THE DEVELOPMENT OF THE GRAPEVINE A CONCEPTUAL FRAMEWORK VALLEY: by Thomas G. DiGiovanni Bachelor of Arts Harvard College 1979 and Margot A. Lyman Bachelor of Arts Wheaton College 1978 IN SUBMITTED TO THE DEPARTMENT OF ARCHITECTURE PARTIAL FULFILMENT OF THE REQUIREMENTS OF THE DEGREE MASTER OF SCIENCE IN REAL ESTATE DEVELOPMENT AT THE MASSACHUSETTS INSTITUTE OF TECHNOLOGY SEPTEMBER, © c 1985 homas G. DiGiovanni Margot A. Lyman Signature of Author ' Thomas G7.DiGiovanni Department of Architecture August 13, 1985 Signature of Author Depa Certified by R-el±er Associate Director for Education Center for Real Estate Development is Advisor Accepted by Interdepartmental ment of Architecture August 14, 1985 Degree Program In Lawrence S-Bacow Chairman Real Estate Development MVASSACHU SETTS I.TU OF TFECHNJOLOGY ' M~ss60Io69.TUTE SEP 0 5 1985 1- LIBRARIES Roti The Development of the Grapevine Valley: A Conceptual Framework by Thomas G. DiGiovanni and Margot A. Lyman Submitted to the Department of Architecture on August 14, 1985 in partial fulfillment of the requirements for the Degree of Master of Science in Real Estate Development ABSTRACT The Grapevine Valley concept is a large-scale land development program which targets a novel form of recreation It is based on four new and living in Northern California. These major components are and largely untested elements. interdependent, and must be properly phased or lose their Thus, the success of the and economic viability. vitality program lies not only on the market acceptance of each discrete land use, but also on their appropriate mix and timing. The development's effort to be recognized in the distinctive and innovative features. marketplace relies on its design or market Each major element is unique either in its Further, the combination of land uses provides orientation. for and encourages a high degree of use which results in and value for the consumer. higher rates of utility The thesis is essentially a framework study and functions It attempts to define the mainly on the conceptual level. concept and frame the major elements of the program in such a way as to identify and discuss all the larger issues which The appendices cover some of the more stem from them. The land use formulation technical issues of the concept. which results from these discussions represents a first attempt at a master plan for the 7,000 acres of the Grapevine Valley. Thesis Supervisor: James McKeller Title: Associate Director for Education, Center for Real Estate Development ACKNOWLEDGEMENTS Though the opportunity to explore development possibilities is enough to make any young real estate on virgin territory student dizzy with thoughts of profit potential, in reality, the task can lead to early frustrations and disappointments. By definition, a conceptual study is open-ended and somewhat vague in approaching and describing real estate development A task of this opportunities and markets. possibilities, and asks the more nature exercises the creative dimension a minor role. to play only analytical faculties critical and While the primacy of the creative element has lead to a unique and bold land use formulation as the end-product of thesis, it has done so at the expense of closure or this in the work. Relative finality on any issue discussed Accustomed certainty has given way to relative uncertainty. as we are to the former in our training and in our lives, the been one as a neccessity has itself acceptance of the latter the process of of the more important lessons learned in studying and writing about the Grapevine Valley. one was not imparted As with most important lessons, this Our first thanks without the help and attention of others. who gave us the are extended to Gerald W. Blakeley, Jr. opportunity in the first place. The inspiring vision and enthusiasm which he brought to the task of studying the Grapevine has characterized his long and illustrious career Also, we wish to thank Don in the development industry. Swartz whose articulate and forceful conviction about the the face of possibilites of the Valley were expressed in significant early skepticism. Gary Baker is especially deserving of our gratitude for his lengthy efforts in describing the technical opportunities and constraints for itself, and for his development offered by the landform diligence in preparing the exhibits which accompany this thesis. Also, for his willingness to spend hours at a time discussing any aspect of the progam we are very grateful. Finally, Gayle Koch is to be thanked for offering her support by reading and commenting on our drafts. Her timely and save enabled us to sharpen our discussion criticism valuable time in the process. 3. TABLE OF CONTENTS Chapter I. Page SITE CONTEXT AND ORIGINAL CONCEPTS . . . . . . . 7 . . . . . . . 17 . . . 30 . 46 The Site Context The Initial Concept Thesis Objective Synopsis II. SUMMARY AND RECOMMENDATIONS . . . . Summary Recommendations Synopsis III. TRANSPORTATION WITHIN THE GRAPEVINE VALLEY Genesis of the Car-Less Concept Support Transportation Network Novel Living: Analogues for the Car-Less Environment The Train as Land Ferry to an Inland Island The Rail System: An Expert's Thoughts Synopsis IV. CORPORATE PRESERVES . . . . . . . . . . . . . . Genesis of the Idea Nature of the Corporate Preserve Concept Visual Description of the Preserves Rationale for Purpose Target Market for the Preserve Concept Design and Operating Characteristics Existing Analogues Synopsis V. COMMUNITIES ALONG THE GRAPEVINE VALLEY . . . . . . 78 Genesis of the Idea Philosophy and Virtues of the Town Concept Basic Economics of the Town Concept Town Profiles Synopsis VI. VISITORS TO THE GRAPEVINE VALLEY . . . . . . . . . 92 Genesis of the Idea Profile of Northern California Recreation Demand Ideas for Visitor Recreation Synopsis 4. Chapter VII. Page LAUNCHING THE PROJECT . . . . . . . . . . . . . 104 Elements of a Successful Launch Image: The Critical Ingredient Synopsis VIII. APPENDICES: A. B. C. D. E. F. Colusa County Statistical Project Proforma . . . . Railroad Data . . .... Corporate Preserve Data Recreation Statistics . Launch Milestones . . . Data . . . . . . . . . . . . . . ........ . . . .. . . . . . . . .. . . .. . . . . . . . . . . .. . . . . 108 109 iii 119 122 133 LIST OF EXHIBITS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. Photograph of Grapevine Valley o... .. o..... California . . .. . . .. . . .. . . . . . . . Northern California Region . . . . . . . . . .. Colusa County . . . . - -. . . o . . . . . . . . White Oak Ranch . - - - .. . .. . o.. . . ... Photograph of Ravine . . . . . . . . . . . .. o. Grapevine Valley Master Plan .. . . . . . . . . Photograph of Grass and Rolling Hills o... . .... Corporate Preserve Compound Detail. .. .. .. . Corporate Clubhouse/South Grapevine . . . . . . . Photograph of Pond . . . . o... .. . ....... White Oak . - . . . . . . . . . . . .. . . . Shank's Mare . --.. . . . . . . . . .. . . . . Antelope . - . . . .. .. .. Grapevine . -. . - .. ...... . . . . . . Golf Course . . . . . . . . . .. . Photograph of Oak Grove . o. .. .. .o. . . . .. 18. California SMSA's . . . . . 19. The Twelve Californias . . . 20. California State Park System 5. . . 6 9 13 15 20 29 32 45 50 64 77 80 82 84 87 89 91 . . . . .. 110 . . . . . o... .o.... . . . . . . . . . 131 132 . M . -4g CHAPTER ONE: A. SITE CONTEXT AND ORIGINAL CONCEPTS The Site Context The which Grapevine comprises canyons in located the San Range. acres region. is in East West, and Napa Yolo drive CA. of richest the Colusa and eastern this latter north from wine County is productive of the Coastal County that White bounded by Lake County County to the North, California's and from the center of of the Colusa is Ranch San Joaquin most foothills section Oak ridges California's County to the South. County, hour's County, White valleys, The County stretches to Glenn the wooded part Oak and the Grapevine lie. to the within of Colusa country's Joaquin It lies northwestern the agricultural the 11,200 northwest in Valley, Valley Sutter It lies 20 country. Sacramento, County to the miles Grapevine and two above is hour's an drive northeast from San Francisco. The Grapevine Valley has a gently sloping floor flanked branching east-west tributary canyons, ridgelines parallel The valley, Antelope two miles beyond the along eastern Antelope, Valley wide, the its its is lies open, western to the of the grassy White characteristics framed by major limits. east plain northern and southern boundaries topographic an and and is of A the larger Grapevine. approximately dimensions Oak Ranch. of by By run far contrast, Grapevine form isolated smaller expanses. The more gentle terrain is 7. found in the Valley floor, which is feet per evenly sloped mile. Side with an canyons average are grade separated change by a of 100 series of ridges and form independent spaces which are hidden from view from the main Valley. mile in it. The rugged width, isolation in in its The Valley and the ridgelines ridge terrain the Valley. southern floor averages rise 600 to half feet above lends further to the feeling Oak and pine trees portion; 800 one coverage is of cover the ridges less to the north. Range grass grows throughout the Valley. Grapevine the main provided is approximately north/south by property. a 15 interstate two lane paved The Valley is miles west of Interstate 5, in California. road to the Access north 5 miles from Sites, CA, end and is of the 10 miles east of the Mendocino National Forest. B. The Initial The White Gerald beauty, Swartz, Jr. and Los Angeles vastness, by array Oak Ranch was purchased Blakeley, Blakeley only Concept its of and Partnership and varied topography, development Donald but Swartz, general 1984 by partners The Ranch's character by the opportunities. wishes to minimize September, Boston. visual also in The interruption great promoted seasons, of not offers Blakeley an Swartz of the landscape, while introducing truly unique products to the marketplace. The concept involves creating three communities along the Valley canyons floor along and fourteen the ridgeline. corporate They 8. also 'preserves' imagine it in the being a California BLAKELEY SWARTZ 9 , RnUn San Francisco Los Angeles Son DIgo 9. 50 ,A place where the general public, in affair with the great out-of-doors, its inexhaustible love might come for a day long sojourn of view-taking and quiet recreation. A Railroad A to first thought in their attempt to minimize disturbance the landscape includes bringing an excursion railroad. Though via especially some novel 'marriages' in connection planning, made with it in users one their into of use, the would major thinking. In public considering romance a visit and distinction to the site. parking facility. Pure Thus, form, require conceptual to would lend to the general adherance this logic will mean that all cars must be left resident/visitor site addition the themes of nature and recreation, the railroad an aura of adventure, the this transportation residential was early all off-site to in researching a the affects of such a ban became an obvious aim of our study. Corporate Preserves The landscape affords some isolated and private areas, which led to the corporate preserve concept. on the provide pre-sale initial development objective these capital the prefers reasons. naturally for site. endorsement Partnership several of of the Pre-sale of The Partnership plans the isolated remaining will serve as concept. continuous 10. flow of users an The company buyers to individual buyers The to infrastructure also masterplan parcels that for a corporation will revenue for addition, since higher have the to local value site retailers will a will and greater be price for the land. many the companies have utility purchase provide generate railroad line. In use potential, their translated Also, more into a higher wealthy individual estate options from which to choose in buyers selecting a second home. Communities Along the Valley The ideal Valley floor community bemoan that its a widens sites. Since increasing strong in several many congestion market exists in locations our modern and pollution, of people creating it is culture likely interested in a simpler, cleaner, and more bucolic lifestyle. The open existence sites has influenced emphasize this and the vast establishment to of the insulation place at use the huge the northern large, provides, toward It the wishes to the town with Valley's the ranch thinking within shared the with along the Valley. residential facilities public-at-large coupled Partnership's of communities private contribution market, sites and surrounding boundary. This to the greater public welfare will go far toward establishing good will and gaining approvals. The towns will vary toward visitor either trade. primary Our in character. residents, project other community concepts. 11. second will Each will be oriented home further owners refine or the this and Visitors to the Valley The concept promotion this of the Valley's development trade. The recreational include natural for the attraction of the setting and the subsequent railroad operation assumption is and an recreational local activity of and public to revenue the the reasons for primary a magnificent generated retailers. awareness includes Implicit significant attractions in for the in this demand the for Northern California region. C. Thesis Oblective In undertaking this project, the authors have three major objectives analyze in mind. the First, major elements it is of our intention the Grapevine corporate preserve, rail transportation community, and visitor elements independently geographic addition, for and suitability market these and context elements determine the appropriate mix be concept. system, will be evaluated within the valley. In a to Grapevine examined as The residential marketability of the will to critically whole of factors to make the project economically viable. Specifically, element, themes and how intend each and objectives rationale for establish the Further, we we each describe appropriate of the project's element financial will is to examine will viability the be of various 12. the genesis to the of development proponents. developed the issues to A market begin overall of each the to project. project Northern Califo rnia BLAKELEY SWARTZ C A t I Pp a0P IN V F 0 a N , E Q Iy Region 0 25 50 -J Miles S T 0 0 Reno White Oak San i Jose 101 3. elements, and address their implications in planning and phasing the development. Second, program the authors intend to provide creative input to a which the basic is still elements in its early conceptual of the project have been stage. While established, th'e implementation strategies and phasing programs have yet to be addressed. We creatively us, and to creatively address make recommendations the which have been given fundamental phasing. In program, which development this way, and temper issues we will it of both with the of development drawn from a variety of analogues. this document alternatives refinements of the many and the advocate Third, all to embellish the basic concepts implementation realities intend years, Valley act and as a standard against which will be judged. of White Oak Ranch is from all which further The development likely to last and many refinements of the program are bound to be necessary environment. conceptual flow, of the program Grapevine the program will will over time as the developer adapts to a changing This document beyond a serves as a first attempt to take handful of creative ideas and fashion a superstructure around of each element will take its which the detailed beginning. 14. planning To edding BWaELEY SWARTZ !.:-'.'. i Colusa County 0 , GLOMN Ca MENDOCINO NATIONAL FOREST b Sacramento 15. MR"e CHAPTER ONE SYNOPSIS Project: Grapevine Valley Location: Northern California Size: 7,000 Acres Concepts: 1. Tourist Railroad - 250,000 people/year 2. Corporate Preserves - 3. Car-Less Towns - 4. Visitors - 14 Sites 1,000 Lots 1,000,000 people/year Thesis Objectives: 1. Analyse Basic Concept 2. Add Creative Input 3. Prepare a Standard to Measure Project Changes 16. CHAPTER TWO: A. SUMMARY AND RECOMMENDATIONS Summary of the Major Components of the Grapevine Program The of the succeeding the Grapevine issues set There six and Valley involved tentative are four chapters offer of in Concept. A fifth launching appendices support elements of the program. for comprise the program: the This presents the back-up viability discusses a owners. information of particular A summary of these follows. perhaps the most element for the novel element of the the banishment of the automobile from the Valley and design of conventional Valley is and for Chapter Three presents the transportation Grapevine. elements chapter milestones which major the project development some present the car-less arterial floor, excursion a the access to the Valley towns to be highway owners railroad environment. intend which will and its constructed running to construct provide the place of a through the eight mile developed in In the a only areas. Valley's short line means of The three new interior will be planned on a scale to reflect the absence of the automobile. Secondary depending helicopters transportation on the nature for emergency for short intra-town trips, will assume of the need. use, to a variety of modes These will range from trams, drays and bicycles to special land vehicles for some inter-Valley transit. The rationale fundamentally for this bold approach to transportation linked to the 17. natural beauty and is aesthetic appeal of the prevent Grapevine the compromise Valley. introduction or undermine The of this owners' any element basic appeal. access to the Valley will reinforce insular character establish place. Also, having a the owners to of this savings a well and a and which value will This is benefit analogue expanded a is logistics company product passed of enable the in the auto-related land development through to of The early of designed railroad to the the market construction the corporate as preserve broad-based by companies to their employees. that of a and the lateral cohorts. Run value reduction moves, well, country and from of 18. the closest inn with appeal to a value as an promotion employee competition the preserve able to pay for itself. Its significant derives element recreational The investment the product's Its loyalty, corporate-owned facilities. stems from and the Chapter and Appendix C. a benefit. absenteeism employee discusses recreational corporation employee Four offered be sense of transit, will absence and image. theme contribute operation are also discussed in which mode to of the town-lot product. preliminary Chapter known bold to would isolated distinct significant can its Valley the in a which positive the Finally, result competitiveness a into unique will consumers. The mode process. infrastructure is history strike development cost railroad colorful introduction help is Furthermore, restrict and objective benefit of turnover, for elite should be As a land efficient development concept, of canyons of a utilization of land which is that and area. takes finite, product which promotes a high consequent In resource, the value addition to product well-focused the corporate thereby product advantage of the topography of the southern portion of the Valley by introducing a rate the is and a in the greater designed able to utilization for pay. isolated a Furthermore, preserve element will be pre-marketed, provide an easy and relatively market risk-free and will method of consists of testing the overall Grapevine Valley Concept. The large target market service, companies financial, located Consideration in should strategy discussion for is insurance and to the focuses development program. for the development; one at distinct use profile, superior aesthetics pathways California region. sales to one corporate preserves. to design the as on the Additional and well as a operating description of California. new town element of the A total of four communities are planned interior, and technology Chapter Four also discusses an overall of the preserves, Five high restricting a variety of analogues located mainly in Chapter product Northern given devoted characteristics preserve the be company per industry. sales for the its three are northern but and edge. all will liveability. will encourage walking protected natural surroundings. 19. located Each share in the town a have philosophy Extensive and will Valley's a of landscaping appreciation of the To East Park j I BL4KELEY SWARTZ C AL 1 000 P 00 . , 1 0 L1 White Oak Ranch 0 4000 ,000 I A . Shai AirportI 1-5 ( 'I ~ 20. Li A total interior Average retail of 1,000 towns; lot the middle will but town Shank's Mare, are build-out size element, lots be the of tenatively is expected 3,000 focus SF. of Antelope. Antelope planned over ten town will Each retail The activity four for years. have will towns: be White and Grapevine are profiled in the a in Oak, Chapter Five. Chapter program the Six which Valley. examines involves The to augment elements of the and will with add components, the the the for component the use Valley for As itself. from be In will be the with will in and the retail contemplated attraction derives visitor image. Grapevine activity for the railroad distinctive the of the of visitor this uses fundamental of element Moreover, other its last promotion revenue towns. to aesthetics the rationale the need consistent the Valley the other provided addition, by the railroad will act as a significant visitor draw. An evaluation a vital and National expanding Parks, Recreation of the regional Areas level National has Additionally, and Colusa-Sacramento the significant increases particularly the facilities of the Sierra in nearby River market reveals demand. Forests increased years. recreational and steadily Attendance State over Mendocino State the last National and six Forest Park have experienced attendance. wilderness, Parks at In demand for some areas, recreational has caught up with supply; overcrowding has become commonplace, and recreationists 21. are attempting to avoid overcrowded Such a locations condition by works visitor program. general recreation, seeking to the Ideas retail out alternative advantage for of visitor facilities. the Grapevine's activities attractions, a country include inn, and a variety of cultural offerings. Chapter Seven examines launching the project. necessary ingredients estimate is addition, the In its made An attempt of of a the chapter examination some of the issues associated with proper study relies heavily to create an underlying image as Thus, to a engineer a successful seeding of a variety of and of of will ideas, a critical issue elements, rough events. In of image. the body of the the ability of the owners for the project as launch series on launch, order the program framework well made to determine the successful discusses of the is a whole, component-specific also involve concepts as images. the proper and traditions which will be carried through the devlopment. A final aspect of a successful winning over decision makers to the concept Though most Valley, critical to scope of the to local impacts this residents as will effort will to the relatively view the process simple. The be solution in be owners' process complex, will as the the a isolated ability and its negotiation. dynamics undoubtedly trade of community goods for a level of impact. 22. by the owners. limited the involve governmental as well as support, approval may will and envisioned be out potential opposition willingness Though neighbors, launch are involve a B. Recommendations A framework raises more identified program, issues and it study asks than more it questions settles. than As helped define the components now remains for Blakeley Swartz it this answers, study of the has Grapevine to focus on each element and to sharpen their picture of it. Our first its recommendations set are various to components. consequences this specific fall size to an and examination into two major the The Grapevine second organization scope. attempts As only project category of with to categories. itself and deals with the undertaking a the itself, thesis introduce The these project of this issues and presents them as a launching point for further discussion and evaluation. Specifically, we conducted on recreation markets. the market Grapevine recommend the Northern In detailed California order to more potential Valley in that and second critical home effectively competitive these two analyses of we and have products potential been offered to be highly offered in this by competition. able in to program observe about the Grapevine competitive each. On the are aesthetics given what markets, basic elements the commodities and quality. skillfully and delivered efficiently, 23. price the program have the potential due to the Fundamentally, whole, these the more must be known about consumption patterns, consumer preferences, trends and understand position markets, be of value being If sold packaged sales will be brisk. The second project-specific and dynamics design additional studies be conducted understand the which make places such both critical mass What elements physical that can image play a of work. and sets analogous Is that there special Swartz critical role in provide dynamism setting of the in motion? its scheme into quality? and to elements confluence which for this and theme for the project as and a introduce plant the seeds the communities relationships psychological, Blakeley for the towns which the towns variety on concerns We recommend that of the interior towns. better factors, recommendation Since sustaining the a whole, these issues are highly germaine and must be explored further. Third, as the corporate preserve program will proceeds, presenting convincing becomes and highly designed of largely and the critical. hard-nosed fashion Not entire product in its must program the corporate most market the product be well must also be the right blend creative recommend pre-sale the to only the pitch analysis, We how preserve appealing refined, salesmanship. determine element and its that appeal the and owner inspired retain the services of a human resource management consultant whose task it would be to assess the product corporate product personnel and design vice a from the perspective president, sales strategy and to to help insure refine a of a the successful sales program. Fourth, marketability having of the issued program an opinion components, 24. on the the fundamental next important step the for probable and the of in Of both determine of phasing. We recommend that a allocating those alone in its of importance the emphasize each for and ability to pay for itself component also like would each having efficient system for program We to examined designed potential profitability. to examine their to to be applied costs be the Other Valley. potential carefully is investment of the must and cost their level to water elements infrastructure backbone the and costs parametric importance particular method transport the of preparation the revenues. determination required is owners stand element produce a minimum return to capital. support significant effort and cooperation of neighbors, may play the program the market, these it. Generally, like bold dynamics Sixth, It program. skill major and people if not of most Talking like about diligence. For rather are against do they rarely may In in encounter our simple, a view, the it the is Homework pays off. frequent it and element strategies complex. made change, presented. approval but land- acceptance its may turn the locals railroad important an sources, don't properly we have is and townspeople role in significant The which is preparation a same qualities change. challenge the engaging put to Though the bold and unique qualities of use decision makers. work. must be a Fifth, aspect is of easy, often from 25. reference to an every image in component engineering image detail it springs and this of the requires not minutia from which reflects care, attention intangible which is the mind of and style. as much in the This There implies the is much need for focus and a serious commitment of resources development company requirements set of and and individuals consequences recommendations image is an the mind of the beholder as in designer. miscommunication. Moreover, in that deal a for concerted on the part of a of this lead which room company. The us to our final with organizational matters. Community development is undertaking which professionally complexity take can and and an extremely complex and lengthy be tremendously financially. length, Yet community on a life of their own, rewarding because development apart of projects many local organizational examples perspective, successful program the or mismatch, match, of is this a can from the stated focus of the company and lead that company into trouble. been their There have phenomenon. critical the examination From an in a element from time to time of as the case may be, between company goals and objectives and the direction that a complex project like Grapevine proceeds will be from may be this necessary pulling very to it. As preliminary conduct these Blakeley stage of Swartz analysis, examinations at it critical junctures. The decisions organizational considered and against made at financial their these risks which potential 26. points must rewards. will be contain carefully If the risk-reward have the and ratio internal the is unsatisfactory, mechanisms management Organizational then to know dicipline flexibility is a the when to company this is act necessary the must case accordingly. ingredient of a successful long-term community development program. As a final long-term sensors or to change and to Grapevine market not, turned mechanisms The note, is on. the the key ability This management any to also changing Valley Concept to change profitable keep the requires dicipline. reflect flexibility to must along it. 27. environmental organizational Markets cicumstances be with will and . . continue preferences. designed it endeavor, with . enough or ahead of CHAPTER TWO SYNOPSIS Summary of the Grapevine Program: 1. Transportation 2. Corporate Preserve Element 3. New Town Element 4. Vistor Activity Element 5. Launching the Program Element Recommendations: A. Project-Specific Recommendations 1. Detailed analyses of the Northern California second-home and recreation markets. 2. Additional 3. of small towns. What makes them work? With the aid of a consultant, refine studies corporate on preserve the element dynamics and and its design the marketing strategy. 4. Prepare analyses of parametric costs and probable revenues. 5. Prepare a carefully considered public approval and resource strategy, implement it. 6. Understand the organizational requirements of image-engineering. B. Organizational Recommendations 1. Build in organizational flexibility to take on a discipline project as complex and as Grapevine. 2. Keep the environmental sensors market flexibility to the program. 28. on; build in * ~ -4 CHAPTER THREE: A. TRANSPORTATION WITHIN THE GRAPEVINE VALLEY Genesis of the Car-Less Concept The and decision with train defining to create access the a project instead, project. It is without the most the automobile, dramatic element addresses both incentive for the car-less philosophical and practical interests. Probably the was born in of the strongest reaction to the marvelous, Valley. natural The owners environment, interruption and air peace and quiet is The owners unique and so goes far toward novel way to protect landscape quality remains like end. the will a vast, needs Concurrently, vacation, and without the visual pure. Natural characterized by tremendous roads, land offered It is by a the car-less magnificent natural expanse, recreation a and while The product environment so uniqueness within the market. cost auto-infrastructure; for more preserving within the site. rare and novel as to insure its necessity on flows project drama this transportation living, the The satisfying reduced intent that theme. theme offer expansive peacefulness protected. would bold are design savings including loss, can accrue eliminating maintainance, and from the garage facilities. The access physical partners modes into security also the of feel that Valley the will limiting add individuals 30. to the variety of the mental and within it. Both property with and the emphasis on naturalism the well-organized Additionally, the Grapevine Valley to will train mode change further resident and visitor B. transportation with a distinct add are better protected will 'sense distinction network. further of imbue place'. and the The change intrique to both destinations within the site. Support Transportation Network and Devices Needless certain say, transport accustomed indoors. people to in society These with conveniences a issues and goods transportation along where of the exodus to which cars will be addressed systems which will by have the out go grown all movement variety operate auto allowed in a the we are convenience of but of of satellite of the depots at each township. Emergency Services In a medical individuals to northern-most emergency, the town a medical in the helicopter facility Valley. at Each preserve will have a landing pad for this Each town will fire department, fires. fire its own fire project and trail town which Oak, and the private purpose. station will be encircled network transport White which can handle local fires The entire break have will and volunteer and small range by an would contain elaborate most range fires. In the event of a large 31. fire, adequate water will be Airport location not to scale .~7 K ~ IWhte Oak' ""et__1_51, I _ _ _ Shank's Mare n I A L'Irl M .---. SLARTLY SWARTZ CAn 00NA 32. I Grapevine Valley Master Plan 5000 Feet maintained on-site, in the way of ponds and lakes, to provide helicopters and pump trucks with a the Forest Service and the local agencies will have access to close water supply. Both these sources. Fire strategic hydrants will be intervals and in located along the towns in a the rail fashion line at similar to our suburban subdivisions. In the event will be clearly It be will of an marked rehearsed extreme emergency, and fully by evacuation explained all project to all personnel and routes residents. residents of the Grapevine Valley. Transport of Heavy Goods from Depot Much thought alternatives is which being might be given promoted to motorless for transportation of be to device goods within the car-less setting. In one operate scenario, their own the residents pedal-powered bicycle or rickshaw. will devices, encouraged whether they The later would be engineered in be such a way as to allow for transport of groceries, luggage, etc. For town transportation and utility private vehicle. reservation of heavy preserve It for special will goods, be logistics further and allowed will be shared, uses. Horse-drawn compliment the on-site transportation Some like research economics will of also a 33. furniture, its own requiring drays each special advance will further system. be tram done system to analyze which the would the would system This facility parking be also at train the in introduced provide transportation to residents of reaches outer White a Oak. Such of Grapevine. town the well as at the farther reaches of corporate service the would tram to the from residents and visitors transport preserves, as Grapevine. removal, Trash provided for will all be will be concessioned-out standards, daily like school and mail, services these the system. Mostly, private service companies, within to transporation removal, trash will set be but by the developing partnership. C. Novel Living: Analogues for the Car-Less Environment The following illuminate and are existing validate certain analogues which will serve to of the transportation-related concepts and devices: Catalina Island, California Catalina's as success a visitor attraction that suggests a mode change can indeed be part of the excitement of tourist travel. to the beautiful, A visit but quite commercial, town of Avalon requires a two-hour ferry ride from Long Beach at a roundtrip cost of eighteen dollars. Although the one-mile-square conviviality result of its town, the is car it crowds rarity. is not banned this in interesting to note the increased display One altogether along resident 34. the main streets volunteered that as it a is easy becoming increasingly over by special permit. great minimization people Apparently, residents long-standing for of the bring to this is island. their autos resented by the the island's However, does inspire a common of vehicular traffic bond and a feeling of retreat from mechanized society. Mackinac Island, Michigan is Mackinac Michigan which and tourists popular island completely free a is instead off retreat coast the of auto traffic. rely on horse-drawn of Residents coaches called drays and bicycles for transportation on the island. Emergency season. allow In heavy purposes. vehicles the only spring equipment are and allowed onto fall, the during special island city for by the horse-drawn literally tons of goods. service, with some dray, which is Different companies specializing in the prime contracts construction The rest of the year's transportation satisfied the demands are able to pull operate the dray transport of goods only. The Island has approximately 600 year-round residents who reputedly cherish the indicated count annually. The special ridership environment. by adult ferry charge one-half and three-quarters around, 3 miles across, A 1984 approximately $6.75 1,500,000 and takes between of an hour. The island is 9 miles and is ferry approximately size. 35. 4,500 acres in Balboa Island, California Island Balboa livable a would be, it is an serves it not for island, a nice very community tightly-woven were as within In car traffic. travel although onto example of how a special setting a technical sense, it requires only a small bridge from the mainland. The bond is evident that entire island is clearly engendered in the this covered be small lots. A common by the proximity of houses. friendliness would in of further It neighbors. exaggerated is were It is imagined the island primarilly limited to foot traffic. Pajaro Dunes, The Pajaro Monterey Dunes Peninsula successfully and to the unloading approximately is serves walk-in project as a Each community. twenty of these houses. acheived is located good site may drive their area. transport residential designed that visitors California example It is this with the use of the of designed a so cars to an common areas From on is shared by facility, luggage a hand-pulled carts. A system of boardwalks lead to the houses. The serenity and environmental this system has proven extremely a represents visitor The trade, project is as a it particularly 36. acheived with successful and popular with fine community. protection an 'adventure' analogue every time. for the walk-in D. The Train as Land Ferry to an Inland Island railroad shortline A the strongest to the car. transportation alternative that believes is of as Swartz Blakeley rail excursion shortline the majority long Valley, eight-mile a sending by candidate up the needs transportation can be provided. within the site The Train as a Symbol One of the and strength In disturbance to band train's appeal is use. a the the is feeling valley, by land along the that, for a It the floor. as the it will rail fixed its car, it seem, suit the minimizes all traffic Another may is emblematic and bold. is containing unlike per se, train, that the train since Valley Fundamental to a flow aspect to disappears trains the when leave when use; cars stay and must be stored. Further, a common bond neighbors lines, as symbol. of narrow not in a there peacefulness in reasons appeal as addition, not strongest the result strong sense of community is of and train cooperation the into the will enjoy insulation Valley's site. encouraged. is inhabitants Valley's of travel engendered by the from Neighbors meet Along these same increased outside security vehicular traffic. As more a symbol, dignified transportation public to the time train in changes, remember the our the is reminiscent history. owners logistical 37. In might of a slower overcoming ask ingenuity their our and minor buying forebears displayed. the Beyond romantic train's of the economics fundamental competitive reasonably with and system's the costs are development road extensive the appeal, aesthetic network that would be required for auto infrastructure. Trade-Off Economics We the unique mode system. change purchase and difficult saved be in of the hoped to to savings. measure, but is of transportation the state which exists to attract the the inconvenience outbalanced costs by purity must be also costs to the weighed. communities, operation visitor costs, A that train necessary ride traffic thereby Money communities will lower lot costs. vacationers to lower environmental site. in of Increased the in alternative the holds the to accomplish will minimizing resident population. 38. the form northern so important to the economics of the project. public the of with importance and adventure general might associated infrastructure paramount that be maintainance these fascination is is transfered to the buyer in It of It will prove auto-infrastructure is equation rational for the buyer, the merits and drawbacks weigh, objectively this a believe part sort this of which By drawing train and visit support the railroad's proportional the cost to the E. The Rail System: An Expert's Thoughts With the Colorado, of aid of a we have his general rail. observations and information and regarding Minnich Joseph about deal the of costs operating Minnich has owned and operated Mr. short-line own great a learned running an excursion rail. Mr. consultant, requirements design fundamental train facilities, Detailed he provided. information stock, and some outlines following The personnel needs, including costs and a proposed operating budget are contained in C. Appendix Image of the Railroad Railroads have an indescribable mystique about them. They part are our of popular a history is public's interest and of regarding expectations the general railroads, Mr. emphasized the importance of project image, beginning Minnich promotional with Because interest. railroad Preserving nostalgia. national imaging 'sees'. actually A and rail new with what strive for ending should the public authenticity wherever possible. It one an of extreme in reliability Pacific country", from the that important confidence separated fastened Colusa the extremely immediate being is is and that public's Railroad attracting will allay "one interest 39. image must It fears resident be invoke about Assuming the proper image minds, then will be railroad's competance. cars. their the Minnich believes the of the premier rails from a variety of in fields; city planners, enthusiasts, architects, the and the tourist media, real estate developers, environmentalists, railroad land-use experts, industry. The Railroad's Profitability Minnich sought recommends that favorable support be aggressively from Assuming the successful, Colusa are local imaging then Pacific, eminently ones. In sort of alone more knows real that of profitability attempt existing tourist Minnich railroad to more' importance of non-profit at this service note than financially for the rail did are railroads no 'something extreme procedures privately-held year-round be groups. than provide the historical financially Northern California. the emphasized out service, must for predicts successful he and support-gathering pointing full builders and Minnich addition, anywhere in environmental a that the train ride He also skill and to keep viable. management adequate capitalization to the project's success. Personnel Minnich believes railroad traditions satisfy the perforated public's and haired crew that In Minnich that addition, punched as is extremely valuable Railroad personnel alive. expectations, ticket to the from the should traditional, clothing of the gray it. Mr. which he that we collects them. crews anticipates describes it no "toothless must like problems tigers", 40. people with and labor his and show unions guess is should expect little difficulty locating experienced personnel. Marketing Recommendations He indicated of motel-nights that we should measure our market in terms and highway vehicle counts, using a radius of approxmately 100 miles. We should expect to draw approximately 2% of that market. He suggested the owners remember to market the project to the public in the way they want to perceive it. Traditionally, an expected year revenue and 10% of revenue from years two first advertising budget is based on 12% of the through five. Promotion is operable, in Mr. in should Minnich begin eighteen months before the rail order to cultivate the market properly. recommended the following sources be utilized the marketing process: 1. Trade shows 2. Professional brochure distributers 3. Develop strong relationship with the Dept. of Tourism 4. Attend premier travel shows in 5 Cultivate tour bus operators 6. Buy TV time local region aimed at travellers 7. Get brochures into hotel/motel lobby racks 8. Join Sacramento Private Assoc. of Tourist country (20% of ridership) Attractions 9. line Sacramento Train Museum will help draw. 41. 1O.Holidays can be turned into special events. Minnich commercial that he commented rails does is that any limited to not predict perceived annual 'flag commercial competition waving' rail from duty, and interest in the operational, the excursion market. He recommended owners should that begin project-in-progress once the rail transporting as a sales is visitors tool for the through property and the as valuable training experience for the crews. Minnich also additional services considered gift suggested in shop, the and the following income-producing long-range planning mini-conventions, movie/television/commercial and a rail that filming, museum. 42. for endeavors the executive on list board railroad: of be a entertainment, food service, SYNOPSIS CHAPTER THREE Element: Transportation Nature: The Grapevine shortline Valley railroad will artery for all traffic Analogue: The developed regarded as will be serve car-less. as the A primary flow through the Valley. areas of islands, the with the Valley will railroad be serving as a land ferry. Rationale: 1. 2. To protect the natural beauty of the Valley. To reinforce the isolated and of the Valley and to establish insular character a distinct sense of place. 3. To strike a unique and bold theme. 4. To take advantage accruing from of the the significant absence of savings car-related infrastructure. 5. To place mode in that the is automobile's well known, stead having a a transit colorful history and a positive and attractive image. Secondary Transportation: Consisting the of a variety nature of the need. circumstances as well of modes, depending on Will attend to special as daily tasks. To include: 1. Helicopters: 2. Trams: for trip-related transportation. 3. Horse-Drawn Drays: same as above. 4. Bicycles: for resident and visitor 5. Special for emergency use. Land Vehicles: use. 43. for circulation. special internal CHAPTER THREE SYNOPSIS Railroad Cost and Logistics: Capital costs are A detailed is contained in capital expected and run operating Appendix C. 44. to $6.5 million. cost summary CHAPTER A. FOUR: CORPORATE PRESERVES Genesis of the Idea The corporate concept plays testing the promoting the a preserve critical viability initial phase First, an basis concept the corporate lots the early project a of aesthetics attain them. fundamental early. will part Should the rationale Relatively with for little the project. serves the The and idea of investment in of purposes. pre-sales validity The Valley theme several program will be a function and Grapevine corporate achieved. basic theme driving the program: the establishing through test is of entire establishing corporations, of in the use of through role of recreational element and ability economic to of the validity to sell the of the most that people value nature and money and owners the be certain off program, investment comforts course it will will have been on be to this known made, and the risk will have been minimized. Second, pre-sale infrastructure the built element with additional the requirements, development transit corporate to and corporate funds project. revenues be will and enable launched. various pre-sale finance the utility improvements revenues. pre-sale proving program the will foothold for the project. 46. second Specifically, will be used to launch Beyond the It is establish phase the will expected the second concept, initial a of rail be that phase of successful a financial Third, harmonious the preserves with the concept. of the riding, of it the a the themes of golf and clear sense of adventure, all, unlike other recreational will Valley overwhelm any include The the that sites. remoteness a site place away Also, on structures hiking, preserve of is Valley Grapevine swimming. of which use will nature isolated a the activities tennis, and Valley will foster from stated Recreational horseback promote will the size it and will thereby amplify the presence of nature. Fourth, lends the topography themselves to canyons of varied portion of the Each has isolated size run valley. its own of Valley the ownership off They both range particular and and sides from canyons use. of 100 landform its and A the to dozen southern 465 acres. rigelines, and presents a variety of opportunities for recreational use. Fifth, for corporate greatest By corporate greater of will that program is to the and the able to of people realize in is, estate Valley's a Since users, the resulting greater the return lots. In for to the land use to these individuals This rural ranch cases, and rate the their is very greater value be greater under implies will a Blakeley marketplace. utilization rates the resources. association, the amenity assures use put to large land 47. amenity common wealthy utilization recreational recreational offer the or ranch toward a families a higher value in targeted and of their with the most common parcels, families, of being number contrasts low. employees utilization virtue Swartz sponsorship the corporate concept. Finally, finite a prospective market, and well focused target. to identify, in a approach relatively target of as swift market, investment Partnership infrastructure elicit and efficient more easily a can contemplated to The Partnership and corporations corporations response easily here. This borrow the its market Moreover, afford the will funds a will be able from manner. are as a magnitude enable the necessary for improvements as these loans will be secured by purchase and sale agreements with its corporate buyers. B. Nature of the Corporate Preserve Concept The corporate broad-based to their their preserve employees' It It family be defined is, in essence, vacations in a the for their to benefit a employees' which as a employers partial subsidy of form a of appeals to those firms which have a of concern offer can recreational benefit offered by certain employees. benefit. concept company high degree would quality of life, and who wish promote a variety of family, offering a variety civic and company virtues. The preserves of recreational of the fostering type of will be family-oriented, opportunities. preserve an The facilities and location activities and orientation will awareness of and respect for nature. benefit will concept is help promote company aid in Also, this comraderie and loyalty. This distinct from the better known 48. examples of corporate retreats and conference usually reserved for top executives three days and golf, tennis to be an of meetings and perk, with These retreats and These are who are combining two or conferencing fine dining. executive centers. are a weekend of are considered enjoyed on an exclusive basis. C. Visual Description of the Preserves The Grapevine boundaries are of the located proposed Valley at town two take rail line to fourteen the of direct Master preserve southern Grapevine access off Plan end the enter the Valley, sites. of and the outlines the All the of the sites Valley golf course, Valley. and each Each general near the and all but will use will have acess the to a tram running from the train depot to the camp facilities. The preserve boundaries running off the Valley. from the Valley isolation. follow several Many of the canyons are set far back floor, lending further Most have dramatic ridgelines rolling hills, canyon boundaries to the feeling of and a topography of oak groves and grassy ranges. D. Rationale for Purchase The primary reason for a company to invest in preserve have to extend a benefit to value both to the employee essence, be is the cost to the equivalent to the company foregone 49. its and the a corporate employees which will company itself. In of the benefit package will interest on the capital / 1~ / / Corporate Preserve Compound I / 50. necessary to purchase recreational fees facilities. paid by the costs of costs the of the In and turn, employee users preserve. a land typical build the the lodging lodging and and facility will cover all the operating Hypothetical preserve capital facility and are operating presented in Appendix D. The clear division of company into the benefit parties. reduced package has and employee several advantages For the former, the act of extending to one-shot one decision: deal. the capital Once the decision is contributions for the benefit contribution. made, both It is is a the item will not creep onto the annual human resources expenditure request and present to management added difficulty and aggravation in the process of line item justification and decision. Also, for many companies, through a to the capital expenditure presents it convert company the ability to extend a surplus could books redeploy in essentially properties a tax-free to be held the low basis company. In some exchange. and made own way, absence will the of employee debt it The has kept on the a part of a should asset. new asset is benefit package, not matter to the Blakeley Swartz can arrange a three users service working Since asset way trade to pick up a parcel it For a with an opportunity obscure property on the traded its into benefit of factor serve to significantly itself has targeted. the in reduce recreational the its cost price. having the amenity at hand, the fact that it 51. of the In is asset, the amenity addition to being offered well below market rates adds real impact. the two factors constitutes a The combination of significant benefit for the employees. As to capital, justifying it combined is best value the left of original to higher each allocation company employee to better employees and the resale value of the asset. sophisticated concerned etc. percent shift in combined employee the a value cost on the of the cohort. In components of are now studies above will aware turnover, a morale, It is of a $2,500,000 whole through in no to a the benefit on case, the decision value a entirely major to invest way an asset bearing a 12% return. potential and 12% hurdle rate. See made will differ of low of the recreational such a for know the value of revenue be life Large firms and indices. asuming the employee family more and foregone preserve lower improved employee effects the decision to invest in major of ($300,000 company corporate an firms the that D.) and conducted contribution Appendix in the have concievable its mid-sized about Many capital health corporate determine morale, turnover, of company are from The more fully discussed below. By a wide providing spectrum a tangible, beneficial of variety of valued recreational responding California personnel to by its employees, goals. First, amenity highly presenting to popular an 52. and valuable a it its company is achieves offering employees. activities alternative to asset to in a a highly It is Northern crowded and congested vacations beaches. In alternative areas as to entire highly presenting an will create a parks, such bound to A California benefit strong positive association between itself. It contribute tangible the of believed this the By company the amenity's significantly results in for market. benefit will natural appeal recreational is whose alternatives recreational and vacation comfortable a and offers a viable recreational have forests popular Tahoe. isolation, of attractive The in Lake variety is very association and Northern virtues loyalty. a national outings bucolic family active many Valley and and the corporate preserve expensive include surroundings, the state addition, Napa attributes in will that this to company be increased productivity through higher morale and lower absenteeism. Furthermore, in a from tangible other by promoting fashion, firms in the its a could have good image make a name level with a of this in good the differentiate public the industry. its own marketplace. corporate of creating good For the beyond investment. type and will apart in extend difference discovered, certain will company industry. the company will set itself of loyalty By image endeavor, a at large, The value many always publicly itself employees As is will and firms worth associating company would a its be contributing to a good corporate image. Also, employee will the preserve considering likely reduce benefit any the will lateral number 53. become move of to times a factor another such for any firm, a move and is contemplated. possibility Since of affecting recreation habits, comparable value loss the the any to and benefits. have a emotional value to replace to significantly The or another attached the vacation and firm current for. The to it, effect of especially among have package is of likely to over time employee lowered must and will be hard effect lower the company's financial has The preserve benefit compensate significant, from benefit family's employee's compensation high the entire offer the of will be turnover turnover rate. rates middle-management is and white-collar workers who require training. Indeed, facilities the company in program an would, vacation of facilities a may wish to use some of the preserve incentive for compensation instance, long-time entirely employee. In program. subsidize effect, should be seen as an asset which suit a company's human resource Such the the a annual preserve can be molded to management needs and objectives. An additional philosophical facilities, will promotion including consider orientation person or enjoyment. the will a encouragement stability value It and of the of of the to rather family seems trite cohesiveness, camp family. attempt couple, to the the range needs not of inherent The activities entire design to be family. exclude there benefit use will participation, its of the offered, The family a single by be is a simple involvement and to describe the benefits of family yet a 54. company sponsored activity which promotes this hence, more almost impossible, is productive worthwhile. paradigm, can and is a happier, employee. and Yet yield it is most it their measure this doubtful whether such an would possible, firms, a series it effect is is effort a valid to to engage maintenance conduct, its employees program. in vacation is It conjunction examinations and would be with and tests other to detect establish preventative measures for a variety of of etc. physical not health of physical weight problems, would a conditions healthful that company-sponsored opportunity example, problems and common an in for agree and, worth certain level of investment. presents families satisfied To Yet another advantage to a that more modern constitute results. absenteeism due a as high promoted large by investment These to i.e. blood pressure, A moderate focus on a healthy diet and activity significant life, include illness, longer a trained staff could yield and a lowered average rate careers, of and lowered health insurance rates for the company. E. Target Market for the Preserve Concept The target best be described insurance 1000 and offices reasonable is as those or more, in driving time the firms high technology employees regional hours market for the corporate preserve accepted in the concept can service, financial, sectors of the economy, headquartered Northern California, to the Grapevine reasonable 55. or having and Valley. having a major within a Since four driving time for a weekend excursion in Northern California, the Grapevine Valley roughly within the market area of eight Standard Statistical of Areas 7,500,000. rich and resources have a and corporations shipping with (See Appendix accomodates Major (SMSA's) in trade, and either a B.) extremely banking and segment headquarters of or Metropolitan population This industries every total huge diverse in regional from finance, insurance, major high excess employment ranging the base economy. agribusiness, natural technology offices falls in one sector of these SMSA's. The focus reasons. large more is immediate centered location appropriate other words, corporation employees than it headquarter or a simple in major type local Second, top affects their regional of benefit office to or seems have it. for the local office Pittsburgh to justify of this which provides a benefit not enjoyed by the be more Crown offices greater role in thereby making the a be difficult headquartered community that several will normally have a and the decision have this (and management) America the for would an investment would in there, would for justifiable. Third, type of decision, of important location economically territory. headquarters a headquarters is number of employees attached to it, management In headquarters First, a decision more on of the home appropriate Zellerbach of are more highly and office. region. image such firm like Bank Fransisco. conscious The home office locations. 56. San for a Rather, of their factor Fourth, image plays a Also, preserves strategy it may to one Partnership afford its segments sales concept. a offeror policy seem as alternative, Such a artificially It deed a its for the for time features a and the it apply as most the allure and such, will competitive benefits would it of the preserve significant Though be best until its market, of this to relative is gauged. open as a possibility or opinion costs: restrictions, as highly and the to its value. complex and disadvantage appears that the best size firm to target is package will not preserve benefit. employee veracity, since whom the Into overwhelmed by of It would, companies however, normally preserve this is offered, calculation a 57. of the chosen a 1000 appear to have calculate annual per-employee basis. one whose the addition We have somewhat arbitrarily threshold. benefit on an cost. over in corporate has a and radically limiting the market. benefit to selling by the corporate get Such competitor contingent, to of offer the same benefit, the the owners hold it and no compelling, whether sale create value that advantage be restriction problematic labor the industry. the main market. to on of and reputation, perceived We recommend that an an labor judgement importance, by competitive the given insuring one restrict Furthermore, acquire, of reserve By will protect will to any employee cohort can preserve appeal in to to both protect company. firm's prized benefit important company will tend investing the be the cost some of a The more employees the lower the per-employee firm must also factor a usage rate, so as to be accurate the benefit overcrowded each firm to the its entire facilities will in best promise to reliably employee and unhappy know its population deliver and "beneficiaries". own benefit range, avoid Though to target larger firms makes the most market sense. Though numerous Valley currently companies pose preserve a in in a period Santa Clara particularly concept. Many of County's appropriate suffer from The preserve making a small investment could dent in high technology field. the Partnership one "high the rate target preserve. Silicon the high 30% per easily pay for itself moves industry is Opportunities by within the highly would not have to limit itself tech" the for approximately of lateral Since the famed extraodinarily employee turnover rates; the average is year. consolidation, diverse, to selling but exist for five or six to be marketed to Silicon Valley corporations. Selling the Concept An would effective include effectively should the photographs, as presentation and elements. First, in image, the following communicate rely on identify corporate the fundamental extensive graphic renderings, many working etc. exhibits An effort analogues as sales such order to package as site plans should possible, strategy be in made to order to vest the concept with a degree of validity and undercut some of the reflexive of many scepticism corporate which officers. characterizes Once 58. genuine the approach attention is focused the on the preserve comprehensive, image and should be its possibilities, completed description of its by the a picture succinct, elements and of yet operating characteristics. Second, be to provide Again, it having presented the product, the next task must a sufficient the arguments should be potential of and a for its purchase. must be brief but convincing. to the company this of the value indices left rationale type of percent to determine investment. shift in morale levels. The the financial firm Each turnover Moreover, will know rates, productivity challenge to the Partnership will be to provide the company with as many valid benefits to which to attribute value. Third, the personnel respect be since the presentation their made to preserve their vice-president knowledge educate and them and in presented workforce, as but over-engineered one Also, staff, their be strategy. most likely be made to the intelligence. should benefit will as an element there audio-visual own strategy should No attempt should field. Simply, opportunity in should an be display to to overall no hard put them the engage company sell, no on the defensive. Finally, its the credentials should establish project on grace. Though time Blakeley with Swartz the preserve doubt ability a and budget, critical should corporate beyond on Partnership and its with essential, 59. market. to efficiency, this reinforce It manage the style and particular task should be easily accomplished given the background and achievements of the Partnership's principals. F. Design and Operating Characteristics This to section the preserves. facilities, as discussed. resort attempts to put physical well The as certain Following developments physical this, having arrangement central several form and definition operational California particular of the issues are vacation parallels with and respect to theme and image are profiled. The central relaxation, recreation a of quiet canyon for off this. the preserve enjoyment for the entire secluded setting themes an of and The location, isolated valley, Relatively little Any rolling range development images of grass undertaken nature in its of and family. The gentle yet dramatic the those nature, nestled in provides an ideal needs the wooded are the hallmarks reinforce undisturbed a to already set by nature landform, must rest, moderate "improvement" take place; the fundamental ambiance is itself. are state. groves of the these The place. central attraction and appeal of nature is only enhanced with development which takes that its cues introduces no from element which which will is already undermine there, or erode and the natural themes. One of the relaxation in The of the country image a most natural popular setting inn is 60. and is appealing that of the one that is images country of inn. synonymous with rest, recreation compelling reasons, place the for activity, may be focus image, and hospitality. one that central facility one or of the be is commonly of a fashioned several after entire preserve. meals it inn. should A description these the common and country but structures, For and preserve, corporate a warm a held. accommodations, overnight could is It The remain inn the of the elements of typical preserve facilities and operations follow. Typical Preserve Elements As a minimum, the corporate preserve will have the following facilities: 1. A central inn facility for lodging, eating and lounging, with a minimum of ten guest bedrooms. 2. A swimming pool, made architectually interesting, perhaps like a pond, with cabanas and shade areas. 3. An outdoor eating area, with patio and fire pit, in 4. a shaded area. Some landscaping, a lawn with lawn furniture 5. Areas for such activities as volleyball, shuffleboard, horseshoes and croquet 6. Hiking trails, 7. Equestrian trails a nature walk and paddock Facility Layout Of the hiking trails elements should listed above, be located 61. all but the equestrian in a 2-3 acre central and area. This will leave the vast majority of the land undisturbed and thereby maintain its natural beauty would wander through the entire in other preserves of the and Grapevine architecture series of and the main Valley. of the covenants, and The trails canyon and connect to trails equestrian and hiking trails Guidelines preserves conditions appeal. for would the be site set planning forth and restrictions in a (CC & R's) to run with the land. Pricing to Most country $120 per maximize at the unlike preserve buys amenities of any range, of is the more the price In preserves to priced the than entire $55 $65. This Unlike room rate simple from most at the lodging. destination. It It is user fees at the facilities be kept to a $55 order should to aim will help to be affordable company. hotels, in breakfast. rates, the corporate the amenity employees range including end of this to insure that certainly California room-night, occupancy lower salaried inns in to all inns, and corporate buys suggested minimum, the that enough to cover operating costs. Since the sponsor is buy be the anticipated fundamentally land carefully and insure the limited to of to the build the facility, structured On the other hand, contribution cover capital the its all the rate corporate necessary schedule operating to must costs. the rates must be kept sufficiently low to perception of a benefit. 62. If not perceived well, the entire proforma, enterprize projecting loses revenues its impact. and costs, An is operating contained in Appendix D. Operation One way to help and enjoyable inn is run. an is, is give full-fledged front- greeting internal and guests accounting of the efficiency. the and a hospitable any good operation In to a couple serving billing return for a and an opportunity to be would back-of--the-house and and with both a warmth and charm privileges innkeepers, innumerable charge operating salary, boarding low rates to run the place like who will vest it unbeatable moderate from environment That married couple and insure both handle functions continental and routine the ranging breakfast to groundskeeping and cleaning. As with a normal inn, the innkeeper-couple to adjust seasonal to boost occupancy rates, within rates. Along degree of outside use to include at the slightly right success higher innkeeper-couple will flexibility rates lie which in may a prescibed range, the vein, them a personal 63. order certain extended families place, degree touch in a permitted. run the efficiency and revenue. same employees' be to giving presents a would be free Beyond finding the key to its of operational while maximizing / K,i~iZ / 9 - / / / / Clubhouse cT> /*/ feNN Paved accessBk r stable C-K.NN al Riding trailRdngta N ~> \ / ~ / BLAKELEY SWARTZ Corporate Clubhouse and South Grapevme C ALIPOR I N 64. V I ST I A 032 5 Feet Cooperative Services Since there off the gained are handled handle as as well have advantages of scale, could such as central service and dinners restaurant/clubhouse This would be one by will preserve vacationers. facilities at inn, the a Also, be variety certain of service preserves. the served of bag serving lunch families and preserves. the individual somewhere itself, lunches exploiting keep could sponsoring and restaurant business. Others inn and restaurants Valley towns. could located of of functions a higher quality corporations out of the inn-keeping Lunches for some facility sit-down advantage offered be a service located is operating reservations and offering there valley, providing dual otherwise Moreover, A handling the the of the facility some functions would than if preserves corporate of cooperatively. such dinners This portion southern advantage fourteen will be out in of a south dining central Grapevine. options for the would include cooking lunches prepared at the in the and dinner located would be able to order meals at the time they make their reservations and have them served at the central clubhouse. Reservations most efficient a particular directed could handled centrally distribution of accommodations. inn toward are oversubscribed, another This would result in inns. be inn whose the facilities to 65. the When rooms at overflow are a greater average occupancy Should the sponsoring corporations enable could be available. rate for the wish to hang onto a room or two as perks or rewards, they could simply take them off the central Additional a sum, In facility variety of be best manner It by provided Each corporations for a the would assisting with lower the employees concessionaire their service and quality which costs expand would to the otherwise The interests of the and the image of the place served so long as these services are provided in consistant A sense atmosphere special general. as a single facility. with attractiveness and run, atmosphere the of preserves and high the delivery of these services. The should be qualities Well the of uniqueness, quality must be clear in "co-op" would opportunities and their themselves. their be facilities. would act raise overhead, recreational corporations the period. indefinite a golf course, tennis courts, with the preserves. be too expensive a an could health and fee basis, operating -will include the cooperative various and for capital for start-up. initial the on system facilities These may equestrian operate and services cooperative. an booking of the the appeal avoided, inns individuality as and cooperative of the it would undermine the preserves will preserves, add and to in the supplement range of recreational offerings. G. Existing Analogues The corporate preserve concept as described above is regarded as a product of an evolutionary process in and popular culture. best corporate The preserve idea has antecedents and 66. at one time an elite to addition In as well as the time to enjoy playgrounds well-publicized several examples rise the in of standard years and the concomitant in living and profoundly life. Consequently, of popular culture, altered a over the sixty last spirit of an egalitarian ascendance changed the way we live and the country has fundamentally work families. from the perspective the the the which were of corporate retreats reserved for use by top executives and their Speaking broadly of the early twentieth century, currency in wealthy which gained there were the was who could for those reserved of the amenity afford the price it. activity, function a Resort recreation of forces affecting them. of a variety is current formulation and the both, in analogues our idea collective a vacation, retreat, the good of the simply idea of "getting away" for a time each year has become part of the average As a have result, major see this elements trend, him/her for industries entire become would expectations person's not of extant our An ago economist of liesure time in our lives and the absolute value attributed to it total purchase goods and services, of liesure-related family. years thirty economy. both the expectation and self through the as part of the "surplus" wealth generated by society. Each liesure knows in our becomes a good of us time well-being, the We importance. alternatives quality in have Northern of own which that alluded California 67. lives is time to and that as the idea of fundamental takes on existing have to our increasing recreational described them as being either While enjoy. chapter, the argument conditions for these here demand which delivering call a is expensive will be conditions point for or too overcrowded simply to set liesure time for a more efficient good of many in detailed for recreational for a forth and a to later broad describe market sufficient to solution quality to the consuming public. Speaking culture and reasonably and broadly the of has taken time transaction broad ethics the of perspective the workplace, of corporate it would be accurate to state that an evolution of similar hue dimension trade from for as place money has a function societal over time. evolved The into a of both production changes. This has once simple more complex technology and brought revolutionary changes to the concept, definition and conditions of work and compensation. undergone a Further, the structure of many significant metamorphosis, as companies has have the many relationships which parallel them. The corporate preserve concept is the processes of high quality, configured consumers the which and delivered It is responds to in (i.e. corporations corporate today, described above. the preserve analogues a recreational product a an efficient broad need way to both and their employees). has no we designed to respond to clear parallel on have chosen serve and is of its Yet since the market mainly to illustrate the variety of recreational products being brought to the market and to further suggest the value and efficiency 68. of the preserve concept. Coto de Caza Coto Caza de a is 5000 nestled valley acre 75 adjacent southeast miles Diego and San to the of National Cleveland L.A., downtown Los Angeles. it Forest. had been used The valley cattle ranch for over a century until it working Located equidistant is the eastern Orange foothills of the Saddleback Mountain Range in County, in from as a was sold in 1964 and developed as a gentleman's hunt club and equestrian Braden took is Tennis proceeded development Residential facility. opened College in control of Coto de Caza in 1974. after Arvida the Vic Corporation 1980; the current developer a partnership between Disney/Arvida and Chevron Land and Development Company. Completed development resort de as of and is College, registered handball billiards sunrooms, and and at various facilities. Caza Tennis projects The Coto de densities, resort available to Caza a include conference facility is Coto residents, guests. raquetball bowling. lounges, an In The courts, addition, exercise club center marketed members provides volleyball, Club of the locker tennis, basketball, there are spas, room, as and Center, as well and users of the Conference resort residential room, saunas, and a junior size olympic swimming pool available for use. A turn- with hitching of-the-century post, style soda fountain general store complete and post office is 69. located on the Ranch to make shopping convenient and interesting. The old hunting lodge has been renovated and expanded to from groups casual to 5 120 to classic The conferences. business accomodate in ranging formats schoolroom. accomodate facilities from able to use all are Conferees room living the resort facilities. The remainder resort-residential an plan planned to continue the concept. The plan design takes community five-mile its stresses the significant natural the an valley reflecting the form of the valley linear form, essentially along of Cota de Caza is length and adjacent preservation of features major open and sloping the space/recreation defining sloped spine is hills. The ridgelines, areas. Within planned which includes a championship par 72 golf course designed by Robert Trent Jones II. at Coto Resort complex. are A The focal point de Caza, a variety planned, with of of area recreational residential higher this density will be the and conference development intensities residential Resort and lower density uses extending uses near the away from the valley, areas. and into the side-canyon Pajaro Dunes Pajaro Dunes development an of approximately homes located Bay. The peninsula is 90 miles development separated ocean-oriented from unit 170 townhouses and single family south is planned of situated the 70. San on Francisco a mainland on Monterey mile-and-a-half by a tidal long estuary. resricted which gated and guarded and auto usage is Access is contributes to a sense of privacy, isolation and security. addition In to its Pajaro Dunes offers groups of to 5 privately residential conference 200. owned The homes on a use and seminar conferees and unique townhouses are landform, to facilities housed in are which the reserved through rental agreements and arranged by the seminar agency. Meals for and are halls. are the conferees catered the extensive, courts. also coordinated to the houses either Although not are Pebble recreational they Beach do is a or short at tennis drive significant amenities at Pajaro are its the the facilities include by agency conference Pajaro and Dunes volleyball away. The most beach and the ocean. Warner Springs Ranch Warner situated Springs in the foothills along the western lies 3000 edge feet northeast Ranch of San is a 2500 of Mt. of the Cleveland sea level Diego, 110 miles Los Angeles During the Hollywood Later, lodge stars the as its resort, 30's it earned which central Diego southeast of resort County Forest. 60 Los It miles Angeles The Ranch's history goes was the overnight stop between Arizona and and San National for the Butterfield Overland 1920's springs approximately and 75 miles east of Newport Beach. and hot Polomar in above back a century when it acre became a had facilities, 71. a favorite reputation one hundred fell Stagecoach Line. as hangout an elite bungalows into disrepair of spa. and a and went a succession of ownerships. through Within Ranch, a the Lights, a interests of facilities have championship with- with dining A total an RKO include seventeen fields, 250 fifty horses facilities. ownership paved In and value. The courts, a two a youth camp air for trail is market. utility is currently an strip, riding, The product unit has bungalows, tennis a Inc., facilities. substantial to and (co-operative) the offers the Hotel, home/resort proprietary a of Company, General, fitness club and spa, athletic with families; $30,000. a center lodge toward course, Court recreational at augmented pools, and of its home owners Cal Rossi second arrangement been swimming equestrian and second golf dorms large Ranch a sale the A. of to the concept latest Stanford subsidiary shared enjoyment olympic a the the essence, Inc., involves in the of the composed Francisco's new concept years, San of introduced The two partnership developers Border last and a targeted priced at of 2000 units will be sold. Burroughs Farms Burroughs in Farms is Brighton, Michigan; the of from cites originally built Corporation operation cottages on as a 585 acre lakeside resort/campground it is Flint, Detroit, an executive in the 1930's, for several the located grounds, within retreat decades. and 72. Some sent their hour's and Lansing was run as a it an by the Ann drive Arbor. Burroughs company-subsidized executives families built there for summer. the small, many Over close-knit community annual activities. traditional included 27 holes of the years, and marina and boat launch, 130 tennis a acquired private The golf, developed retreat cabins, courts, as variety resort 115 a of facilities campsites, a and hiking playfields trails. In 1981, of dispose from Burroughs an attraction positions taking to the conferences. seminar with resort, public for There facilities is by the which The headquarters. open sold retreat was the now Detroit-based of the to executives the outside Detroit facilities, recreation, use attempt its expanded with frequent an keeping firm retreats, in is camping and conference and corporations, with some sending various departments there several times a month. Berkeley, Stanford The at Alumni Associations Berkeley family and vacation Stanford centers Forests. The activities designed include hiking camps and of the University University in offer to two Northern a wide appeal nature operate to walks, California self-contained California variety the of entire fishing, of National recreational family. These boating, tennis, volleyball, horseshoes babysitting and supervised youth and teen activity programs. Accomodations and range from tent setups rooms at the main lodges. ventures for swimming. the primary Services and separate include cabins to The camps are run as non-profit benefit 73. of alumni and their Occupancy rates are high, though seasonal. families. Alisal Guest Ranch The located Santa in are a Alisal on Barbara in a Central Solvang, lodge is CA. horseback also offers and The swimming, sixty-six Ranch pastoral its golf. acre forty Coast facility totaling emphasizing riding 10,000 ranch miles Most accomodations few private bungalows. recreation, resort Ranch California's central a Guest Adjacent sailing and 74. of rooms. There on passive focuses Alisal fishing There are seven tennis courts on the premises. north are located qualities to resort through Lake, the activities. CHAPTER FOUR SYNOPSIS Element: Corporate Preserves Nature: Broad-based recreational benefit offered by companies to their employees. Analogue: A country inn with expanded recreational facilities. Product Rationale: 1. To test validity of overall concept. 2. Use presale revenues to prove concept and finance project. 3. Harmonious use, promotes recreation. 4. Topography lends itself to isolated ownership and use. 5. Greater utilization of land resource, greater value creation. 6. Corporate market finite, well focused and able to pay. Market Appeal: 1. To acquire significant and distinctive employee benefit at a favorable value. 2. To promote company loyalty. 3. To reduce employee turnover, absenteeism and lateral moves. 4. To philosophically promote family virtues. 5. To acquire an advantage in competition for elite employee cohorts. Target Market: 1. Large (1000+ employee) service, financial and high tech firms based in 75. the area. CHAPTER FOUR SYNOPSIS Target Market (cont.): 2. Restriction to one company/industry. 3. Sales strategy: - communicate image - provide rationale Design reinforce credentials & Operating Characteristics: 1. Typical elements: country inn with recreational elements 2. Layout: central facilities, 3. Pricing: 4. Operation: innkeepers, 5. Co-op services: exploit advantages of scale in Analogues: open range 60% of market charming certain common functions 1. Coto de Caza 2. Pajaro Dunes 3. Warner Springs Ranch 4. Burroughs Farms 5. Berkeley, Stanford 6. Alisal Guest Ranch 76. & efficient Tom I. S 4 k, ~ r * - 4,. *4 4 7, w I 'A. CHAPTER A. FIVE: COMMUNITIES ALONG THE GRAPEVINE VALLEY Genesis of the Idea The developers designed would introduce several communities along the Valley floor. its own distinct profile not only but because trends like to in and purpose. the rienforce belief values that which Each will have The idea came to them response to the natural of carefully suggestion current include of the land, conservative family social togetherness, the great out-of-doors, and novel living environments. In addition, the owners believe they can deliver a superior amenity package in a competitively priced product by virtue concept. of eliminated purchase their by car-less that concept will price for house lots. Infrastructure be translated Hand in hand into needs a lower with the lower lot costs goes the appeal of a more pure visual and breathing environment. Especially now, with the over-crowded of our urban environs, we believe there is people who will within the Ranch's nation is values, and smog primary advantage bucolic returning and popular, take the to congestion if only residents as of of a and more distance of opportunity uncongested Grapevine urban Valley Valley life will escape. will be in At to live setting. and The traditional offers from the undoubtedly the able to same reach sophistication of San Francisco within a two hour drive. 78. many a strong market of conservative weekend the this condition be time, the B. Philosophy and Virtues of the Town Concept The philosophy of innovation. restraint their in only for these towns have three exercised of the will within the one considerable premier sites for the be basic on philosophy consistent Grapevine and will be aesthetics, from one another advantages throughout. Valley superior The this day and age. the towns will be made distinct design is planning of towns on a truly human scale. function, emphasis the design owners an anomaly in Though in The choosing delicate concept is behind Each of developed the natural of their the towns with great surroundings, and livability. The creators villages, only. with They envision winding will be beautiful, pathways peaceful encourage walking and appreciate nature. Extravagant provide the sorts of lighting available and other heavily secure forms of lengths and for landscaped foot places traffic which recreation will which will be undergone to water features which will duly compliment these philosophies of aesthetic superiority. C. Lot Characteristics In 1,000 total, lots the three for residential be patterned after beach towns and will retail provide use. approximately Their lots, with an average scale will size of 35' by 85' or 3,000 square feet each. They will be developed over a ten-year period. 79. Some will - .- 7... ., -. Lake 4z -) -o an oJ -I Heliport BLAKELEY SWARTZ 0 R N IA C A LIF P E R T Y P R 0 I N V E S 1 0 R S Town of White Oak 0 I I,I 400 I 800 I Feet 0a" &16 80. be developed projects. by Some the owners for purposes will be developed by of establishing outside the builders, and some sold as lots only. A large of the part newly of the economic provided were previously return transportation land-locked within will come by virtue network. the former Sites ranch which use will now be made available by the novel transportation network. D. Town Profiles Town of White Oak White with will be developed deference provide to facilities exterior more Oak of site. Valley, it a conventional surrounding communities. will service both Lying outside the which the private the as will be designed the town and It will interior boundaries for and of the car traffic and will serve as the starting point from which all trains run. Since this will be residents will pass, important large school, will and offer the only it will be designed services, firestation. an array community of like In a basic which all to house all of the medical addition through facility, to public commercial a public services, services, like it a grocery store, drug store, dry cleaner, and tailor. Though that most live in White Oak may have some residents, of those providing these the nearby walk-in community. 81. businesses it is will imagined want to - '~ /1 / ~-~* -------------- ~~~/1 ( Lake N. 0c 0 (C) 0 1/ \ N // 0 / / I' .7'.> 7, 'N / ~0 V Bike trail K ,~';; c9) 4*v~~ / I Town of Stable BLAKELEY SWARTZ Shank's Mare **400B P R PE RRN I N V E S T 0 Y Feet R S Do*e8-146 82. U) C,) Town of Shank's Mare While the other communities by train only, accessible proximity to White the necessity a hybrid within of a walk-in the Oak the it valley entities those in services pleasant foot Since Valley train, will the other but communities will Oak primary provide can will of cars to They is for be manned will the In of the can easy offer a working reliant virtues of car's within families be same by the the charm be Mare will not that community. some those of commercial imagined appreciate Shank's livability many it maintaining town, region. only, residence resident's the enjoy traffic fact, White while the of In residents compromise but in community, outside the its from the distinct traditions for nearby distance its of residents. provided year-round walking Like discouraged. this convenience. frustrate will be car-less, design of car-less because be as it this will short train ride, but will be developed its be Mare, site by residents the not will be borrowed will way, will the residents adjacent parking for its Since Shank's community. valley, within of on the their brethren communities. Town of Antelope Some four visitor-oriented primary will miles community destination encourage into of will visitors cultural, the be on Valley, created. the recreational, 83. a It thematic, will be excursion and rail the and restorative /10 Amphitheater- 4) / 0/ ) -- - -Inn -- /c Lake AmStaien d Cous Paved access/Bike tr Town of BLAKELEY SWARTZ E C AL1 I I Oil N I N V E S T 0 R A Antelope o So0 400 Feet S ow. 0814 84. activities. A town. wonderful It large inn will provide the focus for the will stand adjacent to a beautiful large lake. The town will also have narrow climbing streets with shops along them, and trails for hiking and available for week-long rental hillside, sharing a view horseback of will the riding. stud Chalets the impressive wooded lake and surrounding countryside. A sophisticated established during concert the or playhouse summer months to draw the Sacramento and San Francisco for this purpose and will act these sorts of 'on the green' Antelope's play-off of designed and visitors be from The Valley is ideal as a natural amphitheater for will beautiful areas. will and 'under the stars' events. architecture the series be chosen natural landscaped, its to setting. enhance If 'prettiness' and sensitively will provide enticing respite from the city for visitors planning a day or week-long escape. Recreation equestrian and will events, sailing. be and Outboard encouraged lake sports motors will peace of the natural environment. motor cycles will be allowed with like walking swimming, be banned trails, canoeing, to protect the Toward this same end, within the Valley, and no open range camping will not be permitted. Year-round wares lend people, it a residence will be encouraged who populating distinct by aura. There 85. the will for artists and community be will help extremely strict control of the sorts of craftsmen operating to insure the uniquely the area. whether The Each quality of the work Antelope produced in shop's emphasis will be on individual pieces, they be shops high shops in sculpture, will be paintings, highly or hand-knit individual sweaters. themselves, with the artisan's living space designed above them. Streetscapes boxes, hanging will be plants, intensely landscaped, and gaslights with along them in window order to make travel within the town a rare visual treat. To protect this same scenic serenity, be limited to the small cafes and taverns the the visitor market, market. full-time the train With residents and other which exception week-long retail will will support of an outdoor visitors will ride to White Oak for their other buying needs. Town of Grapevine At the preserves There the will the end of the will lie the be only a major rail and second-home very appeal line of small this near the community commercial town will of private Grapevine. district, be its since untouched openness and arboretum. House lots hillsides. diverse will The 'Regional lie in bands developers are Architecture' along the considering theme for the surrounding promoting a distinction of different areas within the hillside community. It is extensive in this area recreatiional of the facilities 86. property will be that located, the most so that -I ding trail -:R1 C)) L Co usa .. .S...... wn of ipevine Feet I N V E 5 T0 A S 0r they may be jointly used with the corporate same, area share the the quality southern-most availability and of preserves of the Ranch. these by these two groups only. facilities made will market in It will is be course. be available to To protect they facilities, be for private use the which will Other, smaller transient visitor Antelope. here in built, Grapevine that along with a a large equestrian championship A small lake will also be developed of the property. 88. facility 18-hole in this golf portion C) Paved access/Bike trail 0 V Heliport Golf Course BLAKELEY SWARTZ I FOR CAL 0 E S 1 I N V N I A R s 400 0 ,800 FMt DM:6-14K 89. 0 CHAPTER FIVE Element: Four new towns. Nature: Each with share a a SYNOPSIS distinct philosophy livability. use profile. superior of encourage and walking will and will the aesthetics and Landscaping All pathways of appreciation protected natural surroundings. Basic Characteristics: 1. The three interior. towns will provide a total of 1,000 lots. 2. Expected build-out will be over ten years. 3. Average lot size will be 3,000 SF (35'x 85'). 4. Each will have some retail activity, retail focus of the Valley will be in White Oak: though the Antelope. Town Profiles: 1. services A conventional donated to town or developed shared with with the surrounding communities. 2. Shank's Mare: A car-less town, but will provide adjacent facilities; parking designed to encourage primary residents. 3. Antelope: A community; will recreational activities; thematic, inn and many retail 4. Grapevine: A encourage location cultural of a and visitor shops. second arboretum as a focus. 90. visitor-oriented home community with an nlMA % .9 V A A .1 CHAPTER SIX: VISITORS A. TO GRAPEVINE VALLEY Genesis of the Idea The fourth major element involves the promotion Valley. This element portion of market by the the will generate By revenue an the to California this the capture a recreational opportunities demand rail concept through attempt of recreational tapping for Grapevine activity Northern a variety public. the visitor represents significant offering general of in the operation to developer and various community retailers and concessionaires. The opportunity to open the Grapevine Valley to public well as private Northern stems California recreational oriented use several recreational habits of the toward non-urban the relative from factors market. in the First, the regional population are heavily attractions. This due both to is scarcity of urban theme parks and attractions compared to Southern of beautiful and as as California and to the relative abundance dramatic wilderness areas along the central California coastline and the Sierra Nevada Mountain Range. Second, areas there (SMSA's), Stockton, are eight San Fransisco-Oakland, Fairfield-Napa, comprising a standard total Modesto, population metropolitan Sacramento, Santa Rosa of statistical San Jose, and Santa Cruz, 7,500,700, within four-hour driving distance to Stanislaus National Forests, and the Yosemite, King's In addition, there are and Sequoia National Parks. 92. the Tahoe, El Dorado a and Canyon over 100 state parks, beaches and recreation areas within an that are afternoon's drive of these population centers. Third, the available help types of develop recreational and of the regional population. Sierra wilderness, the influence the Due in average Northern in half day to get there half-day are spent a and a recreation recreational habits part to the draw of the terms of what can be covered at alternatives Californian thinks in a three-day weekend. to get back, location. This With a two days willingness dedicate up to six hours on the road toward a retreat to extends the average radius for weekend recreation to 300 miles. Despite the abundance passive recreation in periods, especially during weekends, when demand supply. That is, beaches full are at months in congested, is of the region, the for state capacity. advance; opportunities there summer recreational and national Reservations roads and the experience to are many and facilities peak holiday outstrips parks, major and forests and campgrounds are attractions are away to the country diminished and compromised. The Grapevine Valley will offer an these congested of the Valley, the developers and its the active months for of getting for facilities. The the thoughtful will blend its alternative isolated and attractiveness and 93. way and man-made relative proximity to population Valley's and peaceful painstaking natural to some of centers nature by elements, will competitiveness which assure in the recreation market. activities, the alternative to With a Grapevine the well developed Valley exisitng set will of program offer recreational a of viable options now developer, the available to the public. As a flow of a practical recreationers steady utility source as Grapevine rail financial the for line visiting of consequent revenue townsfolk for mode the the of a significant this revenue, the railroad Beyond transportation corporate Without will provide railroad. and provide public. to and visitors to the Valley single will matter preserve public its through users, attraction to ridership and the the its would have to run at a loss and would therefore be impractical. Moreover, demand A visitors exogenous goods towns. will demand a significant food, the lodging indigenous and market various of the Indeed the visitor demand will, as with the railroad, variety relationship towns, establish the towns along the Valley. for supplement constitute the critical the will for goods and services in steady retail the and of market to sustain and economic activity in make profitable the towns. will help to frame the character give them a vitality and This of some of the atmosphere which otherwise would be absent. Thus, a symbiosis development. isolated restict nature access In occurs among preserving of to the it by valley, all the the peaceful, the automobiles. 94. elements bucolic developers This of decide provides the and to the fundamental rationale and in results paradigm of the economically elegant, unique amplifies of it a and provide a in turn, the generate unique assure its B. railroad, village/hill town Besides land planning elements attraction. by of rail billion The Valley attraction The needed a the result, conjested relax in the doing so provide and domestic and development to visitors revenue resulting market image the Northern to for the the relationship for the program California Valley rail will, in and the line will development, will establish as well a as financial viability and success. resident on travelers in transportation, recreation and from home overnight, more away from for many and an the Valley the and and in transportaion in As tired an challenge, Profile of the Northern California Recreation U.S. being the housing market, visitors, Grapevine character the all work well, market. communities. a areas. of the towns, the significant recreational of of unique enter the Valley mass sum, in singular other elements to make it In solution and lodges critical and natural and man-made wilderness, restaurants construction inhabited solution as recreationers the valley's graceful the distinctive efficient blend Sierra the for incidentals home. different California lodging, during Travel in goods and while over $25.9 entertainment, traveling to places 100 and produces away miles or California generates services, 95. spent food, 1983 or on day trips Demand demand receipts for a number expenditure in of different California is industries. the highest in travel industry has become an important economy, accounting for over excess of $3.1 billion in 520,000 Travel-related the nation. The segment of the state jobs and generating in federal, state and local taxes. The Californias Like many states, the vital nature promotional California of its High "Californias", Areas The Gold Sierra, Northern come to realize and has launched campaign to augment travel within the state. attractions. Coast, recently tourist industry, central theme of the campaign separate has each have Country, The Bay California divides the state into a with been its given names Empire, etc. SMSA's are The dozen own set of features and The Inland Area, a like The Residents within an The North Deserts, of the afternoon's The major driving time of six of the "Californias": 1. The North Coast: Sonoma This Counties area rugged Covering Marin, Napa, and features and north the dramatic to giant coastline; the Mendocino and Oregon redwood border. forests, to the south and lie the vineyards of Napa and Sonoma Counties. 2. The Santa Bay Area: Cruz, attractions everything Covering Santa in San Clara and Francisco, Alameda San Counties. this area are mainly urban in from San University. 96. Francisco Mateo, to The nature; Stanford 3. The Central Obispo and forests, the Coast: San the variety Covering Benito Counties. beautiful of Monterey, bays Carmel, of Offering Morro Salinas San and Louis redwood Monterey; (Steinbeck Country) and San Simeon. 4. Central The mention, Valley: Counties but including Counties in the Valley. of the newly restored capitol the jumping-off Valley points numerous Colusa, Sacramento North Sacramento, too for Offering building also the and Sutter the history and Old Town presents Gold to several Country and the parklands of the High Sierra. 5. The Gold Dorado, Along Country: Amador, the Range, Covering Calaveras western a legacy parts and foothills of the of of Placer, Tuolumne the Gold Rush of Counties. Sierra '49, El Nevada now dotted with bed and breakfast inns and restored hotels. 6. The High and Mono Sierra: Covering Counties. Alpine, Featuring Madera, Yosemite, Mariposa Sequoia and King's Canyon National Parks. Some Statistics Californians have the most and beaches for recreational There of are 24.5 Parks 22 National million and In with array use of any state in Forests in acres. Monuments extensive the state, addition, a total 97. there of 4.9 of parklands the country. covering are million 18 a total National acres and a combined Parks, attendance Recreation of National Northern demand in in of cover National travel of Forests and Parks a and and State projection Recreation The E. statistics expenditures in the 29 county National Parks over the last years. Attendance over Forests within in $9.6 six also ten billion. rose. miles attendance of show hiking, horseback totaled 143,000 a residences totaled discussion with riding located in California activity the another relative low to and continued California Monuments at the Valley, last the attendance Mendocino and at the rose 16% three of National seven five Forest, experienced a years to a general 1984. lodges, 71,000 Forest amount that in swimming. in resorts, National Overall increase visitor-days Forest's categories at 50% total Activity data for the Mendocino dramatic Mendocino that Northern use Northern The over the million visitor-days. Forest opinion on the region. proximate 1.0 1982. the indicate most of million recreational five increase State 1.0 Parks by of totaled located over impacts area National 1980. recreational of the travel and recreation in Travel in Colusa County through the year 2000 are contained Appendix vitality Beaches summaries California Department and covering counties, Parks, people of 63.0 million visitors in details California million Areas acres, and had a total Statistical 31.4 of 98. These Time hotels and other in National at the recreation After personnel, activity activities spent visitor-days. Service of sightseeing, it some is these Forests our latter is a function of recreation National felt supply constraints. residences Forests, that any are highly totalling supply 1.35 located Resorts, popular million within in lodges the four other visitor-days. the and It recreation is market region will experience a high rate of use. Data on 82 State Park Units located throughout the region indicate a 10% increase in to a of total vary, yet 20.7 attendance over the last million visitor-days. Colusa, Lake, Nevada six years County-wide and Sacramento results Counties experienced the highest rate of increase. Finally, Recreation, has the as part of an estimated each of 2000. the The potential demand deriving from would do if Appendix E, demand is activity-days activity-days. activity indigenous activity This is a and Part yardstick of facilities in Over a represents to total an and program, demand through exogenous expected to activity demand VI. Parks planning counties the supply potential in facility recreation potential The 700,000 ongoing fifty-eight limited. years, the of Department state's recreationists summarized California the year of what were Colusa next increase of increase not County populations the in is fifteen by over 3.36 million over current levels. C. Ideas for Visitor Recreation The activities draw to Grapevine to this Valley visitors market, and as will offer recreationists. with the 99. others an abundance Its of fundamental discussed earlier, will stem from the Valley's Moreover, the protected and preserved fact previously, the significant visitor in the region, ferry" tennis, natural draw, and, the appeal. Railroad like and drama. characteristics will reinforce Pacific beauty other will become over time will As stated will act excursion part be as a railways of the lexicon of attractions. The draw activities its Colusa regional visitor "land that natural provided by the Valley will supplimented such etc. be as The hiking, itself by and general horseback promotion of its unususal recreational riding, these swimming, activities will not may involve a significant infrastructure investment and perhaps be coordinated with concession operation designed to coordinated serve the system must the corporate same preserves. be designed to be Of free course, of any conflicts between these two user groups. Beyond general recreational have a variety of things to do in will be oriented activity and extremely artisans. visitors the town of Antelope, needs in Sausilito. Visitor Antelope. This successful particularly provide the and preferences. will which Retail will be focused there, with a particular emphasis craftspeople proven toward their activity, the coastal in type other communities accommodations will of retail genre California of Laguna also be on has localities, Beach and located in A large country inn with a veranda and tavern will the needed physical establish the image of the town. 100. focus and will, as a result, Finally, its it particular is possible that, over time attractions begin to place to go and enjoy life in able to similar since attract cultural to a establish achievement which a The company, owners residence will establish its image and as a a unique way, the owners may be repartory group. as the Valley for reinforce Valley and make that image in an should a the 101. set this cultural unique an uassailable fact. orchestra group image or a a goal, is of an the and undesputable CHAPTER SIX SYNOPSIS Element: Visitor Activity in the Valley Nature: The promotion visitor add distinction to the of activity to the development railroad and retail designed to and revenue elements of the towns. Rationale: 1. The existence of a strong regional recreation demand. 2. The Valley's competitive stature as a source of recreation supply. 3. The needed elements support of the brought railroad about and through retail visitor activity. Profile of Northern California Recreational Demand: 1. Regional travel expenditures total $9.6 billion. 2. Attendance and State at National Parks Parks, and National Recreation Forests, Areas has increased steadily over five years. 3. Attendance at the Forest rose by 50% in 4. Attendance nearby Mendocino National five years. at the Colusa-Sacramento River State Park increased by 42% in five years. 5. Recreation to increase demand in Colusa County is significantly projected over the nest fifteen years. Ideas for Visitor Recreation: 1. Fundamental itself attraction provided and Colusa Pacific Railroad. 102. by Valley SIX SYNOPSIS CHAPTER Ideas for Visitor Recreation (cont.): 2. General recreational activities. 3. Retail activity with a focus on artisans and craftspeople. 4. A central country inn located in 5. Cultural activity orchestra. 103. such as a Antelope. repartory group CHAPTER SEVEN: A. LAUNCHING THE PROJECT Elements of a Successful Launch The complex combined in the with particular, launching relative mix determined, properly the unique call stage and qualities of the timing of development of the for considerable engineered discusses of community thought program. discrete of the to sustain project over land some of the larger and suggests insure it. a only use must in the elements of levels This which program be of image must be issues involved few tactics A proposed contained in time. general, and planning Not a variety in Grapevine but also the critical ingredient perception launch, nature of public chapter in a briefly successful may be employed set of pre-development milestones to are Appendix F. The particular mix and timing of land use components will largely depend on a determination of market demand, price and component-specific infrastructure costs. to determined, be accurately propose a clear itinerary it for is the As these somewhat project. have yet premature to However, some general guidelines should be established. First, it appears preserves be marketed Valley. As important objectives. of the program, basic to be most logical as the initial mentioned product in previously, It marketing and the pre-sales provides theme that this an the corporate the Grapevine accomplishes objective underlying the some verification Grapevine will provide some seed capital for 104. infrastructure improvements, Second, the rail The a successful and the preserves establish minds given the project construction depots be built. Oak so that and begin to market of the We preserve marketing program, should be phased together so as to and of prospective White particularly the railroad. make segments railroad suggest Grapevine, it be built reality in the and the general public. will that a require the that terminal first. a few depots, This is in primarily the users of the preserve have access to the southern part of the communities Valley. can The be stations brought in located along in the their own other two particular development schedules. We recommend that in addition elements of the launch phase, a significant will assist in Grapevine structure providing program. depot. This Combined constitute the or with critical these two logical some though be given to adding other the physical initial may the be component public a focus clubhouse, railroad, mass to the devlopment and give it to these establish a an which of inn or elements public the a will image for momentum. B. Image: The Critical Ingredient The term image has been used often in been the noted as Grapevine quality, it requires skill is an important program. very and factor in almost Yet as easy as it difficult diligence to is engineer on the 105. this part study. every has facet of to refer to this and of It an manage. It organization and its detail individuals. as on Blakeley Both bold and Swartz will It be dramatic focus on critical as depends two much on attention to gestures. We aspect image-engineering. ingredients of in recommend that the success of the program. First, a the owners must establish the Grapevine believable, skepticism and evidence of Blakeley can and credible reputation play a professionals, the reputation a Since the critical and critical role in on pioneer gimickry capability. project. must We part met feel that of and the seminal force in with Gerald a receptive real community and General be establishing the business estate media. the His industry a category occupied by only a handfull of people. initial to of and feeling as achievable accusations positive puts him in and concept as reception setting advertizing of the image, should the a take project great part as its anouncement is of the promotion source the force of flow from the Blakeley's reputation. Second, ability of detail. the The minutia its the of organization and and minor is and Yet to of image pay traditions project image-engineering diligence. element design the major other purely its close should remain role emanate of critical to great from the throughout This function is attention consistant elements. a will aspect management to of skill maintaining momentum and balance during the life of a complex project. 106. all CHAPTER SEVEN SYNOPSIS Elements of a Successful Launch: 1. Specific mix and timing a function of markets, prices and costs. 2. As a general guideline, lead with the corporate preserves and the railroad. 3. Create a critical mass to establish a positive and believable image Image: The Critical Ingredient: 1. A difficult quality to manage, yet a sine qua non for the Grapevine program. 2. Launch the program on the force and weight of Gerald Blakeley's reputation. 3. Gear the organization to handle the maintaining and sustaining an image. 107. detail of APPENDIX A Part I. Colusa County Statistical Data 1. Population 14,400 2. Total Area (sq. mi.) 1,156 3. Persons per Mile 12.5 19" 4. Average Annual Rainfall 5. Average Seasonal Temperature Summer Max 98 F Min 60 F Winter Max 54 F Min 35 F 6. Total Assessed Valuation (FY85) $1,176,844,049 7. Gross Agricultural Production ('84) 8. Per Capita Income $111,338,000 (Rank in State: 2) $16,728 Part II. Climate Conditions Warm, dry summers and cool, wet winters are characteristic of the area as well as other parts of the Sacramento Valley Air Basin. This air basin includes the northern third of California'a Central Valley. precipitaiton ranges from 10 to 20 inches. range from 20 degrees to 100 degrees F. Annual Temperatures Summers are usually dry and warm with continued marine air influx into the valley. Fall is characterized by calm conditions. Daytime surface heating diminishes with fewer hours of daylight. Sources: California County Fact Book 1985 Stonyford-Ladoga Area Plan, Colusa County, 1983 108. APPENDIX B Part III. Northern California Standard Metropolitan Statistical Areas (SMSA's) SMSA County 1. San Fransisco-Oakland Alameda Contra Costa Marin San Mateo San Fransisco C'ty Pop. SMSA Pop. 1,176,800 698,600 224,600 607,200 711,800 Total 3 ,419, 000 2. Sacramento Placer Sacramento Yolo 133,500 866,200 119,800 Total 3. Vallejo-Fairfield-Napa Napa Solano 1,119,500 101,600 265,300 Total 366,900 4. Stockton San Joachin 397,000 5. Modesto Stanilaus 295,000 6. Santa Rosa Sonoma 325,000 7. Santa Cruz Santa Cruz 205,400 8. San Jose Santa Clara Total Eight Northern California SMSA's 109. 1,372,900 7,500,700 Ir N -f Q CALIFORNIA Standard Metropolitan Statistical Areas Santa Rosa Vallejo - Fairfield - N - J* San Francisco - Oakland Salinas - Seaside - Santa Barbara - Santa Maria - Lompoc O Oxnard - Simi Valley - Ventura Los Angeles - Long Beach Anaheim - Santa Ana - Garden Grove Standard Metropolitan Statistical Areas (SMSA's) SMSAs include the following counties: SMSA Counties included Los Angeles-Long Beach Los Angeles San Francisco-Oakland Alameda. Contra Anaheim-Santa Ana-Garden Grove San Diego Riverside-San Bernardino-Ontario Sacramento Fresno Bakersfield Oxnard-Simi Valley-Ventura Stockton Santa Barbara-Santa Maria-Lompoc Salinas-Seaside-Monterey Vallejo-Fairnield-Napa Modesto Santa Rosa Santa Cruz .0 Costa. Marin. San Mateo, San Francisco Orange San Diego Riverside. San Bernardino Placer. Sacramento. Yolo Fresno Kern Ventura San Joaquin Santa Barbara Monterey Naps. Solano Stanislaus Sonoma Santa Crua 4 110. APPENDIX C RAILROAD DATA Part I: Planning Information A. Governing Agencies: - Federal Railroad Administration and State of California will regulate only mildly, mostly with regard to safety regulation, track standards and maintainance procedures. - A good source for liability and property insurance is E.S.P., Kansas City (Mr. Gene Shores). B. Rules of Thumb: - 5-7 miles best length run for profitable turnover. - Figure general ridership at 70% adults, 30% children. - 1/2% slope constitutes - 2% maximum recommended grade main line. 'level' grade for tracks. - Trains weigh approximately 130 tons. - Build initial system to accomodate long-range expectations. - Expect reasonable market penetration by year 3, full by year 5. - Standard gauge coach carries 60-80 passengers. - Figure cost for bed preparation and laying of mainline track at $100 a linear foot. - Figure cost for track at yards and stations at $50 a linear foot. - Figure coach operating cost at 10 cents a mile. - Figure steam locomotion operating cost at $3.42/mile (including savings toward overhaul). - Figure diesel locomotion operating cost at $1.05/mile. - Gift shop will add 34.5 cents in net revenue to every dollar of gross ticket sales. - Passing siding should be 1/2 mile on main line, 2 times length of the train set at end points. - Station siding should be 1,000 feet. 111. C. Comparables: - Conway Scenic Railroad, NH ridership @ 95,000/yr. - Strausburg Railroad, PA ridership @350,000/yr. - Durango and Silverton, CO ridership @200,000/yr. - Cass Scenic Railroad, WVA ridership @ /yr. (2,200 jobs generated) - Texas State Railroad, TX ridership @ 75,000/yr. - Skunk Train Railroad, CA ridership @100,000/yr. D. Prolect-Specific Advice: - Start with 5 active coaches to care for 150,000 people per year. - Plan on using re-layed track and ties. - Use open seating with reservations for first class, groups and bus tours only. - Consider fare charge between $8.75 and $9.50 - By winding right of way down the valley floor to minimize grade steepness, sufficient savings to pay for extra track cost. E. Recommended Preparation of Rolling Stock: - Engine jackets to have space-age insulation beneath. - Jackets should be painted with Emeron Paint. - Front of engines to be painted with graphite and oil. - Roofs should be painted silver for thermal efficiency. - Common color scheme should coordinate rolling stock. Most color schemes use one indigenous and one contrasting color. - Name of railroad important for identity, romantic appeal. 112. APPENDIX C PART II: RAILROAD COST SCHEDULE Capital Budget Main Depot Area (White Oak) Depot Building $100,000 Gift Shop 35,000 Covered Platform 25,000 Open Platform 30,000 Water Tank 10,000 Shops Building (shell) 100,000 Equipment: 30-ton crane 40,000 steam generator 25,000 shop air 5,000 floor jacks 5,000 Machine Shop: lathes, presses 20,000 small equipment 30,000 furniture, lockers 10,000 Fuel Tanks (2 Required) 10,000 Track Maintenance Shed 15,000 Landcaping & Fencing 80,000 Lighting 20,000 Walkways 10,000 Outdoor Furniture & Signage 15,000 SUBTOTAL Depot Building: Depot Building: Depot Building: Water Tank: - MAIN DEPOT Shank's Mare Antelope Grapevine Grapevine SUBTOTAL $585,000 60,000 80,000 80,000 10,000 - OTHER DEPOTS TOTAL BUILDINGS & SERVICE EQUIPMENT $230,000 $815,000 APPENDIX C PART II: RAILROAD COST SCHEDULE Capital Budget Unit Cost Quantity Total Cost 41,500 4,000 4,000 10 5 6 6 $4,150,000 200,000 200,000 150,000 20,000 6,000 60,000 Track and Road Bed: Main Line Track Yard Track Station Turnout Track Main Line Switches Foot Grade Crossing Signals, Semaphores Yard Switches LF LF LF EA EA EA EA 100 50 50 15,000 4,000 1,000 10,000 TOTAL TRACK $4,786,000 Locomotives and Rolling Stock: Diesel Electric Locomotives Steam Locomotives Heavy Weight Coaches Light Weight Coaches Tap Lounge Car Observation Car Combine Cars Cabooses Box Cars (Freight) Hopper Cars (Ballast) Flat Cars (Freight) Refrigerator Cars Truck with Rail Guides EA EA EA EA EA EA EA EA EA EA EA EA EA 75,000 250,000 20,000 20,000 50,000 50,000 20,000 2,000 10,000 5,000 5,000 10,000 30,000 2 2 8 4 1 1 2 3 2 2 2 2 1 TOTAL LOCOMOTIVES & ROLLING STOCK $150,000 500,000 160,000 80,000 50,000 50,000 40,000 6,000 20,000 10,000 10,000 20,000 30,000 $1,126,000 CAPITAL COST SUMMARY MAIN DEPOT BUILDINGS OTHER DEPOT BUILDINGS PARKING LOT (500 cars) TRACK ROLLING STOCK $585,000 230,000 0 4,786,000 1,126,000 TOTAL CAPITAL COSTS $6,727,000 APPENDIX C PART II: RAILROAD COST SCHEDULE Start-Up Budget General Manager Pre-Promotion Office Equipment Paper Products & Printing Conmunication Equipment Promotion & Advertizing Un $35,000 20,000 15,000 10,000 5,000 25,000 $110,000 APPENDIX C PART II: RAILROAD COST SCHEDULE Operating Cost Year 1: Ridership @ 100,000 PERSONNEL: 1/3 Staff Level $160,000 FIXED COSTS: Contract Repairs Insurance Office Expense Promotion Professional Association Legal & Accounting Equipment Reserve Taxes and Other Expenses 10% Contingency 40,000 25,000 5,000 25,000 2,500 25,000 75,000 25,000 22,250 TOTAL FIXED COSTS $244,750 Cost/Mile # Miles VARIABLE COSTS: Steam Locomotive Diesel Locomotive Passenger Coach $3.42 $1.05 $0.10 TOTAL VARIABLE COSTS 2,515 10,014 35,118 Total Cost $8,601 10,515 3,512 $22,628 TOTAL OPERATING COSTS: YEAR ONE $427,378 APPENDIX C PART II: RAILROAD COST SCHEDULE Operating Cost Year 2: Ridership @ 200,000 PERSONNEL: 2/3 Staff Level $321,300 FIXED COSTS: Contract Repairs Insurance Office Expense Promotion Professional Association Legal & Accounting Equipment Reserve Taxes and Other Expenses 10% Contingency 40,000 25,000 5,000 25,000 2,500 25,000 75,000 25,000 22,250 TOTAL FIXED COSTS $244,750 Cost/Mite # Miles VARIABLE COSTS: Steam Locomotive Diesel Locomotive Passenger Coach $3.42 $1.05 $0.10 TOTAL VARIABLE COSTS 5,030 20,028 70,236 Total Cost $17,203 21,029 7,024 $45,256 TOTAL OPERATING COSTS: YEAR TWO $611,306 APPENDIX C PART II: RAILROAD COST SCHEDULE Operating Cost Year 3: Ridership @ 250,000 PERSONNEL: Full Staff Level $482,000 FIXED COSTS: Contract Repairs Insurance Office Expense Promotion Professional Association Legal & Accounting Equipment Reserve Taxes and Other Expenses 10% Contingency 40,000 25,000 5,000 25,000 2,500 25,000 75,000 25,000 22,250 TOTAL FIXED COSTS $244,750 Cost/Mile # Miles VARIABLE COSTS: Steam Locomotive Diesel Locomotive Passenger Coach $3.42 $1.05 $0.10 TOTAL VARIABLE COSTS 6,288 25,034 87,796 Total Cost $21,505 26,286 8,780 $56,570 TOTAL OPERATING COSTS: YEAR THREE $783,320 APPENDIX D CORPORATE PRESERVE DATA Part I. Preserve Sizes 1. 100 Acres 2. 100 " 3. 100 " 4. 280 " 5. 460 " 6. 350 " 7. 100 " 8. 280 9. 140 " 10. 150 " 12. 100 " 13. 100 " 14. 100 " Part II. A. Cost of Corporate Preserve Investment Land @ $10,000/AC, (100 AC) B. Improvements (Schedule 1.) Total $1,000,000 1,500,000 $2,500,000 Annual cost to company of benefit is $300,000 (12% on $2,500,000). For a 1000 employee firm, this amounts to $300/employee/year. 119. APPENDIX D CORPORATE PRESERVE 10 ROOM PROTOTYPE SCHEDULE 1. CAPITAL COSTS A. Construction Cost 10 Bedroom Module 500 SF/RM 5,000 SF 5,000 SF Common Rms. Total 10,000 Const. Cost B. Furnishings 20 Rooms@ SF $100 /SF $1 0,000 /Room $1,000,000 $200,000 C. Site Improvements Pool Tennis Courts Stables Sub-total D. Off-Site Transportation Vehicle $200,000 $25,000 E. On-Site Improvements Utility Hook-up Septic System 25,000 25,000 Sub-total TOTAL 120. $50,000 $1,475,000 APPENDIX D CORPORATE PRESERVE 10 ROOM PROTOTYPE SCHEDULE 2. REVENUE AND OPERATING COSTS A. Revenue Assumptions 1. Daily Room Rate 2. Occupancy 3. No. Rooms $55.00 75.0% 10 Total Annual Revenue B. Cost 1. 2. 3. 4. 5. 6. 7. $150,563 Assumptions Salaries Utilities $30,000 25,000 Insurance 10,000 Supplies 25,000 Cleaning Services 15,000 Capital RR FF & E RR 20,000 20,000 Total Annual Costs 121. $145,000 APPENDIX E: PART I IMPACT OF TRAVEL ON CALIFORNIA COUNTIES, 1983 COUNTY Nj San Fransisco San Mateo Alameda Santa Clara Sacramento El Dorado Sonoma Contra Costa Santa Cruz Marin San Joaquin Napa Solano Mendocino Stanislaus Mariposa Nevada Placer Yolo Lake Butte Tuolumne Calaveras Merced Amador Sutter Yuba Glenn Colusa TOTAL TOTAL TRAVEL EXPENDITURES (000) TRAVEL GENERATED EMPLOYMENT (JOBS) TOTAL TRAVEL EXPENDITURES (PERCENT) TRAVEL GENERATED EMPLOYMENT (PERCENT) 3,330,477 2,785,795 776,344 701,489 379,902 258,194 169,372 112,741 112,304 101,345 90,653 85,007 84,759 82,409 74,413 73,591 63,247 54,529 52,676 50,853 49,364 49,085 37,083 31,421 20,859 11,819 11,622 7,458 6,584 75,512 33,310 14,149 17,891 9,022 6,367 4,033 3,114 2,667 2,460 2,182 2,180 1,579 2,037 1,857 1,850 1,486 1,358 1,401 1,015 1,078 861 668 758 423 301 265 180 158 34.46% 28.82% 8.03% 7.26% 3.93% 2.67% 1.75% 1.17% 1.16% 1.05% 0.94% 0.88% 0.88% 0.85% 0.77% 0.76% 0.65% 0.56% 0.54% 0.53% 0.51% 0.51% 0.38% 0.33% 0.22% 0.12% 0.12% 0.08% 0.07% 39.71% 17.52% 7.44% 9.41% 4.74% 3.35% 2.12% 1.64% 1.40% 1.29% 1.15% 1.15% 0.83% 1.07% 0.98% 0.97% 0.78% 0.71% 0.74% 0.53% 0.57% 0.45% 0.35% 0.40% 0.22% 0.16% 0.14% 0.09% 0.08% $9,665,395 190,162 100.00% 100.00% Source: "The Economic Impact of Travel in California, California Office of Tourism, 1985 19 8 3 ", APPENDIX E: PART 11 NATIONAL PARK ATTENDENCE DATA: 1979-1984 Six Year 1979 1982 1983 1984 Increase 146.4 141.1 130.4 130.3 136.2 -0.6% Yosemite NP 5488.3 5782.1 5833.8 5595.5 5769.1 6367.7 16.0% King's Canyon NP 2270.4 2302.9 2167.6 2349.3 2139.0 2541.7 11.9% Sequoia NP 2195.8 2412.6 2996.1 2782.4 2371.2 2664.1 21.3% Pinnacles NM 4 1981 137.0 Muir Woods NM H N.) 1980 TOTAL 59.8 63.5 59.5 63.8 65.5 62.1 10,151.3 10,707.5 11,198.1 10,921.4 10,475.1 11,771.8 w Figures in 1000's of Visitor Days. Source: National Park Service. 3.8% APPENDIX E: PART III NATIONAL FOREST ATTENDANCE DATA : 1978-1984 Seven Year 1978 Mendocino NF Developed Sites Undeveloped Sites Total EL Dorado NF Developed Sites Undeveloped Sites Total 1979 1980 1981 1982 1983 1984 233.3 429.7 220.4 438.5 247.5 582.5 274.9 551.3 280.1 671.1 251.2 682.8 255.8 742.2 663.0 658.9 830.0 826.2 951.2 934.0 998.0 1320.7 1537.2 1561.1 1699.1 1512.8 1790.9 1478.1 1912.0 1464.4 1839.5 1331.2 1490.2 1520.3 1898.0 2857.9 3260.2 3303.7 3390.1 3303.9 2821.4 3418.3 1553.3 1769.4 1548.9 1796.3 1499.7 1782.6 1587.8 1433.5 1842.8 1310.0 1795.7 1030.2 1714.5 1053.9 3322.7 3345.2 3282.3 3021.3 3152.8 2825.9 2768.4 Increase 50.5% 19.6% Stanilaus NF toQ Developed Sites Undeveloped Sites Total Tahoe NF Developed Sites Undeveloped Sites Total Lake Tahoe Basin MU Developed Sites Undeveloped Sites Total 1929.8 1647.6 1623.6 1755.2 1915.7 1726.3 1816.4 2723.5 2208.4 2355.0 2610.9 2306.2 2458.7 2499.5 4653.3 3856.0 3978.6 4366.1 4221.9 4185.0 4315.9 1255.3 1271.0 2063.5 1600.2 1363.6 1392.2 1409.2 902.9 988.5 980.6 1294.1 1145.8 1081.3 1156.9 2158.2 2259.5 3044.1 2894.3 2509.4 2473.5 2566.1 Figures in 1000's of Visitor Days. Source: National Forest Service. -16.7% -7.3% 18.9% APPENDIX E: PART IV NATIONAL FOREST ACTIVITY DATA: 1978-1984 Seven Year 1978 1979 1980 1981 1982 1983 1984 Increase Mendocino NF General Sightseeing Hiking Horseback Riding Swimming 3.9 16.3 7.4 5.1 4.2 19.2 10.7 13.6 13.4 37.8 18.7 11.5 15.6 37.0 20.4 13.2 17.7 41.6 22.1 16.0 18.3 76.1 24.5 18.3 20.0 75.9 26.1 20.9 412.8% 365.6% 252.7% 309.8% Resorts, Lodges, Hotels Recreation Residences 14.1 59.1 13.3 55.6 14.3 61.5 14.7 67.2 14.7 72.3 15.6 67.8 15.6 55.8 10.6% -5.6% EL Dorado NF General Sightseeing Hiking Horseback Riding Swimming Resorts, Lodges, Hotels Recreation Residences 31.1 61.6 23.5 47.0 42.2 418.6 49.8 105.1 33.4 55.2 49.5 525.2 53.2 103.5 28.1 55.8 49.2 420.5 51.8 113.9 33.4 64.8 50.4 329.0 65.6 126.7 45.1 61.8 50.0 358.5 62.2 89.7 34.2 58.4 44.8 315.1 73.3 117.6 41.1 101.9 50.8 343.3 135.7% 90.9% 74.9% 116.8% 20.4% -18.0% Stanilaus NF General Sightseeing Hiking 138.6 118.6 138.7 103.0 56.1 102.4 70.3 95.6 80.0 80.4 85.3 72.3 61.6 147.2 -55.6% 24.1% Horseback Riding 33.2 33.7 33.2 30.8 60.9 44.4 47.3 42.5% 86.9 66.5 323.5 85.9 71.8 323.5 94.2 98.4 321.1 81.3 129.6 306.1 100.6 134.8 321.5 54.0 143.4 317.9 58.2 141.5 311.5 -33.0% 112.8% -3.7% -61.9% Swimming Resorts, Lodges, Hotels Recreation Residences Tahoe NF General Sightseeing 182.9 86.5 83.9 109.0 140.2 115.0 69.6 Hiking 155.8 164.6 162.1 190.7 226.1 226.5 266.8 71.2% Horseback Riding Swimming Resorts, Lodges, Hotels Recreation Residences 28.0 104.3 43.4 94.1 31.0 95.7 45.4 96.9 29.3 112.1 46.2 93.3 32.7 97.3 46.2 94.8 28.9 79.7 44.7 90.1 45.9 69.0 42.2 73.0 51.2 133.2 36.0 72.5 82.9% 27.7% -17.1% -23.0% General Sightseeing Hiking 25.5 109.0 22.0 103.7 255.7 88.4 21.5 96.4 21.0 77.4 22.8 56.4 21.1 63.8 -17.3% -41.5% Horseback Riding Swimming 20.9 239.7 24.8 233.2 32.6 341.1 36.2 341.2 26.8 252.0 26.2 258.4 28.6 264.9 36.8% 10.5% Lake Tahoe Basin MU Resorts, Lodges, Hotels 143.8 222.3 191.8 195.5 164.2 140.1 151.7 5.5% Recreation Residences 273.7 271.8 245.7 245.7 227.5 202.1 240.4 -12.2% Figures in 1000's of Visitor Days. Source: National Forest Service. APPENDIX E: PART V STATE PARK ATTENDANCE DATA: 1979-1984 1980 1979 1981 1982 1983 1984 Six Year % Increase Increase County Park Unit Alameda County Bethany Reservoir Carnegie 21,644 56,909 32,394 78,591 15,740 23,230 23,580 25,561 18,438 N/A 23,375 47,924 56,947 32,184 263.1% 204.5% TOTAL 21,644 72,649 55,624 49,141 41,813 126,515 89,131 411.8% Amador County Indian Grinding Rock 40,580 37,241 28,583 23,413 25,388 27,577 (13,003) -32.0% Butte County Bidwell Mansion Bidwell River Lake Oroville 27,160 N/A 733,211 27,062 N/A 876,211 30,736 77,467 953,192 28,854 127,661 773,192 28,253 103,165 564,127 29,802 66,398 513,402 2,642 (11,069) (219,809) -14.3% -30.0% TOTAL 760,371 903,273 1,061,395 929,707 695,545 609,602 (228,236) -30.0% Calaveras County Calaveras Big Trees 178,321 162,799 181,432 182,261 175,108 182,162 3,841 Colusa County Colusa-Sacramento River 59,809 65,248 55,323 100,644 106,524 88,572 28,763 48.1% Contra Costa County Mount Diablo 266,481 284,013 305,058 312,398 369,751 379,513 113,032 42.4% El Dorado County D.L. Bliss Emerald Bay Folsom Lake Marshall Gold Discovery Sugar Pine Point 99,978 330,526 297,231 390,926 137,702 95,137 354,783 401,985 410,350 131,325 103,394 96,820 335,228 273,838 78,311 82,891 410,565 300,752 387,657 509,892 515,082 381,337 439,733 158,849 (17,087) 184,556 84,106 48,807 21,147 -17.1% 55.8% 28.3% 1,256,363 1,393,580 1,390,570 1,577,892 321,529 25.6% 91,920 275,090 157,440 133.8% 11,212 5,579 606,767 18,757 6.1% 3.9% 112.0% 161,247 255.8% 803,562 74.6% TOTAL 150,376 374,004 142,523 1,352,744 1,222,413 309,148 358,819 134,400 Lake County Clear Lake 117,650 83,400 98,367 103,274 Marin County Angel Island China Camp Mount Tamalpais Samuel P. Taylor Tomates Bay 184,860 143,836 175,670 196,072 145,737 63,032 70,094 136,104 787,501 140,861 37,382 124,021 944,215 154,380 41,904 149,415 143,573 191,498 171,149 505,051 123,792 72,967 169,420 541,587 184,181 162,976 521,667 TOTAL 1,076,888 1,084,655 1,148,354 162,330 224,279 1,064,457 1,271,268 1,440,190 1,880,450 Figures in Visitor Days. Source: California Department of Parks and Recreation. 9.7% 2.2% 12.5% 15.4% 13.1% APPENDIX E: PART V STATE PARK ATTENDANCE DATA: 1979-1984 Park Unit 1979 Mendocino County Caspar Headlands Hendy Woods Jug Handle Mackerricher Manchester Mendocino Headlands Paul M. Dimmick Russian Gulch Smithe Redwoods Standish-Hickey Van Damme Westport-Union Landing 2,307 46,753 41,676 714,512 81,632 219,631 24,600 82,941 99,640 54,682 127,372 15,037 TOTAL Napa County Bothe Napa Valley Robert Louis Stevenson TOTAL Nevada County Placer County Sacramento County 1981 1982 1983 1984 Six Year % Increase Increase 36,096 673,944 60,991 8,708 48,201 31,694 696,236 91,512 7,808 68,401 48,041 528,954 90,926 543,812 27,096 67,071 100,764 50,452 127,685 48,577 635,426 25,776 88,198 106,743 48,114 135,784 53,423 7,443 54,975 44,877 631,756 114,141 587,512 9,601 64,487 67,337 510,936 96,260 674,843 7,294 17,734 25,661 (203,576) 14,628 455,212 1980 County 1,510,783 11,042 51,069 28,859 75,380 77,965 53,276 144,714 53,922 517,388 29,906 8,549 79,155 47,544 163,561 39,091 1,798,599 1,969,815 1,874,820 1,629,324 32,808 88,513 45,797 61,318 120,120 49,071 8,208 5,572 316.2% 37.9% 61.6% -28.5% 17.9% 207.3% 33.4% 6.7% (53,843) 6,636 (7,252) 34,034 -54.0% 12.1% -5.7% 226.3% 1,821,091 310,308 20.5% 80,892 49,284 87,357 88,390 92,789 91,658 44,432 43,703 39,160 34,071 89,779 35,511 8,887 (13,773) 11.0% -27.9% 130,176 131,789 132,093 131,949 125,729 125,290 (4,886) -3.8% N/A 162,365 80,908 174,183 100,146 40,496 59,130 33,138 15,999 36.4% 48,156 175,489 87,354 35,550 221,495 81,773 35,483 200,548 100,275 37,300 278,756 322,485 338,123 298,393 343,764 108,267 148.0% Donner Memorial Empire Mine Malakoff Diggins 48,635 24,497 TOTAL 73,132 68.1% 65.3% Auburn Folsom Lake Tahoe 1,883,016 390,636 662,879 521,403 518,762 589,928 2,196,304 1,990,486 1,983,376 1,161,500 1,135,169 13,077 23,223 17,317 16,097 25,241 18,588 (18,002) (747,847) (5,511) -3.4% -39.7% -29.6% TOTAL 2,438,368 2,811,473 2,676,588 2,391,329 1,699,000 1,667,008 (771,360) -31.6% Brannan Island Governor's Mansion Old Sacramento State Capitol Museum State Indian Museum Sutter's Fort TOTAL 536,764 177,561 159,623 70,792 214,392 176,983 149,031 173,196 170,139 (7,422) -4.2% 78,297 580,557 77,509 793,945 469,624 99,527 253,187 65,126 692,467 (7,257) 486,852 -10.0% 236.8% 352,075 104,350 258,101 352,075 17,976 32,932 ERR 20.8% 1,866,988 1,642,258 875,156 114.1% 86,374 225,169 N/A 94,448 238,925 241,167 78,679 874,893 448,818 108,063 243,670 767,102 778,180 1,185,618 1,903,154 72,383 205,615 N/A N/A 108,614 Figures in Visitor Days. Source: California Department of Parks and Recreation. 14.6% APPENDIX E: PART V STATE PARK ATTENDANCE DATA: 1979-1984 00 1979 1980 1981 1982 1983 1984 % Six Year Increase Increase County Park Unit San Joachin County Caswell Memorial 75,947 74,058 73,898 72,905 70,932 66,024 San Mateo County Ano Nuevo Bean Hollow SB Butano Grey Whale SB Half Moon Bay SB Montara SB Pescadero SB Pomponio SB Portola San Gregorio SB 97,388 209,013 35,507 88,415 207,929 108,437 198,415 40,418 122,769 184,360 40,151 12,705 1,170,547 106,670 329,740 264,720 45,217 339,058 1,177,798 109,820 307,991 131,711 40,241 368,014 11,223 1,048,932 130,515 398,225 137,871 45,939 378,934 13,881 760,220 131,263 364,576 108,419 45,688 322,991 117,523 120,392 38,963 13,718 983,273 156,874 245,914 91,804 45,591 281,661 136,835 90,228 38,223 30,106 995,821 156,741 205,379 80,632 49,958 260,413 TOTAL 2,610,565 2,488,229 2,498,909 2,094,318 2,095,713 2,044,336 20,248 18,522 22,298 25,837 20,796 19,517 (731) 532,960 556,392 508,180 54,082 -45.8% 45,128 311,472 830,886 401,615 907,681 57,585 45,790 333,300 (48,710) 38,160 313,557 758,300 51,223 36,085 300,040 140,714 499,092 70.3% 92,399 644,303 69,799 43,415 305,800 374,721 106,295 20.0% 6.3% 269,171 281,866 317,325 7,630 19,743 (814,195) 35,257 100,102 Santa Clara County Henry W. Coe Santa Cruz County Big Basin Redwoods Castle Rock Marks Forest Cowell Redwoods Manresa SB Natural Bridges SB New Brighton SB Seacliff SB Sunset SB Twin Lakes SB TOTAL Solano County 944,876 443,780 217,223 40,794 15,516 697,640 541,377 245,268 748,958 222,581 505,506 629,718 659,800 536,931 612,423 272,115 497,441 959,413 4,635,327 4,115,333 4,276,571 31,693 272,966 566,779 529,309 267,156 360,750 130,681 479,037 (9,923) -13.1% (124,361) (184,088) 4,741 (78,645) 40.5% -56.8% 7.6% 137.0% -14.9% 46.9% -37.7% -69.5% 10.5% -23.2% (566,229) -21.7% 39,447 (118,785) 2,716 17,401 (174,726) 50,071 -3.6% -86.2% 7.9% 46.1% 481,380 416,561 369,201 1,300,425 1,345,940 (267,578) (213,157) 686,140 -35.7% -33.8% 104.0% 4,010,729 4,006,117 4,515,280 (120,047) -2.6% 472,304 947,510 Benicia Capitol Benicia 19,466 18,160 19,136 22,379 21,658 20,189 723 3.7% 161,694 171,855 168,130 216,562 343,842 353,958 192,264 118.9% TOTAL 181,160 190,015 187,266 238,941 365,500 374,147 192,987 106.5% Figures in Visitor Days. Source: California Department of Parks and Recreation. APPENDIX E: PART V STATE PARK ATTENDANCE DATA: 1979-1984 1979 1981 1980 1982 1983 1984 % Six Year Increase Increase County Park Unit Sonoma County Annadel Armstrong Redwoods Austin Creek Fort Ross Jack London Petaluma Adobe Salt Point Sonoma Coast SB Sonoma Historic Park Sugarloaf Ridge 118,700 152,611 43,263 136,690 71,391 72,993 112,745 47,736 46,426 54,289 60,182 53,803 187,562 138,900 148,323 122,007 87,524 1,072,844 1,009,575 1,377,605 1,238,166 1,201,278 1,431,701 65,555 358,857 53.7% 33.4% 213,031 131,848 223,609 368,705 173.1% 78,936 (70,803) -53.7% TOTAL 2,105,206 1,948,756 2,469,710 46,929 155,274 47,546 142,800 55,752 145,891 46,720 163,349 71,120 52,549 164,209 91,664 138,795 43,215 109,302 285,443 479,039 557,317 581,736 54,515 63,684 52,363 61,045 2,480,479 2,452,253 2,832,435 51,990 182,971 54,781 183,890 75,903 57,504 164,192 51,981 143,076 78,556 71,771 (2,663) (4,283) (6,110) (41,354) 152.9% -1.7% -9.0% -4.3% -36.7% (12,446) -20.7% 727,229 34.5% Stanislaus County Turlock Lake 142,493 119,042 125,298 121,995 116,924 119,376 (23,117) -16.2% Tuolumne County Columbia 436,050 419,567 380,132 358,326 335,384 360,155 (75,895) -17.4% TWENTY-TWO COUNTY TOTAL 18,638,183 18,975,164 20,218,606 19,925,026 19,050,111 20,698,541 Figures inVisitor Days. Source: California Department of Parks and Recreation. 1,804,786 9.7% APPENDIX E: PART VI PROJECTED ACTIVITY DEMAND IN COLUSA COUNTY : 1985-2000 1985 Picnicing Hiking/Backpacking Nature Appreciation Visiting Scenic Areas Horseback Riding Golf Freshwater Swimming Sunning Camping Visiting Historical & Cultural Sites TOTAL 1990 1995 2000 Total Increase % Increase 356.1 338.5 440.8 386.9 371.7 493.4 411.4 400.5 534.0 434.9 428.0 573.6 78.8 89.5 132.8 22.1% 26.4% 30.1% 373.2 69.8 102.5 251.3 195.2 399.7 135.5 ------2,662.6 421.5 76.4 114.8 272.4 211.6 434.8 151.2 ------2,934.7 458.1 81.9 125.2 289.7 225.0 464.8 163.7 ------3,154.3 491.9 86.8 135.6 307.2 238.3 492.4 175.3 ------3,364.0 118.7 17.0 33.1 55.9 43.1 92.7 39.8 ----701.4 31.8% 24.4% 32.3% 22.2% 22.1% 23.2% 29.4% ----26.3% Figures in 1000's of Visitor Days. Source: California Department of Parks and Recreation. MOUNT SRASTA REDDING; THE NEVADA SAN F THE BAY AREA THE CENTRAL PACIFIC OCEAN THE DESERTS/ INLAND EMPIRE BIG BEAR THE GREATER LO ANGELES AREA AN ARDINO RIVERSIDE * THE TWELVE CALIFORNIAS PALM SPRINGS CALIFORNIA STATE PARK SYSTEM LEGEND PELICANSB -LAKES EARLATALAWAs REDwOODSSPA IEDEDIAHSMITH .---- - "" ODOC CressSO -- SP DELNORTECOASTREDWOODS s STATEPAR ON- SRSTATE RESERVE Sw STATEWILDERNESS SPE RS T NP EAST PRAHARIE.CREEKREDWOODS Vq...LAGOON FOREST O P10NO OO LAGOONS SPO HUMBOLDT 7 -~~UI 0S 3HASTA '- 1AD'SPOS& STLEICRAGSSP LITTLE RIVERS EAS AZ ' ~ PLAST P -- CP PRESERVE CULTURAL NP NATURALPESERVE = UPDAOINTWC SRA -S~ WEAVERVFU T ARTHUREURNEY FALLS MEMORALSP USE SH 05JOS EA PARK STATEHISTORIC STATEHISTORICAL MONUMENT TT ITRCLMNMN -NSHP SHE FORT HUMBOLDT NATALPRS-V WAYSIDE CAMPGROUND STATERECREATION AREA- SHM H SURA STATEURBANRECREATION AREA AREA RECREATION SVRA STATEVEHICULAR SAS HP STATEOWNED PARKUNITSSTAFFED. AND OPERATED BY OTHER SERVICED. AGENCIES OGRIZZLYCREKREDWOODSSP AREAINCLUDED UNDERWATER REtWOODS SEE HUMBOLDT DONESBHD BEN. AKESRA fP1 WARDSONOGROVE SINKYONEWILDERNESS * T- Sax0.m TANDISH-HICKEv BR L SE UNIONLANDING WESTPORT -wacKERRICHERSP SR SUG.HANDLE - W'- W VP EY ~RUSSIAN 6L CLUSA-SARAME RSR E N ADLANERS EIDY CSP AR LAES4WARD - 014NT MNBURTON SP 2.BIGBASINREDWOODS GREENWOmOCREE DMANCHESTERRSB---DoSR0A-WILDER HND W RHODODENDRON SR REUSE S ERT L UIS EM9mo RE DN NET V1-11 -BT.NA AUSTINCREEKERA ARMSTRONGREDWOODSA RSTRLLEBALE EUPFORTL A COVEI PEL -0ac/son E ESTALUM - SRGSP :pkl Af 4~-91 360 Oot M -1. X1.MANRESA ..Cf'AVERAS IG TR41'SP i PSTAooLM0'51V),SIT NSPpCA PTL A5D IAJ NISL4D ARA ETUFASR *MONOL '\ . OLUMBIASHP MELTP.ATCo MGUNTI DI L ARAHOSTEL MONT N PONT Sp - Sp®.....--- N AA. -tNTAA-- GAZOSCREEKANOGA EP5P a C' ATFITARA SO NL S2 4S~ K SAOC RIC AE C P eEoSP ARANAPATAK Aaer L S SPnd~c AWUWMOISAERA LEAC *RLPINESDSR 11FFER PF SP4 MONTEREYSRPS SU IIAINA SRA LATY -L ANRDIFFTSSAR HHPMONTEREYE5 - TORRYe41ES FBesn - CAYUCVER S -581so M-MANTSREEOSO REfR S1E985 ANAY RROSRAN OML MOFEIFFAERRBELKSEDCLSpN _ _ ER__ST__ANSMEONLAHM _ S NP JUMOAPROIFROCK ANRE _ JOONTANALEDER ORO AVILA BARRACKS40 E - UA*S1NIES4JEB'.. -RESNO C ALAMEADA PF SO SE 33; 14. SB ROBERETICK TSRESFR83. THORNTONSB COVES-R40. TRA BLOCKER BEACH 27. RD.9.TWIN LA-kN-I SPAVSO-. A EO SNO OLDH M * TSH- SOLD ECE STATUSSHk OUFANOPEACEASTAE SONOMtA COASTSB TOMAL9SSAY SP SCHOL FO T ERKELEY THEDEAF A BLIND BAYSpOA N P S IR KASLOWNP I. POINT DUME SO I SP. COWELLREDWOODS HENRY SE WILDERRANCH 2. MALSEU LAGOON BEACH NP WILDERDAIRYCP 23. LASTUNASSEI 24. TOPANGAS FIELDSE o LIGHTHOUSE 7. SANTA(RU MISSION SHE 25. WILLROGERS5SHP 1_ NATURAL BRIDGESSE 26. TOPANGA SE 0 4 WILL ROGERSSB MONARCHBUTTERFLYHP LAKES SB 25. SANTAMONICA So 0 29. DOCKWEILER 540 NEW RIHTON 30 MANHATTEN ILSEACLIFFSE ARSAS REDONDO SBOf 3I. I.,DOD SB 32. PAN PACIFICPARR SUNSET SE ROYAL PALMS SE O ZMUDOWSKI P HILLSSRA 34. BALDWIN LANDINGS IS. MOSS 35. DRUM Ln SALINASRIVER SHS17. LEOCARRILLO SE 36. WATTS TOWERS OFSIMONRODIA SPa RolA PTSPDASP3. WILLOWEROOK SRA EL PUEBLO DELOBANGELES SHP PIOPIOS OTTERBEINRA 4 A R DRL ER SHP DISCOVERY -%q' MALIBUCREEKSP CANYONNP LIBERTY UDELLGORGEHP 3. SANTA CRUZ CO. TRAILS 20. DAN SE MEMORIAL 21 ROBERTN.MEYER NP 3. HOOVER THEODORE WESTWADDELLCREEKSW SP. DONNERMEMORIAL e'KINGS BEACH SRA* 0 e c ('REK SE NP ANTONEMEADOWS EMTAHNE SHPOESERA SUARPIEPOINT P BURTON CREEK NPS. CREE PLACER - I'. 1. ANONUEVOSR - N CASMAREHEADLANDSNSD CASPARHEADLANDS E GULCHS S HEADLANDS MENDOCINO A KEY U BR O NUMBERS E TO B I STANDLEY SRA ADMI AL WILLIAM NTP ANYNS -, IISBALLNS OH SAN IMDUNEEGON-- PHEARST SAANANSAIMEONT SH -S-N'SANT -MANCANYON- H -8 Y Y LLY OA WOODAN N VISADs MON0GTS BAEOAA YLEWOD SOHE . MORREFUSTRANDAUSANAEMOUNTA ET SALERROASOSOENCfiLOS -CA-P AE EMMAOWOODOOK--RBUEAVETUA SRDOCRK ANTATAAESTUAR LAVILLAVALLY N RAS N YO S A GEES 1S4TEOND N TYAR BONEY MOUNTAIN PEASTOTERNENPNAZA SWKE N LOSPPNSOUTTLOBARSH HUNC AL MA ELIDWORE A 5LCVE e - EDSHP ELOEDDf I AKFE SPAUAA e BAARARA SBHP CAPLEUCADOAarBiura So ARRELPRI C $4 F IAI UNEAAY ANNINO--S- T RAOONGLESHT B IMMANDLASAN CLRA ES.UATOROEYs MOUNAIN R SPS CRYSTALS#COVE MANCLMENTEHEF CARPI14TERA SRO E RMADECENTOS SANTA AMisCS ORONAODELUNAS V AND E N I IBP- ELSJO SB TOLLEYVPLNEY ELLESINOROWNANG&SSLRN PPANP AND $U8f AD elff OUHTSCMASHN LOSOPLMA JANUARY 1985LFEL . Sso* NPIPER OSA SANTA, LA NP BOII SW .. -O HPNP- PISMO so EL $ L A R AM AL S At.* TEHOMS SP ARESPI ! R SB STATE BEACH APPENDIX F: PROJECT MILESTONES 1. Surveying and mapping Summer, 1985 2. Adjacent land acquisition Fall, 1985 3. Finalize project description and presentation materials 4. Develop airport and landing strip 5. Begin approvals process Fall, 1985 Winter, 1985 County Approvals general plan amendment zoning, remove Williamson Act water approvals community services district Spring, 1986 6. Begin development of water system Spring, 1986 7. Commission architectural drawings Summer, 1986 8. Commission golfcourse design Summer, 1986 9. Develop Blakeley Swartz facility at airport 10. Begin presale activity to corporations Fall, 1986 Fall, 1986 11. After concept validation, begin development of White Oak, to include: lumber/materials yard firestation general store row houses for construction personnel Spring, 1987 12. Contract railroad builders Spring, 1987 13. Begin advertising of excursion rail Spring, 1987 14. Locate and order rolling stock Spring, 1987 15. Begin prepare bed, lay track for railroad Summer, 1987 16. Begin development, seeding of golfcourse Summer, 1987 17. Lay underground backbone utilities Summer, 1987 18. Truck in rolling stock to make railroad operational Fall, 1987 19. Begin development of corporate preserves and their related facilities Summer, 1987 20. Begin development of towns Winter, 1987 21. Begin intensive cosmetic landscaping Spring, 1988 133.