
houses have many desireable features such as enclosed
Other
porches, and flagstone and hardwood floors.
164
structures include dairy
and numerous other sheds.
barns, silos,
a horse
barn,
The Fiske Compound
The Fiske property offers some of the best views of the
valley, and consists of five structures. The main house
contains over 1400 square feet of living space, four
bedrooms, and a bathroom. Currently, it serves as the
living quarters for the staff of the Smokey House
Project. Other structures include a hay barn, Manure
Bunker, silo, and storage barn.
The Armstrong Property
This property contains a one story ranch house, with a
large living room, three bedrooms, and two baths. The
exterior of the property is in poor condition. Other
improvements include a garage.
The McClellan Farm
At approximately 2200 square feet, this wood framed
McClellan house contains a large living room, five
and an
bathroom, a large kitchen,
bedrooms, one
attractive porch. Other structures include garage, a
dairy barn, cow barn, and numerous sheds. The property
offers outstanding views of the nearby mountains.
The Log Cabin
The log cabin, a 1200 square foot
offers
situated, and
remotely
outstanding views.
quaint structure, is
and
both privacy
The Foy Cottage
This is a small
extensive repair.
one
story
structure,
in
need
of
The Currier Cottage
Situated in a great location with excellent views, this
elegant one story wood frame cottage features a masonary
fireplace, bay windows, master bed and bath, and a loft
to the
studio apartment is adjacent
A
bedroom.
exterior.
a
marble
cottage, and features
165
Danby Four Corners ,VT
The Site
Existing Structures
1/2 mile
166
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