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Dated April 21, 1997
Contents:
Addendum: The desire for a fitness center at The Sea Ranch (TSR) has been confirmed by the results of the 1997 Member Survey which was completed by 69% of association members. In response to the question: Should a fitness center be developed at TSR? 52.1% of 1,344 respondents said Yes. The following report is based upon the Task Force's resolution that a new fitness center at TSR be developed as a integral part of a total recreation/fitness facility. All the Task Force's resolutions and recommendations are based upon long term planning rather than "quick fix" solutions. Therefore, the best, most sensible and cost affective option would be to locate a new recreation/fitness facility in a location that would allow for future expansion. Initial development could start with the basic facilities identified in this report and be expanded to include optional facilities as needed. To assure adequate space to meet current and future needs, the Task Force recommends that the new recreation/fitness facility be located within the Remnant Land area. The Task Force also recommends that one staff manage and service the entire new facility, including the fitness center, tennis courts, swimming pool, lockers rooms and showers. Thus, it would be possible to achieve cost effective overhead and management. The monthly overhead cost presented in this report reflects implementation of this recommendation. Facility and equipment specification are detailed in this report to accommodate maximum usage (which the Task Force estimates to be about 22 users per hour) during high occupancy weekends. Financing and cost analysis for three (3) options are also included. The Task Force recommends specific choices and believes that the enclosed documentation fully justify these choices. The depth of research and information provided in this report will support the Task Force's final Conclusions and Recommendations.
In October of 1996 The Sea Ranch Board of Directors created the Fitness Center Feasibility Task Force. The Task Force charter was to assess the need for a fitness center and to recommend the content, location and economics of such a facility. This report presents the findings, analysis and recommendations of the Task Force for the development of a Fitness Center for The Sea Ranch Association (TSRA). This report addresses the following issues:
In 1993 the TSRA Board of Directors created a special committee to investigate the future needs for recreational facilities at The Sea Ranch. In February, 1994, this Special Committee For Long Range Facilities Planning presented its findings to the Board of Directors. The report focused on the future recreational and meeting facility needs at TSR. The purpose was "to facilitate decision-making and action in implementing a long range facilities plan". The study was limited to the focus on analysis of meeting hall, swim and tennis facilities and potential auxiliary facilities (basketball half court, picnic area, children's playground, ball fields). Based on this report, in 1996 the Board commissioned the firm of Jones & Madhavan to analyze the construction of a new aquatic facility for TSRA. During a community workshop held by consultants in August, 1996, "a number of members stated there was a need to develop a fitness center in conjunction with an aquatic facility". The Facilities Planning Committee analyzed a number of sites and focused their analysis on the Remnant Land (opposite Unit 28) and the Water Company site (Del Mar Center). The Jones & Madhavan report also analyzed these two sites. Both reports concluded that the Water Company/Del Mar Center site was the best suited site for a new aquatic facility. The Facilities Planning Committee also favored this site for the meeting hall and tennis facilities. The Board acted on the Facilities Planning Committee recommendation regarding the meeting hall and the Del Mar Center site was renovated to include a large public meeting room and a number of smaller conference rooms. The Board has recently decided to construct a new aquatic facility at this site and authorized a special assessment to cover the development costs. Physical exercise has been clearly identified as the single, most powerful health guarantee. It is the closest thing there is to a panacea.
A healthy physically fit Sea Rancher will more likely enjoy more fully the scenic landscape and natural recreational features of the area, and for a longer lifetime. This health conscious awareness is perhaps the most important reason why the majority of Sea Ranchers today want and need a fitness center. What would be the estimated demand for a fitness center at The Sea Ranch? The desire for a fitness center at The Sea Ranch (TSR) has been confirmed by the results of the 1997 Member Survey which was completed by 69% of association members. In response to the question: Should a fitness center be developed at The Sea Ranch? 52.1% of 1,344 respondents said Yes. The majority interest in the development of a Sea Ranch fitness center is consistent with the society trend toward improving health through exercise. The medical, health care and health insurance industries has changed their orientation from "cure" to "prevention", and they promote the benefits of regular exercise, both cardiovascular and strength training. Individuals of all ages have incorporated healthy diet, fitness and regular exercise into their lifestyles. The topic of a fitness center is referenced to twice in the Jones & Madhavan report. The first is on page 6 where the issues raised at the Community Workshop of August, 1996 are listed. "A number of the members stated that there was a need to develop a fitness center in conjunction with an aquatic facility. This would greatly expand the recreational activities available and could reduce maintenance and operations cost by developing them in the same area". On page 18, the consultants listed facility components identified by TSRA members as features they would like to have included in a new aquatic facility. "A fitness facility that is approximately 1,000 square feet* could be added to increase the delivery of recreational activities offered at the site. A facility of this size could accommodate a few multi-station weight units and a small aerobics area. This facility could be added to the locker building at a later date or be a separate facility". * The Task Force has determined that 1,000 square feet would not be big enough for current fitness facility needs. (Refer to "SIZE" section on page 10.) A new recreation/fitness facility should not only satisfy the needs of those specific individuals who want to use it -- it should also generate a sense of pride for the total community. If done correctly, it will become another inspired landmark for TSR. The Task Force proposes the following features for development of a new recreation/fitness facility at TSR. General:
Fitness:
Recreation:
What features should this fitness center have regarding fitness training and exercise? If options exist, what are they? What is the best option and why? Basic Fitness Facility The facility should include locker rooms and showers, an appropriate mix of cardiovascular equipment, a circuit of strength training equipment, free weight equipment, and a multi-use studio for various activities such as aerobics, stretching, yoga, etc. The equipment list should also include appropriate machines for rehabilitation and senior member use. The facility should be staffed during operating hours of 7:00 a.m. and 7:00 p.m., 365 days per year. Basic Recreation Facility
Optional Facilities
Additional Features The Task Force recommends that the facility management organize activities and events for the education and enjoyment of all Sea Ranchers. Nutritional consulting, fitness evaluation, sports competition, social gatherings and seminars are some of the additional features which the facility could provide. Best Option The best, most sensible and cost affective option would be to locate a new recreation/fitness facility in a location that would allow for future expansion. Initial development could start with just the basic facilities indicated above and be expanded to include the optional facilities as needed. A professional and friendly staff will help generate motivation for individual users. There should always be at least one staff employee present during all operating hours of the facility. The Task Force proposed that the facility be open 12 hours per day, 365 days per year. Operating hours should be 7:00 AM to 7:00 PM. Education should be an important feature of the fitness facility. Members will need proper instruction before using exercise equipment. This will not only help to prevent injury but will explain one's options for more effective workouts. A liability insurance extension could be added to TSRA policy. The possibility that an individual could injure himself or herself is a real concern. Therefore several conditions should be imposed.
Where would this fitness center be best located and in what kind and size of facility? If options exist, what are they? What is the best option and why? Location Options The Task Force has analyzed four (4) possible locations: the Knipps-Stengel Barn at North Rec, the larger barn at Del Mar Center, and two (2) separate sites on Remnant Land. North Rec barn The Knipp-Stengel Barn at North Rec was evaluated as both a temporary and long term possibility. Although it would provide an unique environment for a fitness facility, the feasibility of such would most likely be compromised by the limitations imposed by various special interest groups. In short, the Task Force feels that this location would be too controversial and too limited in structure to meet future needs of a comprehensive fitness facility. The Barn at Del Mar Center The Del Mar Center site is located at the northern end of TSR community1 approximately 1.3 miles south of the Gualala River. It has been selected as the site for a new aquatic and tennis facility. (Refer to Addendum "A".) The larger of the two barns at the Del Mar Center is the proposed location for a fitness facility. This site has the advantage of being located adjacent to the proposed new swimming pool. We have assumed that a fitness facility in this location would share the proposed pool house locker rooms and showers, and utilize the existing parking area. The existing barn would have to be demolished and a new building of similar appearance, measuring 50'x 56', built in its place. Construction cost for this new building of 2,800 square feet is estimated to be about $392,000. In addition, exercise equipment and furnishings would bring the total development cost up to $690,000. This $690,000 is in addition to the $1,000,000 budget for the construction of the new tennis courts, swimming pool and pool house. We further calculate that overhead expense for the combined recreation/fitness facility would be about $22,000 per month. (Refer to MONTHLY OVERHEAD on page 14.) The problems associated with this site are related to its size and location. The existing barn, more like a room rather than a facility, is simply too small. Furthermore, the Task Force does not like the fact that the Del Mar Center is located immediately across the road from private homes, and the Task Force has observed that the designated parking area is congested enough from existing on-going use. The Remnant Land The analysis included studying two (2) sites on the Remnant Land. Both sites are located approximately one to two miles southeast of the Del Mar Center on the east side of Highway I near Leeward Spur Road. (Refer to Addendum "B".) Site "A" is located immediately north of the Chapel. This location, as confirmed by Caltrans, could be accessed using the Chapel driveway. A "T"' style modification to the driveway entrance would allow visitors to turn right to reach the Chapel and fitness center users to turn left to reach the fitness facility. Although an easier site for immediate construction, this site only provides a small amount of expansion area for the future. Site "B" is located above the eucalyptus grove northeast of Unit 28. (Refer to Addendum "C".) This site would require the construction of a third lane (turnoff lane) on Highway 1, a new driveway entrance located at the intersection of Leeward Spur and Highway 1, and a road (approximately 700 feet in length) to reach the proposed facility site. Access and utilities installation to this site is estimated to cost about $330,000. However, once installed, this location provides a number of advantages.
The moderate downward slope terrain (approximately 10%) presents no significant grading challenges for development. The only negative feature might be coastal winds typical for TSR, but this can be overcome easily by architectural features, earth berms and tree planting much like the pools at Moonraker and North Rec. Architect Bill Turnbull has recently visited this Remnant Land site, agrees that this is the best location for a new recreation/fitness facility and is enthusiastic about designing such a facility. Statement The Task Force disagrees with the recommendations of the Long Range Facilities Planning Committee and the Jones & Madhavan report in regard to the selection of location for a new aquatic, tennis and fitness facility at TSR. The Task Force finds that safety and security are not significantly different between the Del Mar Center site and the Remnant land site. The Task Force also notes that neither report addresses the fact that approximately 41% of the total properties at TSR are located on the east side of Highway I. These property owners already do and will continue to drive to any Sea Ranch recreation facility. Furthermore, only 7% U62 properties) of the total 2,310 Sea Ranch properties are within a half mile radius of the Del Mar Center. It is highly unlikely that Sea Ranchers whose homes are more than a half mile radius from the Del Mar Center will walk or ride their bike to the facility. Thus "the opportunity to integrally weave the community's recreational components with nearby residences" is unrealistic. Excessive traffic and overflow parking are already a serious negative issue and will continue to get worse with the addition of a pool, tennis courts and fitness facility. The elimination of the open space (the proposed site for a new pool) between the Cypress hedgerows, now used for back up parking, will further compound the parking problem. The Task Force points out that the Del Mar Center site only provides limited sunlight throughout the year; that Cypress deadwood and needles will continuously fall into the pool area, thus requiring constant maintenance or even extensive removal of the Cypress hedgerows on both sides of the proposed swimming pool. This would severely change the scenic character of the area. Neither does the reports consider the cost to purchase two private lots for future development of additional tennis courts at the Del Mar Center. By placing tennis courts on the north side of the Cypress hedgerows, TSRA would be committing to the eventual purchase of the two private lots located within the proposed future tennis courts. The anticipated purchase cost for these two lots could easily exceed $160,000. Although the Remnant Land site would have higher utility installation and access costs of $330,000 - much of this cost would be offset by the $160,000+/- for the purchase of the two private lots adjacent to the Del Mar Center. Finally, the Task Force has concluded that future expansion is a serious concern that must be addressed. We recommend that a long term plan be adapted rather than a "quick fix" solution. Preferred Location If one considers both the immediate and long range recreational/fitness facility needs of TSR, expansion capabilities and the negative impacts associated with dense recreational development adjacent to residential uses, the Remnant Land site "B" is the preferred location. In addition to swimming and tennis facilities, the Task Force recommends a minimum size fitness facility of 2,800 square feet (not including lockers rooms and showers) to meet the needs of the current association members. The site should allow for expansion up to 6,000 square feet to accommodate the future needs at build out. Basic Fitness Facility Floor Space
Locker rooms and showers are not included in the above 2,800 square feet. What would be the estimated capital cost to make a fitness center operational? The following is based upon the Task Force's resolution, that a fitness center should be developed as a integral part of a total recreation/fitness facility. For the Del Mar Center location
For the Remnant Land, site "B" location
Note: Any future expansion will be more cost effective on the Remnant land site since road access and utilities will already be in place. For example, this location is large enough to accommodate a new post office. new administration offices or any other community related facility needed in the future. EQUIPMENT SPECIFICATIONS & COST The following list of equipment would be required to accommodate maximum usage (which the Task Force estimates to be about 22 users per hour) during high occupancy weekend Cardiovascular Equipment:
Cybex VR2 Variable Resistance Strength Training Machines:
Free-Weight Equipment:
LifeFitness LifeCircuit Computerized Strength Training System for rehabilitation and senior member use:
Other Equipment & Furnishings:
The above items reflect retail prices. Michael Kanyon will be able to secure much of this equipment for reduced prices. A 10% discount would reduce this Total Cost down to about $278,000. What would be the estimated annual operating costs for the various options considered?
These cost would remain the same for either the Del Mar Center location or the Remnant Land location. * The Task Force recommends that the above staff manage and service the entire new facility, including the fitness center, tennis courts, swimming pool, lockers rooms and showers. What are the options for financing a fitness center and which one do you recommend and why? The Task Force presents three (3) options for the Board of Directors to consider: Del Mar Center Site $1,850,000 estimated capital cost for development of a 2,800 square foot fitness center, locker rooms, showers, plus aquatic and tennis facilities at the Del Mar Center financed by an increase in monthly assessment of $16.65 * for 48 months. Total monthly assessment cost per property over 48 months = $799.20 When completed: $22,000 estimated monthly operating cost shared by 2,310 properties = $9.52 per property per month. Remnant Land Site, Community Facility $2,000,000 estimated capital cost for development of a driveway/utility access, a 2,800 square foot fitness center, plus lockers rooms, showers, aquatic and tennis facilities on Remnant land financed by an increase in monthly assessment of $16.65 * for 52 months. Total monthly assessment cost per property over 52 months = $865.80 When completed: $22,000 estimated monthly operating cost shared by 2,310 properties = $9.52 per property per month. * The Recreation Development portion of our monthly assessment, effective May 1997, is $16.65 per month. Remnant Land Site, Private Membership Facility A private member recreation/fitness facility could be developed on the Remnant Land as allowed by The Sea Ranch CC&R, Article VII, Sections 7.03 and 7.04. In this case, design, construction and operations of the facility would be paid entirely by those property owners who wish to participate in the project. This is the same mechanism used to develop the airport hangers. Participants would be entitled to sell their membership to another Sea Ranch property owner at any time in the future should they move away or sell their Sea Ranch property. $2,000,000 estimated capital cost for development of a driveway/utility access, a 2,800 square foot fitness center, plus aquatic and tennis facilities on Remnant land financed by private membership fees. 500 members $2,000,000 capital cost = $22,000 operating cost 600 members $2,000,000 capital cost = $22,000 operating cost 700 members $2,000,000 capital cost = $22,000 operating cost 800 members $2,000,000 capital cost = $22,000 operating cost 900 members $2,000,000 capital cost = $22,000 operation cost 1,000 members $2,000,000 capital cost = $22,000 operating cost * Membership fee could be resold to another Sea Ranch property owner. Best Choice Of the above three options, the Task Force favors choice "B". This option is consistent with the "community philosophy" of TSR , providing facilities for all Sea Ranchers to enjoy equally. The dollar value of $16.65 per property per month for such a comprehensive recreation/fitness facility would be a great bargain for every Sea Rancher. The Task Force spent considerable time discussing the same concerns as the finding of the Long Range Facilities Planning Committee that, "No one really knows what the demographic make up will be at TSR when 2,310 dwelling units exist or what the expanded or newer facility and recreational needs might be at that time." While the Committee concluded that the availability of the Remnant land site is preserved for future options, this Task Force believes that the future is now. The siting of recreation/fitness facilities at the Del Mar Center would be restricting the long range expansion possibilities and capabilities for recreational development. The Task Force is also concerned that the dense development of recreational/fitness facilities at the Del Mar Center will have significant negative impacts on nearby residential properties as is the case in urban settings. In short, the Task Force has serious reservations regarding the development of recreation/fitness facilities at the Del Mar Center because of the lack of expansion flexibility and the potential negative impacts. We therefor recommend to the Board Of Directors, Community Manager, Planning and Design Department, Planning Committee and all Association Members: That all plans to develop recreation and fitness facilities at the Del Mar Center, together with their appropriate budgets, be transferred to the Remnant Land, site "B".
Michael Kanyon DEL MAR CENTER - SITE ANALYSIS The Del Mar Center site is located near the western end of the TSR. It is bounded by Highway I, Leeward Road and a Cypress hedgerow. Size: The site is approximately 1. 5 acres. Most of the site is/will be used for meeting rooms facilities, parking and the proposed aquatic/tennis facility. The site of one of the "historic" barns is best suited for construction of a 2,800 sq. ft. fitness facility. However, the siting should be such that locker/shower facilities can be assessable by both the aquatic and fitness areas. Land Use Designation. The site is designated as a Community Facility Area on TSR maps and is zoned PC (Planned Community). Coastal and Use permits have been filed and granted. Access. Direct vehicular access is from Leeward Road. It is within a half mile radius of numerous residential parcels so that non-vehicular access is possible. Adjacent Properties. There is vacant land to the west of the western hedgerow; association land and two vacant private parcels. There is a developed private lot on Leeward Road adjacent to the vacant lots. Within 1,000 feet there are numerous residential parcels. Structures. Existing structures include the Del Mar Center meeting rooms, two old barns off Leeward Road and a parking lot. An aquatic facility is planned for the site. Noise. Noise is generated by Highway I traffic and will be generated by the aquatic facility. Intense use of the site will generate noise for the neighboring residential parcels. Soils. Information regarding soils is not known by the Task Force, but it is assumed the soils will not pose any significant problems based on the fact that other development has been approved for and built on the site. Utilities. Sewer, storm drainage, water and electricity are available on the site. Vegetation. The site contains grass and cypress trees. REMNANT LAND - SITE "B" ANALYSIS This site is located near the western end of TSR. It is bounded by open space on all sides with Highway I to the south and is opposite Unit 28. Most of the following site analysis was prepared by Jones & Madhavan in their Site and Facility Analysis, dated August 19, 1996. Size. The total remnant land parcel is approximately 55 acres. Therefore, the site is large enough to accommodate the proposed facility, and large enough for expansion or addition of other community facilities in the future. Land Use Designation. This site is currently zoned Recreation Use. Access. The site currently does not have vehicular access. An access road of approximately 700 feet and intersection at Leeward Spur must be provided from Highway 1. The cost of an intersection and access road would be approximately $265,000. Adjacent Properties. There are no structures or developed properties on or near the site. Noise. The only noise present at the site is from automobiles on Highway 1. The affects of noise can he mitigated with the use of landscaping, architectural elements and by locating the facility further uphill from the Highway. Soils. No soils analysis work has been completed for this site. However, United Stated Geologic Society information indicates the soil conditions at this site are generally classified as Rohnerville Loam. The characteristics of this soil are such that they do not pose any significant problems for this type of development. Solar. The site is situated in a north to south direction, receives sunlight throughout the day and would be an excellent location for solar assisted heating. Terrain. The site has a downward slope toward Highway 1. The slope is moderate (approximately 10%) and it presents no significant grading challenges for development of a new aquatic recreation facility. Utilities. Only electricity is available at the site. Sewer is available approximately 2,200 feet away to the west of the site and water is available 700 feet away to the southeast. The cost for bringing utilities to the site could be as much as $65,000. Vegetation. The main portion of the site consists of grass with Eucalyptus groves to the south. View. There is some view of the ocean from the site looking south and of the mountains looking north. Wind. This site, like the rest of Sea Ranch, is susceptible to high northwesterly winds. In order for this site to be feasible for aquatic facility, heavy berms, architectural features and planting of new hedgerows must be included.
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