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Marina Dock
 
MARINA DOCK REPLACEMENT PROJECT
 
The purpose of this web page is to provide adequate transparency and status on this project
to both slip and property owners alike.
 
CURRENT STATUS   
  • Preliminary bids have been returned from four contractors. 
     
  • Lease owners start paying additional fee for the Dock Replacement Project January 2018.
    (except for those paying full amount by Dec 31, 2017 to receive the 5% discount)
TIMETABLE
 
The project is divided into two phases:
Inside Docks  --  first 1-2 years
Outside Docks -- next 2-3 years
 
Later:  Breakwater, dredging, pilings- as needed
Lage 2017:   Freeze # of slips.  Develop new slip layout for final bids.
 
Jan/Feb, 2018:  Obtain final bids, and award contract.
SCOPE OF PROJECT & BIDS
 
Preliminary bids have been returned from four contractors. After configuration freeze, final design will start and final bids will be obtained. Currently we are close to configuration freeze.
HISTORY
 
 
The marina was built in the early eighties to replace a small dock built by Weyerhaeuser. The original slip leaseholders paid for the marina.
 
Under the current model the marina operates on the basis that the cost of the marina and/or replacement is the responsibility of the “Long Term Lessees.” The leases provide “exclusive” use of the slip as “consideration” since the marina was originally paid for by the Lessees.
 
Refer to the Marina Handbook and Moorage Administrative Agreement (see website) which provide a more thorough history.
 
The Long Term Leaseholders have always had the ability to sell/assign their exclusive use to another lot owner. The cost to sell/purchase the assignment of a Long Term Lease has never been guaranteed and so should not be considered an investment. HPMA has never set the price. The price has always been between the buyer and seller and has been market driven.
 
Within the last two years it has become apparent that the docks are at the end of their useful life and a plan for replacement needs to be implemented. Here is the timeline and work that has taken place to define the problem:
 
• April 8, 2015 we received a report for the Indian Cove Marina from Association Reserves, an independent company that provides reserve studies for homeowners associations. They reported that the docks had deteriorated and recommended special assessments for replacements of all components of the marina in five years; including the docks, pilings, breakwater and dredging.
 
• The Moorage Committee formed a sub-committee to further research the issues. Their recommendations were discussed at an open meeting of slip holders last fall on November 7, 2015. Their report is posted on the HPMA website.
 
• Since then a Moorage Task Force was established to further look into the condition of the marina and make a recommendation to the Board of Directors.
 
• Skillings Connolly, a marine engineering firm, was hired to make an assessment of the useful life of the marina this spring. Based on their report, they recommended that the docks be replaced within five years. The complete report is available for viewing on the HPMA website.
 
• Preliminary discussions with the Department of Natural Resources indicate that they will require new sealed floatation to replace our current tires with exposed foam. As a condition of renewing our Aquatics Lease in 2020 they would require that the flotation be replaced within three years after renewal. This would require new docks no later than the year 2023.
ENGINEERING STUDIES
 
FUNDING
 
Board-Approved Funding Plan
 
(coming soon)
 
Discount for Early Payment
 
The Dock Replace Fee is a five year funding plan.  As an incentive to raise the funds quicker the Board has approved a 5% discount on the dock replacement fee if the entire five years is paid in advance. Thus, if you pay the entire five year fee by December 31, 2017 you will receive a 5% discount.
 
 
SURVEYS
 
Slip Owners Survey - Sept 2016
 
 
Owners Survey - Jan 2017
 
MARINA LAYOUT
 
110 Slips Available from 20-40 feet in length.
 
7 Marina rental slips are available on an annual basis to property owners only. Contact the Harbormaster for more information.
 
Proposed Layout
 
Getting close to configuration freeze. Planning on completion before the holidays.
Contact for Comments or Questions
Page Editors:  Todd Coward, Stefan Birgh, Dan Hrehov