lake don pedro · 2014. 3. 11. · lake don pedro (ldp) marina ldp marina, part of the fleming...

LakeDonPedro–DraftRateComparabilityAnalysis Page1

RateComparabilityAnalysisforPrivateHouseboatSlipandBuoyMooringServicesMarch7,2014

LAKEDONPEDRO

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

Preparedfor:DonPedroRecreationAgencyTurlockIrrigationDistrictModestoIrrigationCity&CountyofSanFrancisco

TABLEOFCONTENTSPURPOSE 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 ............................................................... 37

Marina Services ...................................................................................................................................... 37

Parking and Accessibility to Marina ........................................................................................................ 41

Security and Hazard Navigation Safety Features ................................................................................... 42

Marina Facility Characteristics ................................................................................................................ 42

Additional Fees and Permits ................................................................................................................... 43

Demand Considerations ......................................................................................................................... 44

Environmental Considerations ............................................................................................................... 45

COMPARABILITY MATRICES ................................................................................................... 46

ANALYSIS OF TOTAL SCORING TO RATES ............................................................................... 49

Private Houseboat Slips .......................................................................................................................... 49

Private Houseboat Buoy Mooring .......................................................................................................... 51

CONCLUSION ......................................................................................................................... 53

APPENDIX A – PHOTOS OF MARINA OPERATIONS ................................................................. 54

Lake Don Pedro – Rate Comparability Analysis Page 1

PURPOSEOFSTUDY 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.

SPECIFICAREAOFFOCUSFORRATECOMPARABILITYSlip 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


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

In‐DepthEvaluationofMarinasatLakeDonPedro 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.

SelectionofComparableMarinaOperations 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,AmenitiesandFeatures) 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 Camping 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


OVERVIEWOFLAKEDONPEDRO 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


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%).

LakeDonPedro(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, campgrounds 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 boat 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 boatyard 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 and amenities at LDP Marina 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.


MoccasinPoint(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, campgrounds 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 and repair 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 boatyard 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. 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 are 50 paved park spaces near the marina, and while not considered technically adjacent, are in close proximity to the docks (during high water levels). Overflow parking is available further afield. 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.


OVERVIEWOFCOMPARABLEMARINAS 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.

LakeMcClure2 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.


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 $3,450 per year or $354 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.


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.

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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.


NewMelonesLake4 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.


LakeCamanche7 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.

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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).


CaliforniaDelta 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 BermMarina

lake don pedro · 2014. 3. 11. · lake don pedro (ldp) marina ldp marina, part of the fleming...

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