THESIS PROGRAM CHANSLOR RANCH CONDOMINIUM RESORT
DWANE HANSEN DEC. 12,1978
Following the growth boom of the sixties and the setbacks of the past recession, tourism and recreation are now entering a further period of marked change. Patterns of demand are changing with shifts in relative prosperity and the emergence ofnpursuits in outdoor recreation and the use of weekend and vacation homes are affecting many more areas. But perhaps the most important factors are, firstly the universal awareness of the need to ensure effective management of the natural environment which is under pressure, in order to safeguard and enhance its attractiveness, and secondly, the need for an integrated approach to planning in which recreation flows, resources, infrastructures, and facilities are considered together and in terms of priorities rather than an piecemeal developments. -.'Further, planning should be considered within an overall context which takes into account the ecological, social, and economical circumstances and the needs of the host region.
This thesis program is a recreational development proposal located on Chanslor Ranch, on the coast of California. The program is a collection of information which will be used to determine the design of a seventy-five unit condominium recreational complex based on the analysis of that collected information. The purpose of this thesis program is to provide a single source that will determine the criteria and parameters that will evolve a design that is responsive to the needs and concerns of the project.
The information presented within this thesis program relates to the following areas:
1. The condominium resort market and potential.
2. Bodega Bay, its history, geography, and people.
3. Chanslor Ranch, its history, geography and goals.
4. Building program, goal and objectives, and activities.
5. Site analysis and selection.
The methodology for this study included the collection of information concerning various population groups, economic data, geographic data and social input. This information was compiled, organized and edited so that it could be directly used for the design phase of the thesis without seeking major additional input related to the program
The past decade has seen a revolution in the social habits of Americans. The sixities brought not only a tragic war but also many benefical events. We now have not only more time to reflect on our life styles, but we have the time to expand those life styles and the rising standard of living to achieve those goals. Recreation has become a major outlet for a large segment of the population in which to invest that time. More and more people are seeking recreation outside the limits of their home and communities and traveling to resort areas. The awareness of the energy crisis is forcing many from extensive continual travel to looking for areas of concentrated activity that is congenial to vacationers as well as to those seeking retreats on the weekends.
The population growth and resulting urban sprawl has made it harder to find areas that people can retreat to and be isolated or at least feel that they are away from their living environment. Furthermore, the cost of housing has esculated beyond the means of most Americans, so much that the primary house is more of a dream and a second home would be a fantasy. The resort condominium complexes thus have e-volved as a solution to a growing and recognized need. Today the condominium resort offers the same amenities and more as one's own home., yet at a price one can usually affbrd.
Condominium resorts can be found around the country at popular recreational regions. Perhaps the most successful are those located
The Bodega Bay area is a beautiful and peaceful setting. The ranch has the potential to be developed into a well planned resort as well as grazing land. The planning and development of the resort project should strive to conform to the following critera:
1. The California coast is a breath-talcing scenic corridor. Development within its boundaries must not only conform to the regulations set forth by the Coastal Commission, but should be visually low key and nondisruptive with the coast line view from Highway One and from the beaches.
2. Open spaces on the ranch should be preserved and permanently set aside from future development.
3. Though the architectural style in this area is not consistent, a style that reflects the use and scale of the project as well as being sensitive to the environment should be strived for here.
The resort will not be isolated from the surrounding area, thus it should complement it. This is partially achieved by shared facilities, the town with the semi-public golf coarse and the beaches, the ranch with riding trails and the creek. Futhermore, the Bay has the public marinas, the resort will have a semi-public restaurant with a splendid view of the Bay.
5. The design shall minimize roads and the need to use the automobile while on the ranch and shall encourage an alternative transportation system for those who desire to travel to the Bay and nearby beaches.
6. This project may be a phase of a master plan. The owners should seek to further develop a comprehensive master plan of the ranch in cooperation with the town and the county.
7. The development of the resort should be able to show a profit potential for the owners of the ranch and to the community and still offer an affordable price range for most Americans per unit.
at skiing and beach sites. These areas provide natural attractions for those seeking alternatives to the daily life routine. Often the condominium resort is part of a village of concentrated acitivities such as dining, tennis, swimming, golf, and tour packages as well as skiing, sailing, fishing, or other acitivities. The resort user can even isolate themselves if they wish because most units come complete with kitchens, living areas, sleeping areas, and all the needed furnishings and supplies.
Condominium resorts are also successful for the investor. There are three basic ways such resorts are usually ran. First is the unit is bought by the user as a second home and used solely by the owner. The second is the unit is bought for both an investment and for recreational purposes. The owner then leases it out during part or most of the year, and the remainder of the year uses the unit for his own enjoyment. The third method is a time sharing proposition. The owner buys a unit of time such as a week during the year and holds title to only that time. He can use the condo during that week or lease it out. He may also trade that time to someone for time in another condo-resort. This third concept is growing in popularity because it is the least expensive of the three for the user, and gives the user the flexibility to go to other'areas as well as his own unit.
The condominium resort can be found in many variations of design. They range from single detached units on secluded parcels to high rise, high density structures. In many cases there are common amenities which are
shared by all the dwellers and paid for by a shared maintenance fee.
The future of the ondominium resort is bright. Its growth can be seen at all the major developed recreational areas. Many of these developments are by private concerns. However the major hotel chains have either shown interest or have projects of there own. Large corporations have developed or bought projects for their employees or as an investment. This type of project at Chanslor Ranch is thus a proven way to develop a project for recreation and tourism.
Bodega Bay: historic growth
Bodega Bay was discovered in 1775 by Lieutenant Juan Francisco de la Bodega Quadra, a Spanish explorer, en route to Alaska with an ex-peditian force. In 1808, Commander Ivan A. Kuskoff, an agent of the Russian-American Fur Company, established temporary settlements at Bodega and along the nearby Salmon Creek for the purposes of furtrading and supplying agricultural products for the Russian colony at Alaska.
It was not until the 1850's, however, with American occupation, that there was significant activity in the area. In this period Bodega Bay became a port, shipping lumber and agricultural products produced nearby to San Francisco. Deep-draft vessels sailed into the harbor and could finish half of their loading at high tide from storage areas along the east shore.
However, with railroad construction and shifting commercial patterns to the Santa Rosa and Petaluma areas in the 1860's and 1870's, Bodega Bay found itself In the backwater of development and became a remote quiet bay on the rural California coast, far removed from urban California. For three-quarters of a century, ranching and row-crop farming were dominant throughout the district, with only occasional shallow-draft commerical fishing vessels using the Bay as a refuge during storms.
Land division around the Bay commenced in 191^ with the filing of a subdivision map on lands on the eastern side of the Bay. Building did not occur until the 1920's, when resident fishermen appeared and the occasional inlander who desired a weekend cottage.
The quiet village atmosphere of Bodega Bay continued for many years. The economy of the community was based on fishing and the occasional tourists who were attracted by the beauty and solitude of the Bay.
New development centered at the northeast corner of the Bay which became the present day village of Bodega Bay.
There was no organized effort for the provision of water or sewer
services for the area until 19^8, when the Bodega Bay Fublic Utilities District was founded under the provisions of the Public U-tilities Act. Water service commenced in 1957 from the intakes placed in the gravel beds of Salmon Creek about a half-mile east of Highway One, and has proved satisfactory over the years, with interruptions of service only on a few unusually high-demand days.
With a community water supply available, a number of homes were con structed north of Bodega Bay along Highway One and additional lands were subdivided on the dunes just to the west of the Town. The increase of weekend visitors encouraged additional tourist-oriented business development along the Bay. 19&9 saw the approval of a new and large subdivision on the southeastern side of the Bay which is at the present time still building.
While water supplies have proved adequate, several County agencies, feeling the long-term needs of the area could not be met if subdivi sions became fully developed, introduced the idea of the eventual construction of a coastal aqueduct from the Russian River south to western Marin County in the late 1960's. Concerns of environmentalists and other groups led to the deletion of the plan. The Public Utilities District has taken the more modest expansion plan of adding more wells.
As population, business, and tourist activities increased in the I960's and 1970's, there were clear signs that a community solution to waste water disposal was urgently needed because of septic tandk failures and the questionable practice of direct discharge in to the Bay. High commercial discharged was banned by the County Health Department until the disposal system was built for the community.
Bodega Bay was orignally a deep-water bay. Gradually silt coming down Cheney Creek from heavily grazed pastures and potatoe fields filled the Bay, particularly on the southeastern side. At one time
marsh grass grew where lumber vessels used to loaded. In order to allow the continuing use of the Bay to sailing vessels, the U.S.
Army Corps of Engineers commenced in 19^3 the periodical dredging of a deep-water channel through the silt. In addition, a jetty was constructed by the Corps with County aid that reconstructed the mouth of the Bay and the sand spit, Doran Park, forming the Bay's south side. Dune grass was planted to slow down erosion on the sand spit and on the west side of the Bay. As a result of the reconstruction, the U.S. Army Corps of Engineers in 19^9 > recommended Bodega Bay to become a "Harbor of Refuge", which it has since been designated.
In 1951 > the State Legislature granted to the County of Sonoma the control of the Bay tidelands on the condition that Sonoma County "substantially improve" these lands. In 1956, the Board of Supervisors approved a master plan for the tidelands to serve as a guide for future development and leases. The primary thrust of the plan was the lease of lands to private operators for commercial activities that would yeild additional income to the County of Sonoma. The master plan envisioned commerical uses from the mouth of Cheney Gulch, Highway One, northward to the northwestern section of the Bay. To date a number of these leases have been signed.
Public recreational facilities were commenced with State acquistion of beaches along the south Sonoma coast, commencing in the 1930's* The county acquired Doran Park in 19^5> and developed extensive facilities in the late 1960's there. In the early 1970's another County facility for boat launching was built on the west-side tidelands of the bay. Today, another marina has been built in the Bay for private vessels.
Additional public lands were purchased by the University of California on the west side of the Bay for a marine laboratory. Taking advantage of the ocean front on the west and the Bay to the east, an unusual and successful laboratory has evolved. The university expects by the year 2000 to have a facility for four hundred faculty and student members.
There has been a dramatic rise in the number of visitors seeking weekend and vacation opportunites, partially a result of the public facilities recently constructed. This led to serious parking congestion, heavy traffic patterns, and occasional incursions or.no private property. Thus any new development must meet stricter codes from the County and Coastal Commission.
This area has increasingly attracted considerable interest as to future residential and commercial development because of the sustained interest by Californians in coastal areas, the potential of the Bay as a fishing fleet headquarmers, and the long flat coastal shelf and easy access to centers of population such as San Francisco to the South. Many have felt that with the introduction of sarita^ tion facilities and water supply being amble, there would be considerable growth throughout the district. This growth would intially be a second home and recreational in nature, but with some permanent residential growth related to the commercial fishing fleet if this group activity expanded. Residential growth on the tablelands will hinge on expanding the utility system. Fisheries will depend on the expansion of docking and marina facilities to accommodate the larger commercial fishing vessels.
County approval of the Bodaga Harbour subdivision introduced urban densities into the area with a potential population of 5,000. This brings Bodega Bay into being a significant urban area in the County. Bodega Bay would then become the service area for the entire coastal area north of Point Reyes Station to the Russian River.
The Bodega Bay and Salmon Creek areas, as noted, have long been areas of ranching, recreation and fishing. Since the middle 1920's, with the development of the State beaches and the introduction of the automobile, recreational homesites have been increasingly popular in this area. As the result, this entire district is a combination of both permanent residents involved in ranching, tourist-oriented business, or commercial fishing, and the weekend population that enjoys their coastside dwellings.
The population of Bodega Bay is estimated to be in the range of six hundred permanent residents. The new subdivision is expected to eventually increase the local population by several thousand. The characteristics of the permanent population in the district are difficult to ascertain, but according to school records of the early 1970's, 50% of the children in the Bodega Bay Elementary School came from families related to fishing, 15% governmental, 10% commuters, and 25% from other backgrounds.
Bodega Bay, like many other small communities in Sonoma County, has no direct government channels through which to operate, other than the volunteer fire department. As development patterns emerged in the during the last 15 years, increased citizen support for planning has evolved. Citizen interest in community development has been channeled through the Bodega Bay Chamber of Commerce, A Salmon Creek
Homeowners Group, and recently the Greater Bodega Bay Improvement Association, a conservationist group. The California Coastal Commission and the Sonoma County Planning Commission also play a large part in regulating development in the area and along the coast.
The property known as Chanslor Ranch" is approximately sixty-five miles north of the City of San Francisco, California. The ranch is adjacent to the Pacific Ocean, bordered by Highway One on the west, and directly north of the small town of Bodega Bay located within Sonoma County. The site is sixteen miles west of Sebastopol, the apple country of the county, and twenty miles west of the City of Santa Rosa, which was identified by Luther Burbank, the horticulturist, as the "City Designed for Living". Sea Ranch, the community that was environmentally planned by Halprin and Moore, is to the north.
Chanslor Ranch is situtated in an area known as the "Redwood Empire, where some of the oldest living redwood trees are both beautiful and plentiful. The Redwood Empire is also famous for numerous vineyards and wineries as well as its historic attraction for tourists.
The property consists of approximately 706 acres. The land is some of the most picturesque and desirable to be found along the scenic California coastline. The ranch is bounded on the north side by Sal mon Creek, which flows into the Pacific Ocean, forming one of the finest state park recreational beaches in the area. The land slopes gently from the coastal Highway One eastward up the rolling hills from which there is a magnificent view to the west of the Pacific Ocean and Bodega Bay and north to Salmon Creek. The western boundary meets Highway One and then the southern boundary is marked by a fence line which extends approximately one-half mile south across to Bay Hill Road. The acreage with its well kept white barn fences, surrounding the two houses and barn, impresses one with its unity and rural atmosphere.
The buildings on Chanslor Ranch consist of the main residence, the Ranch House, and an older guest house and a large barn with utility sheds. The Ranch House is a one level structure with four large
guest bedrooms, four baths, two large common rooms and a complete kitchen to serve the local seafood cuisine. The older home is an older and pleasant residence with three bedrooms and two baths. Both residences exemplify the ranch style architecture.
Facilities for horseback riding and hiking are available with miles of trails along the hills and creek. One can ride among the grazing cattle or leisurely rides along the beach.
The present Chanslor Ranch operators are under contract with the Bodega Salmon Creek Company for operating and maintaining the ranch facilities and eighty-six acres of adjoining land. The operators are also partners in the Bodega Salmon Creek Company. The ranch is both a guest ranch and six hundred twenty acres of grazing land for cattle.
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Elegant seaside ranch living .
Old fashioned fireside evenings FOR INFORMATION or RESERVATIONS Phone 875-33S6
BODEGA < BAY
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For more information:
Russian River Area Department of Parks and Recreation P.O. Box 385
Bodega Bay is an example of the meeting of the plates that comprise the earth's surface. It records graphically the forces that are slowly and continually shifting major sections of the earth's surface. Bodega Bay is located where the Pacific plates and the North American continental plate meet, called the San Andreas fault.
Basically, there are three major geological characteristics in the area. These are (a) the hills to the east which are part of the continental plate, (b) the sand dunes and the bay area which is part of the San Andreas fault xone, and (c) Bodega Head which is part of the Pacific plate.
The Continental Plate
The town of Bodega Bay and the mainland section of the area are characterized by the flat uplifted marine terraces of sand, clay and gra-velsoverlying the Franciscan formation that comprises most of the geological areas east of the San Andreas fault in the Bay Area. The terrace materials are characterized by a surface layer of gray soil one to two feet thick. Seepage is common at the base of this layer and at the base of the terrace deposits overlying the bedrock. The hills to the east of town are mainly Franciscan formation which is typical of much of western Sonoma County. The cheif characteristics and phsical properties of Franciscan formations derive from a massive wrenching and deformation that occurred while they were being formed. The result of this deformation is faulting, fracturing and shearing features.
The San Andreas Fault Zone
Connecting Bodega Head with the mainland are sand dunes, part of the San Andreas fault zone. The zone encompasses nearly all the area beneath Bodega Bay and the dunes to the north and west. The zone averages about one and one-half miles- in.width. The fault has long been
recognized as the major active fault along the Pacific coast. During the 1906 earthquake, surface displacement occured approximately at water's edge in the town of Bodega Bay, and extended into the sand dunes to the northwest. The verified horizontal displacement on either side of the fault was twenty feet. Though the fault zone runs mainly north-south direction, there are minor faults radiating from the major break. The fault zone has two major areas designated zone I and zone II. The ranch lies within zone II. This zone is defined as a possible serious risk area with subsidiary faults and probable quartenary displacement..
Bodega Head, two miles long and one and one-half miles wide, is a highly.sheared, faulted and deeply weathered quartz diorite formation. It is similiar to the granitic rocks of Point Reyes, Tomales Point, the Farralon Islands and the Montara Mountains of San Mateo County.
The quatz diorite has been overlaind by inconsolidated and poorly bedded sands, silts, gravels, and subordinate clays.
Because of the San Andreas fault, special precautions must be taken in the design of any project in both road construction and the design of structures. This danger has been recognized by the State Legislature by its requirements that local agencies issue clearance permits for subdivision and new structures for human occupation in earthquake hazard zones. This statue requires that construction activities be in accordance with the policies of the State Mining and Geology Board and the Sza.ze Geoligist.
There are several soil classifications in the area that are significant in regard to development. These are the Kneeland rocky complex ar.d the Rohnerville series. These formation occur on the north and east sides of Bodega Bay. The west and northwest side of the Bay is primarily sand.
The Kneeland Rocky Complex type of soil is found on the sides of steep hills with thirty to seventy-five percent slopes. Run-off from this soil is very rapid, the hazard of erosion is very high. Kneeland soils seldom exceed a depth of twenty-four inches, hut is found in some places to be as high as forty inches.
The Rohnverill Series type of soil consists of moderately well drained loam that has a subsoil of mainly sandy clay, slopes vary from zero to fifteen percent. Runoff is slow to medium, and the hazard of erosion is sligh to moderate. Permeability is moderately slow in this type of soil.
Bodega Bay is unique on the Sonoma coast in that here can be found an arrangement of highly productive plant community types which provide for an extremely diverse variety of wildlife habitats and wildlife species. Wildlife observations include a minimum of three hundred fifteen bird species, eighty-two mammal species, seventeen reptile species and twelve amphibian species, as well as hundreds of fish species and other aquatic organisms. Futhermore, there are twelve species of birds, four species of mammals and thirteen species of plants designated as "threaten" by the Federal Bureau of Sport Fisheries and Wildlife, and the California Department of Fish and Game, within the study area.
There are basically seven plant communities found in this area: (l) the Coastal Strand, including the sand dunes, (2) Freshwater Marshes, (3) Saltwater Marshes, (^) Coastal Prarie, (5) Coastal Shrub, (6) Riparian Woodland, and (7) Marine Communities including the mud and sand flats and the Bay bottom.
Wildlife habitat is defined by the plant communities since they provide the base of the food chain as well as cover the other necessities of life for the wildlife species. For example, a marsh provides the requirements for fish nursery areas, the insects for the birds and fish species, microscopic plants which become feed for mollusks, crustaceans, crabs, fish and amphibians which become feed for Brown pelicans, terns and herons, as well as egrets and gulls, mice and other rodents which become feed for weasels, foxes, owls, and hawks.
The communities located on the ranch include the Freshwater Marshes and the Coastal Prarie. The marsh is the main production area in the Bodega Bay vicinity. The marshes at Bodega Bay, specifically Salmon Creek on the ranch, are vital to the Bay and Ocean ecology such that restricted use and conservation are imperative. Threatened species u-tilizing this area directly include the Black Rail and the Least Tern.
Other threatened species which depend upon the food chain production of marshes includ the California Brown Pelican, Aleutian Canada goose, Southern Bald Eagle, Prarie Falcon, Peregrine Falcon, and the Sandhill Crane. Species listed as "Status Uncertain" which are indirectly dependent include: Red-shouldered Hawk, American Osprey, Mountain Plover and the Ferruginous Hawk. It has Been recommended that the Salmon Creek marsh and creek have a restricted zone for land practice to fall a minimum distance of two hundred feet from the center of the creek, extending toward both banks. Riparian vegetation should be allowed to re-establish the entire length of Salmon Creek.
The Coastal Prarie grasslands provide havitat for many wildlife species, however they are not considered to be major production areas. This area provides the most desireable land for urbanization on the ranch boundaries. This land too should be restricted so as not to overburden and strain the available grasslands. White-tailed kitbs and other raptors depend upon field rodent production. Futhermore, poor construction and agricultural misuse can lead to an increase of Bay fill.
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CHANSLOR RANCH i r~i i-------1
Requirement: Within a range of possible sites, seek those which possess the most favorable combination of slope, orientation, proximity to large water bodies, and air movement characteristics to moderate the extreme effects of solar radiation.
Location: Sites should be on upper or middle slope areas, which tend to receive larger amounts of radiation during under heated periods, and less at overheated times, than horizontal sites or those located at the foot or crest of slopes. Sites should have slopes oriented south to southeast. The site should be as close to the water body as possible.
Climate: Sites should be selected where the occurence of castal fog is limited, or where fog is not known to be retained for long periods of time during diurnal cycles. Seek locations with good air movements. Avoid sites where strong breezes occur or with evening breeze exposure. Seek natural protection from undesireable north or east winds. Seek sites where the north and east winter winds are of a minimum.
Soils: Sites should be selected where soil and moisture properties are capable of supporting vegetation that can be used for wind protection. The soils should be packed and not erosive Soils should be resistent to sliding down the slope.
Punctuate large lawn area and other major useable open spaces on the site with groupings of shade trees. Roads on the site should be oriented to avoid winter winds and to channel summer breezes.
Locate buildings, fences, walls, hedges and other planting as shelters to control breezes; where necessary employ portable wall shelters. Windbreaks should be used against winter winds and placed close to the structure or area being protected.
Solar collectors should be located in areas of the site where they least impair its visual quality, and they should be adequately screened from view from dwellings and outdoor living areas.
Major buildings should be clustered with respect to one another to enhance the beneficial properties of air movement and radiation.
Major terraces and outdoor living areas should be clustered within the building clusters. Sun nooks on the south side of buildings or clusters should be provided.
Major buildings or clusters and outdoor living areas should be sited to take maximum advantage of ..the intrinsic orientation and landform opportunities affored by the site. Optimum orientation is in a south to southeast direction.
Major entrances to buildings and exposed outdoor living areas should notobe oriented in a south to southeast direction unless protected from the radiation.
Buildings should be sited with proper consideration of the role that existing natural features of the site can play in moderating the extreme effects of solar radiation. Buildings and outdoor living areas should be located to receive afternoon shade from any significant deciduous trees that may be existing on tb site. Buildings however should be placed so as to minimally disturb the existing
natural landforms on the site.
Materials used in the development of the site shall be selected with consideration of therir capabilities to assist in producing an eveness in radiation conditions. Hard-surfaced materials should be used for terraces and other outdoor sitting areas. Lawns and grassy materials should be used in the immediate area of the structures.
Where possible, employ medium colors on sun exposed surfaces, and use dark colors only in recessed places protected from summer sun. Materials used should be instrumental in conveying a psychological impression that the site is a comfortable place in which to live and to visit. Materials, colors, and textures should, to the extent possible, be those which are natural or traditional to the area.
Dimensions of the buildings should be common to the building trade and material supplies to reduce unnecessary cutting and waste. Structures should have common forms if possible to provide a unity to the development and for ease of erection. Common units such as kitchens and baths should be possible to be fabricated at a factory and shipped to the site and erected as one piece. Major structural frame members should be precut or preassembled to reduce on site labor.
Recreational facilities for the resort compose an important element of the total package. The desired facilities include a pool, tennis courts, hot tubs, saunas, game room and support facilities such as locker rooms, desk and mechnical equipment space. The recreational elements should be well integrated into the plan, but they shall have the flexibility to serve two distinct clients, first the resort users and second the local community.
The recreational group shall operate under separate control of either the condominiums or the restaurant, though within the same controlling company. The management will be allocated a fee from each of the units and shall also collect a separate charge from each recreational unit based either on an hourly charge or daily charge. These fees may be different for the condominium clientversus the local client.
Since the resort will be open on a limited bases for the local community, outside facilities such as the golf coarse shall be available on a limited bases to the resort inhabitats. A shared philosphy of recreational facilities will strenghten the appeal of the resort and help to make it more of a part of the community.
Architecturally the recreational facilities shall conform to the same criteria as the other structures. In addition, this group shall be concerned with protecting the pool from the direct ocean breeze by screening. The pool shall utilize the radiate heat from the sun for heating including the incorporation of solar heating
through solar panels for heating assistance.
The hot tubs shall be provided with moderate privacy from the other elements and shall have direct access to the locker rooms without directly passing through the other elements. The hot tubs shall also be screened from each other visually. Each should have its own private deck and short view. There should be au least four separate tubs, but not more than six with tubs varing from four feet in diameter to six feet in diameter.
There shall be four tennis courts of regulation size for doubles.
They shall be properly laid out on a suitable surface and enclosed with minimal fencing. Their orientation should be north-south.
The sauna area shall be designed within a structure with direct access to showers and locker facilities. Each of the two saunas shall beable to hold a minimum of eight occupants at one time.
The locker rooms shall be divided into three areas, toilet facilities, shower area and dressing area. Each of the toilet rooms shall be designed with minimal handicapp requirements. Towel service shall be provided at the desk. Lockers shall be provided locks supplied only by the desk on a check out system. The lockers themselves shall measure 1'xl-Â§-'x3'. A minimum of twenty lockers in each of the two locker rooms should be designed for.
The game room shall include room for a regulation size pool table and a foos-ball table. Pin-ball machines may be installed also.
The desk/shop area should be designed for two man operation of about 150 sq. ft. This area should beable to observe the pool, game room, lounge, entry, and possibly the tennis courts. It should be located as a security post for incoming and out going traffic.
The recreational facilities can be designed as a separate enity or as part of the restaurant complex. Parking should not be far fot those persons from the local community and should be shared parking for those using the restaurant. Tj-je recreational facilities do not have to have direct views to the ocean or bay and can be designed for inlooking views.
The restaurant forms a vital element to the resort for several reasons.
First it is an area for the residents to gather, a focus which allows them to come together in a pleasing relaxing atmosphere. The restaurant full fills the need of a facility which accomodates socializing which the local community lacks. The surrounding community has no restaurant or bar that can provide the atmosphere or service that a resort of this type demands. The restaurant also allows the community to interact with the resort in a non intrusive manner by allowing controled outside customs to patronize.
The restaurant should be located in the plan as a focus, though it must be low key, visually inviting though. The majority of tables should be located directly along glazed areas with direct view lines to the ocean and bay. The remaining tbles of the total 150 seating should have clear views to the ocean/bay view. Decks should be designed to handle one third the total capacity, but should not block or hinder the indoor views.
The restaurant shall also be operated as a separate facility from that of either the condominiums or the recreational facility. It shall comprise of two basic elements, the bar, which shall seat a minimum of fifty, maximum of one hundred and the restaurant seating from one hundred fifty to two hundred. The entry shall allow one to
enter either one.
The bar shall be designed with a counter seating area and tables. A small dance floor area should be considered with the capibility of piped music. At least one wall shall have glazed views of the ocean view. Circulation into and out should be convenient for service to the restaurant. The toilets should also be located near by, but not within the bar area.
The restaurant shall be designed for both buffet style service and formal menu service. The buffet-cafeteria style service shall be used during breakfast and lunch hours withdinner having the option. Menus shall be based around not more than three entree's per meal. The kitchen shall be designed to prepare full coarse meals for the number of persons stated.
The restaurant's interior shall complement its exterior qualities including cedar sidihgr A wharf atmosphere may be incorporated.
The exterior shall comply with the previous architectural recommendations for the entire site. Parking shall be within two hundred feet for those clients of the local community. No more than thirty spaces shall be provided however.
The initial number of units planned for is set at seventy-five.
These shall include a majority of single bedroom units with a smaller percentage of two bedroom and studio units. A variety of plans for each should be provided.
The units shall all have direct views to the ocean and bay view.
Living areas such as terraces or porches shall face this view also.
The units will be clustered in groups of twelve to eighteen either by a single structure, around a court or other layout .
Each of the units shall include a bathroom, kitchen and living area. These may be standardize within each of the units. The design should try to minimize plumbing runs if possible.
The units shall take advantage of the technology for passive solar. Insulation shall be used throughout to prevent heat transfer and to help in sound insulation. Natural airmovement should be encouraged. Mechanical air conditioning should not be needed.
Each of the units shall have access to a covered parking space not more than one hundred fifty feet away. These parking areas should either be by direct connection to the condos or through a transitional planted area.
Social Zone: acitivities include entertaining, conversation, reading, music, T.V. viewing. This zone is the most public and is where a family will gather by itself or with guests. There is a need for this space to be private from outside the unit. This space should communicate the identity and lifestyle of the unit, thus it will be the space where the most formal and informal communications take place. Since this zone may be noisy at times, it should be isolated accous-tically form the private zones of the unit. This zone will probably be in use primarily in the afternoon and evening and thus should be located near the entrance of the unit. Sq. Ft.: 160-250.
Service Zone: activities are cooking (ordering, receiving, storing, mixing, cooking, washing, and cleaning up), eating and perhaps light clothes washing. The zone is semi-private where guests may enter if acquainted with the family. This zone can have visual observation with the social zone. The eating activities may be part of the social zone or act as a transition between the two. 60-80 sq.ft.
Private Zone: activities are sleeping, studing, elimination, love-making, doing nothing, and certain kinds of creative activity. Spaces are significant to the user thus the high need for accoustical and visual privacy is desired. This zone should be separated from the other zones by a barrier. This zone is used most at night and in the evening. 80-120 sq. ft.
Circulation and Storage: there are no organized or other activities usually in this area. These spaces should be well defined and can be used to separate other zones. A minimum of storage space should be planned for according to the needs of each zone. Variable sq.ft.
Water: The Bodega Bay Public Utlity receives water from the springs located on the Ranch. Water for this project would be from wells located on the property and probably filtered on the site.
Sanitation: The Bodega Bay Utilities will have to build a line to the property from the town of Bodega Bay. No septic system or leaching fields will be allowed.
Electricity: The Pacific Gas and Electric Company will provide for electric service.
Telephone Service: The Pacific Telephone Company of Sonoma County will supply phone service..
Chanslor Ranch is the only coastal property from Sea Ranch south to San Francisco which has approved sewerage and existing water sources that meet the Sonoma County Planning Report requirements for future development.
Temp High Temp Low
Feb. 5579" ....
T^rrm 61.2 .:. .. 1q
July 63.8 - = =T~
Oct. 5872" I
Nov. 5T7? .
Dec. 56.8 =^
Jan. pvt: TV? 11 0 r 4, ,
r e d March April L*r J "W77 =U,
- H _
May 3U.9 1-? p
AUg Sept, 5N-. 0 "5TT5
Dec. ^TTZ L=r "'J
Precipitation Relative Humidity %
Jan. Feu; l-.jji 7777
March April May 2.77 1 .6; "TJT37J =- 1
Oct. T7X ! 1
Dec. 4.If - 1
Jan. Me b. 81 ST~ 77T~
March ~nr~ - r
April HP -=--1
June T ViT \r ~W~ TT7 -
uiuy Aug. ~TT ~B7~ Jj
Oct. Nov. u ~Er~ 8T
Objectives: Reduce Heat Production Reduce Radiation Gain Promote Evaporation Loss
Site Criteria: High building elevations on the windward side of the slope are desireable. Locations near the crest slightly below the prevailing wind receives the most arit movement. Southern and northern orientations are preferrablce because of less radiation.
Structural Criteria: Breaks and separations in the buildings to utilize are penetration is desired. A shaded environment is recommended, especially for the south and west elevations. Storage areas should be well ventilated. A free flow of air through the structure is desireable, going west to east.
Material Criteria: Walls, roof and decks should be able to absorb precepitation and salt spray as well as direct radiation. The floor should be impervious to moisture. Openings should be large for natural light with controlled openings for air movement.
Slopes: Much of the property contains hills that are by the plates of the earth. These hills have slopes ranging from 0-15% in most cases. The north side of the ranch does have north facing slopes of 30% that form the creek valley. Since the property is hilly, attention will have to be made to drainage and slippage in the construction of roads and structures. Erosion.1 will: have to be heeded with only grassland holding the soil in place.
Soils: As previously discussed the soils are of either the Kneeland Rocky Complex type or of the Rohnerville series. Most of the later soil does have good drainage characteristics.
Fault Zone: The ranch lies within Zone II which is defined as a possible serious risk, subsidiary faults with probable quartenary. displacement.
Vegetation: Most of the ranch is presently grassland with shrubs and desiduous trees along the creek.
Climate:The temperature is fairly constant with relatively high humidity year round. Percipitation is greatest in the winter months and very dry during the summer. Winds blow in from the Pacific during the day and out going breezes at night. Fog is common late spring
Views: From the existing ranch house one can see out acrosss the beach
and over the ocean. From a higher elevation one can see the habour to the south and the creek to the north. From the summit of the hills one can look east and see open land used for ranching.
Roads: Highway one borders the western line. Bay Hill Road runs partially through the property on the south. There are no other improved roads except the drive to the ranch house.
li 1 1
W i 1
Lower Level ib.
Plans i i
Elevations _i 1___
Building Section AA
Plans i i
Elevations __j L_
Plans ' ' 1
Bay Hill Village is lofted on the hills above the existing ranch stead overlooking the tranquil view of ocean and bay. One arrives by road by way of Bay Hill Road and then a peaceful lane into the resort.
The condominiums are divided into two major groups, forming wings for the office and restaurant which forms the focus of the resort. Parking is provided along the lane which acts as a catch basin for run off and as an extra wide walk for strollers. Opposite the restaurant on the east/west axis is the recreational facilities platformed into the hill.
The condominiums are placed on a platform formed on concrete piers which are encased into the rock. On the piers are glu-lam beams anchored by moment connections. The pier spacing is I8'xl2' bays throughout all the units. The platform is composed of 2x12 joists spaced 16" O.C. with moment connections into the glu-lam beams.
5/8" plywood decking is glued to both sides of the joist forming an effective diaphram plate on which bearing party walls of 2x6 stagger studcconstruction is placed. The other two floors and roof are of the same construction. This gives the units the rigidity to with stand earthquakes in this zone.
The units are framed with 8" cedar planks, giving them a natural warm facade. Cedar shakes form the sloping west facade. Cedar decks and stairways add to the warm fenestration. .
Walking from the carports through the lawned court area to the front door of their condominium provides a change of scale and pace. The sense of arrival is enhanced by the level change required to arrive at that front door. Through the door one enters a small foyer or hall way.The view through the living area over the deck is an immediateand welcomed sight. The interior is quiet with clean lines. The walls and furnishings are accented by color founded in the paintings and accesories.
The kitchen comes complete with combination standard-microwave oven, dishwasher and large refrigerator. The bathrooms are large with
counter sinks, and tub baths that can be transformed into a steam bath. The bedrooms are provided with large closets and plenty of draw space. Several models even provide a comfortable window seat.
Fireplaces are located in many of the upper two level models and they create the mood one desires for cool nights by the beach.
From the condos one can stroll between the parking structures and the units on boardwalks to the restaurant. The restaurant is cladded with cedar siding and built on the same platform as the units.
Inside, the interior is warm with cedar siding and open wood trusses. Once past the desk one can serve themselves at the buffet and then be seated right at the large windows or even out on the deck. Either will provide the view of the ocean and bay with no interruptions.
If one would rather have a drink, he can partake at the bar. The bar is located in a room by itself with its fine wood counter and inviting fireplace. During the evening there may even be dancing on its small dance floor. This intimate area will probable be a well patronized spot.
Leaving the restaurant and up the slope is the reacreational area. Entering the recreational building one can ask the manager which facilities are available. These structures are also of cedar and placed on a platform. The first structure houses the desk, lounge and game room. Directly outside, are the pool and tennis courts.
The sister structure houses the locker room, saunas and mechnical
The site was choosen for its views, accessability, topography and potential. The structures were sited in a logical manner with the condominiums receiving priority on unobstructed views and distance from high activity. The cars are separated from the units to pull the people away from their vehicle and through a transitional space before they enter their units. The restaurant is sited as the focus of the project and with excellent views. The highly active recreational area is situated above the other structures to give it equal access to all the units and to isolate noise.
The site will be planted with nearly one-hundred trees for both wind protection, radiation protection and visual enhancement.
Native grass will grow as a ground cover except in the transitional zone between the carports and condo's. This area will be a grass lawn and landscaped to take the abuse of being walked on and activities such as children playing or adult volleyball. This site will seek to achieve natural drainage, with ary runoff being caught by the road and then either absorbed or channeled around the project.
I appreciate the assistance and time given of the following persons
Mr. Richard Snapp; partner of Bodega Salmon Creek Company
Mr. Ray Eakle; Partner of Bodega Salmon Creek Company
Mr. Darrell Eakle; Director of Bodega Salmon Creek Company
The Sonoma County Planning Department
The Sonoma County Chamber of Commerce
Dept, of Interior; U.S.G.S.
Also used for research included the following publications;
Professional Builder Design for Climate; Olgay
Tourism and Recreational Development, Lawson and Baud-Bovy