Willow Berm12 Willow Berm, located in Isleton

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. Lake Don Pedro – Rate Comparability Analysis Page 31 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. Lake Don Pedro – Rate Comparability Analysis Page 32 SUMMARYOFMARINASERVICES,AMENITIES,FEATURESANDRATES
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,AmenitiesandFeaturesChecklist
Lake Don Pedro – Rate Comparability Analysis Y
Y
Y
L
L
Y
Y
Y
L
L
Y
Y
Y
Y
L
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Y Y Y
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Y Y Y
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Y Y Y
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Y Y Y
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Y Y Y Y
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Y Y
Y N
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Y DELTA SHASTA Y Y Y L L N
Y
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Y Y Y Y Y N N
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Y Y N
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Y N N
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N Y Y Y
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L N N
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N Y N
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N N Y Y
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L N Y Y Y
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N Y Y L L Y
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Y Y Y Y Y Y Y N Y Y Y Y Y Y L Y Y Y Y Y
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N Y Y Y Y Y Y L Y
L
COMANCHE Comanche South NEW MELONES Willow Berm Y
Y
Y
Bridge Bay Rsrt. Y
Y
Y
Shasta Marina Y
Y
Y
Comanche North McClure Point LAKE MCCLURE Y
Y
Y
New Melones Slip and Buoy Moorage Rental Private Houseboat Slips Small Boat Slips Buoy Moorage Dock Utilities Electrical (30 or 50 Amp Outlet Connection) Water Sewage Pump Out Wireless Internet Connection at Marina Cell Phone Coverage Additional Vessel Support Services at Marina Fuel Pumps Boat Launch Ramps Ferry Transport to Buoy Moorage Fields Vessel Towing Services Vessel/Equipment Rental Houseboat Rental Smaller Boat Rental (fishing boats, kayaks, etc.) Boat Equipment Rental (i.e., life vests) Boat Yard (Repair, Maintenance and Cleaning) Repair and Maintenance Yard Open to HB Owners Certified Mechanics Available During Marina Hours Dry Storage Facilities Covered Uncovered Food and Beverage Barrett Cove Specific Marina Facilities and Features Legend: Y=Yes N=No L=Limited Lake Don Pedro Moccasin Point DON PEDRO Exhibit 20 displays a checklist of services, amenities and features at each marina operation. Exhibit 20. Checklist of Services, Amenities and Features Page 33 Lake Don Pedro – Rate Comparability Analysis Y L N Y Y
Y
Y Y
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Y Y N Y Y
Y Y
Y Y Y Y N N L
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Y Y
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Y N DELTA SHASTA COMANCHE Willow Berm Y
Y
N
Y
Bridge Bay Rsrt. Y
Y
N
Y
Shasta Marina New Melones Y
Y
N
Y
Comanche South McClure Point Y
Y
N
Y
Comanche North Barrett Cove NEW MELONES Lake Don Pedro Grocery Items Limited F&B Service – Cooked & Grab‐and‐Go Café/Snack Shop
Restaurant Ice Machines Retail Marine/Boating Equipment and Supplies Gifts/Souvenirs Apparel/Clothing Overnight Accommodations Camping (RV and/or Tent) Hotel/Motel/Cabin Parking and Marina Access Parking Adjacent to HB Marina Docks (During High Water Levels)
Paved Parking (Closest to HB Marina Docks) Overflow Parking Available Additional Site Amenities and Features Restrooms (at Marina) Showers (At Marina or Immediately Adjacent) Laundry Facilities (At Marina or Immediately Adjacent)
ATM Picnic Site Area Designated Swimming Area Security Night Patrol/Watchman Lock/Coded Gate at Marina Entrance Security Camera Alarm System Hazard and Navigation Safety Signage for Hazard and Safety Navigation Fire Protection and Water Equipment Permits and Fees Transferrable Houseboat Permits Vehicle Entrance Fee Dock System Docks Constructed or Significantly Upgraded in Last 15 Years
Hours of Operation Marina Facilities Open Year‐Round LAKE MCCLURE DON PEDRO Specific Marina Facilities and Features Legend: Y=Yes N=No L=Limited Moccasin Point Y Y Y Y Y Y N Y L
N
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N
Y
Y
Y
Y
N
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Y Y Y Y Y Y Y Y Y L
L
L Y
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Y L
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L Y N L N Y Y N N N Y Y L Y N N L Y N Y Y L Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y L N N N Y N N Y
N
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Page 34 CurrentRatesforPrivateHouseboatSlips
The following exhibit summarizes 2014 private houseboat monthly slip rates at each of the six marina operations (plus the two LDP marinas) analyzed which rent houseboat slips. The rates are presented in terms of the total monthly fee and in terms of dollars per square foot to enable an “apples‐to‐apples” comparison. It is important to emphasize that Dornbusch applied square footage calculations in determining slip sizes and not linear feet (which would only apply the length of the finger pier or length of the houseboat, and does not consider width). 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, approximately 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. Note that Barrett Cove, McClure Point, New Melones, and Shasta Marina Resort offer slip renters the option of paying an up‐front total fee for the full year. However, since no rate discount for full annual payment is offered by the LDP concessionaire, the discounted rates at those marinas were not considered in this analysis. Exhibit 21. Private Houseboat Monthly Slip Rates – January 2014 Marina Total HB Slips LDP 64 MP 20 Barrett Cove 8 McClure Point 22 HB Slip Size 26’ X 56’
(Single Loaded) 44’ X 56’ (Double Loaded13) 48’ X 58’
(Double Loaded14) 44’ X 58’
(Double Loaded) Monthly Slip Rate Monthly Rate Per S.F. $525 $0.36 HB < 20 $298 HB > 20 $391 HB < 20 $0.24 HB > 20 $0.27 $354 $0.25 $354 $0.25 13
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. 14
Assumes double loaded slip can accommodate two vessels ‐ 20’ x 58’ – in 24’ 58’ slips. Lake Don Pedro – Rate Comparability Analysis Page 35 Marina Total HB Slips HB Slip Size Monthly Slip Rate Monthly Rate Per S.F. New Melones 38 17’ X 56 $395 $0.41 Shasta Marina Resort 83 17’ X 56’ $460 $0.48 Bridge Bay 180 17’ X 56’ $560 $0.59 Willow Berm15 298 18’ X 56’ $583 $0.58 CurrentRatesforPrivateHouseboatBuoyMoorage
The following exhibit summarizes 2014 private houseboat monthly buoy rates at each of the five marina operations (plus the two LDP marinas) analyzed which rent houseboat mooring buoys. Note that Barrett Cove, McClure Point, New Melones, and Camanche North and Camanche South offer buoy renters the option of paying a one‐time up‐front total fee for the full year. However, since no slip rate discount for full annual payment is offered by the LDP concessionaire, the discounted rates at those marinas were not considered in this analysis. Exhibit 22. Private Houseboat Monthly Buoy Moorage Rates– January 2014 Marina Total Buoy Mooring Buoy Mooring Size17 Balls16 Monthly Buoy Rate Monthly Rate Per Square Ft. LDP 131 22’ x 56’ $258 $0.21 MP 42 22’ x 56’ $258 $0.21 Barrett Cove 60 20’ x 58’ $298 $0.26 McClure Point 50 20’ x 58’ $298 $0.26 New Melones 50 15’ x 56’ $313 $0.37 15 16’ x 55’ $325 $0.37 25 16’ x 55’ $325 $0.37 Camanche North Shore Camanche South Shore 15
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’). 16
Note that this denotes the number of buoy ball moorings at the closest buoy field to the marina. 17
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. Lake Don Pedro – Rate Comparability Analysis Page 36 CRITERIAFORQUALITATIVEPARAMETERSCORING
The following section details the criteria used to determine the point value spread 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, degree. 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. MarinaServices
Utilities. The following classifies the level of utility services available at each marina operation: Exhibit 23. Utility Services Low (0‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) At least one of the main All main utility services All of the main utility utility services (electrical, (electrical, water and services (electrical, water water and sewage pump‐out) sewage pump‐out) are and sewage pump‐out) are is not provided at or nearby provided at or nearby the provided at or nearby the the houseboat docks. houseboat docks. Extra houseboat docks. Extra Additional features, such as features, such as wireless features, such as wireless wireless internet connection internet connection or cell internet connection or cell or cell phone coverage, are phone coverage, are not phone coverage, are not provided or have limited provided or have limited provided with moderate to capabilities. capabilities. high service levels. LDP, MP, Barrett Cove, McClure Point, New Willow Berm Shasta Marina Resort Melones, Camanche North, Camanche South, Bridge Bay Repair and Maintenance. The following classifies the level of repair and maintenance services at each marina operation: Lake Don Pedro – Rate Comparability Analysis Page 37 Exhibit 24. Repair and Maintenance Services Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) No boat‐yard available on‐site Boat‐yard onsite that has Boat‐yard onsite that has or boat‐yard onsite that has moderate restrictions (in few to no restrictions (in significant restrictions (in terms of allocated space, terms of allocated space, terms of allocated space, operating hours, type of operating hours, type of operating hours, type of work work performed, etc.) work performed, etc.) performed, etc.) concerning concerning private concerning private private houseboat owners use. houseboat owners use. houseboat owners use. Camanche South, Shasta New Melones, Camanche LDP, MP, Barrett Cove, Marina Resort, Willow Berm North, Bridge Bay 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 25. Boat Slips for Small Vessels Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) 0‐50 slips available for small 51‐100 slips available for 101 or more slips available vessels. May be covered or small vessels. May be for small vessels. May be uncovered. covered or uncovered. covered or uncovered. MP, Barrett Cove, MClure New Melones, Shasta LDP, Bridge Bay, Willow Point, Camanche North, Marina Resort Berm Camanche South Dry Boat Storage. The following classifies the level of dry boat storage services available at each marina operation: Exhibit 26. Dry Boat Storage Services Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) 0‐50 dry storage units 51‐100 dry storage units 101 or more dry storage available. May be enclosed available. May be enclosed units available. May be or open. or open. enclosed or open. Barrett Cove, McClure, Camanche South, Shasta MP, Camanche North LDP Marina Resort, Bridge Bay, Willow Berm Boat Rental. The following classifies the level of boat rental (small boat, houseboat, boat equipment) services available at each marina operation: Lake Don Pedro – Rate Comparability Analysis Page 38 Exhibit 27. Boat Rental Services Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Limited inventory and Moderate inventory and Large inventory and number of boat rentals. May number of boat rentals. number of boat rentals. offer small boat rental and Offers houseboat rentals in Offers houseboat rentals in equipment rental but does addition to small boat and addition to small boat and not offer houseboat rentals. boat equipment rental. boat equipment rental. McClure Point, Camanche MP, Barrett Cove, Shasta LDP, New Melones, Bridge North, Camanche South, Marina Resort Bay Willow Berm 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 28. Additional Vessel Services Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Moderate level of High level of additional Limited additional vessel additional vessel services. vessel services. Includes services. For example, may Includes at least one fuel more than two fuel pumps offer fuel pumps and boat pump and one launch ramp, and two launch ramps, as towing, but no launch ramps. as well as boat towing. well as boat towing. Camanche South, Willow MP, Lake McClure, New LDP, Barrett Cove, Bridge Berm, Shasta Marina Resort Melones, Camanche South 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 29. Food and Beverage Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Moderate level of food and High level of food and beverage options, such as a beverage options, such as Only offers very limited café and/or snack shop, as a café and/or snack shop, grocery items. well as sale of groceries at sale of groceries at marina marina store. No full‐
store, and full‐service service restaurant. restaurant. MP, LDP, Shasta Marina Resort, New Melones, Camanche North, Bridge Willow Berm Barrett Cove, McClure Bay Point, Camanche South Lake Don Pedro – Rate Comparability Analysis Page 39 Retail. The following classifies the level of retail services available at each marina location: Exhibit 30. Retail Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) High level of retail options, such as sale of boat Moderate inventory and supplies, apparel, square footage of retail souvenirs and gifts Limited retail options. services, such as sale of (inventory and square boat supplies, apparel, footage). May be more souvenirs and gifts. than one location that such services are offered. MP, LDP, Shasta Marina Resort, New Melones, Willow Berm Barrett Cove, McClure Bridge Bay Point, Camanche South, Camanche North Camping. The following classifies the amount of camping services adjacent to each marina location: Exhibit 31. Camping Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Camping facilities and Camping facilities and No camping facilities and services, but less than a 150 services, with 150 sites or services offered. sites. Both full and non‐
more sites. Full and non‐
electrical hookups. electrical hookups. Shasta Marina Resort, Willow MP, McClure Point, LDP, Barrett Cove, New Berm, Bridge Bay Camanche North Melones, Camanche South 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 32. Additional Recreation Services Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) High range of recreational services, such as picnic Limited range of additional Moderate range of sites, designated recreational recreational services, such swimming area, etc. May services/facilities. Does not as picnic sites, designated offer additional features have a picnic area. swimming area, etc. such as tennis courts, playground, lounge, etc. Lake Don Pedro – Rate Comparability Analysis Page 40 Low (1‐3 pts) Shasta Marina Resort Moderate (4‐6 pts) MP, Barrett Cove, McClure Point, New Melones, Camanche North High (7‐9 pts) 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 33. Additional Support Amenities Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Providing none or only one of Providing at least two of the Providing at least three of the following amenities: following amenities: the following amenities: restrooms, showers, laundry restrooms, showers, restrooms, showers, and ATM. laundry and ATM. laundry and ATM. LDP, Willow Berm, Shasta Marina Resort, Bridge MP, New Melones, Barrett Camanche North, Bay Cove, McClure Point Camanche South ParkingandAccessibilitytoMarina
Parking. The following classifies the amount of parking services available at each marina operation: Exhibit 34. Parking Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Parking that is not considered Adequate parking (given Adequate parking (given directly adjacent to the demand) that is directly demand) that is directly marina during high water adjacent to the marina adjacent to the marina levels or considered adequate during high water levels but during high water levels (given demand). May or may is not paved. Overflow that is paved. Overflow not be paved. parking is available. parking is available. LDP, Barrett Cove, MP, McClure Point, New Camanche North, Melones, Shasta Marina Camanche South, Bridge Resort 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 35. Marina Accessibility Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Steep grade and difficult Moderate grade and Low to no grade and easy decline of road to docks moderate to difficult access on road to docks Lake Don Pedro – Rate Comparability Analysis Page 41 Low (1‐3 pts) throughout the year (regardless of water levels). Moderate (4‐6 pts) decline on road to docks during low water levels. MP, LDM, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South, Shasta Marina Resort, Bridge Bay High (7‐9 pts) throughout the year. Willow Berm SecurityandSafetyFeatures
Security. The following classifies the level of security services (alarm system, night patrol, cameras, locks, etc.) at each marina operation: Exhibit 36. Security Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Provides two or less of the Provides three of the Provides all four of the following services: night following services: night following services: night patrol, security camera, alarm patrol, security camera, patrol, security camera, system and locks at dock alarm system and locks at alarm system and locks at entrance gates. Fire dock entrance gates. Fire dock entrance gates. Fire suppression system is suppression system is suppression system is provided. provided. provided. MP, LDP, Barrett Cove, New Shasta Marina Resort, Melones Camanche North, Camanche South, Bridge McClure Point, Bridge Bay Bay MarinaFacilityCharacteristics
Docks System. The following classifies the level of dock system quality, especially considering how recently components have been replaced: Exhibit 38. Condition of Docks Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Dock system has not been Dock system has been Dock system has been replaced or significantly replaced or significantly replaced or significantly upgraded in the last sixteen upgraded in the last 10 to upgraded in the last nine or more years. Docks appear 15 years. Docks appear to years. Docks appear to be to be old and in need or some be in moderate condition in good condition. level of repair. with some level of wear. MP, Barrett Cove, McClure LDP, New Melones, Point, Shasta Marina Camanche North, Resort, Bridge Bay, Willow Camanche South Lake Don Pedro – Rate Comparability Analysis Page 42 Low (1‐3 pts) Moderate (4‐6 pts) Berm High (7‐9 pts) 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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Finger piers for houseboat Finger piers for houseboat No finger piers for houseboat slips but vessels typically slips that vessels typically slips. extend past the pier by extend past the pier. more than 10%. LDP, Barrett Cove, McClure Shasta Marina Resort, Bridge MP Point, New Melones, Bay 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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Visible condition of the Visible condition of the marina facilities (not marina facilities (not Poor visible condition of the including docks) indicates including docks) indicates marina facilities (not facilities are relatively well facilities are very well including docks). maintained with moderate maintained with some level of wear. level of wear. Bridge Bay, Shasta Marina MP, LDP, Barrett Cove, Resorts, Willow Berm, McClure Point, New Camanche North, Melones Camanche South AdditionalFeesandPermits
Vehicle Entrance Fees. The following addresses vehicle entry fees at each marina operation: Exhibit 41. Vehicle Entrance Fees Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Daily vehicle entrance fees Vehicle entrance fee with with no discount for seasonal discount given for seasonal No vehicle entrance fee. or annual use. or annual use. Lake Don Pedro – Rate Comparability Analysis Page 43 Low (1‐3 pts) Moderate (4‐6 pts) MP, LDP, Barrett Cove, McClure Point, New Melones, Camanche North, Camanche South High (7‐9 pts) 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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Permit is required for Permit required for private private houseboat that is houseboats that is non‐
transferrable. May or may No permit is required. transferrable. not have an annual fee and/or transfer fee. MP, LDP, Barrett Cove, McClure Point, Camanche New Melones North, Camanche South, Willow Berm Shasta Marina Resort, Bridge Bay DemandConsiderations
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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Lake or river receives Lake or river receives average average annual visitation of Lake or river receives annual visitation of less than more than 500,000 but less average annual visitation 500,000 (historical average). than 1 million (historical of 1 million or over. Assumed limited level of average). Assumed Assumed high level of additional services in regional moderate level of additional services in area. additional services in regional area. regional area. MP, LDP, Camanche North, Barrett Cove, McClure Shasta Marina Resort, Camanche South Point, New Melones Bridge Bay, Willow Berm Lake Don Pedro – Rate Comparability Analysis Page 44 EnvironmentalConsiderations
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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) No close access to Close access to Immediate access to wilderness/nature. In wilderness/nature. Mild to wilderness/nature. Very relatively urban setting with moderate level of little environmental some level of noise pollution environmental disturbance disturbance (i.e., noise in the nearby area. (i.e., noise pollution). pollution). MP, LDP, Barrett Cove, McClure Point, New Willow Berm, Bridge Bay 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 Low (1‐3 pts) Moderate (4‐6 pts) High (7‐9 pts) Currently water capacity Currently water levels are Water levels are slightly levels are significantly lower moderately lower than lower than historical than historical averages (by historical averages (by 20 averages or at historical more than 20 percentage percentage points or averages. points). lower). MP, LDP, Barrett Cove, McClure Point, New Melones, Lake Shasta, Bridge Bay Willow Berm Camanche North, Camanche South Lake Don Pedro – Rate Comparability Analysis Page 45 COMPARABILITYMATRICES
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 166 and the LDP Marina a total score of 203. 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 150 and LDP Marina a total score of 176. 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. Lake Don Pedro – Rate Comparability Analysis Page 46 Exhibit 46. Comparability Matrix for Moccasin Point and Don Pedro Marina – Private Houseboat Slips Marina Services Utilities Repair/Maintenance Small Boat Slip Dry Boat Storage Boat Rental Additional Vessel Services Food and Beverage Retail Camping Additional Recreation Facilities Additional Support Services Parking and Accessibility Parking Access to Marina Security and Safety Safety and Security Features Marina Facility Characteristics Docks System Finger Piers Other Marina Facilities Additional Fees and Permits Vehicle Entrance Fee Private HB Permitting Demand Annual Average Visitation Environmental Scenic Environment Water Level Conditions TOTAL SCORE Weighting 2 2 1.2 1.2 1 1.7 1.7 1.7 1 1.5 1.3 2 2 1.7 1.7 1.7 1.5 1.3 1.7 1.2 1.5 1.7 MP LDP Barrett Cove 6
8
3
5
4
5
5
5
5
5
5
6
8
7
6
7
7
5
5
7
5
7
6
8
3
3
5
7
7
6
8
6
6
5
4
7
5
7
5
5
5
4
4
4
5
7
9
5
4
8
6
5
5
5
5
5
5
3
3
6
7
2
166
7
2
203
7
2
195
Lake Don Pedro – Rate Comparability Analysis McClure Point 5 8 2 3 3 6 6 5 5 6 6 6 4 4 5 8 5 5 5 6 7 2 178 New Melones Shasta Bridge Bay Marina Res. Willow Berm 6
4
6
3
7
5
6
4
8
5
5
3
3
7
3
6
3
5
3
3
3
3
6
5
9
3
9
8
8
9
3
8
3
9
3
9
3
2
3
3
3
3
9
7
5
5
6
5
8
7
9
9
4
8
5
8
7
9
6
6
1
8
7
1
8
6
9
9
5
3
9
5
9
5
9
9
6
8
8
9
7
2
181
8
5
169
6
5
217
6
8
229 Page 47 Exhibit 47. Comparability Matrix for Moccasin Point and Don Pedro Marina – Private Houseboat Buoy Moorage Weighting Marina Services Utilities Repair/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 Safety and Security Features Marina Facility Characteristics Docks System Other Marina Facilities Additional Fees and Permits Vehicle Entrance Fee Private HB Permitting Demand Annual Average Visitation Environmental Scenic Environment Water Level Conditions TOTAL SCORE 1 2 1.2
1.2
1 1.7
1.7
1.7
1 1.5
1.3
2 2 1.7
1 1.5
1.3
1.7
1.2
1.5
1.7
Lake Don Pedro – Rate Comparability Analysis MP LDP Barrett Cove McClure Point New Melones Camanche North Camanche South 6
8
3
5
4
5
5
5
5
5
5
6
8
7
6
7
7
5
5
7
5
7
6
8
3
3
5
7
7
6
8
6
6
5
8
2
3
3
6
6
5
5
6
6
6
4
6
3
7
5
6
4
8
5
5
6
6
3
6
3
4
8
5
6
6
7
5
3
2
3
3
2
5
5
8
8
8
5
4
7
5
7
5
6
4
5
5
7
6
8
6
5
5
4
4
4
5
7
4
5
7
5
4
6
5
5
7
6
9
7
8
7
5
5
5
5
5
5
5
5
5
3
5
6
5
6
3
3
6
6
6
2
2
7
2
150
7
2
176
7
2
173
7
2
156
7
2
155
7
2
172
7
2
162
Page 48 ANALY
YSISOFTO
OTALSCO
ORINGTORATES
After devveloping the
e comparability matrice
es, Dornbuscch then sou
ught to undeerstand how
w the marinas’ respective scores comp
pared to its current rates for slip sspace and/or buoy moo
orage. m
chaarging highe
er rates offeer (overall) a greater range and h
higher Presumably, those marinas quality of o amenities,, services an
nd features (reflected inn relative hiigher total sscoring) than the marinas charging low
wer rates. Th
he validity o
of this assum
mption is testted in our an
nalyses below
w. h focused th
he analysis o
on monthly rrates chargeed for slip an
nd buoy moo
orage Note thaat Dornbusch
in develo
oping recom
mmended rattes at MP an
nd LDP. How
wever, as no
oted previou
usly, some o
of the operatorrs at the com
mparable marinas analyyzed offer d iscounts to houseboat slip and/or buoy renters tthat pay for the full yeaar in advancce. As the LLDP concesssionaires do not offer su
uch a discount,, the lower/discounted rrates at thosse marinas w
were not con
nsidered in tthis analysis.. Private
eHouseboa
atSlips
Exhibit 48 provides aa graphical comparison o
of the respecctive marinaas’ total com
mparability scores (in blue) to the ratess those marinas charge (in red) in tterms of ratee per squaree foot for prrivate e exhibit sho
ows that mo
onthly rates per square foot are clo
osely aligned
d with houseboat slips. The
es offered aat New Melo
ones, Shastaa Marina, B
Bridge the levell of servicess, amenities and feature
Bay and Willow Berm
m. Discrepancies betwe
een rates an d scoring exxist at MP, LLDP, Barrett Cove and McC
Clure Point, w
which indicaates that rattes at these operations are below the rates chaarged at compaarable marin
nas. Exhib
bit 48. Comp
parison of Sccoring to Mo
onthly HB Slilip Rates Lake Don Pedro – Rate
e Comparabillity Analysis
Paage 49 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 195 points is 30 points higher than MP’s total score of 166. Therefore, MP’s overall level of services, amenities and features are considered to be 85% “as good” as Barrett Cove’s (166/195). This percentage was multiplied by Barrett Cove’s current slip 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 $0.22. 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 $0.36/square foot ($448). This is 50.3% 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 $529, which is 35.3% higher than current rates of $391. Exhibit 49. Monthly Rate per Square Foot Determination for MP HB Slips Total Score 2014 Rate per S.F. MP Score Relative to Comp. Rate x Relative Score MP Avg. Monthly Rate per S.F. MP Monthly Rate HB < 20 MP Monthly Rate HB > 20 MP 166 $0.24 Barrett Cove 195 $0.25 85% $0.22 McClure Point 178 $0.25 93% $0.24 New Shasta Melones Marina 181 169 $0.41 $0.48 92% 99% $0.38 $0.48 Bridge Willow Bay Berm 217 229 $0.59 $0.58 77% 73% $0.45 $0.42 $0.36 $448 $529 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 $0.44. 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 size 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 houseboat 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 $646, which is 23.0% higher than current slip rate at LDP of $525.
Lake Don Pedro – Rate Comparability Analysis Page 50 Exhibit 5
50. Monthly Rate per Square Foot D
Determinatioon for LDP M
Marina HB Sllip Rates LDP Total Score 2014 Rate
e Per S.F. LDP Score
e Relative to C
Comp. Rate x Weight LDP Avg. Monthly Rate
e per S.F. LDP Monthly Rate 203 $0.36 Barrrett Covve 195 $0.2
25 104
4% $0.2
26 McClur e Point
178 $0.25
114%
$0.29
New Melones
181 $0.41 112% $0.46 Shasta Marina 169 $0.48 120% $0.58 Bridge Bay 217 $0.59 93% $0.55 Willo
ow Berm 229
9 $0.5
58 89%
% $0.5
51 $0.44 $646 Private
eHouseboa
atBuoyM
Mooring
5 comparess the total comparabilit
c
ty scores foor each marrina (in red)) to the mo
onthly Exhibit 51 dollars p
per square fo
oot it charge
es for privatte houseboaat buoy ratees (in blue). Square foo
otage determin
nations were
e based on the maximum allowabble housebo
oat size. We recognizee that buoys arre not charged by such area, but th
he conversioon was neceessary to maake comparisons. The exhibit indicatess that month
hly rates per square fooot are modeerately aligneed with the level of services, amenitie
es and featu
ures offered at MP, Barrrett Cove, M
McClure Poin
nt and Camaanche North. D
Discrepancie
es between sscoring and rates exist m
most stronggly at LDP, New Meloness and Camanch
he South. Note howeve
er that while LDP buoy r ates are con
nsidered low
w as compared to its relatiive scoring, rates at New N
Melone
es and Cam
manche Sou
uth are con
nsidered higgh as compare
ed to their re
elative scorin
ng. Exh
hibit 51. Com
mparison of SScoring to M
Monthly HB Buoy Rates Lake Don Pedro – Rate
e Comparabillity Analysis
Paage 51 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 $0.30, which yields a rate of $370 per month. This rate is 43.4% higher than current rates of $258 at MP Marina. Exhibit 52. Monthly Rate per Square Foot Determination for MP HB Buoy Mooring Total Score 2014 Rate per S.F. MP Score Relative to Comp. Rate x Relative Score MP Avg. Monthly Rate per S.F. MP Monthly Rate MP 150 $0.21 Barrett McClure Cove Point 173 156 $0.26 $0.26 87% 96% $0.22 $0.25 New Melones 155 $0.37 97% $0.36 Camanche North 172 $0.37 88% $0.32 Camanche South 162 $0.37 93% $0.34 $0.30 $370 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 $0.35, which yields a rate of $434 per month. This rate is 68.2% higher than current rates at LDP Marina of $258. Exhibit 53. Monthly Rate per Square Foot Determination for LDP Marina HB Buoy Moorage Total Score 2014 Rate per S.F. LDP Score Relative to Comp. Rate x Relative Score LDP Avg. Monthly Rate per S.F. LDP Monthly Rate MP 176 $0.21 Barrett McClure Cove Point 173 156 $0.26 $0.26 102% 113% $0.26 $0.29 New Melones 155 $0.37 114% $0.43 Camanch
e North 172 $0.37 103% $0.38 Camanche South 162 $0.37 109% $0.40 $0.35 $434 Lake Don Pedro – Rate Comparability Analysis Page 52 CONCLUSION
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 $448 per month for HB < 20’ and $529 for HB > 20’. At LDP Marina, the recommended rate is $646 per month. Exhibit 54. Recommended Rates for Private Houseboat Slips at MP and LDP 44’ X 56’ (Double Loaded) Recommended Monthly Slip Rate HB < 20’ $448 HB > 20’ $529 Recommended Rate Per S.F. HB < 20’ $0.36
HB > 20’ $0.36 26’ X 56’ $646 $0.44 Marina HB Slip Size MP LDP Current (2014) Current (2014) Monthly Slip Rate Rate Per S.F. HB < 20’ $298 HB < 20’ $0.41 HB > 20’ $391 HB > 20’ $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 the LDP concessioner currently charges the same rate regardless of whether the buoy fields are located closer to MP or LDP. 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 $370 per month. At LDP Marina, buoy mooring rates are recommended to be $434 per month. Exhibit 55. Recommended Rates for Private Houseboat Buoy Moorage 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’ $370 $0.30 $258 $0.21 LDP 22’ X 56’ $434 $0.35 $258 $0.21 Lake Don Pedro – Rate Comparability Analysis Page 53 APPENDIXA–PHOTOSOFMARINAOPERATIONS
Lake Don Pedro – Rate Comparability Analysis Page 54 Lake Don Pedro – Rate Comparability Analysis Page 55 Lake Don Pedro – Rate Comparability Analysis Page 56 Lake Don Pedro – Rate Comparability Analysis Page 57 Lake Don Pedro – Rate Comparability Analysis Page 58