DOWNTOWN BOAT SLIPS FEASIBILITY STUDY - JUNE 2006
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Marina Market Assessment
Downtown Boat Slips Feasibility Study
PREPARED FOR:
The City of Clearwater, Florida
PREPARED By:
JUNE 2006
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TABLE OF CONTENTS
INTRODUCTION...... ........... ................ ............................ ..... ............ ........... ......... 1
Methodology..................................................................................................... 1
MARKET POTENTIAL......................................................................................... 2
Boating Information........................................................................................... 2
Target Markets.................................................................................................. 2
Primary Market.............................................................................................. 3
Secondary Market......................................................................................... 3
A Note About Transients............................................................................... 3
Boat Registration Statistics... ... ........ .................. ... ...... ..... ....................... .... ...... 4
Vessel Classifications................................................................................... 4
Population Statistics......................................................................................... 6
City of Clearwater............................................................................................. 7
Percentage of Population with Registered Boats.............................................. 8
Demographic Overview.................................................................................... 9
NMMA Correlation......................................................................................... 9
Existing Marina Facilities................................................................................ 10
Clearwater Facilities.................................................................................... 10
Dunedin Facilities........................................................................................ 10
Sf. Petersburg Facilities.............................................................................. 11
Other Facilities............................................................................................ 11
Condominium Trends..................................................................................... 12
Transient Boaters........................................................................................... 13
DEMAN D FORE CAST ...... ............ .............. .......... .... .......................... ............... 14
Demand Projections....................................................................................... 14
Slip Mix........................................................................................................... 1 5
Anticipated Vessel Types............................................................................ 17
Regional Facility Rate Analysis ...................................................................... 19
USER PROFILE ........................... .................. ....... ...................... ............... ........ 24
Special Needs Boaters............. ..... .................. ..................... ...................... .... 28
CONCLUSIONS AND RECOMMENDATIONS.................................................. 33
APPENDiX......................................................................................................... 34
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INTRODUCTION
Boating, fishing, and water based recreation are favorite pastimes along the west coast
of Florida and the Gulf of Mexico. Vessels of all types can be seen traversing the waters
around Tampa, St. Petersburg, and Clearwater. The City of Clearwater is considering
the development of a municipal boat slip facility to provide an amenity to its citizens and
capitalize on the popularity of boating and the need for water access in the area.
Specifically, the City has identified the development of a municipal boat slip facility in
downtown Clearwater on Clearwater Harbor, immediately adjacent to the Memorial
Causeway (FL 60) bridge. In an effort to assist the The City of Clearwater with the
feasibility of developing boat slips on this parcel, A TM completed a Marina Market
Assessment to characterize and quantify potential boat slip elements.
This effort was conducted from May-June 2006 and included primary research of
existing marina facilities and boating trends in and around Clearwater, review of existing
boat registration statistics and demographics for the region, and interviews of boaters
and marine industry personnel. The goal of this effort was to determine appropriate
facility size, slip mix, structure, appropriate slip rates, and required/suggested amenities
in order to ultimately ensure boat slip facility viability from a functional and economic
standpoint. The potential boat slip customer base was defined, data was analyzed and
current and potential future demand for boat slip facilities in the area was estimated.
Methodology
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For this market assessment effort, A TM collected background information from various
sources in order to forecast slip absorption and capacity, evaluate the user profiles of the
prospective slip takers, and assess the requirements for services and amenities
recommended for the proposed facility. This effort included reviewing information
provided by the client, relevant existing studies on area boating trends, and various area
information sources. These included:
? Florida Department of Hiahwav Safetv and Motor Vehicles (DHSMV) - boat
registration statistics
? US Census Bureau - population and demographic data
? City of Clearwater - information on existing municipal marina and other project
background
? National Marine Manufacturers Association (NMMA) - boating and demographic
information
? Bureau of Economic and Business Research (BEBR). University of Florida -
population projections
? Florida Leaislature's Office of Economic & Demoaraphic Research. Demoaraphic
Estimatina Conference Database (updated July 2005) - population projections
? Power & Motoryacht Magazine
? Boatina Access Task Force Report. 2005 - Pinellas County boating information
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Further, A TM visited numerous marina facilities in the greater Clearwater area and
collected basic information including: dock types and styles, number of slips, slip
lengths, vessel types moored at the marina, controlling water depths, occupancy rates,
slip rates, and services/amenities offered, as well as location and contact information.
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During these visits, A TM also interviewed marina personnel and operators, boaters, and
service yard owners to obtain anecdotal information related to boater and marina trends,
cruising patterns, required/desired boater services, and potential demand for new boat
slips in the Clearwater area.
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MARKET POTENTIAL
A summary of A TM's efforts to analyze the boat slip market potential in Clearwater,
Florida, including analysis of boating statistics and population trends as well as the
identification of target markets, is provided in this section.
Boating Information
From 2001 to 2005, the population in Florida grew from 16,350,565 to 17,789,864, a
growth rate of 8.8% (US Census Bureau). In that same period, the number of all
registered pleasure vessels in Florida increased from 943,611 to 1,010,368, a change of
7.1 % (DHSMV). The growth of the overall population and the number of registered
boats in Florida are favorable signs for boat slip development.
Figure 1: Vessel Registration, State of Florida, 2001-2005
1; 1,020,000
o
r:n 1,010,000
"0
e 1,000,000
J!!
.CI) 990,000
5>>
CD 980,000
Q::
""'" 970,000
o
i 960,000
.Q
E 950,000 9431611
~
~ 940,000
2000 2001
1,010,368
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2002
2003
Year
2004 2005
2006
Source: FLDMVHS
Target Markets
While the total number of registered vessels has steadily increased in the State of
Florida, not all boaters residing in Florida will have need for boat slips at the project site.
Based on this, our findings from field reconnaissance in the project region and specific
input from City officials have defined anticipated primary and secondary markets for slips
at the proposed boat slip facility.
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Primary Market
Due to its proximity to the Gulf of Mexico, the Gulf Intracoastal Waterway, and numerous
bays, creeks and lagoons, Clearwater, Florida provides a wide variety of water-based
recreation opportunities. Boating, sailing, and salt-water fishing are popular pastimes in
this area. Residents are drawn to the water to pursue a variety of inshore and offshore
game fish as well as to cruise the waterways for relaxation. Since the proposed boat slip
facility would be a City of Clearwater development project, City officials have indicated
that they would like the boat slips to provide dockage for City residents first and
foremost.
Secondary Market
In addition to Clearwater residents, it is anticipated that other boaters from the project
region will also have demand for boat slip facilities/storage at the project site. These
boaters may include:
. Pine lias County Boaters residing outside Clearwater
. Hillsborough County Boaters
. Pasco County Boaters
. Polk County Boaters
These market components were defined after A TM's visit to the project region and
based on observed marina occupancy and anecdotal information from area boaters,
boat dealers, and marina operators.
A Note About Transients
As the proposed boat slip facility is located immediately adjacent to the Gulf Intracoastal
Waterway, it is likely that there will be some demand for slip space from transient
boaters. This may take the form of day docking space for boaters to moor and venture
into downtown Clearwater or more traditional overnight docking. The potential demand
for slip space by transient boaters is examined further in a subsequent section of this
report.
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Boat Registration Statistics
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As mentioned previously, boat registration records for the State of Florida are collected
and maintained by the DHSMV. The following is a brief analysis of this data as it
pertains to the proposed project.
Vessel Classifications
Boat registration size categories as maintained by the DHSMV are as follows:
? Canoes
? Class A-1 - Under 12 ft.
? Class A-2 -12 ft. to 15 ft. 11 in.
? Class 1 - 16 ft. to 25 ft. 11 in.
? Class 2 - 26 ft. to 39 ft. 11 in.
? Class 3 - 40 ft. to 64 ft. 11 in.
? Class 4 - 65 ft. to 109 ft. 11 in.
? Class 5 - 110ft. and over
Data for each class is further broken down into pleasure craft and commercial vessels
for each county in the state.
Canoes and vessels less than 16 ft. are trailerable vessels that typically do not require
wetslip storage. Vessels from 16 ft. up to 26 ft. are also generally trailerable, but some
may require wetslip storage. Boats in the 26-ft. up to 40-ft. range are prime candidates
for wet or dry boat storage. Those boats over 45 ft. generally require wetslip mooring,
with special considerations for larger vessels. A TM anticipates that Class 2-5 vessels
will have the greatest demand for wetslip storage at the project site. Subsequent
analyses will focus on these vessel classes.
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Though the City would like to better understand the potential for charters, excursion
boats, and other commercial vessels at the proposed site, City officials have indicated a
general feeling that the proposed downtown boat slip facility would be better suited as a
recreational facility, as opposed to the existing Clearwater Municipal Marina which is
home to numerous excursion, tour, charter, and other vessels. To this end, we will focus
on analysis of the anticipated slip demand from pleasure craft in this section. The
potential for commercial operations at this boat slip facility site will be discussed in a
separate section of this report.
The following tables present the total amount of registered boats and percent change in
each vessel class (2-5) for the State of Florida, and for Pinellas, Hillsborough, Pasco,
and Polk Counties for the years 2001 and 2005.
Table 1: Vessel Reoistration, State of Florida
Vessel Size 2001 2005 Percent Chanoe
Class 2 (26'-39'1101) 64,710 78,028 20.58%
Class 3 (40'-64'1101) 11,359 13,293 17.03%
Class 4 (65'-109'1101) 553 744 34.54%
Class 5 (110' and over) 40 68 70.00%
Total 76,662 92,133 20.18%
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Clearly, all classes of pleasure craft shown above are growing rapidly. In fact, this
growth is outpacing the population increase in the state, which was 8.8% from 2001 to
2005. The number of mid- to large-size vessels (Classes 2-5) is increasing substantially
in terms of percentage, but these vessels still comprise a relatively low portion of all
pleasure craft, 16% for these vessel size categories.
In Pinellas County boat registrations (Classes 2-5) have increased from 2001-2005,
though below statewide averages. The strongest growth in terms of percentages has
been in Classes 4 and 5, however the total increase in vessels in these classes has
been relatively small in terms of number of boats (8 vessels).
T bl 2 V
I R . t f p. II C t
a e esse e~us ra lon, me as oumy
Vessel Size 2001 2005 Percent Change
Class 2 (26'-39'11 ") 5,488 6,307 14.92%
Class 3 (40'-64'11 ") 855 985 15.20%
Class 4 (65'-109'11") 25 31 24.00%
Class 5 (110' and over) 1 3 200.00%
Total 6,369 7,326 15.03%
Boat registration data and trends for the other three Secondary Market Counties and the
combined totals for all four counties are presented below:
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istration, Hillsborou h Count
2001 2005 Percent Chan e
2,461 3,201 30.07%
423 590 39.48%
20 32 60.00%
4 3 -25.00%
2,908 3,826 31.57%
a e esse egis ra Ion, asco ounty
Vessel Size 2001 2005 Percent Change
Class 2 (26'-39'11 ") 900 1,210 34.44%
Class 3 (40'-64'11 ") 66 98 48.48%
Class 4 (65'-109'11") 1 5 400.00%
Class 5 (110' and over) 0 0 0.00%
Total 967 1,313 35.78%
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I R . t f P
C t
a e esse egis ra Ion, 0 oumy
Vessel Size 2001 2005 Percent Change
Class 2 (26'-39'11 ") 539 716 32.84%
Class 3 (40'-64'11 ") 94 171 81.91%
Class 4 (65'-109'11 ") 5 6 20.00%
Class 5 (110' and over) 1 1 0.00%
Total 639 894 39.91%
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I R . t t' P Ik C t
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Comparing the four counties, total pleasure craft registration in Pine lias County is by far _
the highest, accounting for 55% of the four-county total. However, the growth rates are .
higher in each of the other three counties overall, and in nearly all individual vessel
classes.
Combined totals for the above-mentioned counties are presented in the below table.
Table 6: Vessel Registration for Hillsborough, Pasco, Pinellas,
and Polk Counties
Vessel Size 2001 2005 Percent Change
Class 2 (26'-39'11 ") 9,388 11 ,434 21.79%
Class 3 (40'-64'11 ") 1 ,438 1,844 28.23%
Class 4 (65'-109'11 ") 51 74 45.10%
Class 5 (110' and over) 6 7 16.67%
Total 1 0,883 13,359 22.75%
Figure 2: Vessel Registration, Class 2-5, 2001 vs. 2005
10,000 - -- -----..
8,000 7,326 102001 .2005 I
6,000
4,000
2,000 639 894 e
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Pinellas Hillsborough Pasco Polk
This strong growth appears favorable for the development of a new municipal boat slip
facility in Clearwater. There has been an increase of 2,476 registered vessels in
Hillsborough, Pasco, Pinellas, and Polk Counties between 2001 and 2005, nearly 1,000
of which are in Pinellas County.
Population Statistics
From 2001 to 2005, the population of Florida grew from 16,350,565 to 17,789,864, a
growth rate of approximately 8.8%.
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19,000,000
18,500,000
18,000,000
17,500,000
17,000,000
16,500,000
16,000,000
15,500,000
15,000,000
Figure 3: Population, State of Florida, 2001-2005
17,789,864
2001
2002
2003
2004
2005
In the secondary market, Pinellas County, Hillsborough, Pasco, and Polk Counties, the
population increased from 2,800,998 to 3,032,161, or 8.3% (US Census Bureau).
Figure 4: Population: Pinellas, Hillsborough, Pasco, and Polk Counties, 2001-2005
3,100,000
3,050,000
3,000,000
2,950,000
2,900,000
2,850,000
2,800,000
2,750,000
2,700,000
City of Clearwater
3,032,161
2001
2002
2003
2004
2005
From 2000 to 2005, the population in the City of Clearwater increased from 108,787 to
110,831, for a growth of 1.9% (US Census Bureau, City of Clearwater). This is a much
lower rate than for the State of Florida (8.8%), yet city growth outpaced the growth rate
for the remainder of Pinellas County, which was only 0.3%.
Though population growth was somewhat slow in Clearwater in Pinellas County, positive
growth is a good indicator for the need for public water access. Coupled with the
population growth in the surrounding counties and strong growth of boat registrations in
the area the need for additional boat slips in the area is evident.
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Percentage of Population with Registered Boats
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Comparing the number of registered boats against the population for a given area is a
telling indicator of the popularity of boating in a given area and may be used to help
estimate future boat registration levels and slip demand.
In 2001the percentage of registered pleasure boats (Class 2-5) vs. the population for
Hillsborough, Pasco, Pinellas, and Polk Counties was as follows. Such information for
the State of Florida is also presented.
Ta e 7: 01 Boat Re~:listration vs. Population
County Population Reaistered Pleasure Boats (Class 2-5) Percent
HiIIsborough 1,026,149 2,908 0.28%
Pasco 359,313 967 0.27%
Pinellas 923,570 6,369 0.69%
Polk 491,966 639 0.13%
Florida 16,350,565 76,662 0.47%
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The percentages for 2005 are have increased and are presented below:
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Table 8: 2005 Boat Reaistration vs. Population
County Population Reaistered Pleasure Boats (Class 2-5) Percent
HiIIsborough 1,132,152 3,826 0.34%
Pasco 429,065 1,313 0.31%
Pinellas 928,032 7,326 0.79%
Polk 542,912 894 0.16%
Florida 17,789,864 92,133 0.52%
Pinellas County clearly boasts a higher percentage than the other counties indicated and
the State of Florida. This is indicative of the popularity of boating in the area and the
presence of larger vessels (over 26-ft.) which may require wetslip mooring. The across-
the-board increase of the percentage of boat owners among the population in the project
region is a clear indicator of the popularity and growth of boating recreation in the project
area.
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Demographic Overview
There are several demographic indicators that otten correlate to boat ownership and the
need for boat storage. These include median household income, age, level of
education, and home ownership.
Median household income is a barometer of comparative disposable income that may be
spent on boat use/purchase/storage. The percentage of the population over the age of
65 may be indicative of second-home owners/retirees with higher net worth and thus
more disposable income. The percentage of population holding a Bachelor's degree or
higher is an indicator of potential earning power. Home ownership demonstrates higher
net worth and corresponds with other wealth indicators. The following table identifies
these demographic data for the City of Clearwater, the four counties in the secondary
market, and the State of Florida.
Table 9: Demographic Data for Clearwater, Pinellas, Hillsborough, Pasco, and Polk
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Counties, and the State of Florida (US Census Bureau)
Median Household % Pop. % Holding Home
Bachelor's or
Income over 65 Higher Ownership
City of Clearwater $36,494 21.5% 23.9% 62.1%
Pinellas County $37,111 22.5% 22.9% 70.8%
HillsborouQh County $40,663 12.0% 25.1% 64.1%
Pasco County $32,969 26.8% 13.1% 82.4%
Polk County $36,036 18.3% 14.9% 73.4%
State of Florida $38,819 17.6% 22.3% 70.1%
NMMA Correlation
The National Marine Manufacturers Association (NMMA) publishes statistics about boat
owners that can lend additional insight as to the fertility of the markets for the proposed
boat slip facility in Clearwater.
The NMMA indicates that the median household income for all boat owners is between
$50,000 and $74,000. New boat owners average from $75,000 to $99,000. This is
clearly higher than the average presented above for all areas, but indicates that higher
median household incomes will likely produce more new boat purchasers.
The median age for boat owners is 48-49. This is also the median age for new boat
owners, whereas pre-owned boat owners average 46-47 years of age. This suggests
that with age comes greater disposable income available to purchase a more expensive
new boat versus a pre-owned boat.
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The percentage of boat owners who also are college graduates is listed at 46% in
NMMA literature. This figure is 55% for new boat owners and only 42% for those with
pre-owned boats. This indicates the likelihood of additional disposable income available
with higher levels of education and the application of this disposable income to boat
ownership.
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Among boat owners, 98% are also homeowners, showing that they are in a stronger
financial position to be able to afford luxury items such as boats.
According to the US Census Bureau, in 2000 Clearwater boasted the highest median
age for US cities with a population of 100,000 or more (41.8 years). This is a positive
indicator for boat ownership despite only 21.5% of the population over the age of 65,
indicating a mature but more active boating market base. While the median household
income and percentage of home ownership are below area averages, level of education
among Clearwater residents is relatively good.
Existing Marina Facilities
In an effort to better understand the existing market for boat slips in the project area
A TM visited several existing marina facilities in and around Clearwater to assess facility
offerings, condition, rates, occupancy, slip sizes, and boat types. When possible, A TM
met with marina facility operators/managers to discuss operational status, occupancy
trends, and the demand for boat slips in the area. Further, information for each facility
was gathered and facility condition was documented via digital photography. A
summary of this information is provided in the Appendix of this report. General
observations of each facility visited/profiled by A TM are presented below.
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Clearwater Facilities
ATM visited the Clearwater Municipal Marina, the Island Yacht Club Condo Association,
and the Chart House Suites and Marina in Clearwater. Occupancy rates at each of
these facilities were high (85-100%) and slip lease rates ranged from -$4.50 to $12.25
($/ft./mo.). Slip sizes ranged from 20 to -100 ft., and all facilities utilized fixed timber
piers. Each was in fair to good condition.
Dunedin Facilities
Facilities visited in Dunedin included Pirate's Cove Marina, Marker 1 Marina, and the
Dunedin Municipal Marina. Pirate's Cove Marina is a drystack that is in fair condition
with 100% occupancy. Vessel sizes range from 18-30ft. and rates are -$10/ft./mo.
Marker 1 Marina offers both wetslip mooring and drystack storage. The facility is in good
condition with high occupancy. The wetslip portion of the boat slip has been slated for
refurbishment. Rates range from $10.50-$12.50/ft./mo. Lastly, the Dunedin Municipal
Marina offers 194 fixed timber docks in a quiet, relaxing setting. Occupancy is at 100%
and rates range from $5.00-$7.00/ft./mo. Rates are lower at this facility because,
according to Harbormaster Bill Frantz, "the facility is operated as an amenity to the
community." The facility is clean and in fair/good condition.
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St. Petersburg Facilities
In St. Petersburg, A TM visited The Harbourage Marina, St. Petersburg Municipal, and
Blind Pass Marina. The Harbourage offered floating concrete docks and was in
fair/good condition. The facility was at full occupancy and charged an average of
$12.35/ft./mo. for slip space. Slip sizes ranged from 30 to over 100 ft. The average size
vessel was in the -40-ft. range.
St. Petersburg Municipal offered fixed concrete piers in a protected basin. The facility is
full with a lengthy waiting list. Ron Williams, the Marina Supervisor at this facility,
indicated that by far 40 and 45 foot slips were in the greatest demand. Slip sizes ranged
from 25-100 ft. and slip lease fees ranged from $4.00 to $12.00 ft./mo. depending on
boat size, slip location, and resident status. A large number of the boats at St.
Petersburg Municipal were live-aboards.
Blind Pass Marina is a smaller marina facility in the St. Petersburg area and is typical of
the many older "mom & pop" style marinas in the project region. The facility offers older
fixed timber piers and provides very tight fairways. The marina is at or very near full
occupancy, however, and commands slip rates of $12.50/ft./month.
Other Facilities
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Other area marina facilities visited included: Gulfport Municipal Marina, Holiday Inn
Harbourside in Indian Rocks Beach, Largo Intracoastal Marine in Largo, and Madeira
Beach Municipal Marina.
Gulfport Municipal is a nice, well-kept facility in Gulfport, Florida. The marina offers 250
fixed-timber wetslips for vessels ranging from 30-45ft. in length. Occupancy was 90-
100% and mixed between sailboats and powerboats. Rates range from $8.00-
$9.00/ft./month.
Holiday Inn Harbourside is located in Indian Rocks Beach and offers 50 fixed-timber
slips for vessels from 50-75ft. in length. The marina is full with a waitlist. Rates are
$12.25/ft./month. The marina is adjacent to a bustling Holiday Inn resort and provides
docking for mostly powerboats, including 10 charter vessels and rental boats.
Largo Intracoastal Marine is adjacent to Holiday Inn Harbourside in Largo. The facility
offers drystack storage for vessels from 19-36 ft. and boasts extremely courteous staff,
led by Mr. Rolly Singson, the General Manager of the marina. Drystack facilities are in
fair condition and rates range from $9.50 to $14.00 ft./mo. Marine service is also
provided on-site.
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Madeira Beach Municipal Marina, under the supervision of Capt. David Marsicano, offers
92 fixed-timber slips from 20-55 ft. in length. The facility is in fair condition, though at
100% occupancy. Rates are low at $7.50/ft./mo. Fuel and upland storage are also
offered. Paulette Cohen, Community Development Director for the City of Madeira
Beach, indicated conceptual plans to full renovate the marina facility and incorporate
drystack storage on-site.
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Condominium Trends
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A TM observed a significant trend in the Clearwater area during our site reconnaissance
for this project/visitation of area marina facilities - numerous beachfront and waterfront
properties in the area were closing and being slated for the development of
condominiums. This included numerous properties that are currently or have historically
been used for marina and/or marine services. While often lucrative for the sellers of
waterfront property, the result is all too often a loss of publicly available boat slips.
Specific examples observed in the Clearwater area are the closure of the Clearwater
Bay Marina, closure of Ross Yacht Sales, and closure of High & Dry Marina.
Condominiums are being developed on each of these sites. Many of the hotels/motels
on and adjacent to Clearwater Beach are also succumbing to this trend.
Another specific example of the loss of public slips to private/condominium development
near Clearwater is the situation at the Landing at Tarpon Springs. During ATM's
telephone interviews with area marina operators, officials at this facility indicated a plan
to sell the marina to the County that was thwarted when developers offered a much
higher amount for the facility than the county.
The County's appraisal of the property was based on historic and potential future use of
this site as a marina facility; the developer's appraisal focused on the highest and best
use of the property. The concept of highest and best use is defined as follows:
The reasonably probable and legal use of vacant land or an improved
property, which is physically possible, appropriately supported, financially
feasible, and that results in the highest value. (From: Appraisal Institute,
The Dictionary of Real Estate Appraisal, 3ed. 1993).
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Marinas can be economically viable businesses but often do not compete financially with
other developments such as condominiums. That seems to be the issue in and around
Clearwater. Thus, the need for public boat slips is much more pronounced.
Community leaders in Pinellas County have recognized this trend and developed a task
force to monitor this situation and develop strategies to maintain boating access in the
county. The vision for the Pinellas County Boating Access Task Force is: "To provide
the greatest possible access to Pinellas County waters for both recreational and
commercial boaters, while protecting the integrity of natural resources, and enhancing
the County's reputation as the preeminent boating/diving/fishing center of Florida."
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The Task Force has documented a loss of 341 wet slips and 960 drystack racks in
Pinellas County from 1996 to 2005. Several potential strategies were also developed by
the Task Force to help preserve boating access in the area. These included:
. Acquisition of existing marinas and/or development rights
· Public-Private Partnerships to facilitate new or improved boat access
. Changes in the County's Future Land Use Map/Plan
. Implementation of a no-net-slip-Ioss policy
. Development of special zoning districts to protect water-dependent
uses/water access
. Tax deferrals for marinas
Clearly this is a critical issue on a County-wide basis. The development of new public
boat slip facilities in Clearwater will likely not stop or reverse the trend of slip loss in the
area but will certainly help to offset losses and provide water access to the citizens of
Clearwater and surrounding areas, enabling the continued enjoyment of the area
waterways for numerous boaters.
Transient Boaters
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. The proposed project location lies on the Gulf Intracoastal Waterway (GIWW) in
downtown Clearwater. The GIWW extends about 1,300 miles from Carrabelle, Florida
(South of Tallahassee) to Brownsville, Texas. A non-contiguous section of the waterway
connects Tampa Say with the Okeechobee Waterway. The GIWW begins at Mile Zero
at the mouth of the Caloosahatchee River, where the Okeechobee Waterway ends. The
GIWW runs 150 miles north to Anclote Keys through a narrow channel. More
challenging to navigate than its Atlantic counterpart because it has more bends and
angles, the waterway breaks off and becomes discontinuous until Carrabelle, Florida. At
Carrabelle, the GIWW starts back up and continues westward on to Brownsville, Texas.
Due to location on this recognized boating route, the potential for transient boater
demand at the proposed facility is good. This may include local boaters stopping for an
evening or boaters hopping from port to port on the GIWW. Proximity to restaurants and
shopping in downtown Clearwater will be a major factor in realized transient traffic.
The typical (non-local) transient boater will be traveling in a larger vessel, either sailor
power. Bill Franz at the Dunedin Municipal Marina estimated the average transient
vessel visiting his facility was 32 feet or longer. Wes of Tierra Verde Marina considered
40-50 ft. the most common size boat that he sees among long distance transients. Local
transients may utilize vessels of various sizes and types. Also, the potential for transient
megayacht traffic is evident and discussed later in this report.
During interviews with various marina operators and dockmasters, in-state transients
typically hail from Ft. Myers to the south and Crystal River to the north. Out-of-state
transients were from places "all over"- Texas, Louisiana, Michigan, and the Bahamas to
name a few. Area marina managers indicated that winter is the prime season for
transient boaters, December through May (non-hurricane season).
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DEMAND FORECAST
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The population of Clearwater increased by over 10% from 1990 to 2000. Recent
population estimates by the US Census Bureau indicate that the population level is
stabilizing or increasing slightly. The population of Pinellas, Hillsborough, Pasco, and
Polk Counties is growing at a faster pace. Boat registrations in these areas are also
increasing. At the same time the available public slip space for mooring vessels is
decreasing at an alarming rate. Thus, the need for additional public boat slips is evident.
Demand Projections
In an effort to examine the potential demand for wetslips in the project region, population
projection trends developed by BEBR/University of Florida were paired with the
percentage of registered boaters in the area. This analysis yields a projection of
registered vessels for the project area, which includes the secondary market counties
and the City of Clearwater.
Table 1 rOjecte Registered essels
Year 2001 2005 2010 2015 2020
Population/Estimate 2,800,998 3,032,161 3,262,101 3,484,127 3,703,501
% PoP. w/ Reqistered Boats (Class 2-5) 0.39% 0.44% 0.44% 0.44% 0.44%
Total/Proiected Req. Boats (Class 2-5) 10,883 13,359 14,353 15,330 16,295
Cumulative Additional Vessels 994 1,971 2,936
o P .
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As is shown above, the potential increase in the number of boats registered in the
project area in the coming years is substantial. Further, we believe these projections are
conservative. We have held the percentage of the population with registered boats in
these size classes stationary. As presented previously, this percentage increased from
2001-2005 for the counties identified in the Secondary Market for this project.
This anticipated increase in the number of registered boats bodes well for boat slip
development in the area. Adding to the potential for a new boat slip facility in Clearwater
is the documented loss of public boat slips in Pine lias County. A documented loss of
-1300 wetslips/drystack storage spaces from 1996-2005 was reported by the Pinellas
County Boating Access Task Force. Slips that are lost or converted to private use must
be offset by the development or opening of new public slips to maintain public access to
the water, especially as more residents and boaters are coming to the water in the area.
Based on these trends and the spatial constraints of the proposed project site, the goal
of slip maximization is indicated. The number of slips at the proposed site should be
maximized to provide space for as many vessels as possible. This number was
indicated at 138 slips previously and -129 recently (due to bridge offset considerations).
It is anticipated that the absorption period will be extremely short. Currently, there are
-18 Clearwater residents on the waiting list for slips at the existing Clearwater Municipal
Marina. Twenty-five non-residents and seven commercial vessels are also on this list.
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Other area marina facilities also boast healthy wait lists for slips. The proposed facility
provides access to adequate parking and immediate access to the GIWW. Provided
adequate amenities are provided and dock construction is of high quality, the proposed
facility will be well positioned to be successful.
Slip Mix
The arrival at an optimum slip size and mix for a boat slip facility at the project site is a
critical element in design and planning. In developing this proposed mix of slips for this
project, ATM analyzed occupancy of numerous area marina facilities to document typical
boat sizes and types as well as boat slip characteristics. Further, interviews with several
area marina operators/managers were conducted to determine trends in slip leasing with
regard to general demand, occupancy, and boat sizes. Also, an overview of boat
registration statistics for Pinellas, Hillsborough, Pasco, and Polk Counties was
conducted to analyze trends with respect to the size of registered vessels. Area boat
dealers were also interviewed to determine trends in boat sales with respect to vessel
type and size.
Boat Registration
The following is the distribution of Registered Pleasure Vessels for Hillsborough, Pasco,
Pinellas, and Polk Counties in 2005 (Classes 2-5).
Table 11: Vessel Size Distribution
Number of Percentage of
Vessel Class Vessels Total
2 (26'-39'11") 11 ,434 85.59%
3 (40'-64'11 ") 1,844 13.80%
4(65'-109'11") 74 0.55%
5 (110' and over) 7 0.05%
As might be expected, the number of registrations in these size classes is skewed
toward smaller vessels. This is a typical distribution observed in boat registration figures
and is indicative of the relative cost to own and maintain a larger vessel: as vessel cost
increases, there are a proportionally smaller number of potential boat owners who may
afford such a craft.
Note: Vessels in classes A-1, A-2, and 1 (Under 12' to 25'11 ") are not shown, because
the vast majority of these craft will not require wetslip storage. Owners of some vessels
in this class may desire wetslip berthing, but many of these boats are trailerable or better
suited for drystack storage.
Table 11 generally indicates that a large portion of the slips at the proposed downtown
Clearwater boat slip facility should accommodate class 2 vessels. To refine the
proposed slip mix number further, A TM conducted a cursory analysis of the City's
waiting list at the existing municipal marina.
15
City Wait List Analysis
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As of April 19, 2006, the City of Clearwater had 19 vessels on a waiting list for a boat slip
at the existing municipal marina. Slip demand from these vessels indicated desired slip
lengths of 23-70 ft. It is noted that the City's waiting list indicates the minimum and
maximum slip length each potential customer is willing to lease. A customer may be
willing to lease a larger slip than required simply to procure slip space. The distribution
of slip size demand per the City's waiting list is presented below:
T bl 12 51" W.t L. to. t .b f
a e Ip al IS IS n U Ion
Std. Commercial Slip Number Group
Minimum Vessel Size Size Vessels Percentage Percentage
(in feet) (in feet)
23 25 2 11.11% 11.11%
26 1 5.56%
28 30 1 5.56% 22.22%
30 2 11.11%
33 35 1 5.56% 16.67%
35 2 11.11%
." +. -to. 1 , ,s~:5j)%
"", :t.t< ~:___':: 1.6.61%
fJZ " 40 1 .i~~q%
40 1 '5.$6% ,
46 1 5.56%
49 50 1 5.56% 27.78%
50 3 16.67%
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This table indicates local demand from Clearwater residents for slips in the 25-50 foot
range, with an emphasis of 30 foot slips and 50 foot slips. Below is the distribution of
slips at the existing municipal marina.
Table13: 51" 0" t .b f
IP IS n U Ion a XIS Ing earwa er I
Slip size Number of Percentage of
(ft.) Slips Total
20 1 1.39%
21 1 1.39%
23 7 9.72%
30 2 2.78%
33 12 16.67%
35 3 4.17%
J6 3 4.17%
44 6 8.33%
46 33 45.83%
70 2 2.78%
100 2 2.78%
t E "f CI
t C'ty Marina
The large portion of slips at the existing facility is 46 feet in length, with a significant
portion in the 30-40 foot range. Few wetslips smaller than 30 ft. are provided, which is
not atypical due to the trailerable nature of vessels in this size range. Larger slips are
also fewer, which is consistent with boat registration distribution.
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Anticipated Vessel Types
Anticipated vessel types, discussed below also factor in to the development of slip mix.
Based on ATM's observation of area marina facilities, boating trends in the area, and
typical boat uses in the Greater Clearwater area, we anticipate that three boat types will
be prevalent in the proposed downtown Clearwater boat slip facility: Cruisers, Sailboats,
and Sportfishing vessels. The following provides general information on each type:
Cruisers
Sailboats
.
-~
.. ,--;: -'iI: - ----
.........,..
Soortfishers
.
Anticipated Size (LOA):
30-55-ft.
Anticipated Size (LOA):
30-50ft.
Anticipated Size (LOA):
35-50ft.
17
Cruisers
.
Cruising vessels are motoryachts used to do what their name implies, cruise the
waterways. Ranging from 20 ft. to over 50 ft. these vessels occupied a notable portion
of area boat slips. ATM also observed the inventory at Galati Yacht Sales in St.
Petersburg. Vessels there ranged from -30 ft. to 52 ft. in length, with a majority in the
30-40 ft. range.
Sportfishers
Sportfishers are luxury offshore fishing boats, typically used to travel long distances to
fishing grounds. While sportfishers can range up to over 80 ft., the calm Gulf waters and
relative proximity of the fishing grounds do not dictate the need for these large sized
vessels. A TM observed sportfishers in the project area from 30 to 55 feet. These boats
generally require wetslip storage due to size/weight.
Sailboats
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The Gulf Coast of Florida area offers excellent sailing conditions, and many sailboats
were observed, particularly in the St. Petersburg area. This is likely due to the proximity
of protected sailing waters of Boca Ciega Bay. The Gulf of Mexico also provides
generally calm sailing waters for sailors. Most sailboats observed were in fair condition,
indicative of intermittent use. Sailboat sizes ranged from -20 ft. to over 50 ft., with the
most common sizes in the 30 to 40 ft. range. Wetslip mooring is generally required.
Vessel keels require substantial water depth.
.
Other vessel types observed in Clearwater included bay boats, flats boats, and center
console/kingfish boats. These are smaller craft, many of which are trailerable or
suitable for drystack storage. Though popular in the area, these vessels will likely not
require wetslip storage. This is primarily to avoid accumulation of bottom/algae/barnacle
growth on vessel hulls and may also have to due with storage costs. Trailering and
drystack storage are most often the preferable alternative for these vessels which may
range from -16-36ft.
Other considerations factoring in to the development of an appropriate slip mix at the site
include:
. Area marina managers such as Mr. Ron Williams at the City of St. Petersburg
indicate that slips in the 40-45 foot range are in the highest demand.
. Yacht dealers in the area indicate an average size cruiser of -35 feet with a
range of 28-52 feet.
. The need for some larger slips (75-ft. and greater) was noted by Mr. Dave
Kimmel, Marina Manager at the Holiday Inn Harbourside.
o
. Pine lias County boat registration showed the most growth among Classes 4
and 5 vessels (in terms of percentage) from 2001-2005; however, in terms of
overall vessel numbers in the area and total growth among registered vessels,
Classes 2 and 3 (26'-64'11 ") are clearly superior to the upper classes
.
18
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A TM reviewed all available information among several senior in-house marina planning
and design professionals. The proposed slip mix yields a variety of slip sizes that will
meet the needs of the market for wet slip mooring in Clearwater now and in the near
future.
The following is our proposed mix of slip sizes for the downtown boat slip project, based
on the spatial limitation of -129 boat slips:
Table 14 P
ropose ip IX or e Icated Boat
Slip Percentage of
Size Number Total
30 13 10%
40 26 20%
45 32 25%
50 45 35%
55 13 10%
129 100%
d sr M' f 0 d'
Slips
In addition to the number and size of dedicated slips indicated above, it is suggested that
the design engineer for the facility look into the feasibility of using the proposed outer
breakwater as side-tie mooring. This would allow for the flexibility to moor vessels of
various sizes, including larger vessels, at the facility.
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Finally, it is noted that the above slip mix is intended to provide a general design
guideline for the proposed project and may require slight modification to enable
appropriate boat slip facility design within the physical constraints of the site.
Regional Facility Rate Analysis
In an attempt to understand potential rate structure for the proposed boat slip facility at
Clearwater, A TM researched and compiled available rate information from comparable
facilities in the Clearwater area and throughout Florida. It is expected that the proposed
boat slip facility must be self-sufficient. As such the development of an appropriate rate
structure for the project that is in tune with prevailing market rates in the area and meets
the needs of the City is of great importance.
Many of the local municipal marinas (Clearwater, Dunedin, Gulfport, Madeira Beach)
offer the lowest rates of those surveyed by ATM, ranging from approximately $4.00 to
$8.00 per foot per month. Clearwater's residents enjoy the lowest rate at only $4.58 per
foot per month, but must incur additional parking expense. Two other marinas in the
immediate Clearwater area have monthly rates of $10.00 and $12.25 per foot per month,
facilities outside the immediate vicinity of Clearwater, but still in Pinellas/Hillsboro County
list slip rates ranging from $9.50 to $14.00, with most in the $10.00 to $12.50 range.
In an effort to better understand how the prevailing rates in the Clearwater area compare
to other areas of Florida, A TM compiled current slip rates from marina facilities
throughout the state. The results of this effort are depicted in the table below.
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RATES
FACILITY NAME FACILITY LOCATION Daily Weekly Monthly Yearly
<t $/ft/day $/ft/wk $/ft/mo $/ft/mo
0
ix: Lamb's Yacht Center, Inc. Jacksonville $2.00 N/A $9.00 $13.50
0
...J Beach Marine Jacksonville Beach $1.85 N/A $15.50 $12.50
u.
I- Camachee Cove Yacht Harbor S1. Augustine $2.25 $11.50 $22.72 $14.50
l/)
<t Conch House Marina Resort S1. Augustine $2.25 $11.50 $21.00 $14.50
w
J:
I- Palm Coast Resort Marina Palm Coast $1.75 $10.50 $15.00 $12.00
It:
0 Halifax Harbor Marina Daytona Beach $1.50 $9.00 $10.75 $8.25
z
Titusville Municipal Marina Titusville $1.30 $7.00 $12.00 $9.40
Average $1.84 $9.90 $15.14 $12.09
Table 15: Regional Facility Rate Structure
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RATES
<t FACILITY NAME FACILITY LOCATION Daily Weekly Monthly Yearly
0
ix: $/ft/day $/ft/wk $/ft/mo $/ft/mo
0
...J Old Port Cove Marina North Palm Beach $1.50 N/A $32.50 $17.80
u.
I- Sailfish Marina North Palm Beach $2.55 N/A N/A N/A
l/)
<t Radisson Bahia Mar Yachting Center Fort Lauderdale $1.25 N/A $32.20 $35.00
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J: $40.60
I- Hyatt Regency Pier 66 Marina Fort Lauderdale $1.45 N/A N/A
::::J
0 Miami Beach Marina Miami Beach $3.50 N/A $50.00 $20.00
l/)
Average $2.05 N/A $38.23 $28.35
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l/) RATES
>- FACILITY NAME FACILITY LOCATION Daily Weekly Monthly Yearly
W
~ $/ft/day $/ft/wk $/ft/mo $/ft/mo
<t
0 Mangrove Marina Key Largo Area $2.00 $8.00 $15.00 $13.50
a:
0 Key West City Marina Key West $2.20 N/A $32.50 N/A
...J
U. Average $2.10 $8.00 $23.75 $13.50
RATES
<t FACILITY NAME FACILITY LOCATION Daily Weekly Monthly Yearly
0 $/ft/day $/ft/wk $/ft/mo $/ft/mo
a:
0 City of For Myers Yacht Basin Fort Myers Area $1.53 N/A $27.50 N/A
...J
U. Naples $1.75 N/A N/A $12.00
I- Naples City Dock
l/) Tarpon Point Marina Fort Myers Beach $1.75 N/A $12.00 $10.00
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~ Burnt Store Marina Charlotte Harbor $1.75 $8.00 $13.50 $11.00
J:
I- $1.75 $8.75 $17.50 $14.25
::::J Marina Jack Sarasota
0 $2.75 $25.00 $18.00
l/) Longboat Key Moorings Sarasota N/A
Average $1.88 $8.38 $19.10 $13.05
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RATES
<( FACILITY NAME FACILITY LOCATION Daily Weekly Monthly Yearly
C $/ftIday $/ftIwk $/ftImo $/ftImo
a:
0 The Moorings at Carrabelle, Inc. Carra belle $1.50 $7.50 $18.00 $8.75
..J
LL $1.60 $9.50 $25.00 $8.50
I- Port St. Joe Marina Port St. Joe
1I'J Panama City Marina Panama City $1.50 $9.00 N/A $8.69
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3: Bay Point Marina Panama City $1.50 N/A N/A $9.00
:I:
l-
n: Bluewater Bay Marina Destin to Fort Walton Beach $2.00 $6.00 $15.00 $12.00
0
z Palafox Pier & Yacht Club Pensacola $1.50 $7.00 $16.00 $12.00
Average $1.60 $7.80 $18.50 $9.82
FLORIDA AVERAGE
I $1.86 I $8.71 I $20.84 1$14.60 I
Monthlv Rates
Focusing on monthly rates of boat slips along the Gulf Coast, only a few have
comparable rates to those observed in Clearwater, Tarpon Point and Burnt Store. All
others range between $15.00 and $27.50. Those in the southeast and Florida Keys
regions are able to command much higher rates, up to $50.00 per foot per month at the
Miami Beach Marina. Marinas in the northeast region however, command the lowest
rates, many of which are similar to Clearwater-area marinas but all are still above the
current rates at the Clearwater Municipal Boat Marina.
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Daily Rates
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Analysis of the above data indicates that over half of the facilities investigated charge
daily rates between $1.25/ft/day and $1.75/ft/day as illustrated in the graph below:
Figure 5: General Daily Rate Distribution Among Florida Marinas
Daily Rates Charged
$2.51 - $2.75
$2.75+
$2.01 - $2.25
$1.51-$1.75
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Generally, discounts are given to those willing to sign long-term lease agreements for
wetslips. The figure below illustrates the average discounts for the marinas depicted in
Table 15.
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1;
0:
:0-
S 5" $40.00
c c
o 0
:Ii E
~S
~ - $30.00
"
'"
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Figure 6: Long Term Rate Discount
Regional Average Long-term Rate Discount
$60.00 -.--........-.--........--...---..---.-.------....-....-.....--...-...-----..-1
$50.00
$20.00
$10.00
$0.00
Daily
Weekly
Monthly
Yearly
By examining the nearly 40 marinas throughout Florida, a slip rate of $4.58 per foot per
month for Clearwater residents is by far the lowest rate. While there are additional
revenue sources/slip fee considerations, such as dock box rentals and parking fees, it is
anticipated that the proposed boat slip project for downtown Clearwater will be able to
command a much higher slip lease rate. Further, a higher rate will likely be necessary to
ensure the facility is self-sufficient.
Boaters are willing to pay more if the perceived value exceeds what they can get at other
marinas. A new boat slip facility in downtown Clearwater with premium-class floating
docks, appropriate wave attenuation, adequate parking, and proper amenities will
command a much higher rate than the existing municipal marina. Further, with the
number of boat slips decreasing in the area and the number of registered boats in
wetslip-appropriate size classes increasing, slips will be in demand.
A slip rate structure that is slightly higher than the area average is recommended for the
proposed facility. Monthly lease fees on the order of $12-$14 per fooUmonth would not
be inappropriate. Transient or daily lease fees may be on the order of $1.75-$2/ft./day.
Higher rates may be commanded if appropriate upland amenities are added in the
future.
23
USER PROFILE
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All boat-slip tenants, whether long-term slip holders from the City of Clearwater, short-
term slip holders from surrounding counties, daily transient boaters, or charter operators,
deserve to be treated as valued customers. In fact, modern boaters demand such
treatment. Attention to details and concierge-type services are imperative in a modern,
first-rate boat slip facility. Tenants will expect several key amenities and services.
Appropriately providing and locating these services is crucial to a boat slip facility's
success.
Though a majority of marinas in the Clearwater/Tampa/St. Petersburg area used fixed
docks, today's boaters often prefer the convenience of floating docks. Floating docks
provide a uniform, stable platform for boaters to access their vessels. Despite the
limited tide range in the area of the proposed project, floating docks are still a desirable
amenity that will enhance the marketability of the proposed boat slip facility and, if
properly designed, provide additional flexibility to accommodate wide variations in water
levels associated with storm events. This may extend the useful life of the marina
facilities.
Many commercially manufactured floating dock systems are available. These systems
may be constructed out of various materials, including: timber, concrete, and aluminum.
Typically, concrete systems are most expensive and require regular maintenance but
provide a stable feel and good aesthetic. Aluminum systems are generally slightly less
expensive and may be decked with a variety of materials, including timber. Timber
frame systems are generally least expensive and along with aluminum systems often
utilize plastic poly tub flotation. Timber systems provide solid performance with reduced
maintenance and can also be decked with a variety of materials.
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It is noted that composite floating dock systems such as those manufactured Walcon
Marine USA, Inc.@ also exist. Walcon utilizes concrete pontoon flotation with timber
decking. This provides the durability of concrete pontoons with the aesthetic of timber
decking.
Floating docks should be specifically designed to accommodate site-specific
environmental conditions. This may include the inclusion of wave attenuation
characteristics such as wider or deeper docks, wave fences, or specifically designed
wave attenuators. Today's leading dock manufacturers have the capability to
seamlessly integrate wave attenuating docks with dedicated or transient berthing space.
The following photos depict each of the floating dock systems mentioned above:
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"""'""....... - ---'
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Phot~ 1 - Bellingham Marine@ Concrete Floating Docks
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l /"j' r 'r' l t .\" "\ "\
Photo 2 - ShoreMaster@ Aluminum Frame Floating Dock with IPE Decking
25
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~ ~.:--
c.
1,.: 'f
Photo 3 - ShoreMaster@ Aluminum Frame Floating Dock with IPE Decking and Siding
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....
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-
Photo 5 - Charleston (SC) City Marina Megadock
Bellingham@ Marine Concrete Floating Dock/Wave Attenuator
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-:
....t:.....
'III"""'f'r-"'_
--
-r
..
~-
-"
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Photo 6 - Bristol Marina (SC)
ShoreMaster@ Aluminum Frame Floating Dock/Wave Attenuator
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Cost Ranqes for Floatina Dock Products
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Cost ranges as quoted by the manufacturer for the above-mentioned floating dock
products are as follows:
Sullivan Flotation@ - Standard dock $25-$27/square foot; Attenuator $40-$60/square foot
Bellingham Marine@ - Standard dock $40-$60/square foot; Attenuator -$70/square foot
ShoreMaste~ - Standard dock $40-$60/square foot; Attenuator $75-$80/square foot
Walcon@ -- Standard dock $40-$55/square foot; Attenuator $80-$11 O/square foot
All of the above prices represent conceptual cost ranges only and do not include anchor
piling. Pricing for wave attenuators is extremely site-specific due to variability in
environmental conditions and protection considerations/requirements.
Utilities - A new boat slip facility in downtown Clearwater should include appropriately
designed utilities to service long-term and transient vessels. This should include:
? High capacity, reliable shore power
? Dependable potable water
>- Marine sewage pump out
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? Satellite communications, Internet access
? Cable television and telephone (for fax) jacks may also be provided
Facility management must target customer service to tend to the needs of boaters, from
reception of lines for incoming vessels to providing assistance with provisioning,
restaurant reservations, and transportation between the slips, downtown amenities, and
the beach. Word of mouth travels quickly in the industry. Exceptional levels of service
can often overcome shortcomings in facility offerings.
Special Needs Boaters
Oversize Vessels
The market for providing berthing to oversize vessels or megayachts (100-ft. plus) in the
Clearwater area and at the project site on a long-term basis is limited. These vessels
tend to be highly transient and typically travel out of hurricane prone areas during the
storm season. However, Clearwater does provide an attractive location for transient
megayacht berthing.
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-
Clearwater/Tampa/St. Petersburg lie approximately midway between South Florida and
Mobile/Biloxi/New Orleans. South Florida, the Fort Lauderdale area in particular, is
recognized as a popular megayacht destination during the late fall/early winter months.
The yachts are coming back from Europe and the Northeast US after hurricane season
and generally headed south to the Caribbean. The Louisiana/Mississippi/Alabama coast
is home to a number of shipyards that perform service and warranty work on these
vessels. Thus, the greater Clearwater/Tampa Bay area provides an attractive mid-point
stopping destination.
While A TM observed few such vessels during our site investigation, marina operators
did mention significant transient megayacht traffic. This seemed to be concentrated in
St. Petersburg at the City of St. Petersburg Municipal Marina and Port of St. Petersburg.
City of St. Petersburg Marina Supervisor, Mr. Ron Williams, indicated 10-12 transient
megayacht visitations each year. ATM observed "Tatoosh," a 301'-8" megayacht owned
by Paul Allen (of Microsoft) moored at the Port of St. Petersburg during our field
reconnaissance for this project.
if/~'~ ~
~, ~ "'to.
. :'; ~-;
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Photo 7 - "Tatoosh" (301'-8" megayacht) moored at the Port of St. Petersburg
T atoosh was the 15th largest megayacht in the world in 2005. It is not expected that
vessels of this magnitude should be accommodated at the proposed Clearwater boat
slip facility. However, this does present an example of what is "out there" with regards to
larger vessels.
There are literally thousands of megayachts throughout the world today (Power &
Motoryacht Magazine). As evidenced in previously presented boat registration data,
most megayachts tend toward the minimum length (1 OO-ft.), rather than the opposite
extreme. Coupled with the location of the proposed facility and given adequate water
depth and facilities, the potential to berth small megayachts is evident.
-
While it is not envisioned that a boat slip facility at the project site will be the home port
to a significant number of megayachts, the proximity of the site to the GIWW and relative
29
blank canvas from which we are working, dictate that some flexible use areas be
included in the boat slip facility to service a small number of small to mid-size e
megayachts. When not in use for mooring larger vessels, this space may be occupied
by smaller craft.
Upgrading docks, cleats, utilities, etc. in a small area will likely not significantly impact
the design or cost of the boat slip system. This may be accomplished on the proposed
floating dock/wave attenuator system indicated in Wade-Trim's preliminary boat slip
facility layouts and similar to the previously discussed/presented examples in this report
(Charleston City Marina Megadock/Bristol Marina).
Sailboats
Sailing is a favorite pastime in the Greater Clearwater area. Moderate temperatures
coupled with good wind and vast expanses of open water in the Gulf equals great
sailing. Boca Ciega Bay and Tampa Bay offer more protected waters and are also
favorite locations for sailboaters. Many such vessels are moored throughout the project
region.
Though not immediately proximate to prime sailing waters (lack of available water
depths), it is envisioned that sailboats will make up a notable portion of wetslip takers at
the proposed project site. These vessels may range up to the above-mentioned 50 ft.
range. A sailboat in this range will require water depths of 14 ft. to properly
accommodate its keel. Sailboats typically require less shore power than do power
boats, but do share other amenity needs.
Charters
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Saltwater fishing is hugely popular in the Clearwater area. Whether chasing Blue Marlin
offshore in the Gulf or speckled trout and redfish inshore, the fishing is outstanding.
Numerous charter services are available. Many offshore charters originate from the City
of Clearwater's Municipal Marina. Inshore charters originate from nearly everywhere,
marinas and boat ramps alike, though recent red tide outbreaks have reportedly limited
this fishing opportunity.
Due to the proximity of the site to vacation destinations in the Clearwater area and the
downtown population center, it is not likely that the site will support a large charter fleet.
It is envisioned that the existing municipal marina at Clearwater Beach will remain the
primary area for charter activity. Currently there are roughly 60 charter/excursion
vessels at the City's Municipal Marina, ranging from deep sea fishing boats to Captain
Memo's Pirate Cruise.
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Photo 8 - Captain Memo's Pirate Cruise Coming into port
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Photo 9 - Charter Fishing Vessels
A TM interviewed several operators at the existing Clearwater Municipal Marina to gauge
interest and potential for tours/charters/excursions at a downtown boat slip facility. The
following is a summary of these interviews:
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Tom Cat II - This deep-sea fishing charter indicated that beach tourists make up a
majority of their clientele. Though their customers likely prefer to be by the beach, they
will go to where the boats are in order to fish. The potential for charter operations in
downtown Clearwater is good, according to the first mate of the Tom Cat II, provided
31
there are adequate water depths, upland amenities to support the charter fleet (such as
ice, restaurants, shops, etc.), and access and parking for the patrons.
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XTREME Watersports - This operation provides a variety of watersports recreation
opportunities from the Clearwater Municipal Marina, including: boat rentals, eco tours,
kayak trips, snorkeling, shelling, and fishing. ATM spoke with Captain Brian of Xtreme
regarding the potential for excursion operations originating from downtown Clearwater
and enjoyed a positive response.
According to Capt. Brian, boaters in the area are in need of a place to go. He feels that
a boat slip facility downtown could provide needed mooring space and another
destination or stopping point if appropriate upland amenities are provided such as a
unique restaurant or bar. He also feels there is a need for more transient boat slips in
the area for day cruisers and seasonal visitors. Captain Brian is a Clearwater resident
who would consider expanding his business to a downtown boat slip facility.
Clearwater Boat Rentals - Representatives felt that downtown may be a viable location
for their boat rental business. They indicated a need for foot traffic as this accounts for
approximately 50% of their sales. Once a downtown boat slip facility "gets going," it
would likely be a good location for their business.
Thriller 02 - Larry from this speedboat ride operation indicated that boat slips downtown
are a "no brainer." Excursion operations may be viable, but he would wait to see how
the recent rash of hotel-to-condo conversions affects his existing business.
Regardless, he feels a boat slip facility downtown should have a high-quality and well-
stocked ships store to accommodate occupants.
e
Show Queen - Representatives from this dinner/harbor cruise operator indicated the
potential for operations downtown might be viable. They indicated the parking situation
is an issue at the existing Municipal Marina and that this may be alleviated with a
downtown boat slip facility. Also, they mentioned that as more hotels are demolished or
converted into condominiums near the beach, the need for excursions downtown (near
available hotels) would become more evident.
Since the existing Municipal Marina in Clearwater is home to so many excursion vessels
and also proximate to Clearwater Beach, a prime tourist destination, it is recommended
that the existing marina remain the center for tour and excursion operations. The
proposed downtown boat slip facility may provide a more tranquil, secure setting for
residents of Clearwater and others to moor their vessels in a less congested,
recreational environment.
e
32
e
CONCLUSIONS AND RECOMMENDATIONS
Our findings indicate that an appropriately designed and developed wetslip boat slip
facility in downtown Clearwater would be successful. The demand for wetslips in the
Clearwater area is strong. This demand should continue into the future as more people
move to the area and flock to the waterways to enjoy various recreation activities.
Further, as has been documented, there is a disconcerting decrease in the amount of
publicly available boat storage opportunities in the project region. This indicates a
marked need for additional public boat slips to ensure continued access to the water for
City residents and visitors.
While intended to serve primarily as a resource for City residents, a boat slip facility
located in downtown Clearwater will likely be attractive to residents of Pinellas,
Hillsborough, Pasco, and Polk Counties as well. Much of this demand is anticipated to
be for annual lease slips. The potential to capitalize on transient boat traffic in the area
is also evident as the proposed site lies along the Gulf Intracoastal Waterway and
proximate to Clearwater Pass which provides clear access to the Gulf of Mexico.
e
The incorporation of floating docks on the proposed project will set the proposed facility
apart from all others in the Clearwater area and should enable the City to capture
appropriately higher slip lease rates. The facility must be first-class and offer
appropriate services and amenities to sustain higher rates in the long term. The
dwindling supply of boatslips in the project area should help the facility maintain rates as
well. It is recommended that the facility cater to private boaters. Excursion operations
should be maintained at the existing municipal marina near the beach.
As the area surrounding the proposed boat slip project continues to develop, the
potential for the site to become a destination for boaters will increase. The presence of
a new boat slip facility in downtown Clearwater will provide clear and easy access from
the Gulf Intracoastal Waterway to downtown amenities and attractions. As the boat slips
come on-line and planned upland improvements are implemented, transient boaters will
be drawn to the boat slips to visit, shop, and recreate in downtown Clearwater.
Slip-mix recommendations have been detailed previously but should include provision
for sailboats and powerboats ranging from 30-55-ft. Additional side-tie berthing areas
should be provided to provide flexibility in mooring and may allow the facility to
accommodate larger vessels. The proposed breakwater/wave attenuator for the facility
may provide such accommodation.
Slip demand warrants the maximization of the number of slips at the project site. Due to
site constraints, it is anticipated that the total number of wetslips that may be constructed
at the proposed site is -129 (not including side-tie mooring on outer breakwater). It is
likely that absorption of these slips will be rapid. Pre-leasing once construction has
commenced will help expedite the absorption process.
e
33
APPENDIX
e
e
e
34
r--
-
-
Chart House Suites and Marina
Clearwater Beach, Florida
Telephone:
727.449.8007
CONTACT INFORMATION
Address:
850 Bayway Boulevard
Clearwater Beach, FL 33767
Website:
www.charthousesuites.com
Water Location:
Approximately Y2 mile north of Clearwater Pass inlet, near Clearwater
Point
Dock Style:
Fixed timber
FACILITY INFORMATION
Number of Slips:
27
Slip LenQths:
30 ft. - 40 ft.
Water Depth:
3 ft.
Occupancy:
90%
Boat Types:
Sailboats, cruisers
Rates:
$12.25/ft./month
Utilities:
30/50 Amp
Fuel:
N/A
Amenities:
Laundry, pool, showers, ice
General Comments: Older facility in fair condition; quiet area; good parking
Clearwater Municipal Marina
Clearwater, Florida
Telephone:
727.462.6954
CONTACT INFORMATION
Address:
25 Causeway Boulevard
Clearwater, FL 33767
Website:
http://www.mvclearwater.com/oov/depts/marine aviation/ma facilities/Marina/index.asp
Water Location:
Approximately 1 mile north-northwest of Clearwater Pass inlet, just south
of Memorial Causeway
Dock Style: Fixed timber
FACILITY INFORMATION
Number of Slips: 220
Slip LenQths: 25 ft. - 125 ft.
Water Depth: 6 ft.
Occupancy: 100% (3 year wait list)
Boat Types: Sailboats, cruisers, many charters and excursions
Utilities: 30/50 Amp
Rates: $4.58/ft./month for residents; $7.55/ft./month for non-residents
Fuel: Gas & Diesel
Amenities: Laundry, showers
General Comments: Facility is in fair condition; center of local activity with a heavy emphasis
on charter and excursions; parking fees extra
2
Island Yacht Club Condo Association
Clearwater, Florida
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CONTACT INFORMATION
Telephone:
727.461.2315
Address:
200 Windward Passage
Clearwater, FL 33767
Website:
N/A
Water Location:
Approximately 1 Y<t mile north-northwest of Clearwater Pass inlet, just
north of Memorial Causeway
FACILITY INFORMATION
Dock Stvle: Fixed timber, Y2 covered
Number of Slips: 128
Slip LenQths: 20 ft. - 40 ft.
Water Depth: N/A
Occupancy: 85%
Boat Types: Cruisers, Sailboats
Rates: $10/ft/month sublease
Utilities: N/A
Fuel: N/A
Amenities: N/A
General Comments: Slips are privately owned; prices range from $60k to $400k
3
Pirate's Cove Marina
Dunedin, Florida
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Telephone:
727.733.1102
CONTACT INFORMATION
Address:
2400 Bayshore Boulevard
Dunedin, FL 34698
Website:
N/A
Water Location:
Approximately 2 miles east of Hurricane Pass
Dock Stvle: Drystack
FACILITY INFORMATION
Number of Slips: -200
Slip LenQths: 18 ft. - 30 ft.
Water Depth: N/A
Occupancy: 100%
Boat Tvpes: Cruisers, center consoles
Rates: $10/ft./month
Utilities: N/A
Fuel: N/A
Amenities: N/A
General Comments: Older facility reportedly for sale; fair/poor condition; operator said it may
be converting to condos
4
-
Marker 1 Marina
Dunedin, Florida
Telephone:
727.733.9324
CONTACT INFORMATION
Address:
343 Causeway Boulevard
Dunedin, FL 34698
Website:
www.marker1.com
Water Location:
Approximately 1 % miles east of Hurricane Pass, just southeast of
Causeway Boulevard Bascule Bridge
FACILITY INFORMATION
Dock Style:
Fixed timber & drystack
Number of Slips:
-275
Slip LenQths:
18 ft. - 75 ft.
Water Depth:
6 ft.
Occupancy:
95%
Boat Types:
Cruisers, sportfishers, sailboats
$10.50/ft/month - $12.50/ft/month
Rates:
Utilities:
30/50 Amp
Fuel:
Gas & Diesel
Amenities:
Restaurant adjacent
_ General Comments: Facility proposed to undergo renovations soon
5
Dunedin Municipal Marina
Dunedin, Florida
Telephone:
727.733.9324
CONTACT INFORMATION
Address:
51 Main Street, Suite 1
Dunedin, FL 34698
Website:
htto://www.dunedinqov.com/home.asox?oaqe-deoartments/LeisureServices/marina&title-Marina
Water Location:
Approximately 3 miles south-southeast of Hurricane Pass in Clearwater
Harbor; east of channel marks #4 and #5
FACILITY INFORMATION
Dock Stvle: Fixed timber
Number of Slips: 194
Slip LenQths: 18 ft. - 60 ft.
Water Depth: 5 ft.
Occupancy: 100%
Boat Tvpes: Sailboats, cruisers
Rates: -$5.00 to $7.00
Utilities: 30/50 Amp
Fuel: N/A
Amenities: Restrooms, showers (old), restaurant and convenience store within
walking distance
General Comments: Fair/good condition; serene; operated by the City as an "amenity to the
community"
6
The Harborage Marina
St. Petersburg, Florida
Telephone:
727.821.6347
CONTACT INFORMATION
Address:
1110 3rd Street South
St. Petersburg, FL 33701
Website:
www.harboraqemarina.com
Water Location:
Western Tampa Bay, approximately 14 miles north of the Southwest
Channel entrance into the bay, just south of airport
FACILITY INFORMATION
Dock Style: Bellingham floating docks
Number of Slips: -300
Slip LenQths: -30 ft. - 200 ft.
Water Depth: 12 ft.
Occupancy: 100%
Boat Types: Sailboats, cruisers
Rates: 36 ft. = $444.95/month; 40 ft. = $494.38/month; 44 ft. = $543.82/month;
etc. up to -200 ft.
Utilities: 30/50/100 Amp
Fuel: Gas & Diesel
Amenities: Laundry, showers, pool, clubhouse, security, breakwater
General Comments: One of the larger facilities in the area; slips are rented by size on a 12-
month contract basis only.
7
St. Petersburg Municipal Marina
St. Petersburg, Florida
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CONTACT INFORMATION
Telephone:
727.893.7329
Address:
300 2nd Avenue SE
Website:
http://www.stpete.orq/marina.htm
Water Location:
Western Tampa Bay, approximately 15 miles north of Southwest
Channel entrance into the bay, just north of airport
FACILITY INFORMATION
Dock Stvle: Fixed concrete piers
Number of Slips: 612
Slip Lenqths: 25 ft. - 100 ft.
Water Depth: 10ft.
Occupancy: 100% (450 boat waiting list)
Boat Tvpes: Sailboats, cruisers (many Iive-aboards)
Rates: -$4.00/ft./month to -$12.00/ft./month (dependant upon boat size, slip
location, and resident status, monthly rentals
Utilities: 30/50 Amp
Fuel: Gas & Diesel
Amenities: Restaurant, ships store, laundry, showers, etc.
General Comments: Nice large facility with many amenities easily accessible
8
Blind Pass Marina
St. Petersburg Beach, Florida
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CONTACT INFORMATION
Telephone:
727.360.4281
Address:
9555 Blind Pass Road
St. Petersburg Beach, FL 33706
Website:
www.blindpassmarina.com
Water Location:
Turn west at Market #9 on ICWW between Corey Causeway and
Treasure Island Causeway
FACILITY INFORMATION
Dock Style:
Fixed timber
Number of Slips:
69
Slip LenQths:
30 ft. - 55 ft.
Water Depth:
7 ft.
Occupancy:
100%
Boat Types:
Center consoles, sailboats
Rates:
$12.50/ft./month
Utilities:
30 Amp
Fuel:
N/A
Amenities:
Adjacent restaurant and pub
_ General Comments: Fair/poor condition; some boat lifts and charters
9
Gulfport Municipal Marina
Gulfport, Florida
-l
Telephone:
727.893.1071
CO NT ACT INFORMATION
Address:
4630 29th Avenue South
Gulfport, FL 33711
Website:
http://www.ci.qullport.ll.us/CityDepartments/LeisureServices/MarinalMarina.htm
Water Location:
Approximately 1 Y2 miles north of 54 Ave S bridge
FACILITY INFORMATION
Dock Stvle: Fixed timber
Number of Slips: 250
Slip LenQths: 30 ft. - 45 ft.
Water Depth: 7 ft.
Occupancy: 90% - 100%
Boat Types: Sailboats, cruisers
Rates: -$8.00 - -$9.00; slip rentals; dependant upon slip size
Utilities: 30/50 Amp
Fuel: Gas & Diesel
Amenities: Ships store, showers, security
General Comments: Fair condition; ramp; good parking
10
Holiday Inn Harborside
Indian Rocks Beach, Florida
CONTACT INFORMATION
Telephone:
727.595.9484 (X 7020)
Address:
401 Second Street
Indian Rocks Beach, FL 33785
Website:
www.hiharbourside.com
Water Location:
ICWW near Indian Rocks Beach, just south of the Indian Rocks
Causeway Bridge
FACILITY INFORMATION
Dock Stvle: Fixed timber
Number of Slips: 50
Slip LenQths: 21 ft. - 75 ft.
Water Depth: -6 ft.
Occupancy: 100% (wait list)
Boat Tvpes: Cruisers, sportfishers, some sailboats; 10 charters
Rates: $12.25/ft./month
Utilities: 30/50 Amp
Fuel: Gas & Diesel
Amenities: Hotel, restaurant, pub
General Comments: Rumored to be under consideration for condo; long waiting list; Y2 length
finger piers; 70% occupancy from local area (Tampa to IRB)
11
Largo Intercoastal Marine
Largo, Florida
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Telephone:
727.595.3592
Address:
12458 145lh Lane North
Largo, FL 33774
Website:
www.larqomarina.com
Water Location:
ICWW approximately Y2 mile north of the Indian Rocks Causeway Bridge
FACILITY INFORMATION
Dock Style: Drystack
Number of Slips: 381
Slip LenQths: 19 ft. - 36 ft.
Water Depth: 3 ft. - 4 ft.
Occupancy: 75% - 90%
Boat Types: Cruisers, center consoles
Rates: $9.50/ft./month - $14.00/ft./month
Utilities: N/A
Fuel: Gas
Amenities: N/A
General Comments: Older facility; 1 Wiggins lift; 75% of clientele from Pinellas /20% from
Hillsborough; nice operators; fair condition; needs breakwater and
access channel dredge
12
Madeira Beach Municipal Marina
Madeira Beach, Florida
Telephone:
727.399.2631
CONTACT INFORMATION
Address:
503 150lh Avenue
Madeira Beach, FL 33708
Website:
www.madeirabeachmarina.com
Water Location:
Approximately 2 miles northwest of John's Pass, just south of the Tom
Stewart Causeway (hwy 666) bridge
Dock Style:
Fixed timber
FACILITY INFORMATION
Number of Slips:
92
Slip LenQths:
20 ft. - 55 ft.
Water Depth:
11ft.
Occupancy:
100%
Boat Types:
Rates:
$7.50/ft./month
Sportfishers, cruisers, sailboats
Utilities:
30/50 Amp
Fuel:
Gas & Diesel
Amenities:
Ships store, upland storage
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General Comments: Older facility; fair condition
13
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Economic Pro Forma Analysis
Downtown Boat Slips Feasibility Study
PREPARED FOR:
The City of Clearwater, Florida
PREPARED By:
JUNE 2006
.
.
.
Welsli
Build-out Capacity:
A
Dedicated Slips
.;.-:.~.~...~ ~ :t; "'},
129
Interior Side Tie (LF) 560
Exterior Side Tie (LF) 1,142
Total Side Tie (LF) 1,702
RecreaUonaVAnnualTenants
Rate ($/ft.lmonth)
Rate Increase:
Initial Absorption
Annual Increase (%)
Maximum Occupancy
Dail '/Transient Tenants
Rate ($/ft.lday)
Rate Increase:
$12,50
$0,05
(2008)
$0.25
every
$1.85
(2008)
every
Initial Absorption. Dedicated and Interior Side Tie
Annual Increase (%)
Maximum Occupancy
Initial Absorption, Exterior Side Tie
Annual Increase (%)
Maximum Occupancy
2 years
90%
10%
100%
1 years
61.5%
0%
61.5%
30.0%
0%
30.0%
Wetsli UtlllUes
Rate Discount for L T Transients, applied to all takers 70%
$/year
Utility Pass Thru $438.00
Dedicated Annual Slips Only
Transient Utilities Incl. in Slip Rate
Additional Fuel Sales
Dedicated Slips
Transient Slips
Average Transient Stay
Fuel Mark Up
% takers
100%
gal./per occupied slip/mo.
50
50
gal./transient stay
3
days
$0.32 per gallon
Downtown Clearwater Boat Slips
Pro Forma Model
Ex 5es
Personal Services
Purchases for Resale
Operating Materials and Supplies
Transportation
Utility Service
Dumping Charges
Depreciation
Interfund Administrative Charges
Other Current Charges:
Professional Fees
Advertising
Communications
Printing and Binding
Insurance
Repairs & Maintenance
Rentals
Miscellaneous
Data Processing Charges
Taxes
Equipment Purchased
Payment in lieu of taxes
Additional Income
Additional Items (Bait/Tackle, Ice. Hats, etc.)
at Exisiting Clearwater Municipal Marina
Yr 2009
Ca ital and Loan
Type of Financing
Interest Rate
Coupon
Term (in years)
CPI Boost
expenses
personnel costs
capital
Discount Rate
$200,920
$10,000
$10.500
$1,000
$150,000
$0
$0
$30.000
$10,500
$3,000
$5,000
$0
$87.500
$16,000
$1,000
$20.740
$5.000
$0
$0
5.50%
$16.000
Bond
Current + 1 %
Semi-annual
20
3%
4.2%
3%
6%
B
all in 2006$/year
of Previous Year
Revenue
June 2006
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Item Unit Quantity Cost/Unit Item Cost Year (20081
MISCELIANE..OUSI,; ~- '_'_~ ,,~',~: -'
Primary Mobilization ea I 1 $100,000 $100,000 0
Sub Total $100,000
MARINA STRUCTURES"., '" :
Docks, Floatina sf 28,100 $60 $1,686,000 0
Attenuators, Floatina sf 12,955 $70 $906,850 0
Pilinas. Drivina and Materials Is 1 $2,548,350 $2,548,350 0
Rip Rap Existina Seawall Is 1 $285,000 $285.000 0
Ganawavs ea 3 $15,000 $45,000 0
Moorina Piles ea 64 $1,200 $76,800 0
Sub Total $5,548,000
UTILITIES.... """"-HZ;"""'." f:t...+'
Marina Securitv Svstem Is 1 $60,000 $60,000 0
Reaular SliD Utilities, PowerflNater sliDS 129 $6,000 $774,000 0
Side-tie Slip Utilities, PowerflNater slips 36 $6,000 $216,000 0
Side-tie Mega Yacht Slip Utilities, PowerflNater slips 4 $35,000 $140,000 0
Fire Suppression, Standoipe System If 3,980 $70 $278,600 0
Fire Suppression, Fire Cabinets ea 38 $1,000 $38,000 0
Sub Total $1,506,600
UPLAND IMPROVEMENTS : . .
Parkina Lot Improvements Is 1 $67.000 $67,000 0
Upland Facilties, Restrooms/ShowerslOffice Is 1 $120.000 $120.000 0
Electrical Is 1 $402,000 $402,000 0
Water/Sewer/Fire Is 1 $149,000 $149.000 0
Sub Total $738,000
TOTAL CONSTRUCTION SUB TOTAL $7,892,600
SOFT COSTS . .. '
Performance Bond 2% $157.852 0
Desian/Build Preparation 3% $236,778 0
15% Continaencv 15% $1,243,085 0
$9,530,315 .
- _ TOTAL (2006$) - - -
TOTAL (2007$) 7% $10,197,437
- Increase - -
- 7%
TOTAL (2008$) $10,911,257
- - - Increase - -
- --- - ;= COST BASED ON PREVIOUS WADE-TRIM COST ESTIMATE
'- - -- - - ---
Downtown Clearwater Boat Slips
Pro Forma Model
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