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Harbour Expansion (Full Design)

Note:
This information below is based on the original "full design" of the new harbour expansion, and was last updated in 2014.

The most up to date information can be found here: http://www.kingstonyachtclub.com/newharbour

This page focuses on the proposed New Harbour Project. This includes information on the Harbour Design, Project Milestones, and FAQs for Members.

The timeline for the Harbour Project will be determined by the outcome of Long Term Financial planning process which is currently underway - you can find out all the details on the Strategic Planning  page.

Contents


Latest Update

Harbour Redevelopment Update - Message from the Commodore

March 6th, 2014

KYC Members,

I very much encourage All members to take note of this update, and to contribute their input via the survey and email feedback ( harbourquestions@ kingstonyachtclub.ca ).  The next Town Hall meeting is scheduled for March 26 th at 7pm .  At this Town Hall we will be looking for input and feedback as well as provide you with detailed information about:

  1. The need for repairs to our aging infrastructure and the cost of undertaking that work
  2. A proposal to increase our membership fees in order to assure our capacity to maintain the existing infrastructure now and into the future
  3. Harbour Project status update

The Harbour Project was chosen as the lead project in a larger plan to ensure the club remains strong into the future.  As part of the Harbour Project, we now have a detailed report on what needs to be done to the underwater infrastructure that the club, literally, relies on.  We now realize that we must address some of this remediation with or before the harbour project, and the remainder in the not too distant future.   We now have a better picture of the clubs future capital requirements than we have ever had.

I will emphasize that the infrastructure work and the proposed membership fee increases are needed whether or not we undertake an expansion of the harbour.

Harbour & Remediation Project Status
We have been working on many fronts to prepare for harbour and remediation work, some of which would have started this coming fall.  Securing the project financing was one of the key activities.  We prepared and submitted an exhaustive application to our favoured lending partner.  Unfortunately, our application was turned down, primarily because the club does not have sufficient cash reserves to contribute to the project to meet the requirements of the lender.

While this is disappointing news, I believe it is important that the club remain on track to tackle these projects as soon as financially practical.  We must deal with our crumbling infrastructure, and the harbour project still offers a self-sustaining way to grow membership and make a significant improvement to what the club can offer boating members.

This setback provides even more urgency to what I have been emphasizing at the AGM and at the last Town Hall meeting.  At current revenue levels, we are not financially sustainable with respect to our infrastructure.

To move ahead with these projects, we need to annually contribute to our reserve funds so that:

  • We can build an initial down payment so we can take on a loan for the initial remediation and harbour project (~2 years)
  • We are able make payments on the project loan
  • We can continue to further build reserves so we can complete subsequent remediation (~10 years)

Financing
We put forward a proposal for fee increases at the Town Hall meeting in January and are seeking input on that proposal including suggestions for alternatives.  This is intended to accomplish a number of things; a) improve our operational sustainability, b) build capital reserves to allow us to tackle some remediation soon c) allow the harbour project to continue at that time as well, and d) put money away for future remediation and other capital projects. 

The working proposal is to increase membership fees by about 45% broken down into a:

  • 25% fee increase for the 2015 season
  • 16% Capital Assessment (of membership fees)

This is a significant increase in fees and there are risks and concerns associated with such a change.  The board is aware of these risks, but is also acutely aware of the risk of doing nothing.  Portions of the harbour are in very poor shape, and other areas need attention in the near future.  We should not take the risk of waiting until something fails completely before worrying about how we will pay for it.

The board does not take this proposed fee change lightly.  We recognize that KYC membership is composed of a broad spectrum of users.  We have highly active boat owners and casual occasional members, all of which are valuable to KYC.  We need to ensure that our current membership can sustain these fee increases, and that we can still offer enough value for what it costs to be a member.  All members are important to the viability and makeup of KYC and we want to get feedback from all of them.

We have prepared a short survey that can be found here.  Please take the time to fill this in and let us know what you think. (link: https://www.surveymonkey.com/s/FFTKWT7 )

Sincerely

Chris Walmsley
Commodore


Long Term Financial Planing - Town Hall - January 22, 2014:


Unofficial audio recording of the meeting:
KYC - Long Term Financial Planning- Town Hall - January 22, 2014 Audio Recording

December 2013 - Final Structures Condition Report:

 
Click here for the Final "Shore Structures Condition Report" (KYC Member Login Required)

Presentation at the 2013 AGM


The Design

Posted August 18, 2013:
After several iterations with Shoreplan engineering, we are pleased to now have the latest revised design of the new harbour. The goal was to widen the fairways, maximize the use of the lot, and respond to concerns about JS launch and swimming. The strategic planning committee has reviewed the design, and has determined that this concept meets the criteria of our new harbour.

Basic concepts and evolution from the previous design:

  1. Rotate the breakwater towards the SE corner of the water lot
  2. Move the docks to 90 degrees to break water
  3. Slide the docks west if needed
  4. Add a ramp on the outside of the east of the dock / of attenuator about 30 ft. long - for swimming and boat launch
  5. Add a swim station at about 50% along the attenuator. The intention that this is similarly substantial as the attenuator
  6. Add a dock on the outside of the south side exterior ramp to facilitate boat staging and launch
  7. Make the ramp to the attenuator the same width as the attenuator. To facilitate boat launch, fire/ rescue and the possibility of accessible access and possible golf cart/ gator access
  8. Shorten the east Dock (F) by changing 4 slips to 30 ft. boats
  9. Shorten Dock (E) using the same strategy
  10. Add 2 * 40 slips on the east side of dock (E) and (D)
  11. Allow access to the harbour and docks for large yachts on a ?straight in? basis


Click here for Option 6

Feedback is welcome, and should be submitted by emailing: harbourquestions@kingstonyachtclub.ca


Project Milestones

Last updated November 20, 2013
The following list is a breakdown of the New Harbour project milestones, and their completion status. We will be regularly updating the list as we move ahead with the project.

Complete

  • Develop business plan
  • Property appraisals (S. Rayner & Associates)
  • Financial feasibility analysis (KYC, ongoing)
  • Negotiate and sign water-lot lease (Transport Canada)
  • Pre-consultation meeting with City of Kingston (KYC)
  • Develop Initial harbour design (Shoreplan Engineering)
  • Conduct Initial wave study (Shoreplan Engineering)
  • Investigate project financing options (KYC)
  • Determine electrical Infrastructure requirements (Genivar)
  • Underwater inspection of the entire harbour infrastructure (Shoreplan Engineering)

In Progress

  • Secure project financing
  • Determine harbour remediation requirements (Shoreplan Engineering)
  • Collect additional wave data via wave sensors (Queen?s Coastal Engineering)
  • Obtain permits from Cataraqui Region Conservation Authority
  • Obtain permits from Transport Canada
  • Submission of site plan to City
  • Finalize tender document (Request for Proposal) for the docks and attenuator (Shoreplan Engineering)
  • Develop parking strategy
  • Develop membership recruitment and retention strategy
  • Collect names/Info on potential new slip holders
  • Site plan preparation

Remaining

  • Docks & Attenuator
    • Finalize tender document (Request for Proposal) for the necessary remediation (Shoreplan Engineering) [ Winter 2014]
    • Send out Request for Proposal (RFP) to interested contractors
    • Select contractor based on RFP response
  • Partial Harbour Remediation
  • Electrical
  • Applications/Deposits open for new slip holders
  • Select and engage Project Manager
  • Off-site construction begins
  • Site preparation begins
  • Installation of new floating breakwall and docks


Questions & Answers

To move this process forward we need feedback from members. We encourage you to submit any questions, comments or concerns by emailing:
harbourquestions@kingstonyachtclub.ca
We will compile all of our questions here, and will update this section as the questions come in.

Mooring Fees

Q: I have a Shark moored in the inner basin (the Shark Basin), will my mooring fees go up?
A: Every effort will be made to ensure the mooring fees will not increase for boats not receiving a finger dock. As part of the New Harbour proposal, we will be implementing a simpler per-foot mooring fee system. Slips 1-34 (which primarily include the Shark Basin), will remain med style moorings. These slips will receive an approximate 35% discount of the finger dock per-foot fee. This discount is calculated to ensure the transition to a per-foot mooring fee system is as equitable as possible for the remaining med-style slips. (note: the presentation above has been modified to reflect this correction)

Q: What is the rationale for changing the mooring fee structure.
A: One of the key aspects of this project is to increase membership through the expansion of our harbour. Moving to the standard method of calculating mooring fees makes it easier for prospective members to compare fees with our nearby competition. A per foot fee also provides a fair representation of our costs and how KYC operates the harbour.

Financial

Q: Would all mooring holders in the harbour be required to pay the Refundable Dock Deposit?
A : Only boats in slip 35 and above (the proposed upgraded and expanded harbour) would pay the deposit

Q: Has the Board considered the possibility that all 30 slips might not be filled?
A: We were quite excited to see 15 members with boats moored elsewhere indicate at the first Town Hall meeting that they would consider relocating to KYC if the redevelopment project is achieved. We have also had numerous inquiries about the project from prospective members looking for mooring facilities. We are confident that this, coupled with our marketing strategy, will fill the 30 new slips.

However, the Board has considered the possibility that all 30 will not be filled in the first year and has done some financial modeling to ensure that we can deal with this shortfall, should it occur.

Q: Will the Refundable Dock Deposit rise annual with cost of living increases?
A: We do not anticipate the Refundable Dock Deposit will increase each year. It will remain a fixed cost as the purpose is to provide capital funds for securing the bank loan need for the harbor redevelopment project.

Membership

Q: Will there be a provision regarding the Entrance fee for new members taking ALTS?
A: ALTS typically join as Associate members, and would not be subject to the proposed Entrance fees. It is not intended that ALTS would pay such an Entrance fee.

Harbour Design & Layout

Q: What studies have been done to ensure that the wave attenuator solution is appropriate to our wind and wave conditions?
A: The Club has commissioned an extensive wave study, prepared for this project and with the idea of a wave attenuator in mind. This in turn is supplied to potential suppliers and design engineers for the project to ensure that they offer solutions that are able to withstand our local conditions. The manufactures and engineers are able to recommend appropriate attenuators for our conditions, and the appropriate anchoring solutions.

Another advantage to an anchored wave attenuating solution is that the environmental impact is significantly less, and the permitting and approval process will have significantly fewer obstacles.

Q: What measures are being put in place to protect moorings from Eastern exposure?
A: Sufficient protection from wind and waves from the East will be considered in harbour design and layout options

Q: Is the mast crane re-installation included in this redevelopment project?
A: We are certainly keeping the need for a mast crane in mind when planning, but it is not directly budgeted in the current proposal. We will be considering placement of a future mast crane in the harbour design phase.

Q: Will there continue to be a safe dinghy launch and swimming area?
A: It is a core requirement of the harbour design that these two issues be properly addressed even if the sample harbour layout diagrams do not yet have these identified. We would work with the harbour design engineers to come up with viable solutions.

Q: What is the difference between 15 AMP and 30 AMP service?
A : The following link provides a very comprehensive explanation of electrical requirements: http://www.marinco.com/files/media/guides/AC%20Boater'sGuide.pdf

Other

Q: Has the Board considered keeping existing med moorings and expanding with finger docks in the new sections?
A: This approach has been considered. This approach would distribute some of the expensive infrastructure required to expand the harbour across fewer users, and thus would make the required fees prohibitive.


Background Info

Click here for background info on Past Meeting Materials and Previous Design Alternatives