Chapter 4Chapter 4

Beach Resorts and Beach Resorts and Destination Resort Destination Resort

Marinas: Marinas: The Impact of The Impact of

Development on Development on OperationsOperations

Identify the key elements in the Identify the key elements in the development process that help development process that help maintain a balance between the maintain a balance between the physical capacity of a beach resort physical capacity of a beach resort and the economic needs of the and the economic needs of the developer.developer.

• Six aspects must be taken into Six aspects must be taken into consideration when developing a consideration when developing a beach resort.beach resort.

Development ProcessDevelopment Process

SeaSea• Site attractiveness is determined by: air Site attractiveness is determined by: air

temperature, amount of wind and sun, water temperature, amount of wind and sun, water temperatures, currents, tides and waves, ecology, temperatures, currents, tides and waves, ecology, pollution, clarity of water, and possible pollution, clarity of water, and possible attractions.attractions.

SeashoreSeashore• Consists of the surface under the water, Consists of the surface under the water,

extending out to a depth of 6 feet.extending out to a depth of 6 feet.• Should consist of course sand or sand and pea Should consist of course sand or sand and pea

gravelgravel

Development ProcessDevelopment Process

BeachBeach

• Slope of the beach should be between 2% Slope of the beach should be between 2% and 10%, with 5% being the idealand 10%, with 5% being the ideal

Back beachBack beach

• Offers views to both the sea and inlandOffers views to both the sea and inland

• Protection of degradation is a major Protection of degradation is a major concern as developers consider future concern as developers consider future improvementsimprovements

Development ProcessDevelopment Process

Coastal StretchCoastal Stretch

• Consists of the beach environment between Consists of the beach environment between 0.5 and 3 miles from the back beach0.5 and 3 miles from the back beach

• Developers must consider where to place Developers must consider where to place service facilities and access roadsservice facilities and access roads

Surrounding CountrysideSurrounding Countryside

• Natural attractions, the extent of Natural attractions, the extent of development, surrounding infrastructure, development, surrounding infrastructure, and the opportunity for excursions all need and the opportunity for excursions all need to be consideredto be considered

Development ProcessDevelopment Process

Site DevelopmentSite Development

In selecting a site for beach development, these elementsIn selecting a site for beach development, these elementswarrant particular attention:warrant particular attention:• Access to a permanent or transient seasonal populationAccess to a permanent or transient seasonal population• Access to major roadsAccess to major roads• Minimum water temperatures in the upper 60’s during Minimum water temperatures in the upper 60’s during

the swimming season the swimming season • Warm, sunny conditions before and during the season to Warm, sunny conditions before and during the season to

warm the water and attract swimmers and sunbathers.warm the water and attract swimmers and sunbathers.• Water quality needs to be analyzed before and after Water quality needs to be analyzed before and after

development as swimmers will add to the existing development as swimmers will add to the existing bacterial count. bacterial count.

Define the main factors Define the main factors affecting the attractiveness affecting the attractiveness of a site for a beach resort.of a site for a beach resort.

A variety of factors related to the sea affect A variety of factors related to the sea affect the attractiveness of the site:the attractiveness of the site:

• Air TemperatureAir Temperature– There is a high correlation between There is a high correlation between

swimming/beach use and maximum air swimming/beach use and maximum air temperaturetemperature

• Amount and Intensity of the Wind and SunAmount and Intensity of the Wind and Sun– A weak inverse relationship exists between A weak inverse relationship exists between

swimming/beach use and windswimming/beach use and wind– A straight-line correlation exists between A straight-line correlation exists between

sunshine hours and swimming/beach usesunshine hours and swimming/beach use

Site AttractivenessSite Attractiveness

• Water TemperatureWater Temperature

• Currents, Tides, WavesCurrents, Tides, Waves– Including their direction, strength and seasonalityIncluding their direction, strength and seasonality

• EcologyEcology– Including seaweed and fishIncluding seaweed and fish

• PollutionPollution

• Clarity of waterClarity of water

• Possible AttractionsPossible Attractions– Islands, coral, and conditions for water recreationIslands, coral, and conditions for water recreation

Explain the role of general Explain the role of general design principles in site design principles in site planningplanningfor a marina.for a marina.

The process for developing a marina The process for developing a marina consists of five steps:consists of five steps:

• Analyze the marketAnalyze the market– Taking into account the area’s economy, Taking into account the area’s economy,

analyze both demand and competitive analyze both demand and competitive supply to give a preliminary assessment supply to give a preliminary assessment of current market conditions.of current market conditions.

Design PrinciplesDesign Principles

• Develop a market strategy and marina conceptDevelop a market strategy and marina concept– Determine the services to be offered, define the Determine the services to be offered, define the

size and mix of boats, specify the number of wet size and mix of boats, specify the number of wet slips and dry storage areas, identify funding slips and dry storage areas, identify funding sources, calculate fees, and estimate cash flow.sources, calculate fees, and estimate cash flow.

• Identify the siteIdentify the site– Identify a preferred site by compiling and mapping Identify a preferred site by compiling and mapping

data, scrutinizing development factors, and data, scrutinizing development factors, and selecting several alternative sites. selecting several alternative sites.

– Note state and federal policies controlling proposed Note state and federal policies controlling proposed uses of the sites and select the superior site.uses of the sites and select the superior site.

Design PrinciplesDesign Principles

• Perform feasibility analysis and Perform feasibility analysis and preliminary designpreliminary design– Conduct an in-depth financial feasibility Conduct an in-depth financial feasibility

study, including an analysis of cash flowstudy, including an analysis of cash flow– Address local zoning and building permitsAddress local zoning and building permits

• Design and develop the marinaDesign and develop the marina– Create detailed construction photos, file Create detailed construction photos, file

for and obtain permits, secure local for and obtain permits, secure local approvals, obtain construction bids and approvals, obtain construction bids and loans, and exercise the option on the land.loans, and exercise the option on the land.

Describe the five Describe the five developmental criteria that developmental criteria that improve guest convenience, improve guest convenience, safety, and security.safety, and security.

• Proximity to a population baseProximity to a population base

• Accessibility by a main road arteryAccessibility by a main road artery

• Sufficient water in the marina basin Sufficient water in the marina basin for developmentfor development

• Sufficient water depth and surface Sufficient water depth and surface for the proposed activitiesfor the proposed activities

Developmental CriteriaDevelopmental Criteria

• A minimum of 8 feet below low-water A minimum of 8 feet below low-water depth is ideal depth is ideal

• Natural protection from winds, Natural protection from winds, storms, and floodingstorms, and flooding

• A stable shorelineA stable shoreline

• Good southerly exposureGood southerly exposure

Developmental CriteriaDevelopmental Criteria

• Good water qualityGood water quality– A healthy flow of water through the marina A healthy flow of water through the marina

helps wash pollutants away, while too helps wash pollutants away, while too strong a flow may make the marina strong a flow may make the marina unstable for boat storage.unstable for boat storage.

• Aesthetically pleasing quality Aesthetically pleasing quality surroundingssurroundings

• Reasonable fluctuation in water levelsReasonable fluctuation in water levels– High water levels constitute a safety threatHigh water levels constitute a safety threat

• Freedom from iceFreedom from ice

Analyze the Analyze the interdependencies between interdependencies between the four principles that the four principles that guide marina design.guide marina design.

1.1. The geography determines the The geography determines the engineeringengineering

2.2. The engineering determines the profileThe engineering determines the profile

3.3. The profile determines the layoutThe profile determines the layout

4.4. The layout determines the architectureThe layout determines the architecture

The geography determines the The geography determines the engineeringengineering

• Major costs in building a marina come Major costs in building a marina come from: dredging, locks, bulkheads, from: dredging, locks, bulkheads, breakwaters and pilesbreakwaters and piles

• Dredging: Dredging changes the bottom Dredging: Dredging changes the bottom profile of the basin to allow deeper-draft profile of the basin to allow deeper-draft boats to dock in the marinaboats to dock in the marina

• Locks: Locks may be the answer where a Locks: Locks may be the answer where a site is otherwise inaccessible. They are site is otherwise inaccessible. They are necessary where the tidal range is greater necessary where the tidal range is greater than 12 feet or where there is a major than 12 feet or where there is a major change in elevation between the basin and change in elevation between the basin and open water.open water.

The geography determines the The geography determines the engineeringengineering

• Bulkheads: A bulkhead is “a retaining wall Bulkheads: A bulkhead is “a retaining wall that is backed with solid fill and erected that is backed with solid fill and erected along the water to extend the upland out to along the water to extend the upland out to the bulkhead line; serves as protection the bulkhead line; serves as protection against tidal or watercourse erection of landagainst tidal or watercourse erection of land

• Breakwaters: Breakwaters are used to Breakwaters: Breakwaters are used to shield the marina from wave action. shield the marina from wave action. Potential wave action is simulated by Potential wave action is simulated by engineers to determine the extent of engineers to determine the extent of breakwaters needed.breakwaters needed.

• Piles: Support fixed piers and bulkheads Piles: Support fixed piers and bulkheads and anchor floating piersand anchor floating piers

The engineering determines The engineering determines the profilethe profile

• The four basic marina types are The four basic marina types are offshore, recessed, built-in and offshore, recessed, built-in and landlockedlandlocked

• Offshore: Requires minimum bulkhead Offshore: Requires minimum bulkhead wall, land take, and dredging, and can wall, land take, and dredging, and can therefore be the least expensive type to therefore be the least expensive type to buildbuild

• Recessed: When conditions on the sea Recessed: When conditions on the sea bottom do not allow for an offshore bottom do not allow for an offshore layout, a recessed marina may be the layout, a recessed marina may be the economical optioneconomical option

The engineering determines The engineering determines the profilethe profile

• Built-In:Built-In: Offers the advantages of an Offers the advantages of an uninterrupted shoreline, a large land-uninterrupted shoreline, a large land-water interface, and considerable water interface, and considerable enclosureenclosure

• Landlocked: Costliest and safest type Landlocked: Costliest and safest type of marinaof marina– Offers maximum enclosure and minimum Offers maximum enclosure and minimum

interruption of shoreline, yet requires interruption of shoreline, yet requires maximum bulkhead wall and dredgingmaximum bulkhead wall and dredging

The profile determines the The profile determines the layoutlayout

• The best basin shape is rectangular, The best basin shape is rectangular, which allows for the greatest density of which allows for the greatest density of boats with the easiest maneuveringboats with the easiest maneuvering

• The basic choice in mooring layout is The basic choice in mooring layout is whether to have fixed or floating pierswhether to have fixed or floating piers

• The layout is determined by the site The layout is determined by the site constraints as well as the demands of constraints as well as the demands of the expected marketthe expected market

The layout determines the The layout determines the architecturearchitecture

• Architects must take into account the Architects must take into account the circulation pattern, the social circulation pattern, the social interests of the boaters, and the interests of the boaters, and the need for support facilities.need for support facilities.

• Users can be divided into social and Users can be divided into social and service traffic and by destinationservice traffic and by destination

• Boaters place few demands on Boaters place few demands on facilities and are willing to put up facilities and are willing to put up with maintenancewith maintenance

The layout determines the The layout determines the architecturearchitecture

• To attract non-boaters, marinas must To attract non-boaters, marinas must increase attractiveness and provide increase attractiveness and provide more recreational opportunitiesmore recreational opportunities

• A variety of support facilities will be A variety of support facilities will be needed, depending on the type of needed, depending on the type of marina development, including marina development, including toilets/showers, boat service center, toilets/showers, boat service center, boat launching equipment, boat boat launching equipment, boat sewage disposal and water take-on, sewage disposal and water take-on, fire fight ing equipment, and boat fire fight ing equipment, and boat storage facilities.storage facilities.

The End!The End!