LAKE DON PEDRO...Lake Don Pedro – Final Rate Comparability Analysis Page 3 form/checklist to fill out. These data were supplemented with information derived from face-to-face interviews

Lake Don Pedro – Draft Rate Comparability Analysis Page 1

Final-Rate Comparability Analysis for Private Houseboat Slip and Buoy Mooring Services May 9, 2014

LAKE DON PEDRO

P r e p a r e d b y : D o r n b u s c h A s s o c i a t e s

Prepared for: Don Pedro Recreation Agency Turlock Irrigation District Modesto Irrigation City & County of San Francisco

TABLE OF CONTENTS

PURPOSE OF STUDY ............................................................................................................... 1

SPECIFIC AREA OF FOCUS FOR RATE COMPARABILITY ............................................................ 1

TECHNICAL APPROACH .......................................................................................................... 2

In-Depth Evaluation of Marinas at Lake Don Pedro ................................................................................. 2

Selection of Comparable Marina Operations ........................................................................................... 2

Parameters (Services, Amenities and Features) ....................................................................................... 4

OVERVIEW OF LAKE DON PEDRO ........................................................................................... 5

Lake Don Pedro (LDP) Marina ................................................................................................................... 6

Moccasin Point (MP) Marina .................................................................................................................... 8

OVERVIEW OF COMPARABLE MARINAS ............................................................................... 10

Lake McClure .......................................................................................................................................... 10

New Melones Lake ................................................................................................................................. 16

Lake Camanche ....................................................................................................................................... 20

Lake Shasta ............................................................................................................................................. 25

California Delta ....................................................................................................................................... 30

SUMMARY OF MARINA SERVICES, AMENITIES, FEATURES AND RATES ................................. 33

Services, Amenities and Features Checklist ........................................................................................... 33

Current Rates for Private Houseboat Slips ............................................................................................. 35

Current Rates for Private Houseboat Buoy Moorage ............................................................................. 36

CRITERIA FOR QUALITATIVE PARAMETER SCORING .............................................................. 40

Marina Services ...................................................................................................................................... 40

Parking and Accessibility to Marina ........................................................................................................ 44

Security and Hazard Navigation Safety Features.................................................................................... 44

Marina Facility Characteristics ................................................................................................................ 45

Additional Fees and Permits ................................................................................................................... 46

Demand Considerations ......................................................................................................................... 47

Environmental Considerations ............................................................................................................... 47

COMPARABILITY MATRICES ................................................................................................. 49

ANALYSIS OF TOTAL SCORING TO RATES .............................................................................. 52

Private Houseboat Slips .......................................................................................................................... 52

Private Houseboat Buoy Mooring .......................................................................................................... 54

CONCLUSION ....................................................................................................................... 56

APPENDIX A – PHOTOS OF MARINA OPERATIONS ................................................................ 57

Lake Don Pedro – Final Rate Comparability Analysis Page 1

PURPOSE OF STUDY The intent of the following Rate Comparability Study is to compare private houseboat slip and buoy moorage services offered by the Forever Resorts concessionaire at Moccasin Point (MP) Marina and Lake Don Pedro (LDP) Marina at Lake Don Pedro (California) to other marina operations in the regional area. The end-result of such an analysis is to determine whether the Lake Don Pedro concessionaire’s rates for private houseboat slip and buoy rentals are reasonable and appropriate based on the examination of different marinas that operate under relatively similar conditions (in terms of services, amenities, demand and environmental features). Recommendations were sought for setting rates at the LDP Marina and MP Marina going forward based on these comparative findings and analyses. To ensure an objective and defendable analyses by an outside third party, the Don Pedro Recreation Agency (DPRA), Turlock Irrigation District (TID), Modesto Irrigation District (MID), and the City and County of San Francisco, engaged the services of Dornbusch Associates (Dornbusch). Established in 1971, Dornbusch provides economic and financial analyses assistance for public, non-profit and private sector clients. Services include market demand assessment, financial and economic feasibility evaluation, rate comparability, socio-economic impact assessment and enterprise management. Dornbusch’s clients have included public agencies and private developers/operators of freshwater and ocean marinas nationwide and overseas – including the U.S. National Park Service (8 marinas), U.S. Bureau of Reclamation (8 marinas), California Department of Boating and Waterways (6 marinas), Port of Los Angeles (5 marinas), San Mateo County Harbor District (2 Marinas), Pier 39 Marina-San Francisco, and others in the Sacramento River Delta, Dana Point, Martinez, Vallejo, Shelter Island, Marina del Rey, and Hawaii.

SPECIFIC AREA OF FOCUS FOR RATE COMPARABILITY Slip Rental and Buoy Moorage for Private Houseboats Based on client direction, Dornbusch focused analysis strictly on the comparability of rates charged for private houseboat dock slip and buoy moorage rental as detailed below:

Moccasin Point Marina o Slips accommodating houseboats < 20 feet in width o Slips accommodating houseboats > 20 feet in width o Mooring buoys for houseboats

Lake Don Pedro Marina o Houseboat slips of 26 feet x 56 feet o Mooring buoys for houseboats


TECHNICAL APPROACH The following outlines the methodology and approach applied in performing the comparability analysis.

In-Depth Evaluation of Marinas at Lake Don Pedro Dornbusch performed a detailed assessment of the Lake Don Pedro (LDP) Marina and Moccasin Point (MP) Marina, which entailed reviewing historical operating data, conducting site visits and interviewing the concession manager and other staff to determine a set of parameters and criteria against which the relative comparability of marinas evaluated would be judged. This included examining the different services and amenities, condition of facilities and grounds, environmental features and demand characteristics at the two marina sites at Lake Don Pedro.

Selection of Comparable Marina Operations Dornbusch initially considered over 20 marinas throughout California and Nevada that provide dock wet slips and/or buoy moorage for private houseboats. Eight marinas were selected from this list as they were judged to be most similar to the Lake Don Pedro marinas across a variety of factors, including size of operation, level of competition, location, quality/types of services and amenities offered. Such determination was based on: information provided by the houseboat owners at Lake Don Pedro; meetings with the Lake Don Pedro concessionaire, DPRA representatives and, Dornbusch’s own independent research findings. It is important to emphasize that no marina is an exact match for either of the Lake Don Pedro operations, due to the variations in market characteristics, operating conditions, and level of services and amenities offered by different private operators. Given this understanding, Dornbusch sought to determine the relevant similarities and differences of the marinas as related to Lake Don Pedro over a range of parameters – which are detailed later in this report. Exhibit 1 summarizes the selected eight marinas that are located across four lakes in Central and Northern California (McClure, New Melones, Comanche and Shasta) and the Delta.1

Exhibit 1. Comparable Marinas Selected

McClure Lake New Melones Lake Comanche Lake Shasta Delta

Barrett Cove

McClure Point

New Melones Camanche

North Camanche

South Shasta Marina

Resort Bridge Bay

Resort Willow Berm

Dornbusch conducted preliminary research for each operation (reviewing aerial photographs, operator websites, government reports, environmental studies, etc.), followed by physical inspections and interviews. In preparation for each site visit, marina operators were given a

1 Other marinas initially considered included operations at Lake Berryessa, Trinity Lake, Clear Lake, Bullards Bar

Reservoir, Englebright Lake, Lake Oroville, and several marinas in Nevada (on Lake Powell and Lake Mead).


form/checklist to fill out. These data were supplemented with information derived from face-to-face interviews and observations during tours of the facilities and grounds. Photographs were taken to assist in the display and analysis of information (refer to Attachment A). Exhibit 2 is a map of the locations of the lakes and Delta river area visited for this study. All sites were within 100 miles of Lake Don Pedro, the only exception being Lake Shasta (located approximately 300 miles to the north). Exhibit 2. Map of Lakes/River Where Comparable Marinas are Located

Lake Shasta

Lake McClure

New Melones

Don Pedro

Lake Comanche Delta


Parameters (Services, Amenities and Features) The analysis considered various parameters (defined as different service, amenity and environmental/demand feature characteristics) that were judged to be important to private houseboat slip and/or private houseboat buoy moorage renters. The selection of parameters was based on information provided by the various stakeholders involved in this study, as well as Dornbusch’s own professional judgment and experience analyzing marina operations across the U.S. and in California. Each marina operation analyzed was assigned a rating under each parameter to express the level and quality of a given service, amenity or feature characteristic. Numeric weightings were then applied to each parameter according to the relative importance of the parameter in influencing houseboat slip and buoy rental rates. More information on how rating and weightings are structured is detailed later in this report. The parameters selected are summarized below. Marina Services and Amenities Utilities Repair and Maintenance Small Boat Slip Dry Boat Storage Boat Rental

Additional Vessel Services Food and Beverage Retail Additional Recreation Amenities Additional Support Services

Parking and Accessibility Parking Access to Marina Security and Safety Security and Safety Features Marina Facility Characteristics Docks System Other Marina Facilities Additional Fees and Permits Vehicle Entrance Fee Private Houseboat Permitting Demand and Environmental Visitation Scenic Environment

Water Level Conditions


OVERVIEW OF LAKE DON PEDRO Lake Don Pedro, situated in Tuolumne County, California, is an artificial reservoir formed by the construction of the New Don Pedro Dam impounding the Tuolumne River. As shown in the exhibit below, there are two marinas currently located on the lake: Lake Don Pedro (LDP) Marina and Moccasin Point (MP) Marina. The reservoir is under the jurisdiction of the Don Pedro Recreation Agency (DPRA), with its Board of Control consisting of a representative from the Turlock Irrigation District, Modesto Irrigation District and City & County of San Francisco.

Exhibit 3. Overview of Lake Don Pedro

Lake Marinas Managing Authority # of Private Houseboats

Allowed on Lake

Lake Don Pedro, California Lake Don Pedro Marina, Moccasin Point Marina

Don Pedro Recreation Agency

257

Historically the maximum size of a private vessel allowable on the lake is 22’ in width and 56’ in length, a regulation that is enforced by the DPRA. In October of 2013 there was a modification to increase the size of houseboat vessels to 24’ by 56’ at the houseboat marina at LDP only. There are a total of 257 allowable permits on the lake for berthing private houseboats. There is an application process for obtaining a permit, as well as an annual renewal fee of $375.00 and a transfer fee (when permits exchange hands) of $350. Exhibit 4 provides an overview map of the lake area.

Exhibit 4. Map of Lake Don Pedro

http://en.wikipedia.org/wiki/Mariposa_County,_California


Average annual visitation to Lake Don Pedro is approximately 350,000 to 400,000. Peak demand/visitation at both marinas occurs from late May through late August with the lowest demand/visitation occurring from November through March. The majority of visitors to the lake are from the immediate surrounding area (San Joaquin Valley), although some are from further afield, such as the Bay Area. During the summer, temperatures normally range from the mid 80s to the high 90s (Fahrenheit), with the winter temperatures in the mid 40s to the mid 60s. Given the current climatic conditions occurring across California, waters levels at Lake Don Pedro are very low. At the writing of this report (January 2014), lake levels were at 51.0% capacity (compared to historical averages of 77.0%).

Lake Don Pedro (LDP) Marina LDP Marina, part of the Fleming Meadows Recreation Area, is located on the southwest portion of the lake. LDP is a full-service marina offering houseboat and small boat slips, houseboat and small boat rentals, buoy moorage, a marina store/cafe, boatyard, and (land based) snack shop. Additional photos of these facilities are included in Appendix A. Exhibit 5 provides an aerial overview of the marina and adjacent facilities and grounds.

Exhibit 5. Lake Don Pedro Marina

Private Houseboat Slips. There is a dock for private houseboat slip renters that is separate from the other LDP Marina facilities and exclusively accommodates 64 houseboats. The slips


are 26’ wide by 56’ long with occupancy at 100% year-round. Houseboat slip renters are provided electrical hookups (50 amp outlet connection) and water at the docks, which is included in the slip fee. Sewage pump-out is provided at the public marina free of charge. The docks offer small boat slips which are for the exclusive use of private houseboat slip renters. Private Houseboat Buoy Moorage. There are currently 131 buoy spaces in four buoy fields closest to LDP Marina with occupancy at 100%. Ferry transport is available during business hours seven days a week throughout the year, and is a service included in the rental rate. Other Services and Amenities. Other houseboat amenities include a nearby repair and maintenance facility (Blue Oaks Houseboat Repair Yard) that is open year-round and staffed with certified mechanics, two boat launch ramps (managed by DPRA) and onsite fuel pumps at the public marina. Onsite boat cleaning and prep services are also offered at the Blue Oaks Houseboat Repair Yard throughout the year. Dry boat storage is offered near LDP Marina, with 33 enclosed units and 120 uncovered spaces. Occupancy is relatively low (less than 20%). Covered and uncovered wet slip space is also available (336 slips) for smaller vessels at LDP Marina, such as for personal watercraft and ski vessels. Other services include houseboat and small boat rentals. LDP Marina has a casual café attached to a marina store that provides limited cooked and grab-and-go food and beverages, such as hot-dogs, sandwiches and soft drinks. Groceries (canned goods, pre-packaged food, etc.,) and retail items (gifts/souvenirs, apparel/clothing, boating equipment and general supplies) are also sold at the marina store. These facilities are typically offered year-round, seven days a week during normal business hours. There is also a land-based café (within the campground area) that offers similar food and beverage and retail items. However this facility is usually only open seasonally (May through September). There are also 266 tent and RV campsites at Fleming Meadows (hookup and non-hookup), a fish cleaning station, restrooms, shower facilities, swimming lagoon, picnic area, and other amenities such as a volleyball court. These services are operated and maintained by the DPRA. Docks, Parking, Marina Access and Security and Protection. The private houseboat docks were completed in 2009 and considered to be in “good” condition. Aside from routine repair and maintenance, no major capital upgrades have been performed since that time.

During low water levels, access to the marina, particularly the houseboat docks, is “very difficult” due to the steep grade. There are 32 parking spaces near the houseboat docks and 132 parking spaces for the other LDP Marina docks. These spaces are only considered “adjacent” during high water levels. Overflow parking is available further afield. Security and protection services include a fire suppression system, night watchman, coded locks at the dock entrances and security cameras (at public marina only). The concessionaire does not use an alarm system.


Moccasin Point (MP) Marina

MP Marina, located in the northern portion of Lake Don Pedro, in the Moccasin Creek arm of the lake, is a full-service marina. MP Marina offers houseboat and small boat slips, small boat rentals, limited houseboat rentals, a marina store, small boat storage and repair facility and a casual cafe. Additional photos of these facilities are included in Appendix A.

Exhibit 6 provides an overview of the marina and adjacent facilities and grounds. Exhibit 6. Moccasin Point Marina

Private Houseboat Slips. There are 20 uncovered, double-loaded slips (44’ in width and 32’ in length) on the public marina that accommodate private houseboats. The slips are long-term rentals with occupancy at 100% year-round. Houseboat slip renters are provided electrical hookups (30 amp outlet connection), water and sewage pump-out at the docks, all of which is included in the slip rental fee. Private Houseboat Buoy Moorage. There are currently 42 buoy spaces in the field closest to MP Marina, with occupancy at 100%. Due to the narrow size of the buoy field, houseboats are moored by tying bow and stern. MP Marina is the only marina analyzed in this study that requires buoys to be double tied in this manner. Ferry transport is available during business hours seven days a week throughout the year, and is a service included in the rental rate.


Other Services and Amenities. Other amenities include a small boat storage facility that is open year-round for public use, one boat launch ramp (managed by DPRA) and onsite fuel pumps at the docks. Boat cleaning and prep services are available at the Blue Oaks Repair Yard throughout the year. Dry boat storage is also offered at a site adjacent to MP Marina, with 22 enclosed units and 40 uncovered spaces. Occupancy for this service is relatively low (less than 20%). Uncovered wet slip space is also available (42 slips) for smaller vessels at MP Marina. While the marina does not typically rent houseboats (unless done by prior arrangement), it does rent smaller boats, such as ski boats and other personal watercraft. Private houseboat owners are allowed to utilize the Blue Oaks Houseboat Repair Yard for vessel repair and maintenance work. MP Marina has a casual café attached to a marina store that provides limited cooked and grab-and-go food and beverages, such as hot-dogs, sandwiches and soft drinks. Groceries (canned goods, pre-packaged food, etc.,) and retail items (gifts/souvenirs, apparel/clothing, boating equipment and general supplies) are also sold at the marina store. These facilities are typically offered year-round, seven days a week during normal business hours. In addition, there are 96 tent and RV hookup campsites at MP, a fish cleaning station, restrooms, shower facilities and picnic areas. These services are operated and maintained by the DPRA. Docks, Parking, Marina Access and Security and Protection. The marina docks were constructed in 2000 (following a fire that ruined the old dock system) and appear to be “adequate” condition. Aside from the usual ongoing repair and maintenance, no major capital upgrades have been performed since that time.

During low water levels, access to the marina docks, can be “very difficult” due to the steep grade. There is a large paved area near the marina that can accommodate 50 vehicles, and while not considered technically adjacent, is in relative close proximity to the docks. Note that HB owners indicated that this paved area is used more for dry storage customers to access and trailer their boats and not for long-term parking for private HB owners. Overflow parking is available further afield (and managed by DPRA). Security and protection services include a fire suppression system, an alarm system (only at store), coded locks at the dock entrances and security cameras. The concessionaire does not employ a night watchman to patrol grounds at this site.


OVERVIEW OF COMPARABLE MARINAS The following section provides a summary overview of the eight marinas selected as being reasonably comparable for this study. They are located at four lakes (Lake McClure, New Melones, Lake Comanche and Lake Shasta) and the Delta (Willow Berm) in California.

Lake McClure2 Lake McClure, located approximately 12 miles southeast of Lake Don Pedro, is situated in western Mariposa County, California, and is a reservoir formed by the New Exchequer Dam impounding the Merced River. Note that while the exhibit below shows that there are four marinas on the lake (McClure Point, Barrett Cove, Bagby and Horseshoe Bend) only McClure Point and Barrett Cove are considered actual marinas, as Bagby and Horseshoe Bend do not provide key marina facilities or services other than boat launch ramps and a few other minimal support facilities (restrooms, fish cleaning station and parking near launch ramps). There are also a total of five buoy mooring fields on the lake, which include Piney Creek, Little Piney Creek, Arnold Bay, Temperance Bay and Spillway. However, several of these buoy fields may be closed at any given time, depending on lake level fluctuations.

Exhibit 7. Lake McClure

Marinas: 01: McClure Point 02: Barrett Cove

2 Information concerning Lake McLCure is based on an interview and site tour conducted with Jay Mills, manager

of Twin Lakes Management Company, on December 3, 2013, as well as other background research performed.

http://en.wikipedia.org/wiki/Mariposa_County,_California


The marinas at Lake McClure are currently managed by the Twin Lakes Management Company (TLMC), which is a wholly owned subsidiary of the Merced Irrigation District. TLMC also operates the marinas at Lake McSwain, which is located near Lake McClure. The maximum size of a private vessel allowed on the lake is 20’ wide and 58’ long, a regulation that is enforced by the Merced Irrigation District. Note that there are some houseboats on the lake that have widths wider than 20’ as they are grandfathered in. All recent and new houseboats placed on the lake must follow the 20’ wide regulation. There are a total of 250 allowable permits on the lake for private houseboats, 220 of which are for buoy moorings and 30 for uncovered slips. There is an application process for obtaining a permit, with an annual fee of $625 and a transfer fee (when permits exchange hands) of $500. Currently no new permits are available, with the only option of obtaining a permit through resale. The current (2014) rate for houseboat slip rental is $3,800 per year or $342 per month at the two marinas (Barrett Cove and McClure Point) that offer this service on the lake. The 2014 rate for houseboat mooring is $298 monthly and $3,200 annually at all buoy fields. Permanent residency (live-onboard) is not permitted, although houseboat owners are allowed to stay for extended periods of time. Note that rates were recently increased (in 2014) by approximately $100 from the previous year for both houseboat slip and buoy mooring services at the two marina sites, representing approximately a 3% increase (essentially keeping pace with inflation). The previous rate increase occurred in 2011, and was more significant, with private houseboat slip rates rising from $3,000 to $3,350 and from $2,800 to $3,100 for buoy mooring (representing approximately a 12% and 11% increase, respectively). Average annual visitation to Lake McClure is over 600,000. Peak demand occurs from May through August with the lowest demand occurring from November through March. The lake tends to draw in a greater share of residents living in the surrounding area (including Santa Clara, San Joaquin, Mariposa, Merced, Mono and Tuolumne counties), although there are also visitors to the marina from other parts of Northern and Central California, such as the Bay Area. In the summer, temperature normally ranges from the mid-80s to the high 90s (Fahrenheit), with the winter temperatures normally ranging from the mid-40s to the mid-60s. For the last few years, lake levels have been at near record lows. While Lake McClure can hold more than one million acre-feet of water, at the writing of this report (January 2014), it was at 235 thousand acre feet of water, which is approximately 23% of capacity. Barrett Cove Barrett Cove, a full service marina, is located on the northwest portion of Lake McClure and includes: houseboat and small boat slips, a marina store, repair and maintenance boatyard, campgrounds, campground store, café and snack shop. Additional photos of these facilities are in Appendix A.

http://www.mercedid.org/


Exhibit 8 provides an aerial overview of the marina and adjacent facilities and grounds. Exhibit 8. Barrett Cove

Private Houseboat Slips. Barrett Cove Marina offers four uncovered, double-loaded slips (44’ in width and 50’ in length to the end of the finger pier) that can accommodate eight private houseboats. The slips cater to long-term rentals with occupancy at 100% year-round. Houseboat slip renters are provided electrical hookups (30 amp outlet connection), water and sewage pump-out at the docks, all of which is included in the slip rental fee.3 Private Houseboat Buoy Moorage. The closest buoy mooring field to Barrett Cove is Arnold Bay, which can accommodate approximately 60 private houseboat vessels. Occupancy during peak season for mooring at Arnold Bay and the other mooring sites is over 90%. Ferry transport is available seven days a week throughout the year for a small fee ($5.00 per person per trip) and is a relatively popular service. Other Services and Amenities. Other houseboat amenities include a repair and maintenance boat yard (Barrett Cove Service Center) that is open year-round (Thursday through Monday) to the public and staffed with certified mechanics, two boat launch ramps at the marina (with a third new ramp currently being constructed) and three onsite fuel pumps. Boat cleaning and prep services are available at the docks throughout the year. Dry boat storage (all uncovered) is also offered at Barrett Cove, with a total space for 20 vessels. Occupancy for this service is relatively low (approximately 10%). Covered and uncovered wet slip space is also available for smaller vessels at Barrett Cove, such as personal watercraft and fishing boats.

3 While a detailed breakdown of electrical costs were not provided, it was estimated that, on average, the cost of

providing this service was $50 per private houseboat. As mentioned before, this service is included in the slip fee.


Barrett Cove has a casual café attached to a marina store that provides limited cooked and grab-and go food and beverages, such as hot-dogs, sandwiches, soft drinks and coffee. Groceries, such as canned goods and pre-packaged food are sold at the marina store, which also sells gifts/souvenirs, limited apparel/clothing, boating equipment and general supplies. These services are offered year-round, seven days a week. Other services and amenities at Barrett Cove include houseboat and small boat rentals. Demand for these services is highly seasonal, with summer experiencing the majority of utilization. Conversations with the general manager indicate that demand for houseboat and small boat rental is significantly down from pre-recession (2007) levels, although the last two years have experienced some small growth. Barrett Cove also provides camping services (over 275 tent and RV sites), a fish cleaning station, restrooms, shower facilities, a swimming lagoon, picnic area, a children’s playground and volleyball court. Note that the operator (TLMC) does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Given there is little to no room to park a smaller vessel on the side of any of the houseboats (due to the narrow space as two houseboats typically occupy double loaded slips), this is not considered an issue. Docks, Parking, Marina Access and Security and Protection. The docks at Barrett Cove were constructed in 1998, and aside from usual ongoing repair and maintenance, no major capital upgrades have been performed since that time. Based on conversation with the TLMC concessionaire, there are no expected plans for upgrades in the near future as the docks are considered to be in “adequate” condition.

During low water levels, access to the marina docks can be “moderately difficult” due to the relatively steep grade. While vehicles are allowed to temporarily park at the base directly adjacent to the marina to unload and load, designated parking is located at the top of the hill. There are approximately 120 parking spaces with additional space for overflow parking for up to 600 vehicles. Security and protection services include a park ranger that patrols the waters and grounds throughout the year, including when the concession operation is closed. Although the concessioner does not use an alarm system, security cameras are located at all entrances and there are secured locks on the houseboat dock gates.


McClure Point McClure Point Marina is located in the southwestern portion of Lake McClure, overlooking the largest span of the lake, and is approximately seven miles from Lake McSwain. Although smaller in size than Barrett Cove, in terms of amenities and services, McClure Point is a full-service marina that offers houseboat and small boat slips, a marina store, maintenance boatyard, campgrounds and snack shop. Photos of these facilities are included in Appendix A. Exhibit 9 provides an aerial overview of the marina and grounds. Exhibit 9. McClure Point

Private Houseboat Slips. McClure Point Marina offers 11 uncovered, double-loaded slips (44’ wide and 50’ long to the end of the finger pier) that can accommodate 22 private houseboats. The slips cater to long-term rentals with occupancy at 100% year-round. Houseboat slip renters are provided electrical hookups (30 and 50 amp outlet connection), water and sewage pump-out at the docks, all of which is included in the slip rental fee. Private Houseboat Buoy Moorage. The closest buoy field to McClure Point is Spillway, which can accommodate approximately 50 private houseboat vessels. Occupancy during peak season at Spillway is over 90%. Ferry transport is available during business hours seven days a week throughout the year for a fee of $5.00 per person per trip and is a relatively popular service. Other Services and Amenities. McClure Point is also equipped with a repair and maintenance boat yard (McClure Point Boatyard) that is open year-round (seven days a week) to the public


and staffed with certified mechanics. The marina has one boat launch ramp and one double fuel pump at the docks. Onsite boat cleaning and prep services are available at the docks throughout the year. Dry boat storage (all uncovered) is available, with total space for 20 vessels. Occupancy for this service is relatively low (approximately 10%). There are only three wet slip spaces available to berth smaller vessels at McClure Point, such as personal watercraft and ski boats. McClure Point offers limited cooked and grab-and go food and beverage items such as hot-dogs, sandwiches, soft drinks and caffeinated drinks at the marina store, as well as groceries (canned goods and pre-packaged food), gifts and souvenirs, limited apparel/clothing, boating equipment and general supplies. Typically, these services are offered year-round, but at the writing of this report this facility was closed due to the significant lake draw down and low visitation. These services will likely be offered again in the late spring (when demand begins to pick up again). The concessionaire also provides camping services (over 100 tent and RV sites), a fish cleaning station, public restrooms, public shower facilities, swimming lagoon and a picnic area. Note that the operator (TLMC) does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Given there is little to no room to park a smaller vessel on the side of any of the houseboats (due to the narrow space as two houseboats typically occupy double loaded slips), this is not considered an issue. Docks, Parking, Marina Access and Security and Protection. The docks were constructed in 1998 and upgraded in 2002. According to the concessionaire, there are no expected plans for upgrades in the near future as the docks are considered to be in “adequate” condition. During low water levels, access to the marina docks is “moderately difficult” to “very difficult” due to the steep grade. There are 20 parking spaces directly adjacent to the marina (when lake levels are moderate to high), with an additional 40 at the top of the hill. Additional overflow parking is located further afield. Security and protection services include a park ranger that patrols the waters and grounds throughout the year, including when the concession operation is closed. Although the concessioner does not use an alarm system, security cameras are located at all entrances secured locks on the houseboat dock gate.


New Melones Lake4 New Melones Lake, located approximately 40 miles to the north of Lake Don Pedro, is operated by the U.S. Bureau of Reclamation (BOR). Situated in the central Sierra Nevada foothills of Calaveras and Tuolumne counties at an elevation of approximately 1,100 feet, the lake was created by the construction of the New Melones Dam across the Stanislaus River and it is the fourth largest reservoir in California. As shown in the exhibit below, there is one marina on the lake, the New Melones Marina, which is managed by Houseboats.com that operates under concession agreement with BOR.5 Houseboats.com also operates two marinas at Lake Shasta (Jones Valley Resort and Sugarloaf Resort) and specializes in houseboat rentals. Exhibit 10. New Melones Lake

03 Location of New Melones Marina

Average annual visitation to New Melones is over 800,000. Peak demand/visitation occurs from May through August with the lowest demand/visitation occurring November through April. An estimated 90% of visitors come from the Central Valley, with the remaining 10.0% largely from the Bay Area. In the summer, temperatures typically range from the mid 80s to the high 90s (Fahrenheit), with the winter temperatures ranging from the mid 40s to the mid 60s.

4 Information about New Melones Lake is based on interviews and a site tour conducted with Smokey Riggarts,

General Manager of New Melones Marina, on December 3, 2013, as well as other background research performed. 5 The concession contract expired in 2012, with Houseboats.com operating the marina under annual extensions.


The maximum size of a private vessel allowable on the lake is 15’ wide and 56’ long, a regulation that is enforced by the BOR. The BOR restricts the number of houseboats on the lake to currently 106, which includes houseboats that the concessioner offers for rental in addition to private houseboats. Note that permits are not sellable or transferable and prospective private houseboat owners wishing to store their houseboat on the lake (for slip rental or buoy rental) must put their name on a waiting list. For the last few years, lake levels have been well below historic averages. At the writing of this report (January 2014), the reservoir was at 43% capacity, as compared to historic averages of 70% at this time. Note that there is a proposal to move the marina facilities to another location on the lake in an area that is better protected from the elements (such as extreme winds from storms). This would be an entirely new marina, with expanded dock, food and beverage and retail facilities (at an estimated cost of over $7 million). It is anticipated that this new construction and relocation will occur in 2016, when the current concessioner’s two-year annual extension ends and the BOR issues a new, long-term concession contract. New Melones Marina

The New Melones Marina, located within the Glory Hole Recreation Area at the north end of the lake, is a full-service marina offering houseboat and small boat slip rentals, houseboat buoy mooring, a marina store and campgrounds. Photos of these facilities are included in Appendix A.

Exhibit 11 provides an aerial overview of the marina and adjacent grounds. Exhibit 11. New Melones Marina


Private Houseboat Slips. New Melones Marina offers 38 uncovered slips for private houseboats that are 17’ wide and 56’ long. The dock slips cater to long-term rentals (annual slip fee) with occupancy at 100% year-round. Houseboat slip renters have access to electrical hookups (50 amp outlet connection), which is provided for an additional fee and individually metered.6 Water and sewage pump-out are provided, and are services that are included in the slip rental fee. The current (2014) rate for private houseboat slip rental is $395 per month and $4,740 per year. Permanent residency (live-onboard) is not permitted, although houseboat owners are allowed to stay for extended periods of time. Private Houseboat Buoy Moorage. The buoy mooring fields on the lake accommodate 50 private houseboats, with occupancy at 100% year-round. Ferry transport is available during business hours seven days a week throughout the year (walk-in or advance request) and is a complementary service. The current (2014) rate for private houseboat moorage is $313 per month and $2,853 per year. Permanent residency (live-onboard) is not permitted, although houseboat owners are allowed to stay for extended periods of time. Other Services and Amenities. While the concessionaire does operate a small boatyard, this facility is not typically available to the public or private houseboat owners, although it has been used by special arrangement in the past. The marina also does not offer dry boat storage, although there are several businesses in close proximity that provide these services. Mechanics and boat cleaning operators are allowed on site to work on private houseboats while berthed as long as BOR regulations are followed. There are six onsite fuel pumps at the marina (although two of these fuel pumps are restricted for houseboat rentals). The marina does not operate an official boat ramp (just a slope that hits the water), although three major launch areas are located on other sections of the lake. Covered and uncovered slips are also available for berthing smaller vessels, such as personal watercraft and fishing boats. New Melones Marina offers limited cooked and grab-and go food and beverage items such as hot-dogs, sandwiches, soft drinks and coffee at the marina store, as well as groceries (canned goods and pre-packaged food), gifts and souvenirs, apparel/clothing, boating equipment and general supplies. Typically, these services are offered only seasonally (April through October). Houseboat and small boat rental are offered, with the concessionaire indicating a recent upgrade and replacement of a large segment of the vessel fleet. Demand for these services is highly seasonal, with summer experiencing the majority of utilization. Interview findings indicate that demand for houseboat and small boat rental repair is significantly down from pre-recession (2007) levels, although the last two years have experienced some small growth. Other services and amenities within the Glory Hole Recreation Area include camping, fish cleaning stations, amphitheater, playground, public restrooms and shower facilities and picnic

6 Although the general manager was unable to provide specific details concerning utility consumption, he indicated

that monthly electrical expenses during peak season typically average $50 per houseboat.


area. Note however that the BOR manages this services and facilities, not the marina concessioner (Houseboats.com). The concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when at the lake. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Given there is little to no room to park a smaller vessel on the side of any of the houseboats (due to the narrow slip space), this is not considered an issue. Docks, Parking, Marina Access and Security and Protection. The docks were constructed in 2000. Based on conversation with the general manager, nearly 40% of the docks were replaced two years ago due to storm damage at a cost of approximately $750,000 (expenses that were shared between concessionaire and BOR). There are no plans for additional upgrades in the near future as the docks are considered to be in “adequate” condition. During low water levels, access to the marina docks is “moderately difficult” to access due to the steep grade. There are 120 spaces adjacent to the marina (when water levels are high) with additional overflow parking is located further afield. Security and protection services include a BOR park ranger that patrols the waters and grounds throughout the year, including when the concession operation is closed. Although the concessioner does not use an alarm system or security cameras, dock entrances are secured by coded locks and main entrance gates are locked during non-business hours.


Lake Camanche7 Lake Camanche, located approximately 70 miles northwest of Lake Don Pedro, is a reservoir formed by the Camanche Dam. Situated at the junction of Amador, Calaveras and San Joaquin counties, the lake is part of the Camanche Recreation Area, which is overseen by the East Bay Municipal Utility District (EBMUD). Exhibit 12 shows that there are two marinas at Lake Comanche - North Shore Marina and South Shore Marina. The marinas are managed under a private concession agreement by the Camanche Recreation Company. When water levels are high, there are a total of three buoy mooring fields on the lake (one at the North Shore and two at the South Shore). However, when water levels are low, which was the situation at the writing of this report, the fields are consolidated into one site.

Exhibit 12. Lake Camanche

The maximum size of a private vessel allowable on the lake is 16’ wide by 55’ long, a regulation enforced by EBMUD. There are a total of 40 private houseboats allowable on the lake, all of which are for buoy moorings. The marinas do not offer dock slips that can accommodate private houseboats. There is an application process for berthing a houseboat on the lake, although there is no annual fee or transfer fee for this registration. Currently no new permits are available, with the only option of obtaining a permit through resale. The current (2014) rates for private houseboats mooring (for vessels 30 feet or longer) is $325 per month and $1,700 annually. Permanent residency (live-onboard) is not permitted, although houseboat owners are allowed to stay for extended periods of time.

7 Information concerning Lake Camanche is based on an interview and site tour conducted with Izzy Guererro,

manager of Lake Camanche, on December 3, 2013, as well as other background research performed.


Average annual visitation to Lake Camanche is approximately 300,000. Peak demand/visitation at both marinas occurs from May through September with the lowest demand/visitation occurring from October through April. The greatest share of visitors to the lake are residents living in the surrounding Central Valley (approximately 75%), with the remainder from mostly other areas in Northern and Central California (including the Bay Area). In the summer, temperatures normally range from the mid-80s to the low-100s (Fahrenheit), with the winter temperatures ranging from the mid-40s to the mid-60s. For the last few years, lake levels have been well below historic averages. At the writing of this report (January 2014), the reservoir was at 56% capacity, as compared to historic averages of 72% at this time. Camanche South Shore Marina

The South Shore Marina is located on the southern portion of Lake Camanche and is a full-service marina offering small boat slips, buoy moorage, marina store, campgrounds and a café/grill. Additional photos of these facilities are included in Appendix A.

Exhibit 13 provides an overview of the marina and adjacent facilities and grounds.

Exhibit 13. Lake Camanche South Shore Marina

Private Houseboat Slips. The South Shore Marina does not offer slip rental for private houseboat vessels.


Private Houseboat Buoy Moorage. There are a total of 40 available buoy moorings allowable on the lake. There are typically two buoy fields within the South Shore (with approximately 30 balls in total). However, at the writing of this report, due to low water levels, the buoy fields had been moved and consolidated with the North Shore fields. Current occupancy is around 90%. Ferry transport is available during business hours seven days a week throughout the year and is free of charge. Other Services and Amenities. The concessionaire does not operate a repair and maintenance boat yard on the South Shore, although there are nearby operations that provide this service (including to a limited degree, a boat yard at the North Shore). There are three boat launch ramps at the South Shore and a fueling pump station (although this is not located directly on the marina docks). Dry boat storage (all uncovered) is also offered, with total space for 50 vessels. Occupancy for this service is relatively low (less than 30%). There are 20 covered wet slip spaces available for smaller vessels at the South Shore Marina. While the marina does not offer houseboat rental, it does rent out small boats and boat equipment (i.e. life vests). The South Shore Marina operates a casual grill/café that provides limited cooked and grab-and go food and beverages, such as hot-dogs, sandwiches, soft drinks and coffee. This facility is only open seasonally (May through September). There is a marina store that is open year round that sells limited groceries, gifts/souvenirs, limited apparel, boating equipment and general supplies. Camping services are also offered at the South Shore (380 tent and RV sites), as well as a fish cleaning station, restrooms, showers, laundry facilities, ATM, swimming lagoon, picnic area and a children’s playground. Note that the concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Docks, Parking, Marina Access and Security and Protection. The docks at South Shore were constructed in 2011 and thus new and considered to be in “good” condition. Based on conversation with the concessionaire, there are no plans for upgrades in the near future.

During low water levels, access to the marina docks can be “moderately difficult” due to the steep grade. There are 70 parking spaces considered “adjacent” to the marina during high water levels, with additional space for overflow parking located further afield. Security and protection services include an EBMUD park ranger that patrols the waters and grounds (including when the marina is closed), as well as an alarm system (setup within the main facilities), security cameras, and coded locks at the dock entrance gates.


Camanche North Shore Marina

The North Shore Marina is located on the northern portion of Lake Camanche and is a full-service marina offering small boat slips, buoy moorage, marina store, campgrounds, café and restaurant. Note that the entire dock system is in the process of being replaced. Additional photos of these facilities are included in Appendix A.

Exhibit 14 provides an overview of the marina and adjacent facilities and grounds. Exhibit 14. Lake Camanche North Shore Marina

Private Houseboat Slips. The North Shore Marina does not offer slip rental for private houseboat vessels.

Private Houseboat Buoy Moorage. There are a total of 40 available buoy moorings allowable on the lake. There is typically one buoy field within the North Shore area (with approximately 10 balls in total). However, at the writing of this report, due to low water levels, the buoy field had been moved and consolidated with the South Shore fields. Current occupancy is around 90%. Ferry transport is available seven days a week throughout the year and is free of charge. Other Services and Amenities. The concessionaire operates a repair and maintenance boat yard on the North Shore and allows private houseboat owners to use this facility under moderate restrictions (in terms of allocated space and operating hours). Note that the docks


are currently being replaced and will provide a similar level of services and amenities (two boat launch ramps, a fueling pump station, 40 covered wet slips for smaller vessels, etc.). Dry boat storage (all uncovered) is also offered near the marina, with total space for approximately 100 vessels. Occupancy for this service is relatively low (less than 30%). While the marina does not offer houseboat rental, it does rent out small boats and boat equipment (i.e., life vests). The North Shore Marina operates a casual grill/café as well as a restaurant that serves breakfast, lunch and dinner, as well as a marina store that sells limited groceries, gifts/souvenirs, limited apparel, boating equipment and general supplies. These facilities are typically open year-round during normal business hours. However, at the writing of this report, the facilities were closed due to the dock construction. Camping services are also offered at the North Shore (380 tent and RV sites), as well as a fish cleaning station, restrooms, showers, laundry facilities, ATM, and picnic area. Note that the concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Docks, Parking, Marina Access and Security and Protection. As mentioned, the docks at the North Shore are in the process of being constructed. It is anticipated they will be placed in the water by the summer of 2014.

During low water levels, access to the marina docks has historically been “moderately difficult” due to the steep grade. There are approximately 120 parking spaces considered “adjacent” to the marina during high water levels, with additional space for overflow parking located further afield. Security and protection services include an EBMUD park ranger that patrols the waters and grounds when the marina is closed, as well as an alarm system (setup within the main facilities), security cameras, and secured locks at the dock entrance gates.


Lake Shasta Lake Shasta, situated in the Shasta-Trinity National Forest within Shasta County, California, is the northernmost lake analyzed in this study – approximately 290 miles northwest of Lake Don Pedro. The lake - created by the construction of the Shasta Dam across the Sacramento River - is the state’s largest reservoir and third largest body of water (following Lake Tahoe and the Salton City) and attracts approximately three million visitors annually. As shown in the exhibit below, there are eight marinas currently located at Lake Shasta – Jones Valley Resort, Silverthorn Marina, Bridge Bay Resort, Diggers Bay Marina, Packers Bay Marina, Holiday Harbor Resort, Lakeview Marina and Shasta Marina Resort. For the purposes of this study, only Bridge Bay Resort and Shasta Marina Resort were considered as being reasonably comparable and representative. Note that while several of these marinas offers dock slip rental for houseboats, no buoy moorings are allowed on the lake.

Exhibit 15. Lake Shasta

The U.S. Department of Agriculture, Forest Service (Shasta/Trinity National Forest), administers the Shasta Lake National Recreation Area and issues special use permits for houseboats. The maximum size of a private vessel allowable on the lake is 56’ long by 15’ wide. There are currently 1,098 houseboats allowed on Shasta Lake, all requiring permits that can be renewed annually. Of these total houseboat permits, 450 are issued to commercial operators for rental use and the remaining 648 are issued to private individuals. There is an application process for obtaining a permit, with an annual fee of $450 (there is no transfer fee). Currently no new permits are available, with the only option of obtaining a permit through resale.


Peak demand/visitation at both marinas occurs from May through August with the lowest demand/visitation occurring from November through March. The lake tends to draw in a larger share of visitors from the greater regional area as compared to the other reservoirs considered in this analysis, with many visitors coming from southern Oregon and the greater Bay Area. In the summer, temperatures normally range from the low-70s to the mid-80s (Fahrenheit), with the winter temperatures ranging from the mid-40s to the mid-50s. Similar to other reservoirs visited for study, current water levels at Lake Shasta are low. At the writing of this report (January 2014), the lake was at 37% capacity, which is considerably below normal historical averages for this date of 56% capacity. Shasta Marina Resort8

Shasta Marina Resort, located in northwestern/central portion of Lake Shasta and approximately 20 miles north of Redding, is full-service marina offering slip space for houseboat and small boats, houseboat and small boat rental, and limited retail and food and beverage. Additional photos of these facilities are included in Appendix A.

Exhibit 16 provides an aerial overview of the marina and adjacent facilities and grounds. Exhibit 16. Shasta Marina Resort

8 Information concerning Shasta Marina Resort is based on an interview and site tour conducted with Michael

Teichera, Shasta Marina Resort’s dock manager, on December 4, 2013, as well as other background research.


Private Houseboat Slips. Shasta Marina Resort offers 83 uncovered slips for private houseboats that are 17’ wide and 56’ long. These slips cater to long-term renters with current occupancy at 100% year-round. Shasta Marina Resort is relatively more limited in its service offerings than many of the other marinas analyzed in this study. There are no electrical hookups for houseboat slip renters although water and sewage pump-out services are provided and included in the rental fee. The current (2014) rate for private houseboat slip rental is $460 per month. Note that a significant discount is given to slip renters that pay an annual fee up front ($4,080 per year, which translates to $340 per month). Private Houseboat Buoy Moorage. As previously mentioned, Lake Shasta does not allow buoy mooring for boats, and is thus a service not offered at Shasta Marina Resorts. Other Services and Amenities. The marina does not operate a boat maintenance yard or offer dry boat storage. However, multiple businesses in the nearby area offer these services. Additionally, mechanics and boat cleaning operators are allowed on site to perform limited work on private houseboats while berthed. There are four onsite fuel pumps at the marina docks, although there is no official boat ramp (just a slope that hits the water). There are 52 covered slips available for smaller vessels. Shasta Marina operates a small marina store at the docks that sells limited cooked and grab-and-go food items (hot-dogs, sandwiches, soft drinks and caffeinated drinks) as well as limited groceries. The marina store also sells gifts/souvenirs, limited apparel/clothing, boating equipment and general supplies. The store is only open seasonally, from May through September. Note that the concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Given there is little to no room to park a smaller vessel on the side of any of the houseboats (given the narrow space), this is not considered an issue. Docks, Parking, Marina Access and Security and Protection. The docks were constructed in 1995 and are considered in “fair” to “good” condition. Based on conversation with the marina manager, there are no expected plans for major upgrades or expansion in the near future, aside from the routine annual repair and maintenance. During current low water levels, access to the marina docks can be “moderately” difficult due to the steep grade. While vehicles are allowed to temporarily park at the base of the grade directly adjacent to the marina to unload and load, the designated parking site is located at the top of the hill that can accommodate up for 200 vehicles (depending on water levels). Security and protection services include an on-site staff resident that patrols the marina facilities during the night. The operator also has alarm systems, security cameras and locked gates at all main entrances.


Bridge Bay Resort9 Bridge Bay Resort located in the southwestern/central portion of Lake Shasta Lake and approximately 12 miles north of Redding, is full service marina providing boat slips, boat rental (houseboat and small boat), lodging, retail and food and beverage services. Additional photos of these facilities are included in Appendix A. Exhibit 17 provides an aerial overview of the marina and adjacent facilities and grounds. Exhibit 17. Bridge Bay Resort

Private Houseboat Slips. Bridge Bay offers the second largest number of wet slips for private houseboat owners of all the marinas analyzed in this study, with 180 uncovered slips that are 17’ wide and 56’ long. The slips cater to long-term renters with current occupancy at 100% year-round. Houseboat slip renters have access to electrical hookups (30 and 50 amp outlet connection), which is provided for an additional fee and individually metered.10 Water and

9 Information concerning Bridge Bay Resort is based on an interview and site tour conducted with Bob Rolands,

Bridge Bay Resort’s general manager, on December 4, 2013, as well as other background research. 10

Although the general manager was unable to provide specific details concerning utility consumption, he indicated that monthly electrical expenses during peak season typically ranged from $50 to $75 per houseboat.


sewage pump-out is also provided and are services included in the slip fee. The current (2014) average rate for private houseboat slips is $560 per month and $6,720 per year.11 Private Houseboat Buoy Moorage. As mentioned, the Forest Service does not allow buoy mooring for houseboats on the lake. As such, this service is not offered at Bridge Bay Resort. Other Services and Amenities. Bridge Bay Resort offers covered and uncovered slips to berth smaller vessels, such as personal watercraft and fishing boats. While the marina operates a boat repair yard and employs certified boat mechanics, the majority of the space is dedicated to maintaining the concession’s own personal houseboat rental fleet. However, occasionally private houseboat owners are allowed space under the agreement that only mechanics employed by the concessioner can perform any repair and maintenance work. The concessioner does not offer dry boat storage, although multiple businesses in the immediate vicinity provide these services. Mechanics and boat cleaning operators are allowed to come on site and work on the private houseboats in the water, although permission is needed from the marina owner. There are five fuel pumps and two boat launch ramps at the docks. In terms of food and beverage, Bridge Bay Resort operates a full-service restaurant (open for breakfast, lunch and dinner), a limited cooked and grab and go cafe (that serves items such as hot-dogs, sandwiches, soft drinks and caffeinated drinks) and sells limited groceries at the marina retail store. The retail store also sells gifts/souvenirs, limited apparel/clothing, boating equipment and general supplies. These services are available year-round. Note that the concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Docks, Parking, Marina Access and Security and Protection. The docks were fully replaced in 2007 and appear to be in “good” condition. The concessioner was solely responsible for the cost of this upgrade, with the capital outlay for this project estimated at “over $2 million.” Based on conversation with the marina manager, there are no plans for major upgrades or expansion in the near future, aside from routine and ongoing annual repair and maintenance. During current low water levels, access to the marina docks can be “moderately difficult” due to the steep grade. There is a significant amount of parking at the marina, with an approximate total of 1,500 parking spaces, of which roughly 200 would be considered in “near” proximity to the marina docks. Security and protection services include an on-site watchman that patrols the marina facilities when the concession operation is closed. The concessioner also has security cameras and coded locked gates at all main dock entrances.

11

Slip rates vary slightly based on the type of slip (bow-tie, Gucci row and end-tie).


California Delta The Sacramento–San Joaquin River Delta, or California Delta, is an extensive inland waterway in Northern California. The Delta is formed at the western edge of the Central Valley by the confluence of the Sacramento and San Joaquin rivers and lies just east of where the rivers enter Suisun Bay. Approximately 120 marinas comprise the majority of the recreational facilities, with the most heavily used areas including Bethel Island in Contra Costa County and Lower Andrus Island in Sacramento County. For the purposes of this study, Willow Berm was the only marina considered in the Delta.

Exhibit 18. Sacramento–San Joaquin River Delta

The Delta receives on average over 10 million visitors annually for recreational boating and marine activities and is very important to the region’s local economy. Peak demand/visitation occurs from May through August, although there is still a significant level of demand in the fall and spring. Temperatures normally range in the mid-80s to the high-90s (Fahrenheit) in the summer, with the winter temperatures ranging from the mid-40s to the low-60s.

Willow Berm Marina

http://en.wikipedia.org/wiki/California_Central_Valley

http://en.wikipedia.org/wiki/Sacramento_River

http://en.wikipedia.org/wiki/San_Joaquin_River

http://en.wikipedia.org/wiki/Suisun_Bay


Willow Berm12 Willow Berm, located in Isleton (Sacramento County), is approximately 100 miles northwest of Lake Don Pedro. Willow Berm is a limited service marina that almost exclusively caters to boat slip services (houseboats and small vessels). Additional photos of these facilities are included in the back of this report in Appendix A. Exhibit 19 provides an overview of the marina and adjacent facilities and grounds. Exhibit 19. Willow Berm Marina

Private Houseboat Slips. Willow Berm offers the largest number of private houseboat wet slips of all the marinas analyzed in this study, with 298 covered and uncovered slips that range in size from 14’ to 20’ wide and from 36’ to 80’ long. The average slip size is 18’ wide and 56’ long. The slips cater to long-term renters with current occupancy at over 90% year-round. Houseboat slip renters have access to electrical hookups (30 and 50 amp outlet connection), as well as water and sewage pump-out. These services are included in the slip rental fee. While

12

Information concerning Willow Berm is based on an interview and site tour conducted with Vickie Baumann, Willow Berm’s general manager, on December 18, 2013, as well as other background research.


rates vary based on the size of the slips, the 2014 average rate for private houseboat was $583 per month and $6,996 per year. Private Houseboat Buoy Moorage. Private houseboat buoy moorage is not offered at this marina. Other Services and Amenities. Willow Berm also provides covered and uncovered slips to berth smaller vessels, such as personal watercraft and fishing boats. The marina does not operate a boat repair and maintenance yard or dry boat storage, although many operators provide these services in the nearby area. Private houseboat owners are allowed to bring in mechanics and perform minor repairs while the boats are berthed at the slips. Mechanics and boat cleaning operators are allowed to come on site and perform limited work on the private houseboats in the water. There are five onsite fuel pumps and two boat launch ramps, which are services that are open to the public. Willow Berm provides very little in the way of food and beverage or retail service. There is a small space dedicated in the front office that sells a very limited amount of apparel, general supplies, candy bars and water. However, given the relatively urban location of the marina, numerous food and beverage and retail options are available in the nearby area. Note that the concessionaire does allow private houseboat owners to tie smaller vessels to the end of their houseboats when onsite. However, private houseboat owners are not allowed to permanently moor/tie smaller vessels to their houseboats and must rent out an individual small slip space for such purposes. Docks, Parking, Marina Access and Security and Protection. The docks were constructed in 1995 (although some portions are older than that) and appear to be in “adequate” condition. Based on conversation with the marina manager, there are no plans for major upgrades or expansion in the near future, aside from routine and ongoing repair and maintenance. As Willow Berm does not experience the same issues with water drawdown at the other marinas analyzed in this study, there is no apparent issue with accessing the docks and no steep grade. There is a significant amount of parking at the marina, with an approximate total of 266 parking spaces, many of which would be considered directly adjacent to the docks. A small amount of overflow parking is also available. Security and protection services include an on-site watchman that patrols the marina facilities when the operation is closed. The operator also has security cameras, an alarm system and locked gates at all main entrances.


SUMMARY OF MARINA SERVICES, AMENITIES, FEATURES AND RATES The following provides a summary overview of the different services, facilities and rates at LDP Marina, MP Marina and the eight properties judged to be reasonably appropriate comparables.

Services, Amenities and Features Checklist Exhibit 20 displays a checklist of services, amenities and features at each marina operation.

Exhibit 20. Checklist of Services, Amenities and Features

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Slip and Buoy Moorage Rental

Private Houseboat Slips Y Y Y Y Y N N Y Y Y

Small Boat Slips Y Y Y Y Y Y Y Y Y Y

Buoy Moorage Y Y Y Y Y Y Y N N N

Dock Utilities

Electrical (30 or 50 Amp Outlet Connection) Y Y Y Y Y Y Y N Y Y

Water Y Y Y Y Y Y Y Y Y Y

Sewage Pump Out Y Y Y Y Y Y Y Y Y Y

Wireless Internet Connection at Marina L L Y N Y Y L N L Y

Cell Phone Coverage L L L L L L L Y Y Y

Additional Vessel Support Services at Marina

Fuel Pumps Y Y Y Y Y Y Y Y Y Y

Boat Launch Ramps Y Y Y Y Y Y Y N Y N

Ferry Transport to Buoy Moorage Fields Y Y Y Y Y Y Y N N N

Vessel Towing Services Y Y Y Y Y Y Y Y Y Y

Vessel/Equipment Rental

Houseboat Rental L Y L N Y N N Y Y N

Smaller Boat Rental (fishing boats, kayaks, etc.) Y Y Y L Y Y Y Y Y N

Boat Equipment Rental (i.e., life vests) Y Y Y L Y Y Y Y Y N

Boat Yard (Repair, Maintenance and Cleaning)

Repair and Maintenance Yard Open to HB Owners Y Y Y Y L L L N L N

Certified Mechanics Available During Marina Hours L Y Y Y L N N N L N

Dry Storage Facilities

Covered Y Y N N Y N N N N N

Uncovered Y Y Y Y Y Y Y N N N

Food and Beverage


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Grocery Items Y Y Y Y Y Y Y L Y N

Limited F&B Service – Cooked & Grab-and-Go Café/Snack Shop Y Y Y Y L Y Y N Y N

Restaurant N N N N N Y N N Y N

Ice Machines/Pre-Packaged Ice L Y Y Y Y Y Y N Y Y

Retail

Marine/Boating Equipment and Supplies Y Y Y Y Y Y Y L Y L

Gifts/Souvenirs Y Y Y Y Y Y Y L Y L

Apparel/Clothing Y Y Y Y Y Y Y L Y L

Overnight Accommodations

Camping (RV and/or Tent) Y Y Y Y Y Y Y N N N

Hotel/Motel/Cabin N N N N N Y Y N Y N

Parking and Marina Access

Parking Adjacent to HB Marina Docks (During High Water Levels) L Y Y Y L Y Y Y Y Y

Paved Parking (Closest to HB Marina Docks) L Y Y N N Y Y N Y Y

Overflow Parking Available Y Y Y Y Y Y Y Y Y Y

Additional Site Amenities and Features

Restrooms (at Marina) Y Y Y Y Y Y Y Y Y Y

Showers (At Marina or Immediately Adjacent) Y Y Y Y N Y Y N N Y

Laundry Facilities (At Marina or Immediately Adjacent) N Y N N N Y Y N N Y

ATM N N N N N Y Y N N N

Picnic Site Area Y Y Y Y Y Y Y Y Y Y

Designated Swimming Area N Y Y Y Y Y Y N N N

Security

Night Patrol/Watchman N Y L L L Y Y Y Y Y

Lock/Coded Gate at Marina Entrance Y Y Y Y Y Y Y Y Y Y

Security Camera Y Y Y Y N Y Y Y Y Y

Alarm System L N N N N Y Y Y N Y

Hazard and Navigation Safety

Signage for Hazard and Safety Navigation Y Y Y Y L Y Y Y Y Y

Fire Protection and Water Equipment Y Y Y Y Y Y Y Y Y Y

Permits and Fees

Transferrable Houseboat Permits Y Y Y Y N Y Y Y Y N

Vehicle Entrance Fee Y Y Y Y Y Y Y N N N

Dock System

Docks Constructed or Significantly Upgraded in Last 15 Years Y Y N Y Y Y Y Y Y N

Hours of Operation

Marina Facilities Open Year-Round Y L Y L L Y L L Y Y


Current Rates for Private Houseboat Slips

Exhibit 21 summarizes 2014 published private houseboat slip rates at the six comparable marinas (plus the two LDP marinas). The rates are presented in terms of dollars per square foot to enable an “apples-to-apples” comparison. In addition to monthly rates, annual rates are also shown for Barrett Cove, McClure Point and Shasta Marina Resort, as these operations offer slip renters the option of paying a discounted up-front fee for the full year, which includes a discount from the sum of the twelve monthly payments. (The importance of this issue is discussed below.) Dornbusch applied the rate per unit area of the occupied slip (in terms of square feet) instead of a rate per linear feet, which would ignore the significance of slip and houseboat width. The application of rate per unit area is based on closely reviewing developing marina industry standards and procedures, including especially those recommended by the California Department of Boating and Waterways (DBW), which recommends a formula that applies occupied boat area as the appropriate unit of measure in setting rates. The application of rate per unit area is also based on research into how specific marinas (mainly in California) are currently setting rates (which increasingly demonstrates the trend toward rate per unit area).13 In determining length, Dornbusch applied the length of the houseboat (and did not consider the length of the finger pier). For LDP Marina, this calculation does not make a difference, as the maximum allowable boat length is 56’, which is the length of the finger pier. However, for MP Marina, this does have an impact given that the length of the finger pier is 32’. However, as 100% of the 20 houseboats at MP Marinna extend past the finger pier, slip renters are utilizing additional space. Based on information provided by the concessioner, roughly 60% of the houseboats are 55’ to 56’ long, and the remaining 40% are 50’ to 54’ long. The width calculations were more straightforward, with Dornbusch applying the full width of the slip. For all of the other comparable marinas, we applied the same assumptions, in that we applied square footage calculations (length of houseboat multiplied by the width of the slip). As several marinas do not have finger piers, such as the operations at Lake Shasta (Shasta Marina Resort and Bridge Bay), this allowed for more appropriate and equitable comparisons in rates.

Exhibit 21. Private Houseboat Monthly and Annual Slip Rates – 2014

Marina Total HB Slips HB Slip Size Published

Monthly Slip Rate Monthly Rate

Per S.F. Published

Annual Rate Annual Rate

Per S.F.

LDP 64 26’ X 56’

(Single Loaded) $525 $0.36 NA NA

13

For example, all of the 19 marinas in the San Diego area calculate and apply slip rates base on occupied area. Although rates are published in terms of boat length, the rates are progressively higher for each increment in boat length, since they are initially derived from the occupied area which increases with boat width as well as boat

length – and therefore are effectively expressed in terms of rates per unit area.


Marina Total HB Slips HB Slip Size Published

Monthly Slip Rate Monthly Rate

Per S.F. Published

Annual Rate Annual Rate

Per S.F.

MP 20 44’ X 56’

(Double Loaded14

) HB < 20 $298 HB > 20 $391

HB < 20 $0.24 HB > 20 $0.27

NA NA

Barrett Cove 8 48’ X 58’

(Double Loaded15

) $342 $0.25 $3,800 $0.23

McClure Point 22 48’ X 58’

(Double Loaded) $342 $0.25 $3,800 $0.23

New Melones16

38 17’ X 56 $395 $0.41 NA NA

Shasta Marina Resort

83 17’ X 56’ $460 $0.48 $4,080 $0.36

Bridge Bay 180 17’ X 56’ $560 $0.59 NA NA

Willow Berm17

298 18’ X 56’ $583 $0.58 NA NA

Current Rates for Private Houseboat Buoy Moorage

Exhibit 22 summarizes 2014 monthly and annual private houseboat buoy mooring rates at the five comparable marina operations (plus the two LDP marinas) analyzed. Note that all the comparable marinas (Barrett Cove, McClure Point, New Melones, Camanche North and Camanche South) offer buoy renters the option of paying a one-time up-front fee for the full year, which includes a discount from the sum of the twelve monthly payments. (The importance of this issue is discussed below.) Consistent with the slip rates, Dornbusch also considered and applied rate per unit area (square footage) when comparing and making buoy rate determinations. The judgment was based on consideration of in-depth conversations with several marine engineers.18 For marina buoys, marina design engineers interviewed reported that they design the cable and anchor system for houseboat buoys by specifically recognizing wind loads. A typical response was that “not only are wider houseboats taking on much more wind force due to their width, they tend to be much taller than narrower boats.”19 As a result, the design cost increases relative to houseboat width in very nearly a linear relationship. Following this, buoy mooring cost per foot of houseboat width very nearly equals the additional rate needed to support it. It was also noted that the cost to move anchors, when necessary, and to service the wider houseboats is also higher. 14

Assumes double loaded slip can accommodate two vessels - 20’ x 56’ – in 22’ x 56’ slips. For vessels larger than 20’ in width, it is assumed that one slip size would be 26’ x 56’ to accommodate one vessel 24’ x 56’ and another slip size would be 18’ x 56 to accommodate one vessel smaller than 16’ width. 15

Assumes double loaded slip can accommodate two vessels - 20’ x 58’ – in 24’ 58’ slips. 16

As there is no monthly fee option, quarterly payments were broken down to monthly payments for comparison. 17

There is no official size limit on the Delta. The largest houseboat length at Willow Berm is 78’, However, the majority of houseboats are smaller than this (between 50’ to 60’). 18

Most recently, and for the Lake Don Pedro study, Scott Noble (Noble Consultants), Sujoy Roy (Tetra Tech Engineers) and Tim Bazley (BlueWater Design). 19

Tim Bazley, President of BlueWater Design Group, an engineering firm specializing in marina design.


In addition to houseboat width, houseboat length is key at the MP buoy field since (1) the boats are anchored fore and aft, thereby requiring more anchoring cable overall and (2) stronger cables to resist wind forces against both boat width and length, the relative importance of length and width changing with wind direction. Houseboat length is also important at the LDP buoy fields, in addition to houseboat width, due to the greater cable lengths required to anchor the buoys. Dornbusch considered the argument presented by some private houseboat owners that buoy rental rates should be expressed in terms of the area of the circle proscribed by the boat length radius. However, the cable systems to anchor the free swinging houseboats, while increasing mainly in two dimensions, increase roughly in relation to the length of the houseboats, and not in relation to the square of the boat length, which would derive from the notion that the cost burden per boat relates to the area of the circle proscribed by the boat length radius, which it does not.

Exhibit 22. Private Houseboat Monthly Buoy Moorage Rates – 2014

Marina Total Buoy

Mooring Balls20

Buoy Mooring

Size21

Published Monthly

Buoy Rate Monthly Rate Per Square Ft.

Published Annual Rate

Annual Rate Per S.F.

LDP 131 22’ x 56’ $258 $0.21 NA NA

MP 42 22’ x 56’ $258 $0.21 NA NA

Barrett Cove 60 20’ x 58’ $298 $0.26 $3,200 $0.23

McClure Point 50 20’ x 58’ $298 $0.26 $3,200 $0.23

New Melones 50 15’ x 56’ $313 $0.37 $2,853 $0.28

Camanche North Shore

15 16’ x 55’ $325 $0.37 $1,700 $0.16

Camanche South Shore

25 16’ x 55’ $325 $0.37 $1,700 $0.16

Consideration of Annual Versus Monthly Rates Findings indicate that significant percentages of private houseboat owners at the comparable marinas that offer discounted annual fees utilize this payment method as opposed to monthly payments (annual fees being less than the sum of the twelve monthly rates). It was also found that the percentage of up-front annual payments increased with the size of the discount offered. The most extreme case is at Lake Camanche, where annual buoy rates were found to be more than 50% lower than the sum of the monthly rates and where nearly 100% of private houseboat owners choose to pay the annual fee. However, at Lake McClure, where the annual discounts for slips and buoys rentals are closer to 10%, both houseboat owners and the

20

Note that this denotes the number of buoy ball moorings at the closest buoy field to the marina. 21

As there is not an exact square footage calculation for buoy mooring, it is assumed each space is the maximum allowable houseboat size at each marina operation.


concessioner were found to be essentially indifferent to whether payments are made annually or monthly. Given that the purpose of this analysis is to prescribe LDP monthly rates from comparables, it was necessary to consider whether the monthly rates quoted at comparable marinas could be appropriately applied without also considering their relation to the quoted annual rates. We initially considered that concessioners at each of the marinas may have very different reasons for offering different annual up-front rental discounts. At one extreme a marina operator might need a large amount of cash at the beginning of the year to fund its operations and might not be credit-worthy enough to borrow from a lending institution, even at a very high rate of interest. In such an extreme case, the operator would be willing to give up much more in future rent payments when setting its annual rate than would be reflected in any bank lending rates. Although such a situation might be rare, to understand the discount offered, it would be necessary to understand the operator’s need for cash and its lack of borrowing potential. Not surprisingly, marina operators who offer very high discounts to obtain up-front annual payments instead of monthly installments would consider such information confidential. At the other extreme, a marina operator who does not need cash at the beginning of each year would not be likely to offer much of a discount for an up-front annual payment. In that case, the up-front payments would either sit as idle cash in the operator’s checking account, put into a savings account, or be invested in some interest-bearing security. With available interest rates being so low, the difference between the sum of the monthly rental fees and up-front annual payment offered would be expected to differ by a very small amount. Marina operators consider their financial information highly confidential and those interviewed refused to indicate which of the above conditions applied to their situation. Initially, we judged that it would be inappropriate to assert that a marina operator whose financial condition might fit the second case (namely the LDP and MP concessioners) should be required to apply a discount of any magnitude, and in any event not as large as might be applied by marina operators whose financial condition fit the first case. Never-the-less, we felt it important to at least attempt to examine this issue, and attempt to learn whether the marina operators offering very high annual payment discounts were truly indifferent between those up-front payments and the monthly rates they quoted.

Therefore, we questioned each operator at the comparable marinas about this issue, and based upon their responses, determined that some conversions in the monthly rates applied would be appropriate when considering the relative annual and monthly rates. In particular, we concluded that the monthly rates quoted at Lake Camanche could not be accepted as being truly representative of the monthly fees that the concessioner would be willing to accept instead of collecting the fees in a single up-front annual payment. In other words, the quoted


monthly rates were almost certainly higher than the concessioner would be willing to accept instead of the quoted annual rate. We concluded that an annual rate that discounted the sum of the monthly rates by about 10% would be appropriate. Therefore, for comparable marinas whose annual rates discounted the sum of the twelve monthly rates by much more than 10%, we converted annual rates to the equivalent monthly rates by applying a 10% discount. Exhibit 23 shows the monthly slip rates at the comparable marinas, either applying the quoted monthly rates, or converting annual fees to monthly rate equivalents, when judged appropriate. Note that only Shasta Marina Resort’s rate was adjusted to incorporate annual payments. While Barrett Cove and McClure Point also offer discounts for annual up-front payment, the discounts at those marinas indicated the quoted monthly rates to be at an appropriate relation to annual rates.

Exhibit 23. Monthly Slip Rates (Converting Annual Fees to Monthly Equivalents as Appropriate)

Marina HB Size Monthly Rate Per S.F.

Barrett Cove 48’ X 58’ (Double Loaded) $0.25

McClure Point 48’ X 58’ (Double Loaded) $0.25

New Melones 17’ X 56 $0.41

Shasta Marina Resort 17’ X 56’ $0.39

Bridge Bay 17’ X 56’ $0.59

Willow Berm 18’ X 56’ $0.58

Exhibit 24 shows the monthly buoy rates that incorporate annual fees converted to appropriate monthly equivalents. Again, Barrett Cove and McClure Point marinas’ rates remain unchanged as their annual monthly rates are within an appropriate range is more or less the same as the annual rate, with New Melones, Camanche North and Camanche South’s rate adjusted to $0.31, $0.18 and $0.18 per square foot, respectively.

Exhibit 24. Monthly Buoy Rates (Converted Annual Fees to Monthly Equivalents as Appropriate)

Marina HB Size Monthly Rate Per S.F.

Barrett Cove 20’ x 58’ $0.26

McClure Point 20’ x 58’ $0.26

New Melones 15’ x 56’ $0.31

Camanche North Shore 16’ x 55’ $0.18

Camanche South Shore 16’ x 55’ $0.18

Dornbusch applied the above monthly rates per square foot, which incorporate the conversion of annual rates to monthly equivalent rates as appropriate, in developing the rate recommendations for the MP and LDP marinas (detailed later on in this report).


CRITERIA FOR QUALITATIVE PARAMETER SCORING

The following section details the criteria used to judge the values for rating the relative quality of each parameter (service, amenity or quality feature). The parameters listed are considered the factors that likely affect the rates charged for private houseboat slip and/or buoy moorage to some, but varying, degrees. Point spreads were characterized into three main categories to help classify the quality level of a given service, amenity or feature: “Low,” “Moderate” and “High.” Low” scores under a given parameter received 1 to 3 points, “Moderate” scores received 4 to 6 points and “High” scores received 7 to 9 points. While some of the parameters can be characterized and rated objectively (such as the number of small boat slip spaces available), some clearly require more subjective evaluation (such as the condition of marina facilities), requiring judgment. Note that the same Dornbusch staff evaluated all the marinas presented in the comparability matrix to ensure consistency with the scoring process.

Marina Services Utilities. The following classifies the level of utility services available at each marina operation: Exhibit 25. Utility Services

Low (0-3 pts) Moderate (4-6 pts) High (7-9 pts)

At least one of the main utility services (electrical, water and sewage pump-out) is not provided at or nearby the houseboat docks. Additional features, such as wireless internet connection or cell phone coverage, are not provided or have limited capabilities.

All main utility services (electrical, water and sewage pump-out) are provided at or nearby the houseboat docks. Extra features, such as wireless internet connection or cell phone coverage, are not provided or have limited capabilities.

All of the main utility services (electrical, water and sewage pump-out) are provided at or nearby the houseboat docks. Extra features, such as wireless internet connection or cell phone coverage, are provided with moderate to high service levels.

Shasta Marina Resort

LDP, MP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South, Bridge Bay

Willow Berm

Repair and Maintenance. The following classifies the level of repair and maintenance services at each marina operation:


Exhibit 26. Repair and Maintenance Services


No boat-yard available on-site or boat-yard onsite that has significant restrictions (in terms of allocated space, operating hours, type of work performed, etc.) concerning private houseboat owners use.

Boat-yard onsite or nearby that is operated by the concessioner and has moderate restrictions (in terms of allocated space, operating hours, type of work performed, etc.) concerning private houseboat owners use.

Boat-yard onsite or nearby that is operated by the concessioner that has few to no restrictions (in terms of allocated space, operating hours, type of work performed, etc.) concerning private houseboat owners use.

Camanche South, Shasta Marina Resort, Willow Berm

New Melones, Camanche North, Bridge Bay

MP, LDP, Barrett Cove, McClure Point

Small Boat Slip Rental. The following classifies the number of slips available for small vessels (pwc, fishing, ski, etc.) at each marina operation: Exhibit 27. Boat Slips for Small Vessels


0-50 slips available for small vessels. May be covered or uncovered.

51-100 slips available for small vessels. May be covered or uncovered.

101 or more slips available for small vessels. May be covered or uncovered.

MP, Barrett Cove, McClure Point, Camanche North, Camanche South

New Melones, Shasta Marina Resort

LDP, Bridge Bay, Willow Berm

Dry Boat Storage. The following classifies the level of dry boat storage services available at each marina operation: Exhibit 28. Dry Boat Storage Services


0-50 dry storage units available. May be enclosed or open.

51-100 dry storage units available. May be enclosed or open.

101 or more dry storage units available. May be enclosed or open.

Barrett Cove, McClure, Camanche South, Shasta Marina Resort, Bridge Bay, Willow Berm

MP, Camanche North LDP

Boat Rental. The following classifies the level of boat rental (small boat, houseboat, boat equipment) services available at each marina operation:


Exhibit 29. Boat Rental Services


Limited inventory and number of boat rentals. May offer small boat rental and equipment rental but does not offer houseboat rentals.

Moderate inventory and number of boat rentals. Offers houseboat rentals in addition to small boat and boat equipment rental.

Large inventory and number of boat rentals. Offers houseboat rentals in addition to small boat and boat equipment rental.

McClure Point, Camanche North, Camanche South, Willow Berm

MP, Barrett Cove, Shasta Marina Resort

LDP, New Melones, Bridge Bay

Additional Vessel Services. The following classifies the level of additional boat services (fuel docks, launch ramps, boat towing services) available at each marina operation. Exhibit 30. Additional Vessel Services


Limited additional vessel services. For example, may offer fuel pumps and boat towing, but no launch ramps.

Moderate level of additional vessel services. Includes at least one fuel pump and one launch ramp, as well as boat towing.

High level of additional vessel services. Includes more than two fuel pumps and two launch ramps, as well as boat towing.

Camanche South, Willow Berm, Shasta Marina Resort

MP, Lake McClure, New Melones, Camanche South

LDP, Barrett Cove, Bridge Bay

Food and Beverage. The following classifies the level of food and beverage services (grocery, café/snack bar, and restaurant) available at each marina location: Exhibit 31. Food and Beverage


Only offers very limited grocery items.

Moderate level of food and beverage options, such as a café and/or snack shop, as well as sale of groceries at marina store. No full-service restaurant.

High level of food and beverage options, such as a café and/or snack shop, sale of groceries at marina store, and full-service restaurant.

Willow Berm

MP, LDP, Shasta Marina Resort, New Melones, Barrett Cove, McClure Point, Camanche South

Camanche North, Bridge Bay


Retail. The following classifies the level of retail services available at each marina location: Exhibit 32. Retail


Limited retail options.

Moderate inventory and square footage of retail services, such as sale of boat supplies, apparel, souvenirs and gifts.

High level of retail options, such as sale of boat supplies, apparel, souvenirs and gifts (inventory and square footage). May be more than one location that such services are offered.

Willow Berm

MP, LDP, Shasta Marina Resort, New Melones, Barrett Cove, McClure Point, Camanche South, Camanche North

Bridge Bay

Additional Recreation Services. The following classifies the availability of additional recreation services (i.e., picnic sites, swimming area, and sports’ infrastructure) at each marina location: Exhibit 33. Additional Recreation Services


Limited range of additional recreational services/facilities.

Moderate range of recreational services, such as picnic sites, camping, etc.

High range of recreational services, such as picnic sites, designated swimming area, etc. May offer additional features such as tennis courts, playground, lounge, camping, etc.

Shasta Marina Resort MP, Barrett Cove, McClure Point, New Melones, Camanche North

LDP, Willow Berm, Bridge Bay, Camanche South

Additional Support Amenities. The following classifies the level of additional support amenities (restrooms, showers, laundry, ATM) at each marina location: Exhibit 34. Additional Support Amenities


Providing none or only one of the following amenities: restrooms, showers, laundry

Providing at least two of the following amenities: restrooms, showers,

Providing at least three of the following amenities: restrooms, showers,



and ATM. laundry and ATM. laundry and ATM.

Shasta Marina Resort, Bridge Bay

MP, New Melones, Barrett Cove, McClure Point

LDP, Willow Berm, Camanche North, Camanche South

Parking and Accessibility to Marina Parking. The following classifies the amount of parking services available at each marina operation: Exhibit 35. Parking


Parking that is not considered directly adjacent to the marina during high water levels or considered adequate (given demand). May or may not be paved.

Adequate parking (given demand) that is directly adjacent to the marina during high water levels but is not paved. Overflow parking is available.

Adequate parking (given demand) that is directly adjacent to the marina during high water levels that is paved. Overflow parking is available.

MP, McClure Point, New Melones, Shasta Marina Resort

LDP, Barrett Cove, Camanche North, Camanche South, Bridge Bay, Willow Berm

Accessibility to Marina. The following classifies the level of accessibility (in terms of grade of road and difficulty of traveling up and down a slope to the docks) at each marina operation: Exhibit 36. Marina Accessibility


Steep grade and difficult decline of road to docks throughout the year (regardless of water levels).

Moderate grade and moderate to difficult decline on road to docks during low water levels.

Low to no grade and easy access on road to docks throughout the year.

MP, LDP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South, Shasta Marina Resort, Bridge Bay

Willow Berm

Security and Safety Features Security. The following classifies the level of security services (alarm system, night patrol, cameras, locks, etc.) at each marina operation:


Exhibit 37. Security


Provides two or less of the following services: night patrol, security camera, alarm system and locks at dock entrance gates. Fire suppression system provided.

Provides three of the following services: night patrol, security camera, alarm system and locks at dock entrance gates. Fire suppression system provided.

Provides four of the following services: night patrol, security camera, alarm system and locks at dock entrance gates. Fire suppression system provided.

MP, LDP, Barrett Cove, New Melones Camanche North, McClure Point, Bridge Bay

Shasta Marina Resort, Camanche South, Bridge Bay

Marina Facility Characteristics Docks System. The following classifies the level of dock system quality, especially considering how recently components have been replaced: Exhibit 38. Condition of Docks


Dock system has not been replaced or significantly upgraded in the last sixteen or more years. Docks appear to be old and in need or some level of repair.

Dock system has been replaced or significantly upgraded in the last 10 to 15 years. Docks appear to be in moderate condition with some level of wear.

Dock system has been replaced or significantly upgraded in the last nine years. Docks appear to be in good condition.

MP, LDP (buoys only), Barrett Cove, McClure Point, Shasta Marina Resort, Bridge Bay, Willow Berm

LDP (slips only), New Melones, Camanche North, Camanche South

Finger Piers. The following classifies the quality of protection and access to houseboats from docks as provided by fingers piers at each marina operation. Exhibit 39. Finger Piers


No finger piers for houseboat slips.

Finger piers for houseboat slips but vessels typically extend past the pier by more than 10%.

Finger piers for houseboat slips that vessels typically extend past the pier.

Shasta Marina Resort, Bridge Bay

MP LDP, Barrett Cove, McClure Point, New Melones,



Willow Berm

Other Marina Facilities. The following classifies the visible condition of the overall marina facilities (other than the docks) at each marina operation: Exhibit 40. Condition of Other (non-Dock) Marina Facilities


Poor visible condition of the marina facilities (not including docks).

Visible condition of the marina facilities (not including docks) indicates facilities are relatively well maintained with moderate level of wear.

Visible condition of the marina facilities (not including docks) indicates facilities are very well maintained with some level of wear.

MP, LDP, Barrett Cove, McClure Point, New Melones

Bridge Bay, Shasta Marina Resorts, Willow Berm, Camanche North, Camanche South

Additional Fees and Permits Vehicle Entrance Fees. The following addresses vehicle entry fees at each marina operation: Exhibit 41. Vehicle Entrance Fees


Daily vehicle entrance fees with no discount for seasonal or annual use.

Vehicle entrance fee with discount given for seasonal or annual use.

No vehicle entrance fee.

MP, LDP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South

Shasta Marina Resort, Bridge Bay, Willow Berm

Private Houseboat Permits. The following addresses the requirement for houseboat permits and their transferability at each marina operation: Exhibit 42. Private Houseboat Permits


Permit required for private houseboats that is non-transferrable.

Permit is required for private houseboat that is transferrable. May or may not have an annual fee and/or transfer fee.

No permit is required.



New Melones

MP, LDP, Barrett Cove, McClure Point, Camanche North, Camanche South, Shasta Marina Resort, Bridge Bay

Willow Berm

Demand Considerations Average Annual Visitation. The following classifies the level of annual visitation at each lake/river where each of the marina operations is located: Exhibit 43. Annual Historical Visitation


Lake or river receives average annual visitation of less than 500,000 (historical average). Assumed limited level of additional services in regional area.

Lake or river receives average annual visitation of more than 500,000 but less than 1 million (historical average). Assumed moderate level of additional services in regional area.

Lake or river receives average annual visitation of 1 million or over. Assumed high level of additional services in regional area.

MP, LDP, Camanche North, Camanche South

Barrett Cove, McClure Point, New Melones

Shasta Marina Resort, Bridge Bay, Willow Berm

Environmental Considerations Scenic Environment. The following classifies the level of the environmental quality (in terms of the desirable access to nature/wilderness versus the undesirable effect of environmental disturbances) at each marina operation. Exhibit 44. Scenic Environment


No close access to wilderness/nature. In relatively urban setting with some level of noise pollution in the nearby area.

Close access to wilderness/nature. Mild to moderate level of environmental disturbance (i.e., noise pollution).

Immediate access to wilderness/nature. Very little environmental disturbance (i.e., noise pollution).

Willow Berm, Bridge Bay

MP, LDP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South, Shasta Marina Resort


Water Level Conditions. The following classifies the influence of water level and its effects at each marina operation. Exhibit 45. Current Water Level Conditions


Currently water capacity levels are significantly lower than historical averages (by more than 20 percentage points).

Currently water levels are moderately lower than historical averages (by 20 percentage points or lower).

Water levels are slightly lower than historical averages or at historical averages.

MP, LDP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South

Lake Shasta, Bridge Bay Willow Berm


COMPARABILITY MATRICES Based on the parameters described above and relevant information collected for those parameters at each marina, Dornbusch developed a summary comparability matrix. Note that Dornbusch created two separate matrices, one for private houseboat slips and one for buoy moorage. For each matrix, the Lake Don Pedro concessionaires are listed first on the horizontal axis of the matrix (MP Marina and LDP Marina), followed by the comparable marinas. The vertical axis of the matrix lists the parameters for which the marinas are scored based on the points applied for each level (Low, Medium, High) of a given service, amenity or feature. In addition to assigning each of the marinas’ parameters a rating (1 to 9), the matrix presents the assigned relative weighting of each parameter, thereby reflecting the relative importance of each. In other words, the weighting expresses the degree of value perceived by houseboat owners of a service, amenity or feature. For example, in conducting interviews with the marina operators, on average, private houseboat owners are more likely to regularly use, and therefore value, food and beverage services over boat rental services (such as houseboat or ski boat rental). As such, food and beverage is assigned a higher weighting relative to boat rental. Based on the combined ratings and weightings of each parameter for each marina, as compared with those ratings and weightings for the LDP marinas, we determined the relative representativeness of the houseboat slip and buoy rates of the comparable marinas – in other words, their relative comparability. Clearly, the process of scoring (applying a parameter rating and a weighting) is hardly an exact science, relying as it does on subjective judgment. These judgments were derived from interviews and surveys of both houseboat owners and others familiar with houseboat owners’ preferences, including marina operators, as well as our own professional judgment and experience in evaluating the relative attraction of, and competitive rates at, numerous marinas nationwide. Still, we recognize that a reader may wish to apply their own judgments about those ratings and weightings, and therefore how those measures influence the relative importance of slip and buoy rates at those marinas. Therefore, we present both our process and the values applied for the readers’ consideration. Exhibit 46 presents the Rate Comparability Matrix for Private Houseboat Slips. As shown, multiplying the ratings and weightings for each parameter, then summing the products for each parameter, yielded the MP Marina a total score of 158 and the LDP Marina a total score of 192. Scores for houseboat slips at the other marinas reflect their relative comparability - a higher score indicating a somewhat higher perceived quality for houseboat slip renters. Exhibit 47 presents the Rate Comparability Matrix for Private Houseboat Buoy Moorage. As shown, a similar process yielded the MP Marina a total score of 139 and LDP Marina a total score of 160. Total scores are different from the scores received for private houseboat slips, as Dornbusch assigned different parameter weightings to Utilities and Docks. Additionally, Finger Piers were not included as a criterion for buoy moorage as this service is not applicable. Other than this, all criteria and parameter weightings are the same in each matrix.


Exhibit 46. Comparability Matrix for Moccasin Point and Don Pedro Marina – Private Houseboat Slips

Weighting MP LDP Barrett

Cove McClure

Point New

Melones Shasta

Marina Res. Bridge Bay

Willow Berm

Marina Services

Utilities 2 6 6 6 5 6 3 6 9

Repair/Maintenance 2 7 8 8 8 4 3 5 3

Small Boat Slip 1.2 3 7 3 2 6 7 9 9

Dry Boat Storage 1.2 5 6 3 3 3 3 3 3

Boat Rental 1 4 7 5 3 7 6 9 2

Additional Vessel Services 1.7 5 7 7 6 5 3 8 3

Food and Beverage 1.7 5 5 7 6 6 5 8 3

Retail 1.7 5 5 6 5 4 3 9 3

Additional Recreation Facilities 1.5 5 5 6 6 5 3 8 9

Additional Support Services 1.3 6 7 6 6 5 3 3 7

Parking and Accessibility

Parking 2 4 6 7 6 5 6 8 9

Access to Marina 2 4 4 5 4 5 5 7 9

Security and Safety

Safety and Security Features 1.7 5 5 4 4 4 8 5 8

Marina Facility Characteristics

HB Dock System 1.7 4 7 4 5 7 6 7 6

Finger Piers 1.7 4 9 8 8 9 1 1 9

Other Marina Facilities 1.5 5 5 6 5 6 8 8 9

Additional Fees and Permits

Vehicle Entrance Fee 1.3 5 5 5 5 5 9 9 9

Private HB Permitting 1.7 5 5 5 5 3 5 5 9

Demand

Annual Average Visitation 1.2 3 3 6 6 6 8 8 9

Environmental

Scenic Environment 1.5 7 7 7 7 7 8 6 6

Water Level Conditions 1.7 2 2 2 2 2 5 5 8

TOTAL SCORE 158 192 187 173 173 166 214 226


Exhibit 47. Comparability Matrix for Moccasin Point and Don Pedro Marina – Private Houseboat Buoy Moorage

Weighting MP LDP Barrett

Cove McClure

Point New

Melones Camanche

North Camanche

South

Marina Services

Utilities 1 6 6 6 5 6 6 5

Repair/Maintenance 2 7 8 8 8 4 6 3

Small Boat Slip 1.2 3 7 3 2 6 3 2

Dry Boat Storage 1.2 5 6 3 3 3 6 3

Boat Rental 1 4 7 5 3 7 3 3

Additional Vessel Services 1.7 5 7 7 6 5 4 2

Food and Beverage 1.7 5 5 7 6 6 8 5

Retail 1.7 5 5 6 5 4 5 5

Additional Recreation Amenities 1.5 5 5 6 6 5 6 8

Additional Support Services 1.3 5 7 6 6 5 7 8

Parking and Accessibility

Parking 2 4 6 7 6 5 7 8

Access to Marina 2 4 4 5 4 5 6 6

Security and Safety

Safety and Security Features 1.2 5 5 4 4 4 5 7

Marina Facility Characteristics

Dock System 1 4 4 4 5 7 9 8

Other Marina Facilities 1.5 5 5 6 5 6 7 7

Additional Fees and Permits

Vehicle Entrance Fee 1.3 5 5 5 5 5 5 5

Private HB Permitting 1.7 5 5 5 5 3 6 6

Demand

Annual Average Visitation 1.2 3 3 6 6 6 2 2

Environmental

Scenic Environment 1.5 7 7 7 7 7 7 7

Water Level Conditions 1.7 2 2 2 2 2 2 2

TOTAL SCORE 139 160 163 149 145 163 151


ANALYSIS OF TOTAL SCORING TO RATES After developing the comparability matrices, Dornbusch then sought to understand how the marinas’ respective scores compared to its current rates for slip space and/or buoy moorage. Presumably, those marinas charging higher rates offer (overall) a greater range and higher quality of amenities, services and features (reflected in relative higher total scoring) than the marinas charging lower rates. The validity of this assumption is tested in our analyses below. Dornbusch focused the analysis on monthly rates charged for slip and buoy moorage in developing recommended rates at MP and LDP. However, as noted previously, some of the operators at the comparable marinas analyzed offer discounts to houseboat slip and/or buoy renters that pay for the full year in advance. For those operations, Dornbusch converted these discounted annual payments into monthly equivalents (applying a discount rate of 10%).

Private Houseboat Slips Exhibit 48 provides a graphical comparison of the respective marinas’ total comparability scores (in blue) to the rates those marinas charge (in red) in terms of rate per square foot for private houseboat slips. The exhibit shows that monthly rates per square foot are closely aligned with the level of services, amenities and features offered at New Melones, Shasta Marina, Bridge Bay and Willow Berm. Greater discrepancies between rates and scoring exist at MP, LDP, Barrett Cove and McClure Point, which indicates that rates at these operations are below the rates charged at comparable marinas. Exhibit 48. Comparison of Scoring to Monthly HB Slip Rates

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Comparison of Total Scoring to Monthly HB Slip Rates

Total Score

Rate Per S.F.


Slip Rate Determinations for Moccasin Point (MP) Marina Exhibit 49 demonstrates how the recommended monthly slip rates at MP were determined. The rate was derived from the relative scoring of MP to the other marinas that provide private houseboat slips. For example, Barrett Cove’s total score of 187 points is 29 points higher than MP’s total score of 158. Therefore, MP’s overall level of services, amenities and features are considered to be 85% “as good” as Barrett Cove’s (158/187). This percentage was multiplied by Barrett Cove’s current slip monthly rate per square foot ($0.25), to calculate what Barrett Cove’s adjusted slip rate would be if only considered relative to MP. This yields a presumed monthly rate per square foot of $0.21. The same methodology was applied to the other marinas. An average for the comparable marinas was then calculated to judge an appropriate monthly slip rate. This yields a recommended monthly slip rate for houseboat < 20’ of $0.34/square foot ($417). This is 39.9% more than current slip rate of $298 at MP Marina for HB < 20’. Again, the significant increase is due to the applying slip rate calculations that are based on total square footage of occupied space. For HB > 20’, the projected monthly rate would be $492, which is 25.8% higher than current rates of $391. Exhibit 49. Monthly Rate per Square Foot Determination for MP HB Slips

MP

Barrett Cove

McClure Point

New Melones

Shasta Marina

Bridge Bay

Willow Berm

Total Score 158 187 173 173 166 214 226

2014 Rate per S.F. $0.24 $0.25 $0.25 $0.41 $0.39 $0.59 $0.58

MP Score Relative to Comp. 85% 92% 92% 96% 74% 70%

Rate x Relative Score $0.21 $0.22 $0.38 $0.38 $0.44 $0.41

MP Avg. Monthly Rate per S.F. $0.34

MP Monthly Rate HB < 20 $417

MP Monthly Rate HB > 20 $492

Slip Rate Determinations for Lake Don Pedro (LDP) Marina Following the same methodology as the MP Marina, Exhibit 50 shows slip rate determinations at LDP Marina for private houseboat renters that would pay monthly. An average was taken of the adjusted rates to calculate a monthly rate per square foot of $0.41. Another issue to consider is that LDP Marina has unusually large houseboat slip sizes (26’ x 56’) as compared to the other marinas, with a total square footage of 1,456. For comparison, the next largest slip within the comparable marinas is Barrett Cove and McClure Point, which have 22’ X 56’ slips, yielding a total square footage of 1,392. However, the Board of Control recently

approved a maximum width of 24' strictly at the houseboat docks at LDP Marina (for the

rest of the lake, the width requirements remain at 22’). Operating under the assumption that slips are typically two feet wider than the maximum allowable boat width, calculating the full square footage of the 26’ x 56’ slip is considered appropriate and reasonable. It is understood

that there are currently no houseboats at the docks that are 24’, although the concessioner

indicated that there are several houseboat owners that are interested in expanding their boats to this new approved width. This yields a recommended monthly rate for LDP slips of $596, which is 13.5% higher than current slip rate at LDP of $525.


Exhibit 50. Monthly Rate per Square Foot Determination for LDP Marina HB Slips

LDP

Barrett Cove

McClure Point

New Melones

Shasta Marina

Bridge Bay

Willow Berm

Total Score 192 187 173 173 166 214 226

2014 Rate Per S.F. $0.36 $0.25 $0.25 $0.41 $0.39 $0.59 $0.58

LDP Score Relative to Comp. 102% 111% 111% 116% 90% 85%

Rate x Weight $0.25 $0.27 $0.46 $0.45 $0.53 $0.49

LDP Avg. Monthly Rate per S.F. $0.41

LDP Monthly Rate $596

Private Houseboat Buoy Mooring Exhibit 51 compares the total comparability scores for each marina (in red) to the monthly dollars per square foot it charges for private houseboat buoy rates (in blue). Square footage determinations were based on the maximum allowable houseboat size in order to make comparisons across the marinas. The exhibit indicates that monthly rates per square foot are moderately aligned with the level of services, amenities and features offered at McClure Point and Camanche South. Greater discrepancies between scoring and rates exist most strongly at MD, LDP, Barrett Cove, New Melones and Camanche North. Exhibit 51. Comparison of Scoring to Monthly HB Buoy Rates

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Comparison of Total Scoring to Monthly Buoy Moorage Rates

Total Score

Rate Per S.F.


Rate Determinations for Moccasin Point (MP) Marina As shown in Exhibit 52, recommended monthly buoy rates at MP were determined by analyzing the relative comparability scoring of MP to the other marinas considered that provide private houseboat buoy moorage (applying the same methodology as for determining appropriate slip rates). An average was taken of the adjusted rates to arrive at a monthly rate per square foot of $0.21, which yields a rate of $264 per month. This rate is 2.3% higher than current rates of $258 at MP Marina. Exhibit 52. Monthly Rate per Square Foot Determination for MP HB Buoy Mooring

MP

Barrett Cove

McClure Point

New Melones

Camanche North

Camanche South

Total Score 139 163 149 145 163 151

2014 Rate per S.F. 0.21 $0.26 $0.26 $0.31 $0.18 $0.18

MP Score Relative to Comp. 85% 93% 96% 85% 92%

Rate x Relative Score $0.22 $0.24 $0.30 $0.15 $0.16

MP Avg. Monthly Rate per S.F. $0.21

MP Monthly Rate $264

Rate Determinations for Lake Don Pedro (LDP) Marina Following the same methodology explained above, Exhibit 53 shows monthly buoy moorage rate recommendations for LDP Marina. An average was taken of the adjusted rates to arrive at a monthly rate per square foot of $0.25, which yields a rate of $304 per month. This is 17.8% higher than current rates at LDP Marina of $258. Exhibit 53. Monthly Rate per Square Foot Determination for LDP Marina HB Buoy Mooring

MP

Barrett Cove

McClure Point

New Melones

Camanche North

Camanche South

Total Score 160 163 149 145 163 151

2014 Rate per S.F. $0.21 $0.26 $0.26 $0.31 $0.18 $0.18

LDP Score Relative to Comp. 98% 107% 111% 98% 106%

Rate x Relative Score $0.25 $0.28 $0.34 $0.17 $0.19

LDP Avg. Monthly Rate per S.F. $0.25

LDP Monthly Rate $304


CONCLUSION22 Exhibit 54 summarizes the recommended rates for private houseboat slips at MP and LDP (in red) based on the analysis and methodology applied in this Rate Comparability Study. Current 2014 rates at the two marinas are also shown for comparison. As shown, the rates recommended at MP Marina is $417 per month for HB < 20’ and $492 for HB > 20’. At LDP Marina, the recommended rate is $596 per month.

Exhibit 54. Recommended Rates for Private Houseboat Slips at MP and LDP

Marina HB Slip Size Recommended

Monthly Slip Rate Recommended

Rate Per S.F. Current (2014)

Monthly Slip Rate Current (2014) Rate Per S.F.

MP 44’ X 56’

(Double Loaded) HB < 20’ $417 HB > 20’ $492

HB < 20’ $0.34 HB > 20’ $0.34

HB < 20’ $298 HB > 20’ $391

HB < 20’ $0.24 HB > 20’ $0.27

LDP 26’ X 56’ $596 $0.41 $525 $0.36

Exhibit 55 summarizes the recommended rates for private houseboat buoy moorage at MP and LDP (in red) based on the analysis and methodology applied in this Rate Comparability Study. Current 2014 rates at the two marinas are also shown for comparison. Note that LDP and MP Marina, which are currently operated as separate LLCs, charge the same rate for buoy services. However, given that buoy renters have closer access to different marinas on Lake Don Pedro that differ somewhat in the type and level of services, amenities and features offered, it would then make sense that rates not necessarily be the same to reflect these differences. Following this rationale, monthly buoy mooring rates at MP Marina are recommended to be $264 per month. At LDP Marina, buoy mooring rates are recommended to be $304 per month. Exhibit 55. Recommended Rates for Private Houseboat Buoy Moorage at MP and LDP

Marina Buoy Size (based

on max. vessel size) Recommended

Monthly Slip Rate Recommended

Rate Per S.F. Current (2014)

Monthly Slip Rate Current (2014) Rate Per S.F.

MP 22’ X 56’ $264 $0.21 $258 $0.21

LDP 22’ X 56’ $304 $0.25 $258 $0.21

22

Note that the rates presented in terms of dollars per square foot for slips and buoys at MP and LDP are rounded to the nearest cent. However, during the calculations of the monthly rates, figures were carried to the nearest hundredth of a cent. For example, the recommended slip rate at LDP marina is $596 per month, which was calculated by multiplying 1,456 square feet (26’ x 56’) by $0.4094, the product then rounded to the nearest dollar.


APPENDIX A – PHOTOS OF MARINA OPERATIONS

Moccasin Point Marina





Documents

LAKE DON PEDRO...Lake Don Pedro – Final Rate Comparability Analysis Page 3 form/checklist to fill out. These data were supplemented with information derived from face-to-face interviews