Ski Area Development PDF

Introduction Ski areas, compared to other amenities, are more likely to be profitable and may also engage in real estate development. The facilities of a ski area significantly impact skiers’ evaluations of a resort Key Indicators of Quality 1. Daily lift ticket price 2. Maximum waiting...

Introduction Ski areas, compared to other amenities, are more likely to be profitable and may also engage in real estate development. The facilities of a ski area significantly impact skiers’ evaluations of a resort Key Indicators of Quality 1. Daily lift ticket price 2. Maximum waiting time in lift lines 3. Type of food service 4. Walking time from parking lot to base lodge 5. Percentage of terrain covered by snowmaking 6. Attitudes of ski area employees Design Issues 1. Waiting time in lift lines 2. Walking time from parking to base lodge 3. Snowmaking coverage 4. Food service quality Development Process It’s crucial to balance the physical capacity of the ski area with the developer’s economic needs. Desirable site characteristics and general design principles are highlight. And also Order of decisions in development is critical First: Balance the ski resort’s design involves balancing physical size and economic investment to meet market demands and ensure profitability Physical Balance: 1. Market Needs: Size of the ski area should match market demand without being too large 2. Mountain Capacity: Must accommodate a safe and enjoyable number of skiers, with adequate lift capacity 3. Support Facilities: Base area facilities should match the mountain’s capacity Economic Balance 1. Investment vs. Earnings: Balance the amount of money invested with -.the project’s earning potential 2. Revenue Factors: Number of skiers, revenue per skier visit, and length -.of the season 3. Cost Management: Keep costs in line to ensure a good return on – investment Second: Planning Process Concepts and Objectives Ski areas are typically developed as for-profit ventures due to their high costs. They often use land development to increase profitability. Ski areas are classified as: 1. Type I Resorts: International destinations with excellent mountains, diverse lodging, and real estate. Example: Whistler Blackcomb in Canada. 2. Type II Resorts: Lesser-known, offering fewer activities and catering to a limited market like ski clubs. Example: Powderhorn in Colorado. 3. Type III Resorts: High-quality skiing but little real estate development, often operating only on weekends. 4. Small Developments: Typically operate on weekends with minimal facilities. Example: Club hills in Ontario with basic amenities. Real estate buyers at Type I resorts are typically older, family-oriented, and loyal to the area. Those at Type II resorts are younger, frequent skiers, and view real estate as an investment. Smaller weekend areas cater to local families, children, and beginners. Third: Permits Ski areas in the U.S. often use land managed by the U.S. Forest Service (USFS), particularly in the Rocky Mountain and Pacific West regions, thanks to the 1960 Multiple Use Sustained Yield Act. U.S. Skiing, the National Ski Areas Association (NSAA), and the USFS have agreements allowing private ski areas on national forest land, focusing on sustainable management and public/private partnerships. Development Process: 1. Identify a potential site with USFS. 2. USFS issues a study permit to examine the site. 3. USFS issues a development prospectus for bidding. 4. USFS awards development rights. 5. Developer prepares a master plan and environmental assessment. 6. USFS issues a special use permit usually (20 – 30) years for mountain’s base annual for other areas Desirable sites site feasibility for mountain development is challenging. The USFS has an inventory form to evaluate a site's developm ent potential, based on four factors: 1. Scope and attractiveness of the site 2. Access and proximity to markets 3. Environmental limitations 4. Site cost First: attractiveness The attractiveness of the site is determined by various factors and that factors can be 1. Climate & Snow: Ideal mix of dry snow, minimal extreme temperatures, and infrequent wind. At least 250 inches of snow required, often supplemented by artificial snow. 2. Snowmaking: Essential for reliable snow, requires water, distribution network, and nozzles. Creates dense, water- rich snow. 3. Terrain: North/northeast exposure best. Varied terrain grades for different skill levels. Consider hazards like unstable slopes, avalanches, and environmental conditions. 4. Carrying Capacity: Measured in skier density per acre. High densities need effective snow maintenance and trail design. 5. Base Area: Space for parking and lift systems is critical. High-density housing and retail close to the slopes. 6. Season Length: Typically around 130 days. Night skiing can extend the season Second: Access to Markets The more attractive a ski site, the farther people will travel. Local markets will travel 1-2 hours, regional markets up to half a day for weekend trips, and national/international markets more than half a day for vacation destinations. Third : Environmental Limitations Skiers are drawn to winter resorts for their natural beauty. Balancing economic needs with environmental aesthetics is crucial for long-term success. Ski resorts face challenges like preserving endangered wildlife habitats, cultural sites, and natural resources. Key considerations include: 1. Environmental Impact: Skiing has significant environmental effects. 2. Three Valleys Example: Uses hydro-electric power, biodegradable diesel, and sustainable snowmaking. 3. Environmental Measures: Minimizing construction impact, preserving wildlife patterns, using reservoirs for snowmaking, offering public transportation, and developing recycling program Fourth: Site costs The cost of land and revenue potential must be balanced for ski area viability. In the West, ski areas on public land make annual lease payments. Elsewhere, land costs over $1,000 per acre may be too high unless offset by other factors. Snowmaking increases capacity but requires a capital investment of $25,000 to $70,000 per acre and $2 per hour per acre to operate. Power and water costs need careful consideration against potential extra revenue. General Design Guidelines Mountain resort communities should meet guest expectations while highlighting local uniqueness. They aim to create livable, year-round communities with strong emotional ties to the area. Design factors include: 1. subordination of the automobile 2. human scale 3. pedestrian amenities 4. physical and visual links between the community and its natural resource 5. base 6. provision for the needs of a permanent population Design Principles for Ski Area Planning: 1. Conformity with Site: Ensure design aligns with the physical site to avoid land use conflicts and reduce costs. 2. Ski Ability Distribution: Match slopes' difficulty to the bell curve distribution of skier abilities. 3. Slope Conditions: Newly groomed slopes attract lower-class skiers; moguls/icy slopes increase difficulty. 4. Support for Skilled Skiers: Higher costs to accommodate experienced skiers due to their demands and faster skiing. 5. Revenue from Novices: Beginners and intermediate skiers generate more revenue than advanced skiers. 6. Access Road Design: Design for peak traffic, considering poor weather and overcapacity scenarios. Capacity To identify capacity, the amount of skiable area for each skier classification is used to determine ski area capacity. This information then guides the necessary ski lift and base area facilities required. Potential Capacity The capacity of the ski area is determined by carefully following these seven steps 1. Legal Boundaries: Identify and mark the area on a map. 2. Skiable Acres: Classify terrain; exclude unskiable areas. 3. Skier Levels: Divide terrain by slope gradients for beginner, intermediate, and advanced skiers. 4. Ideal Ratios: Compare actual acres to ideal ratios for different skier levels 5. Developed Acres: Determine acres to be developed for an optimal ski run mix. 6. Acres Cleared: Identify acres to be cleared, keeping half to two-thirds natural for wind shelter and visual reference. 7. Number of Skiers: Calculate based on net skiable acres and skier density, considering ski area type, snow grooming, skier preferences, ski schools, snowmaking, run width, and lift capacity. Skiers at One time (SAOT) In ski resorts, only 50% of skiers are on the slopes at any time, according to the USFS standard. This means the mountain can accommodate twice as many skiers as those on the runs. Skier density per acre indexes already account for this assumption, so the skier capacity doesn't need adjustment. Persons at One Time PAOT (Persons At One Time) includes nonskiers at the resort, like parents in the lodge. USFS uses a multiplier of 1.15: PAOT = SAOT × 1.15 This gives the total number of people the ski area can handle. Night Skiing Adding lights for night skiing can boost capacity by up to 60%. About 45% of U.S. ski areas offer night skiing, with higher rates in the Northeast, Southeast, and Midwest, and lower rates in the Pacific West and Rocky Mountains. Night skiing makes slopes feel faster and more challenging, even for intermediates. Ski Runs Site Design A. Slope Orientation: North or northeast-facing slopes retain snow better but are vulnerable to wind.  B. Snowmaking: Essential for areas with unreliable natural snow, requiring 800- 1,000 hours below 28°F for 80-100 days of skiing. C. Ski Run Layout: 1. Follow the fall line for efficient, high-quality trails. 2. Use natural hollows and depressions to minimize cutting and filling. 3. Vary gradients for an interesting experience. 4. Widen steeper portions to 80-250 feet to avoid congestion. 5. Separate runs and lifts for safety. 6. Increase shade and wind control. 7. Keep tree boundaries uneven for wind control and aesthetic Ski Left Network A. Balance: Lift capacity must match trail capacity to avoid long lines. B. Ideal Lift System: 1,000 to 2,000 vertical feet over 4,000 to 5,000 feet of slope. C. Skier Comfort: Periods of skiing balanced with resting; lifts under 2,000 vertical feet preferred. D. Economic Efficiency: Longer lifts accommodate more skiers at a lower cost per foot E. Capacity Calculation: 1. Identify skiers by ability level. 2. Multiply by vertical transport feet (VTF) requirement. 3. Total VTF/hour needed. 4. Divide by mountain's vertical rise Types of Lifts A. Tows: Early rope tows, now handle tows or cable tows, effective up to 1,000 feet. B. Cable Lifts: Overhead moving cables (T-bars, J-bars, platter lifts, Poma lifts), skier remains on the ground. C. Chairlifts: Most common, allowing rest while ascending; single to quadruple seats; high-speed detachable quads increase capacity safely. D. Gondolas/Tramways: Enclosed, slower, and more expensive, suitable for bad weather Base Area The base area size and elements depend on skier numbers and types. Essential facilities include equipment rental, a ski shop, first aid station, ski patrol office, ski school, and food and beverage services. Parking Designing a ski resort base area involves reducing conflicts between vehicles, pedestrians, and skiers. Underground parking, though expensive, helps. Skiers arrive by private car/charter bus, public transport/shuttle, or on foot/skis. Accommodations close to slopes reduce parking needs. Estimating arrival methods helps determine parking and access space requirements. Access Roads Access road capacity depends on lane width, road conditions, and weather. Arrival times (8-10 a.m.) and departure times (3:30-4:30 p.m.) are key. Measures like end-of-day fences improve safety. The number of people per vehicle varies (2.5 to 4). Public transportation is common in high-density regions like Europe and Japan. Food Service Food service areas should match the number of skiers, with a mix of restaurants and snack bars both on the mountain and at the base. Cafeteria seating capacity ranges from 20% in sunnier areas to 35% elsewhere. Weather affects how often skiers come indoors—cold and windy conditions increase indoor dining. Accommodation Ski resorts offer diverse housing from hotels to condos and timeshares. Higher-density housing is near slopes for easy access. Closer to the slopes are expensive, short-stay units, followed by medium-density housing and timeshares. Single-family homes with premium views are farther away. Maintenance Maintenance facilities, often combined with snowmaking, should be near the base area. Grooming vehicles are crucial and costly, with one vehicle per 25 acres of skiable terrain in the East and per 50-75 acres in the West. Emergency Care All ski areas need ski patrol and emergency care facilities. Some rely on local clinics for emergency care after basic first aid from ski patrol. The National Ski Patrol System (NSPS) often supplements staff on weekends. Insurance may require NSPS members to have EMT skills. Heliports for flight-for-life services and sophisticated communication systems may also be needed. Other Winter Sports Activities Cross-Country Skiing Cross-country skiing is cheaper and closer to markets than downhill skiing. It needs less development, maintenance, and fewer permits. It can break even with a 40-80 day season. Site Selection Key factors for cross-country trails include landscape suitability and facilities development. Technical info comes from aerial photos, topographic maps, and previous master plans. Topographic maps are vital for slope percentages, drainage patterns, and high/low points. Water location is crucial—only frozen water is safe. Vegetation enhances enjoyment and contrast. Season length depends on thawing temps. Design Criteria 1. Trail Width:Depends on traffic, type, and steepness (1.5-6 meters). Wider for steep gradients, run- outs, and turns. 2. Safety: Ensure clearance between snow line and tree branches. 3. Signage: Standardized signs for caution, closed trails, markers, and info. 4. Planning: Consider wind, sun, water, and vegetation. Avoid open or running water unless bridged. 5. Terrain: One-third uphill, one-third downhill, one-third flat. 6. Maintenance: Year-round, including grooming after 4-6 inches of new snow. 7. Trail Types: Point-to-point, out-and-back, and looped trails Snowmobiling Snowmobiling guidelines 1. Types: Trail and no-trail experiences; the latter needs vast land. 2. Warm-Up Areas: Check machine effectiveness. 3. Maze: For beginners or instruction, high-density, non-crossing. 4. Criteria: Similar to cross-country trails; scenic views, marked and packed trails. 5. Gradient: Max 10% for long, 25% for short distances. 6. Trailheads: For trails over 25 miles, to disperse snowmobilers. 7. Avoid: Lake/stream crossings, avalanche zones, cliffs, steep terrain, road crossing cross- country ski areas Tobogganing A typical toboggan run needs at least 5 acres. Beginner and intermediate runs should be straight, 150 feet wide, and well-groomed. Expert runs can be narrower and longer with longer run-out areas. All runs should be steeper at the top and shallower at the bottom. Return chutes, one per two runs, should be separated by vegetation strips. Use different gradients for skill levels on a small hill, with a flat top for congregation. Ice Skating Ponds or small lakes can be used for ice skating with enough cold weather. Shade from direct sunlight helps. Guidelines recommend a minimum ice depth of 8 inches, with less depth acceptable for low visitor density and uniform ice conditions. Areas can be flooded in stages with sideboards to hold water, prevent rippling, and reduce solar radiation. Lightly watering the surface in the morning helps maintain the rink. Sustainable Development Environmental education at ski resorts improves public understanding, attracts summer visitors, and alleviates concerns about environmental harm. Sustainable development integrates operations into natural systems and enhances market value. Key sustainable practices include: 1. Planning and construction 2. Energy conservation 3. Waste management 4. Wildlife and forest management 5. Air quality and transportation 6. Education and outreach Aspen Skiing Company is a prime example, with initiatives like reducing hazardous waste and using green technology, despite some challenges Mountain Resort Maturation Cycle Ski areas evolve into year-round resorts by increasing midweek use, which boosts demand for overnight accommodations. Success in summer business leads to a resort village, needing year-round programs, facilities, and activities to become a mature mountain resort.