Port Hope Marina Business Plan Final Report

Final Report
THE CORPORATION OF THE MUNICIPALITY OF PORT HOPE
Marina Business Plan
Submitted by
Shoreplan
Engineering Limited
in co-operation with
TOURISTICS
October 2013
Please be advised that Council amended the recommendations in the report at their Council meeting of
October 8, 2013.
WHEREAS Committee of the Whole at their meeting held October 1, 2013 considered a staff report
regarding the Marina Business Plan:
NOW THEREFORE BE IT RESOLVED THAT the east beach marina plans be discontinued based upon
the capital cost to construct and the required net revenue/taxation to break even and that all other
components of the Consolidated Waterfront Master Plan be considered as a starting point for the
Waterfront and Harbour Working Group.
AND BE IT FURTHER RESOLVED THAT the existing marina located along the river continue to operate
to serve the community and boaters and that the fees be increased to be more competitive with area
marinas to be included in the 2014 proposed fee schedule for approval and work towards improved cost
recovery.
AND BE IT FURTHER RESOLVED THAT the Marina Business Plan Report and recommendations for
the development of a 137 slip inner basin marina and related wave attenuation study be referred to the
Waterfront and Harbour Working Group for information and possible suggestions regarding its
deliberation and future planning and development of the Centre Pier which includes an active and built
presence.
AND BE IT FURTHER RESOLVED THAT it is recommended that should the inner basin marina
development not proceed, then the current yacht club agreement be discontinued at the end of the term
of May 2016 and that a new lease be negotiated for post return following the inner basin remediation, to
include discussion on the possible requirement to pay all or a portion of the dredging costs as determined
by Council and that the annual per linear foot user fee for each yacht club members’ boat be set at 60%
of that charge to seasonal recreation boaters using the wall at the existing marina for unserviced
dockage.
Port Hope Marina Business Plan Study – FINAL REPORT October 25, 2013
TABLE OF CONTENTS
LIST OF FIGURES......................................................................................................... iv

EXECUTIVE SUMMARY .............................................................................................. vii
SECTION 1 – INTRODUCTION ...................................................................................... 1
1.0 Background ..................................................................................................................................... 1
1.1 Past Studies and Marina Initiative History ....................................................................................... 1
1.2 Locations ......................................................................................................................................... 2
1.3 Study Approach ............................................................................................................................... 2
1.4 Report Format ................................................................................................................................. 3
SECTION 2 – HISTORICAL AND PROJECTED NUMBER OF BOATS WITHIN THE
PROPOSED PORT HOPE MARINA’S BOATER MARKET ........................................... 4
2.0 Introduction ...................................................................................................................................... 4
2.1 Historical Number of Boats by Length, Beam and Draft, 2007 to 2012 .......................................... 4
2.1.1 Length ....................................................................................................................................... 4
2.1.2 Beam......................................................................................................................................... 6
2.1.3 Draft .......................................................................................................................................... 6
2.1.4 Specifications of Boats in Proposed Port Hope Marina’s Market Area .................................... 7
2.2 Projected Number of Boats ............................................................................................................. 7
2.2.1 Length ....................................................................................................................................... 8
2.2.2 Beam......................................................................................................................................... 9
2.2.3 Draft .......................................................................................................................................... 9
SECTION 3 – NEED FOR SEASONAL SLIPS ............................................................. 11
3.0 Introduction .................................................................................................................................... 11
3.1 Existing Seasonal Marinas Within a 50 Kilometre Radius ............................................................ 11
3.2 Socio-demographic Characteristics of the Resident Market ......................................................... 14
3.3 Strength of the Local Economy ..................................................................................................... 17
3.4 Opportunity for Commercial Seasonal Slip Rentals ...................................................................... 18
3.5 Need for Seasonal Slips in Proposed Port Hope Marina’s Market Area ....................................... 19
SECTION 4 – MARKET FOR POTENTIAL TRANSIENT BOATS VISITING
PROPOSED PORT HOPE MARINA............................................................................. 21
4.0 Introduction .................................................................................................................................... 21
4.1 Transient Boater Market Area ....................................................................................................... 21
4.2 Existing Number of Transient Boats in Market Area ..................................................................... 22
4.3 Projected Number of Transient Boats in Market Area................................................................... 22
4.4 What Transient Boaters are Interested In ..................................................................................... 23
SECTION 5.0 MARINA CONCEPTS AND CONTRUCTION COSTS ........................... 24
5.0 Introduction .................................................................................................................................... 24
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Shoreplan Engineering Limited + TOURISTICS
5.1 Locations and Site Conditions ....................................................................................................... 24

5.1.1 Locations................................................................................................................................. 24
5.1.2 Coastal Conditions .................................................................................................................. 24
5.2 Recreational Small Craft Harbour Design ..................................................................................... 26
5.3 Marina Concept Plans ................................................................................................................... 26
5.3.1 East Beach - 250 Slip Concept ............................................................................................... 27
5.3.4 Inner Basin - 137 Slip Concept ............................................................................................... 33
5.4 Approvals....................................................................................................................................... 34
SECTION 6 – DEMAND PROJECTIONS FOR PROPOSED PORT HOPE MARINA .. 36
6.0 Introduction .................................................................................................................................... 36
6.1 Projected Demand for Seasonal Slips........................................................................................... 36
6.1.1 Inner Basin Marina with 137 slips - 125 seasonal .................................................................. 36
6.1.2 East Beach Location Concept 1 - Marina with 250 slips - 230 seasonal................................ 37
6.2 Projected Demand for Transient Slips........................................................................................... 38
6.2.1 Inner Basin Concept with 12 Transient slips .......................................................................... 39
6.2.2 East Beach Location Concept 1 with 20 Transient Slips ........................................................ 39
SECTION 7 - FINANCIAL PROJECTIONS FOR PROPOSED PORT HOPE MARINA 42
7.0 General Operating Assumptions ................................................................................................... 42
7.1 Specific Financial Assumptions ..................................................................................................... 42
7.1.1 Proposed Inner Basin Marina ................................................................................................. 42
7.1.2 Proposed East Beach Location Marina .................................................................................. 45
7.2 Financial Projections ..................................................................................................................... 49
7.2.1 Inner Basin Marina with 137 Slips (125 seasonal, 12 transient) ............................................ 49
7.2.2 Inner Basin Marina Including Construction of West Breakwater ............................................ 49
7.2.3 East Beach Location Concept 1 - Marina with 250 Slips (230 seasonal, 20 transient) .......... 49
7.2.4 East Beach Location Concept 2 - Marina with 300 Slips (276 seasonal, 24 transient) .......... 49
7.3 Capital Cost Financing .................................................................................................................. 50
7.4 Conclusions ................................................................................................................................... 52
SECTION 8 – ECONOMIC IMPACTS........................................................................... 53
8.0 Introduction .................................................................................................................................... 53
8.1 Economic Impacts Due to Construction of Proposed Port Hope Marina ...................................... 53
8.1.1 Economic Impacts Due to Construction of Inner Basin Marina (137 Slip Marina) ................. 54
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8.1.2 Economic Impacts Due to Construction of Inner Basin Marina Including West Breakwater 137
Slip Marina) .......................................................................................................................................... 55
8.1.3 Economic Impacts Due to Construction of East Beach Location Marina Concept 3 (300Slips)
............................................................................................................................................................. 56
8.2 Economic Impacts Due to Operation of Proposed Port Hope Marina ........................................... 57
8.2.1 Economic Impacts Due to Operation of Inner Basin Marina (137 Slip Marina) ...................... 58
8.2.2 Economic Impacts Due to Operation of East Beach Location Marina Concept 3 (300 Slips) 60
SECTION 9 – MARINA OPERATION ........................................................................... 62
9.0 Potential Operational Models for Port Hope Marina...................................................................... 62
9.1 Exclusions ..................................................................................................................................... 63
9.2 Necessary Marina Facilities and Services .................................................................................... 64
9.2.1 Water Supply .......................................................................................................................... 64
9.2.2 Sanitary Facilities and Waste Water Systems ........................................................................ 64
9.2.3 Fire Protection Water Systems ............................................................................................... 65
9.2.4 Solid Waste ............................................................................................................................. 65
9.2.5 Waste Oil ................................................................................................................................ 65
9.2.6 Laundry Facilities .................................................................................................................... 65
9.2.7 Marina Office........................................................................................................................... 65
9.2.8 Boat Yard Facilities ................................................................................................................. 66
9.3.1 Service Orientation ................................................................................................................. 66
9.3.2 Insurance ................................................................................................................................ 66
9.3.3 Security and Surveillance ....................................................................................................... 67
9.3.4 Concierge Services ................................................................................................................. 67
9.3.5 Operations Manual ................................................................................................................. 67
9.3.6 Maintenance ........................................................................................................................... 68
10.0 Current Operation ........................................................................................................................ 69
10.1 Operational Review and Recommendations ............................................................................... 69
10.2 Proposed Fee Schedule – Recreational and Commercial Boaters ............................................. 70
10.2.1 Projected Revenues and Expenses at Existing Marina 2014 Through 2016 ....................... 71
10.3 Proposed Fee Schedule – Yacht Club Members ........................................................................ 72
10.3.1 Fee Structure in Inner Basin (With Development of Slips) ................................................... 73
10.3.2 Fee Structure in Inner Basin (Without Development of Slips) .............................................. 73
REFERENCES .............................................................................................................. 75
Appendix A .................................................................................................................. 76
Appendix B ................................................................................................................ 173
Appendix C ............................................................................................................... 178
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LIST OF TABLES
Table 1 Summary of Construction Costs of Preliminary Concept........................................................... viii

Table 2 Revenue and Expenses Projections For Proposed Inner Basin Marina.....................................xii
Table 3 Recommended Fee Schedule 2014 to 2016 for Recreational and Commercial Boats at
Existing Marina ............................................................................................................................................ xv
Table 2.1 Comparable Specifications for Boats Using Proposed Port Hope Marina.................................... 7
Table 2.2 Growth in Number of Boats by Length 2013 to 2018................................................................ 9
Table 5.1 Summary of Construction Costs of Preliminary Concepts ...................................................... 27
Table 5.2 Detailed Summary of Construction Costs of Preliminary Concepts ....................................... 29
Table 9.1 Recommended Number of Sanitary Facilities for Marinas of Varying Size ............................. 64
Table 10.1 Existing Marina Revenues & Disbursements ........................................................................ 70
Table 10.2 Current Fee Schedule 2012 to 2016 for Existing Marina ...................................................... 71
Table 10.3 Recommended Fee Schedule 2014 to 2016 for Recreational and Commercial Boats at
Existing Marina ............................................................................................................................................ 71
Table 10.4 Projected Existing Marina Revenues & Disbursements (2014 – 2016) ................................ 72
LIST OF FIGURES
Figure 1 Inner Basin – 137 Slip Concept .................................................................................. x

Figure 2.1A Number of Boats (6 metres to less than 8 metres in Length) in Proposed Port
Hope Marina’s Market Area .......................................................................................................... 5
Figure 2.1B Historical Growth in Length of Largest Ontario Boats ........................................... 5
Figure 2.1C Historical Growth in Length of Largest New York Boats ....................................... 6
Figure 2.2 Percentage Share of Ontario’s Boat Market by Length of Boats (2007 to 2028) ..... 8
Figure 3.1 Facilities/Services at Marinas within 50 Kilometres of Port Hope’s Marina Sites .. 12
Figure 3.2 Boating Participation in Ontario .............................................................................. 15
Figure 3.3 Number of Persons in Category with Highest Participation Rate in Boating.......... 18
Figure 5.1 Location Plan ......................................................................................................... 25
Figure 5.2 East Beach - 250 Slip Concept .............................................................................. 28
Figure 5.5 Inner Basin - 137 Slip Concept .............................................................................. 33
Figure 10.1A Economic Impacts from Proposed Inner Basin Marina Construction Spending on
Selected Industry Sectors ........................................................................................................... 54
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Figure 10.1B Economic Impacts from Proposed Inner Basin Marina & West Breakwater
Construction Spending on Selected Industry Sectors ................................................................. 55
Figure 10.1C Economic Impacts from Proposed 300 Slip East Beach Marina Construction
Spending on Selected Industry Sectors ...................................................................................... 57
Figure 10.2A Economic Impacts from Proposed Inner Basin Marina User’s Spending on
Selected Industry Sectors ........................................................................................................... 59
Figure 10.2A Economic Impacts from Proposed 300 Slip East Beach Marina User’s Spending
on Selected Industry Sectors ...................................................................................................... 61
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EXECUTIVE SUMMARY
Shoreplan Engineering Limited (Shoreplan) and TOURISTICS were retained by the Municipality of Port
Hope to prepare a business plan for a potential marina development in Port Hope. Shoreplan addressed
issues of conceptual marina design, assessment and cost estimates. TOURISTICS addressed all issues
of market demand, economic analysis and financial feasibility. The marina business plan study looked at
options and opportunities for a potential new marina as well as for current marina operation with the view
that a financially viable marina can be a strong catalyst in the further development of the waterfront and
adjacent areas.
The study included a business case analysis of the two locations, the East Beach and the Inner Basin,
and identified the potential and costs associated with each. The study also reviewed the current marina
operations and provides recommendations for operational improvements.
Factors Affecting Demand for a New Marina
Demand for the proposed new marina on Port Hope’s waterfront depends on five significant factors
including: increased growth in the number of new boats in the market area; unsatisfied demand for
seasonal marina slips; a local and regional population with strong boater participation characteristics; a
stable local economy; and a large and growing transient boater market.
Between 2013 and 2028 the number of boats in the overall market area is projected to grow from about
231,450 boats in 2013 to 345,980 in 2028.
There are 32 marinas and yacht clubs within 50 kilometres of the Port Hope waterfront providing slips or
moorings for rent on a seasonal basis during the 2012 boating season. Nine of the marinas have waiting
lists for seasonal slips, and a number of others have boaters looking for longer slips. 2,056 seasonal slips
were occupied during the 2012 boating season representing an overall occupancy of 89.6 percent. At the
end of the 2012 boating season there was a need for 1,445 additional seasonal slips.
There are 373,190 persons living within the seasonal market area of the proposed Port Hope Marina
site(s), including 16,214 residing in Port Hope according to the 2011 census. Based on our analysis of the
socio-demographic characteristics of residents within Port Hope, Northumberland County, and the area
within 50 kilometres of Port Hope’s waterfront, it is clear that the broader 50 kilometre seasonal market
area will be a strong source of seasonal slip demand at the proposed marina.
The strength of the local economy is also an indicator of the business owners and residents ability to
support and use a marina in Port Hope. The number and value of residential, commercial and industrial
building permits has remained strong in the 2008 to 2012 period. In fact the number and value in 2012
exceeded that of any of the previous four years.
Further evidence of a strong and established local economy is revealed in a survey of area businesses
undertaken by the Port Hope Downtown Revitalization Project presented in a report titled Downtown
Commercial Retail Survey Results Report – June 2013. The report points out that:
 the length of business ownership within the downtown reflects the sustainability of the downtown
business area
 Of note, 56 percent of businesses have been in operation over 5 years which is deemed a critical
point of business survival
 As well, 44 percent have been in operation for over 10 years, which indicates the business area is
retaining business and offering sustainability over an extended period of time
A number of the major businesses in Port Hope have been located in the municipality for over 30 years, a
long enough period of time that it reflects stability.
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Based on industry research and interviews with marina and yacht club operators on Lake Ontario 96
percent of the transient boater demand can be expected to come from within 80 nautical miles of the
proposed Port Hope marina. During the 2012 boating season, there were 13,659 Ontario boats at 88
marinas and yacht clubs within 80 nautical miles of the proposed Port Hope marina site(s) and 4,280
boats at 36 marinas and yacht clubs in New York.
Approximately 4 percent of transient boater demand will come from beyond 80 nautical miles, typically
generated by long distance sailors or cruisers.
Based on the analysis of all of the above noted factors, there is sufficient unsatisfied demand for slips and
a sustainable local and regional economy sufficient to support a new marina on Port Hope’s waterfront.
Demand and Financial Projections
Demand and financial projections have been derived for four potential concepts on two sites. The Inner
Basin concept includes 137 slips, while the three East Beach location concepts include 250, 300 and 350
slips. Although there is sufficient seasonal and transient demand to support any one of the four proposed
concepts, the cash flow resulting from the financial projections is insufficient to cover the operating costs
as well as the principal and interest payments required to finance the construction. In consultation with
the Marina Business Plan Working Group it was decided that the Inner Basin Concept provided the most
affordable opportunity for a marina on Port Hope’s waterfront.
Marina Concepts
Four concepts were developed to address the market demands established in Phase 1 of the study.
Three concept sizes for the East Beach were selected, namely 250, 300 and 350 boat slips, in
consultation with the Marina Business Plan Working Group. These basin sizes were selected to represent
a range of sizes rather than a specific size determined by the market demand analysis. The Inner Basin
concept developed maximizes the number of slips while maintaining a functional layout.
Summary descriptions of the east beach concepts and a detailed description of the inner basin concept
are provided below. Table 1 provides a summary of the number of slips and estimated construction costs
and cost per slip of each concept. The costs outlined in Table 1 include construction contingencies and
an allowance for approval, design and construction administration of the project.
Table 1 Summary of Construction Costs of Preliminary Concepts
Concept No. of Slips Cost/Slip Construction Cost

East Beach -250 Slips 250 $121,000 $30.3 M
Inner Basin 137 $26,000 $3.6 M
East Beach Concepts
The concept developed for the east beach included a mix of nine, eleven and fourteen metre long slips.
All docks have power and water supplied to pedestals on the main docks. Security gates would be
located at the base of each of the main docks. The service dock includes fuel and pump-out.
A boardwalk is proposed to be located along the shore to provide easy access to the docks from the
parking areas. Parking is provided on the opposite side of the boardwalk. An access road to the marina
extends from King Street with parking lots on both sides and a drop-off area at the boardwalk. A marina
office/service building is proposed to include the marina office, washrooms and showers. Winter storage
would be provided in both parking lots. A haul out slip is located in the west part of the basin.
viii
The east beach marina basins will require dredging. For the 250 slip concept, the marina entrance is
directed through the existing river mouth and entrance. A modification of the existing breakwater on the
west side of the entrance is proposed. This extends the entrance into deeper water and reduces the wave
penetration into the Outer Harbour. For the 300 and 350 slips concepts the marina entrance is positioned
on the east side of the basin and oriented almost north. In all three cases a new by-passing shoal is
expected to develop around the new entrance breakwater and ongoing maintenance dredging will be
required. The land base created around the marina basin provides parkland. The size of the land area is
generally proportional to the size of the basin.
Inner Basin – Concept
A plan of this concept is presented on Figure 1. This concept is the smallest of the four options
considered. There are 69 nine metre long slips, 54 eleven metre long slips and 14 fourteen metre long
slips. The orientation of the slips in the north-south direction was selected to deal better with any wave
penetration that may occur once the approach channel and the inner basin shores are repaired and
modified under the Port Hope Area Initiative program. Boats with the long axis into the waves are more
stable and less likely to suffer damage. A preliminary analysis using a desk top method suggests that
waves penetrating into the Inner Basin should be in the order of 0.3 metres and therefore acceptable. If
additional reduction of wave penetration is required then entrance modifications similar to those proposed
for the west side of the exiting entrance under the East Beach – 250 Slip concepts is proposed. All docks
have power and water supplied to pedestals on the main docks. A service dock is proposed to be located
at the east end of the most northerly dock. The service dock includes fuel and pump-out.
No specific locations have been proposed for parking or winter storage. The site plan drawings indicate
“allocation” areas for both parking and winter storage requirements associated with this concept. They are
located on the Centre Pier. However, it is not intended that these must be located on the Centre Pier.
There are lands available on the north side of Hayward Street that may be used for some of these
functions. No Haul Out Slip or Travel Lift are included in this option. A marina office/service building
approximately 300 sq. m. in size including washrooms and showers is proposed to be located at the
north-east corner of the basin and to replace the existing PHYC building. However the existing yacht club
building could remain and the new proposed marina building be located on the Centre Pier or adjacent to
the existing Yacht Club. These details would be part of future detailed designs and planning.
No dredging is required within the inner basin. However, a maintenance dredging program in the Outer
Harbour is required annually as developed under the Port Hope Sediment Management and Dredging
Strategy and subsequent staff report as presented to the Commissioners of the Port Hope Harbor.
ix
Figure 1 Inner Basin – 137 Slip Concept
x
Approvals
The development of the marina will be subject to a number of approvals. Municipal approvals for the
building and site servicing will be required. Other approval agencies include Transport Canada,
Department of Fisheries and Oceans, Ministry of Natural Resources, Ganaraska Region Conservation
Authority, Ministry of the Environment and possibly other agencies as may be required under the
environmental review process.
Approval by Transport Canada (TC) is required under the Navigable Waters Protection Act (NWPA). Only
aspects of the project that impact the right to navigate are considered under this Act. The Department of
Fisheries and Oceans (DFO) will review the application under the Fisheries Act. The NWPA and the
Fisheries Act have undergone recent modifications and guidelines that will result are now being
developed. Details of approval requirements may vary in the future.
Approval from the Ministry of Natural Resources may be required under the Public Lands Act if the
selected project extends outside of the existing water lot owned by the municipality for the east beach
location. The cost of the water lot for the east beach is not included in the provided estimate. The
Ganaraska Region Conservation Authority will need to issue a permit under their Regulations 68/06,
Development, and Interference with Wetlands & Alterations to Shorelines and Watercourses. Their
concerns would relate to shoreline hazards and protection of the natural environment.
The Ministry of the Environment (MOE) will be involved in two aspects of the approval process. They will
be concerned with the sediment quality and dredging and with the environmental assessment process.
The municipality is well experienced with maintenance dredging approval requirements.
An Individual Environmental Assessment under the Provincial Environmental Assessment Act will apply to
any of the concepts developed for the East Beach. The development of the Inner Basin concept without
the entrance modifications is not expected to be subject to an Individual Environmental Assessment since
the value of the construction work is estimated to be less than $3.5 m excluding buildings, and design
costs. However, should modifications of the entrance be required, the combined project may be subject to
an Individual Environmental Assessment.
Projected Demand for Seasonal Slips - Proposed Inner Basin Marina Concept
It is projected that the Inner Basin Marina will attract 89 seasonal boaters in its first operating year (2021),
increasing to 111 in 2025, and reaching full capacity by 2030 with all 137 of the slips allocated for
seasonal slip holders filled. Due to the shortage of longer docks at other marinas in the market area, we
have projected that the marina will fully occupy the 14 fourteen metre slips by the fifth year of operation.
Projected Demand for Transient Slips - Proposed Inner Basin Marina Concept
Despite the large number of projected boater days within the market area of the Inner Basin marina
location, it is not expected that the 12 transient slips will reach a high level of occupancy during the first
five or six years operation primarily due to the noise associated with regularly scheduled trains crossing
the train trestle north of the Inner Basin and the proximity of the CAMECO plant to the west of the Basin.
Once the planned 10 metre wide open green space on the west side of the Inner Basin is in place and the
appropriate flora is added it should help soften the reluctance of transient boaters being so close to an
industrial use area. Additionally the development of the Centre Pier as a mixed-use open space, built
environment and entertainment area will also provide an important inducement for attracting transient
boaters as well as focussing their attention away from the CAMECO plant. During holiday weekend days
we have projected that the number of transient boats will increase from 60 in 2021 to 70 by 2029. The
number of boats visiting the marina on already established special events weekend days will increase
from 30 in the opening year to 40 by 2026 and reach 50 by 2031.
xi
We have provided projections by length of slip used and length of stay for the 12 transient slips. Initially
we expect that stays of less than one day will make up the largest percentage of the transient boaters. As
the marina becomes more established in the market place and visitors become more familiar with the Port
Hope and the local area we expect that boaters will stay longer and the proportion of boaters staying one
day or longer will increase. Due to the noise from the trains, we expect that stays of more than one day
will continue to be smallest proportion of the market throughout the 2021 to 2031 time period. Overall we
have projected that the 12 transient slips in the Inner Basin will attract 160 boats in 2021, increasing to
170 by 2026, and reach 210 by 2031.
Financial Projections - Proposed Inner Basin Marina Concept
Financial projections are provided for the first eleven years of operation of the proposed Inner Basin
Marina (i.e. 2021 to 2031.
We have projected that revenues will increase from $402,720 in Year 1 to $546,090 in 2025 (Year 5), and
reach $721,710 by 2031. Disbursements will increase from $389,260 in 2021 to $614,220 by 2025, and
reach $729,880 by 2031. The Inner Basin Marina is projected to operate at a loss in each year in which
the dredging requires a full 5,000 cubic metres of material to be removed. With no dredging required in
Year 1 (2021) the Inner Basin marina will show a positive cash flow of $13,460 before debt service and
depreciation. Years 2 and 3 are projected to show a loss of $110,000 and $92,990 respectively. By 2025
the loss will decrease to $68,130, and by 2031 to $8,170. Even including an average annual dredging
cost exceeding $110,000, the average annual net income loss before debt service and depreciation over
the first 11 years of operation is $20,870 or less than one half that of the existing marina excluding the
dredging cost.
Table 2 Revenue and Expenses Projections For Proposed Inner Basin Marina
2021 2023 2025 2027 2029 2031

Largest Revenues
Seasonal Slip Rentals $164,220 $197,630 $230,780 $265,250 $293,690 $320,250
Transient Slip Rental $11,560 $12,020 $13,190 $15,270 $16,910 $18,680
Winter Storage $49,480 $58,890 $69,540 $78,350 $84,630 $90,700
Fuel/Oil $77,300 $92,240 $106,130 $118,210 $126,120 $132,460
Total Revenue $402,720 $472,010 $546,090 $616,900 $670,460 $721,710
Largest Disbursements
Full-time Labour Cost $48,810 $51,780 $54,930 $58,280 $61,830 $65,590
Casual Labour Cost $68,600 $70,670 $72,810 $75,010 $77,280 $79,620
Employee Benefits $21,500 $22,600 $23,760 $24,990 $26,280 $27,640
Cost of Fuel/Oil $61,840 $73,790 $84,900 $94,570 $100,900 $105,970
Maintenance & Repairs $6,440 $14,040 $21,000 $24,490 $28,570 $33,330
Marketing & Promotion $28,500 $22,020 $23,360 $24,780 $26,290 $27,890
Dredging Expenses $140,810 $147,240 $59,770 $153,970 $161,000
Capital Reserve for Replacement $40,270 $47,200 $54,610 $61,690 $67,050 $72,170
Total Disbursements $389,260 $565,000 $614,220 $564,520 $691,130 $729,880
Net Income Before Debt Service $13,460 $92,990 $68,130 $52,380 $20,670 $8,170
& Depreciation
Capital Cost Financing - Proposed Inner Basin Marina Concept
It is expected that the entire capital cost required to construct the marina and its land-based amenities will
be financed through municipal debentures. Since the major facilities in the marina (i.e. marina building,
docks, and breakwaters) have an expected life that exceeds 25 years we have assumed it will be
possible to obtain a municipal debenture with a 25 year amortization period to cover the projected total
capital cost of constructing the marina.
Based on the net income generated by the proposed Inner Basin Marina and the annual principal and
interest payments on a 25 year municipal debenture at 4.09 percent for the full $3,597,000 capital cost of
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the Inner Basin Marina it will require $218,990 in 2021 (Year 1) in net revenue/taxation for a breakeven
position. Over the first 11 years of operation the annual net revenue/taxation required to breakeven is
projected to range from a high of $342,450 to a low of $148,370.
Over the first 11 years of operation this concept will require an annual average municipal taxation of
$253,320 to breakeven. According to the Port Hope Finance Department, this would require an average
annual residential levy of $30.00.
The average annual net/revenue taxation required to breakeven with a $1,000,000 grant in place would
be $188,690. In this case the required average annual residential levy would be $23.00.
In the event that it is decided to proceed with the construction of the West Breakwater, the capital cost will
increase to $8,430,000. The annual debenture principal and interest payments of $544,770 will require an
annual average residential levy to breakeven of $61.00.
The average annual net/revenue taxation required to breakeven with a $1,000,000 grant for Inner Basin
Marina with the West Breakwater in place would be $444,270. In this case the required average annual
residential levy would be $53.00.
Economic Impacts from Construction of Proposed Inner Basin Marina
Approximately 20 percent (i.e. $719,400) of the total $3,597,000 capital budget for the 137 slip Inner
Basin marina will be required in 2020 and 80 percent (i.e. $2,877,600) in 2021.
Direct, indirect and induced gross domestic product expenditures in the Municipality of Port Hope and
Northumberland County resulting from the construction of the Inner Basin marina will increase from
$299,810 in 2020 to $1,199,250 in 2021.
Total direct, indirect and induced labour income in Port Hope and Northumberland County as a result of
the construction of the Inner Basin marina will be $203,520 in 2020 and $814,080 in 2021. This level of
labour income will create 2 direct new jobs in 2020 and 8 direct new jobs in 2021.
Economic Impacts Due to Operation of Proposed Inner Basin Marina
The expenditures used to determine the economic impact resulting from the operation of the marina come
from three sources:
 Total seasonal boater, transient boater, and non-boater resident and visitor expenditures at the
marina;
 Total seasonal boater expenditures away from the marina but within the Municipality of Port Hope
and Northumberland County; and,
 Total transient boater expenditures away from the marina but within the Municipality of Port Hope
and Northumberland County.
Total direct expenditures at the marina and other locations within Port Hope and the County will increase
from $504,870 in 2021, to $675,320 in 2025, and reach $896,520 by 2031.
Direct, indirect and induced gross domestic product expenditures in Port Hope and Northumberland
County will increase from $294,590 in 2021, to $394,040 in 2025, and reach $523,110 by 2031.
Total direct, indirect and induced labour income generated in Port Hope and Northumberland County as a
result of the operation of the Inner Basin Marina will increase from $193,350 in 2021 (Year 1), to
$258,630 in 2025 (Year 5), and reach $343,330 by 2031 (Year 11).
xiii
The total direct, indirect and induced jobs created as a result of the operation of the marina will increase
from 5 in 2021, to 7 in 2025, and reach 8 by 2028.
Operation of Proposed Inner Basin Marina
Direct management contracts and long-term leases are the most prominent lease arrangements for
municipalities that do not wish to operate the marina themselves.
There are two other means of developing a marina in a municipality, in both cases however, the
municipality’s only benefit is the taxes and economic impacts accrued as a result of the operation. The
opportunity may exist to have the marina developed as part of an adjacent or nearby residential
development which would then operate the marina. The other possibility, dockominiums, is relatively new
to Ontario and to-date has not proved to be very successful largely because of the short boating season
and the relatively high cost to purchase the dock space versus reasonable annual increases in slip
rentals. It is recommended that the Municipality of Port Hope own and operate the proposed marina.
Existing Marina Operation
The existing Port Hope Marina located at the mouth of the Ganaraska River is professionally and
competently run and managed.
The marina’s ability to improve its’ net income position is limited by the physical location rather than any
operational aspects. Given the location and services offered, in order to be competitive, the marina’s
seasonal fee schedule will likely always need to remain approximately 20 percent below that of other
major marinas within the seasonal market area.
Conclusions
• There is sufficient seasonal and transient boater demand to support a marina development on
Port Hope’s waterfront.
• None of the four proposed marina concepts is projected to cover both operating expenses and
debt financing costs without an annual residential levy during the 25 year debenture amortization
period.
• While the East Beach is the preferred location for a marina development, and all three proposed
concepts are projected to generate positive cash flows, there is little likelihood at the present time
that sufficient federal and provincial monies will be forthcoming to cover enough of the capital
costs to make any of the three reasonable development proposals for the Municipality.
• If Port Hope wishes to have a marina on the water front, the 137 slip Inner Basin Marina provides
the Municipality with the best business case opportunity under the foreseeable conditions.
• The average annual residential levy of $30.00 to breakeven (without any grants) makes the Inner
Basin Marina concept the most affordable of the four proposed concepts.
Recommendations
 That the East Beach Marina plans be discontinued based upon the capital costs to construct and
the required net revenue/taxation to breakeven and all other components of the Consolidated
Waterfront Master Plan, including the East Beach continue to be implemented as funds and
resources permit.
xiv
 That the existing marina located along the river continue to operate to serve the community and
boaters and that the fees be increased to be in line with with area marinas.
 That the proposed 137 slip Inner Basin Marina development be considered for approval subject to
the full capital costs being funded or a significant portion of the capital costs of $3,597,000 (based
upon no West Breakwater) to be sourced from grants or other funding sources.
 That a detailed study of wave penetration into the inner basin be completed at a budget cost of
$30,000 as the first step of the planning and implementation process and that development of the
inner basin be reconsidered if any modifications to the existing entrance is recommended by this
study. It is also recommended that an additional $5,000 be added to this budget to explore the
potential benefits, if any to the inner harbour operations associated from the temporary structures
built in the outer harbour as part of the PHAI site remediation.
Table 3 Recommended Fee Schedule 2014 to 2016 for Recreational and Commercial Boats at
Existing Marina
2014 2015 2016

Seasonal Dock (un- $38.60/ft. $39.75/ft. $40.30/ft.
serviced)
Charter/Commercial boats $42.50/ft. $43.75/ft $44.35/ft.
 If the 137 slip Inner Basin Marina is approved, it is recommended that the Charter Fishing
Operators and launch ramp continue to operate at the existing marina, but all other existing
marina functions become a part of the Inner Harbour Marina. Marina staff and overnight contract
labor would monitor both locations. The existing Marina Building would be focused on the East
Beach with an alternative use.
 As an inducement to encourage the Port Hope Yacht Club members to stay in the proposed 137
slips full service Inner Basin Marina, it is recommended that the opening year rates for slips be
reduced by 20 percent for the yacht club members. It is further recommended that this reduction
be reduced by 2 percent each year between 2021 and 2031
If Inner Basin Development Does Not Proceed
 It is recommended that should the Inner Harbour Marina development not proceed, then the
current Yacht Club agreement be discontinued at the end of the term of May 2016, and that a
new lease be negotiated for their return to include the requirement to pay all or a portion of the
dredging costs as determined by Council.
 In addition, it is further recommended that the annual per linear foot user fee for each yacht club
member’s boat be set at 60 percent of that charged to seasonal recreational boaters using the
wall at the existing marina for un-serviced dockage.
xv
SECTION 1 – INTRODUCTION
1.0 Background
Shoreplan Engineering Limited (Shoreplan) and TOURISTICS were retained by the Municipality of Port
Hope to prepare a business plan for a potential marina development in Port Hope. Shoreplan acted as
the prime consultant for the project and addressed issues of conceptual marina design, assessment and
cost estimates. TOURISTICS addressed all issues of market demand, economic analysis and financial
feasibility. The marina business plan study looked at options and opportunities for a potential new marina
as well as for the current marina operation with the view that a financially viable marina can be a strong
catalyst in the further development of the waterfront and adjacent areas.
The study included a business case analysis of the two locations and identified the potential and costs
associated with each. The study also reviewed the current marina operations and provides
recommendations for operational improvements.
The study determined the size of the market for both seasonal and transient slips, level of demand,
economic viability, capital costs and financial implications of operating a seasonal and transient marina
based upon two locations and new concepts developed by Shoreplan. Recommendations are also made
with respect to the types of marina and related facilities and services required to be sustainable and
include financial projections inclusive of estimated operating and capital costs.
1.1 Past Studies and Marina Initiative History
The Port Hope waterfront and marina has been subject to a number of studies and initiatives in the past.
Port Hope Waterfront Plan Update was completed in January 2002 and Marina Draft Final Report
completed in 2005 by the Planning Partnership. It identified the preferred marina option as the East
Beach development for 250 slips plus the opportunity to increase the capacity of the basin over time.
A Consolidated Waterfront Master Plan (CWMP) was approved in 2009 inclusive of a 250 slip Marina to
be developed in the future at the East Beach. This plan included extensive public consultation over an
extended period of time. The CWMP is intended to provide structure and vision for this long term ongoing
effort that will unfold in the Municipality over the next 10-15 years. The emphasis of the CWMP is on
public access to recreational, social and culture facilities. In contrast to the CWMP marina goals, the
Centre Pier Task Force recommended the development of a marina in the Inner Basin to be considered in
future development of Centre Pier in October of 2011.
The Corporate Strategic Plan, work on which started in 2010, identified implementation of the
Consolidated Waterfront Master Plan as a priority with a goal of completing a locations and business case
analysis to determine if the marina initiative and subsequent environmental assessment, if required,
should go forward. As part of the overall assessment, a Sediment Management and Dredging Strategy
Report was completed in 2012 by Geomorphic Solutions. It looked at causes of siltation in the harbour
and short term and long term dredging approaches.
This study by Shoreplan and TOURISTICS is addressing the locations and the business case of the
marina. The study also reviewed the current marina operations. The consultants met with the Marina
Business Plan Working Group (MBPWG) chaired by Mr. Joe Aiello with members being Keith Richan,
Greg Burns, John Buddo and Municipal staff.
1
1.2 Locations
Two locations were considered for the development of a municipal marina. The two locations are referred
to as the East Beach and the Inner Basin. Both locations are identified on Figure 1.1
The East Beach area is located, as the name indicates, east of the breakwaters that form the entrance to
the Port Hope harbour and the mouth of the Ganaraska River. This has been identified as a potential
location of a municipal marina in past studies.
The Inner Basin is the most northern part of the existing Port Hope harbour. It is a rectangular basin
approximately 130 meters wide and 200 meters long. It is used by the Port Hope Yacht Club under a
lease agreement with the Municipality.
1.3 Study Approach
In order to complete a detailed assessment of the feasibility of developing a marina on Port Hope
waterfront we have undertaken the following steps:
• Visited the site, and the nearby Port Hope waterfront to assess the current product offering.
• Conducted a field visit to each of the marinas within 50 kilometres of the Port Hope site.
• Conducted telephone interviews with the owner/operators of each of the marinas within 80
nautical miles of the Port Hope site.
• Obtained available data regarding the number and size of boats from the Ontario Marine
Operators Association, Canadian Coast Guard Office of Boating, Canada Customs, National
Marine Manufacturers Association - Canada, and National Marine Manufacturers Association
(U.S.).
• Contacted the Port Hope Yacht Club (PHYC); Port Hope Area Initiative (PHAI); CAMECO
Corporation; Downtown Revitalization Committee; Chamber of Commerce; Commissioners of the
Port Hope Harbor; and Municipal Departments of Economic Development Tourism; Finance;
Planning and Development Services; and Parks, Recreation and Culture for their opinions as well
as information and data relevant to the study process.
• Conducted telephone interviews with power and sailboat builders/manufacturers in Canada and
the United States to obtain data on the current and future length, beam, and draft of boats sold
and registered in Ontario, Quebec and New York, and any forecasts for growth in boating.
• Conducted telephone interviews with boating clubs on Lake Ontario and the St. Lawrence River
in Ontario and New York within the market area of the proposed Port Hope marina site to obtain
an indication of their boating trips’ characteristics, their likelihood of using a seasonal and/or
transient marina on the Port Hope site, and their comments on other marinas they frequent.
• Prepared four marina concept plans with the appropriate basin size as supported by local
conditions and market analysis. Three at the East Beach locations and one at the Inner Basin.
• Prepared capital cost estimates for each of the four marina concepts.
• Projected revenues and disbursements for the first eleven operating years of the preferred marina
concepts.
2
• Projected direct expenditures; direct, indirect and induced Gross Domestic Product (GDP)
expenditures; labour income; jobs; and federal, provincial and municipal taxes resulting from the
construction and operation of the preferred marina concept.
• Provided descriptions of potential operating models for the proposed new marina and examples
of where they are currently in place, as well as a description of the necessary functions and
services which are part of a marina operation.
A meeting with the six representatives of the Port Hope Yacht Club was held at their club house on May
14, 2013. The meeting included discussions of the purpose of the study and the operations of the PHYC.
1.4 Report Format
The report is divided into ten sections or chapters. Section 1 is an introduction to the study and outlines
the purpose and a brief history of marina initiatives in Port Hope. Sections 2 to 4 outline the boat market
and demand in the area. Section 5 describes the concepts developed in the study and the associated
construction costs and approval requirements. Section 6 outlines the projected demand for slips in Port
Hope. Sections 7 and 8 outline the financial projection and economic impact of marina development.
Section 9 describes the potential operation model and section 10 deals with operation of the existing Port
Hope marina.
Figures and tables are inserted in the text of the reports as close to the first reference as practical.
Detailed exhibits dealing with financial and economic analysis are included in Appendix A. Detailed
construction cost estimates are included in Appendix B. An executive summary with recommendations is
included at the beginning of the report.
3
SECTION 2 – HISTORICAL AND PROJECTED NUMBER OF BOATS WITHIN THE

PROPOSED PORT HOPE MARINA’S BOATER MARKET
2.0 Introduction
Since 100 percent of the market for seasonal slips for the proposed Port Hope marina will come from
Ontario and over 95 percent of the market for transient slips will come from Ontario and New York, we
have concentrated our analysis regarding the number, length, beam, and draft of these boats on these
two geographic areas.
2.1 Historical Number of Boats by Length, Beam and Draft, 2007 to 2012
Since few boats under 6 metres (i.e. 20 feet) venture onto the Great Lakes for any extended period of
time, primarily for safety reasons, and there is a high propensity to trailer boats under 6 metres in length
to launch ramps for their use rather than occupying a marina slip or moorage, we have only considered
those boats 6 metres or longer as a base of comparison for our projections of Port Hope’s seasonal and
transient boater market. As shown in EXHIBIT 1, in 2010 there were approximately 159,970 of this size in
Ontario, and 54,270 in New York for a total of 214,240 registered power and sail boats in the market area.
The number of boats under 6 metres has increased an average of 0.3 percent per annum in Ontario, and
-0.8 percent in New York State, with only 2012 seeing a slight increase over 2011. Boats 6 metres or
more on the other hand have increased 4.1 percent per annum in Ontario. Those in New York have
increased only 0.1 percent each year between 2007 and 2012, with only 2011 and 2012 showing
increases over previous years.
Our interviews with government officials, boat manufacturers and marina owner/operators in Ontario, and
New York indicate that the stronger economic growth in Canada until 2008 and confidence in a return to a
stronger economy in 2011 and 2012 after the downturn of 2008-2010 was the reason why Ontario
boaters bought larger boats as first time buyers or traded-up for larger boats as repeat buyers at a faster
rate than those in New York. Our interviews with U.S. officials did indicate there are positive signs for an
economic recovery in New York State beyond 2010. Boat manufacturers and boaters also tell us that the
movement toward bigger boats results from a movement away from cottage ownership. Larger boats in
some cases have as many staterooms as cottages have bedrooms. The typical drive to a cottage in
Ontario is 1½ to 2 hours whereas to a seasonal slip it is normally 30 minutes.
2.1.1 Length
The number of boats 6 metres to less than 8 metres has increased 3.8 percent per annum between 2007
and 2012 in Ontario, and decreased 0.6 percent per annum in New York. Boats 8 metres to less than 9
metres have increased 2.4 percent per annum in Ontario, and 0.3 percent in New York. Those 9 metres
to less than 11 metres have increase 5.8 percent per annum in Ontario, and 1.4 percent in New York.
Boats 11 metres to less than 14 metres have increase 5.1 percent per annum in Ontario, and 1.4 percent
in New York State. In each market the greatest annual percentage increase took place in those boats 14
metres and greater in length (i.e. 5.9 percent per annum in Ontario, and 1.9 percent in New York). See
Figure 2.1 following. Our discussions with boating officials and marina owner/operators in New York
indicated that the wealthier boaters owning the largest boats have been less affected by the poor
economy in the United States since 2007. Boats in these five size categories are the ones that are
expected to use the proposed Port Hope marina.
4
Figure 2.1A Number of Boats (6 metres to less than 8 metres in Length) in Proposed Port Hope
Marina’s Market Area
FIGURE 2.1A NUMBER OF BOATS (6 METRES TO LESS THAN 8 METRES IN

LENGTH) IN PROPOSED PORT HOPE MARINA'S MARKET AREA
120,000 111,589
108,289
105,122
101,714
97,948
100,000 93,743
Number of Boats
80,000
60,000
Ontario
37,256 37,068 36,836 36,603 36,579 37,339 New York
40,000
20,000
0
2007 2008 2009 2010 2011 2012
Year
Figure 2.1B Historical Growth in Length of Largest Ontario Boats
FIGURE 2.1B HISTORICAL GROWTH IN LENGTH OF LARGEST ONTARIO

BOATS
20,000 18,525
17,622
18,000 16,819
16,145
15,295
16,000 14,365
14,000
Number of Boats
12,283 12,556
11,720 12,010
11,208 11,443
12,000
8 to <9 m
10,000 11,129
10,682 9 to <11 m
9,843 10,206
8,000 8,869
9,394
11 to <14 m
6,000 14 m & over
5,874 6,178
4,000 5,114 5,335 5,580
4,775
2,000
0
2007 2008 2009 2010 2011 2012
Year
5
Figure 2.1C Historical Growth in Length of Largest New York Boats
FIGURE 2.1C HISTORICAL GROWTH IN LENGTH OF LARGEST NEW YORK

BOATS
9,000 8,518
8,217
7,895 7,944 7,983
7,681
8,000
8,240
7,844
7,000 7,425 7,503 7,587 7,644
Number of Boats
6,000 6,462 6,595

6,270 6,258 6,323 6,370
5,000 8 to <9 m
4,000 9 to <11 m
3,993 4,129
3,710 3,806 3,875 11 to <14 m
3,000 3,648
14 m & over
2,000
1,000
0
2007 2008 2009 2010 2011 2012
Year
2.1.2 Beam
Within Ontario, and New York there were approximately 858,590 power and sail boats with a beam of 2
metres to less than 3 metres; 33,280 from 3 metres to less than 4 metres; and 18,100 with a beam of 4 or
more metres in 2012.
Between 2007 and 2012, boats in Ontario with a beam of 2 metres to less than 3 metres saw an increase
of 0.0 percent annually. Those with a beam of 3 metres to less than 4 metres and 4 metres and wider
increased 5.8 percent and 6.0 percent per annum respectively. The increase in the width of boats in New
York State is less dramatic. Boats with a beam of 2 metres to less than 3 metres decreased 0.7 percent
per annum, while those 3 metres to less than 4 metres and 4 metres and wider increased by 0.4 percent
and 1.0 percent each year. See EXHIBIT 2 at the end of this report.
What is clearly evident from these numbers is that boats are getting longer and wider and marinas will
need to recognize this if they wish to main or possibly increase their share of the Ontario, and New York
State boater market.
2.1.3 Draft
As boats have grown in length and width between 2007 and 2012, their draft has also increased though
at a much more uniform rate than length and width. EXHIBIT 3 demonstrates that in Ontario the rate of
annual increase for boats with a draft of 0.61 metres to less than 1.52 metres was 0.8 percent per annum
while New York showed a decrease of 0.7 percent per annum. Those boats in Ontario with a draft of 1.52
metres to 1.83 metres and 1.83 metres and more increased 2.6 percent and 3.1 percent each year
respectively. Boats in New York showed the largest percentage increases in the 1.52 metres to 1.83
metres and 1.83 metres and more draft categories; 1.8 percent each year in the former and 1.2 percent
each year in the latter.
6
2.1.4 Specifications of Boats in Proposed Port Hope Marina’s Market Area
In addition to recognizing the length, width and draft of boats expected to use the proposed Port Hope
marina it will also be important that the marina’s design recognize the following ratios in length, width and
draft for power and sail boats in the configuration of space between the finger dock and in the fairways.
As indicated below, sail boats typically have a wider beam and require much greater draft in order to
create comparable stability with power boats.
Table 2.1 Comparable Specifications for Boats Using Proposed Port Hope Marina
Power Boats1 Sail Boats2

Length in Berth in Draft in Length in Berth in Draft in
metres metres metres metres metres metres3
8.4 2.7 0.7 8.6 2.8 1.3
9.8 3.2 0.8 9.9 3.4 1.6
11.3 3.6 0.97 11.3 4.1 1.7
13.5 4.2 1.1 13.4 4.6 1.9
16.5 4.9 1.3 16.2 5.5 2.2
22.4 5.9 1.6 21.2 7.2 2.65
1
Based on the specifications of 150 models of power boats in each category of 26 to 29 ft. 11 in.;
30 to 34 ft. 11 in; 35 to 39 ft. 11 in; 40 to 49 ft. 11 in; 50 to 59 ft. 11 in; and, 60 ft and over as taken
from the 2013 New Boat Buyer’s Guide.
2
Based on the specifications of 57 models of sailboats in the 26 to 29 ft. 11 in. category; 72 in the 30
to 34 ft. 11 in. category; 66 in the 35 to 39 ft 11 in. category; 98 in the 40 to 49 ft. 11 in. category; 78
in the 50 to 59 ft. 11 in. category; and, 30 in the 60 ft and over category as taken from the 2013 Sail Buyers Guide.
3
Keel or board fully extended
2.2 Projected Number of Boats
Based on our discussions with boating officials, and boat manufacturers/builders in Canada and the
United States, we have projected that the total number of boats in Ontario 6 metres or more in length will
increase from approximately 165,500 in 2013; to 195,800 in 2018; to 208,100 by 2020; and reach
approximately 267,300 by 2028. Our discussions with boating officials in New York and the National
Marine Manufacturers Association (NMMA) in Chicago indicates that that the total number of boats in
New York State 6 metres or more in length will increase from 55,200 in 2013, to 59,600 in 2018, to
60,800 in 2020, and reach 65,900 by 2028. We have projected that the overall Ontario-New York market
area will increase from 220,700 registered power and sailboats in 2013 to 255,400 by 2018 and reach
333,200 by 2028.
Based on the data provided to us, we have projected a greater increase for Ontario compared to New
York because economists are predicting that the recovering economy in Canada and Ontario will continue
to outpace that of the United States and New York, and all of the boat manufacturers that we interviewed
are confident that sales and registration of larger boats in Ontario will exceed that exhibited between 2007
and 2012. While all indications are that the number of boats in all markets in each length category will
increase beyond 2012, we have chosen to take a more conservative growth rate (i.e. reduced growth
rate) beyond 2020 (i.e. for boats 8 metres to less than 9 metres, we have used a growth rate of 2.5 per
annum between 2013 and 2020 and 2.3 percent per annum from 2020 to 2028). See EXHIBIT 5A and
5B at the end of this report.
In EXHIBITS 5, 6 and 7, the growth projections use the size category as a base for projecting from the
2012 number. For example, in EXHIBIT 5 for Ontario, and New York a distinct growth rate was applied to
the 2012 base number in each category of length. The growth rate in each category was derived from
data available between 2007 and 2012 and the projections provided by boat manufacturers/builders in
Canada and the United States for what they will sell between 2013 and 2028 and the number of boats
7
that Transport Canada, Service Canada believes will be registered in Ontario and the number the New
York State Department of Motor Vehicles believes will be registered during the 2013 to 2028 time period.
2.2.1 Length
The number of power and sail boats in Ontario 6 metres to less than 8 metres will continue to represent
the largest share of boats in Port Hope marina’s market area during the 2013 to 2020 and 2020 to 2028
time periods. Boats in this category are projected to grow from approximately 114,800 in 2013, to
131,800 by 2018, 138,200 by 2020 and reach 167,100 by 2028. This represents an average annual
growth rate between 2013 and 2020 of 2.9 percent and 2.6 percent per annum between 2020 and 2028.
The higher growth rate among those boats of greater length exhibited between 2007 and 2012 is
projected to continue between 2013 and 2028. Boats 8 metres to less than 9 metres are projected to
grow 2.5 percent per annum between 2013 and 2020 and a further 2.3 percent each year between 2020
and 2028. Those Ontario boats from 9 metres to less than 11 metres are projected to increase 6.6 and
6.1 percent per annum between 2013 and 2020 and 2020 and 2028 respectively. Boats 11 metres to
less than 14 metres are projected increase by 5.8 percent each year between 2013 and 2020 and a
further 5.6 percent between 2020 and 2028. The largest boats, those 14 metres and more in length are
projected to have the highest growth rate per annum at 7.0 percent between 2013 and 2020 and another
6.8 percent each year between 2020 and 2028. See EXHIBIT 5A and 5B.
Figure 2.2 following show that although the number of boats in Ontario 8 metres to less than 9 metres in
length has and will continue increase, the percentage share of this size of boats has and will decrease
relative to those 9 metres and over. Although boats 9 metres and longer will continue to increase their
share of the boat market, those less than 9 metres will continue to dominate the market for the
foreseeable future.
Figure 2.2 Percentage Share of Ontario’s Boat Market by Length of Boats (2007 to 2028)
FIGURE 2.2 PERCENTAGE SHARE OF ONTARIO'S BOAT MARKET

BY LENGTH OF BOATS (2007 to 2028)
18.0
16.0
14.0
Percentage Share
12.0
10.0
8.0
6.0
4.0
2.0
0.0
Year
8 metres to <9 metres 9 metres to <11 metres 11 metres to <14 metres 14 metres & over
Based on the improved economic growth forecasts for the United States and New York State beyond
2012, we are able to project a positive growth rate for boats 6 metres to less than 8 metres, between
2013 and 2020 (i.e. 1.0%) and 2020 and 2028 (i.e. 0.3%). New York boats 8 metres to less than 9
metres are projected to grow 1.5 percent and 1.1 percent per annum between 2013 and 2020 and 2020
and 2028 respectively. Those boats 9 metres to less than 11 metres are projected to increase 2.1
8
percent per annum from 2013 until 2020 and a further 2.0 percent each year between 2020 and 2028.
Boats 11 metres to less than 14 metres are projected to grow 2.2 percent and another 2.5 percent each
year between 2013 and 2020 and 2020 and 2028 respectively. As in Ontario, boats 14 metres and longer
in New York are projected to exhibit the strongest growth rates at 2.7 percent per annum between both
2013 and 2020 and 2020 and 2028.
Between 2013 and 2028 the number of boats in the overall market area is projected to grow as shown in
Table 2.2.
Table 2.2 Growth in Number of Boats by Length 2013 to 2018

1
Length 2013 2018 2028
6 metres to less than 8 metres 152,720 172,170 208,470
14 metres and longer 10,780 13,520 21,370
1
Likely first full operational year for a new marina in Port Hope
2.2.2 Beam
The trend toward wider boats in the years 2007 to 2012 is also expected to continue for the period
between 2013 and 2028. See EXHIBIT 6A and 6B. Within Ontario, the number of boats with a beam of 2
metres to less than 3 metres is projected to grow 0.7 percent per annum between 2013 and 2020 and 1.0
percent between 2020 and 2028, whereas boats 3 metres to less than 4 metres wide are projected to
increase 5.7 percent per annum between 2013 and 2020 and a further 6.1 percent per annum between
2020 and 2028. Boats with the widest beam (i.e. 4 metres or more) are projected grow by 6.0 percent
each year from 2013 until 2020 and 6.4 percent each year from 2020 through 2028.
Boats in New York State with the narrowest beam (i.e. 2 metres to less than 3 metres) are projected to
increase slightly between 2013 and 2020 at 0.1 percent per annum and increase even more slightly at
0.02 percent each year between 2020 and 2028. Those boats with a beam of 3 metres to less than 4
metres are projected to increase 3.9 percent each year between 2013 and 2020 and a further 3.5 percent
per year from 2020 to 2028. Between 2013 and 2020 boats in New York with a beam of 4 metres or
more are projected to increase by 4.3 percent each year and between 2020 and 2028 by 3.9 percent per
annum.
While the strongest growth rates in both geographic markets are projected for those boats with a beam of
3 metres or more, boats 2 metres to less than 3 metres wide will continue to dominate Port Hope’s market
area. The number of boats in the overall market area with a beam of 3 metres or more is projected to
increase from approximately 50,500 in 2013, to 63,100 by 2018, to 69,100 by 2020, and reach 99,800 by
2028.
2.2.3 Draft
Boats in Ontario with a draft of 0.61 metres to less than 0.91 metres, and 0.91 metres to less than 1.22
metres are projected to increase by 0.6 percent each year between 2013 and 2020 and a further 0.7
percent each year between 2020 and 2028. Those boats 1.22 metres to less than 1.52 metres in draft
are projected to increase by 1.9 percent each year between 2013 and 2020, and 2020 and 2028. Ontario
boats with a draft of 1.52 metres to less than 1.83 metres are projected to increase by 2.5 percent per
annum between 2013 and 2020 and the same 2.5 percent per annum between 2020 and 2028. Boats
with the deepest draft (i.e. 1.83 metres or more) are projected to have the greatest percentage increases
9
each year between 2013 and 2020 and 2020 and 2028 at 3.1 percent and 3.2 percent per annum
respectively. See EXHIBIT 7A and 7B at the end of this report.
Boats in New York State requiring a draft of 0.61 metres to less than 0.91 metres and 0.91 metres to less
than 1.22 metres are projected to increase slightly between 2013 and 2020 and 2020 and 2028 at 0.2
percent per annum. Those boats requiring a draft of 1.22 metres to less than 1.52 metres are projected
to increase slightly by 0.5 percent each year between 2013 and 2020 and 0.4 percent each year between
2020 and 2028. New York boats in the deepest draft category (i.e. 1.83 metres and more) are projected
to have a much larger growth rate each year between 2013 and 2020, and 2020 and 2028 than all the
other boats of lesser draft at 3.8 percent per annum and 4.4 percent per annum respectively.
In the overall market area for the proposed Port Hope marina, boats with a draft of 0.91 metres to less
than 1.22 metres are projected to increase from approximately 206,000 in 2013, to 213,600 by 2020 and
reach approximately 222,900 by 2028. Boats with a draft of 1.22 metres to less than 1.52 metres are
projected to increase from approximately 42,900 in 2013 to 47,200 in 2020 and reach approximately
52,600 by 2028. Those boats in the two deepest draft categories will grow from approximately 5,700 in
2013 to 6,900 by 2020 and reach approximately 8,200 by 2028.
In order for the proposed marina on Port Hope’s waterfront to accommodate the existing and projected
power and sail boats in its’ market area, it will be necessary to ensure that the basin and entrance are in
the 2.0 to 2.5 metres below datum range. If the marina is to be considered as part of a harbour of safe
refuge, the depth at the entrance will need to be 4 metres below datum.
10
SECTION 3 – NEED FOR SEASONAL SLIPS
3.0 Introduction
According to a recent study conducted by the National Marine Manufacturers Association the maximum
distance that boaters prefer to travel to a marina to use their boat on a regular basis is 50 kilometres or
approximately 30 minutes driving time. In the case of Port Hope this would include the area from Whitby
in the west to Brighton in the east and a line running roughly through the communities of Caesarea,
Bridgenorth and Hastings to the north. While this is considered the prime market area, there are a
number of factors which may affect the size of the market area, among these are: a lack of sufficient slips
beyond the 50 kilometre area; a price sensitive market area beyond the 50 kilometre area; a large price
differential between the core market area and outlying areas; proximity to prime boating waters; and
convenient location for leaving a boat. In order to provide as conservative an estimate as possible we
have chosen to use the 50 kilometre market in our determination of seasonal slip demand.
In order to determine the need for a marina in Port Hope, it is necessary to review four major factors:
 The growth in the number of power and sail boats in the seasonal market area and the changes
in their length, beam and draft, as we did in the previous Section of this report;
 The existing marina facilities within 50 kilometres of the site(s) to determine their ability to meet
the current and future demand, and the overall occupancy rate of the marinas within the seasonal
market area;
 It is also necessary to determine if the population living within the market area of the proposed
marina exhibits characteristics that are strong determinants of boating demand; and,
 Whether or not the municipality considering development of the marina exhibits a stable economy
with growth potential and is therefore capable of supporting the marina.
3.1 Existing Seasonal Marinas Within a 50 Kilometre Radius
There are 32 marinas and yacht clubs within 50 kilometres of the Port Hope waterfront providing slips or
moorings for rent on a seasonal basis during the 2012 boating season. Gores Landing Park & Marina in
Gores Landing and Willow Bend Marina in Peterborough did not operate in 2012 but are now under new
ownership and will be open for business in 2013. See EXHIBIT 8A. All facilities offer both seasonal and
transient slips. Many of the yacht clubs designate a number of reciprocal slips to be used by boats from
other yacht clubs providing a similar service. Some of the marinas will also allow transient boaters to use
the seasonal slips when the seasonal boater is known to be away on an extended trip. The five largest
providers of seasonal slips are Port Whitby Marina with 395, and Whitby Yacht Club 245; Port of
Newcastle Marina with 210, Golden Beach Resort and Condominiums with 200 in Roseneath on Rice
Lake; Shady Acres Cottages with 190 in Keene, also on Rice Lake; and Town of Cobourg Marina with
167. Port Hope Yacht Club is the only facility within the seasonal market area that offers moorings rather
than slips.
Among the facilities and services most frequently found at marinas and yacht clubs within the seasonal
market area are: showers and heads (90.6%); ice and water (84.4%); water hook-ups (84.4%); picnic
tables (81.3%); launch ramps (75.0%); fuel docks with limited fuel (71.9%); gas BBQ’s (68.8%); food and
beverage services (i.e. provided through a clubhouse, convenience store and/or snack bar), (62.5%);
winter storage (56.3%); 30+ amp power at each slip (53.1); and haulouts (i.e. accomplished with a travel
lift, fork lift, hydraulic trailer, and/or crane), (53.1 %); pump outs (50.0%); and playgrounds/recreation
areas (50.3%). See EXHIBIT 8A and 8B at the end of this report and Figure 3.1 following. Less
frequently provided are showers, heads, and laundry facilities (43.8%); fuel docks with gas, diesel fuel
and propane (40.6%); beach and/or pool (40.6%); and access to wireless internet service (34.4%). To be
11
successful, a new marina on Port Hope’s waterfront will need to provide the vast majority of these
facilities as well as having well trained, friendly service-oriented staff.
In the broader Ontario, Canadian and U.S. boater market an increasing number of marinas are providing
cable TV hook-ups and/or wireless internet at each of the slips; 50+ amp power; some form of covered
space to be used during inclement weather; complimentary shuttle services; information kiosks; quick-
service phone connections (i.e. marine supplies, dry cleaning, groceries, etc.); individual hook ups to
pump out using a vacuum system; complimentary bicycles; and rentals (i.e. bicycles, mopeds, small
boats, etc.).
Figure 3.1 Facilities/Services at Marinas within 50 Kilometres of Port Hope’s Marina Sites
FIGURE 3.1 FACILITIES/SERVICES AT MARINAS WITHIN 50 KILOMETRES

OF PORT HOPE'S MARINA SITES
Percentage of Marinas with Facility/Service
100.0 90.6
90.0 84.4
75.0
80.0 71.9
70.0 62.5
60.0 53.1
50.0 43.8
40.6
40.0 31.3
25.0
30.0
15.6
20.0
10.0
0.0
Facilities/Services
12
FIGURE 3.1 FACILITIES/SERVICES AT MARINAS WITHIN 50 KILOMETRES

OF PORT HOPE'S MARINA SITES
Percentage of Marinas with Facility/Service
90 84.4
81.3
80
68.8
70
56.3
60 53.1
50.0 50.0
50 40.6
40 34.4
31.3
30
20
10
Facilities/Services
Nine of the marinas have waiting lists for seasonal slips, and a number of others have boaters looking for
longer slips (i.e. 11 metres or 36 feet or more). We are not aware of any marinas within the seasonal
market area that will be adding slips in time for the 2013 boating season. However, as mentioned
previously, Gores Landing Park & Marina in Gores Landing and Willow Bend Marina in Peterborough will
re-open in 2013 under new ownership with a combined total of 70 slips suitable of accommodating boats
6 metres and longer
Slip rental rates for the 2012 boating season ranged from a low of $22.00 per linear foot at Port Hope
Harbour Marina and $30.00 at Lang’s Resort & Marina on Rice Lake to a high of $61.78 per linear foot at
Port Whitby Marina and $59.00 at the Town of Cobourg Marina. Port Darlington Marina charged $50.00
per linear foot (includes launch, use of marina facilities, free pump out, cradle/trailer storage, extra power
$50.00/month). Rates for winter storage which can be an important source of revenue for a marina
provided their sufficient secured space range from a low of $12.00 per linear foot at Hastings Village
Marina and the Cobourg Yacht Club and $14.00 per linear foot at Stevenson’s Marina in Hastings on the
Trent Severn Waterway to a high of $32.00 a linear foot at Port of Newcastle Marina, Pratt’s Landing
Marina in Gores Landing and River Bend Marina in Peterborough. It should be noted that $32.00 charge
at Port of Newcastle Marina includes haul out, wash, block & mast unstopping and at River Bend Marina
it includes haul out in fall, outdoor storage, pump out, launch in spring. Many marinas are now offering a
shrink wrapping service after haulout in the fall in the $12.00 to $15.00 per foot range, and most charge
either a flat fee or per linear foot charge for the storage of trailers, cradles and boats on land during the
summer. See EXHIBIT 8C at the end of this report. With the appropriate mix of marina facilities and
services a new marina on Port Hope’s waterfront should be able to capture a high proportion of the
boaters on waiting lists at area marinas and may even appeal to a number of boaters on Metropolitan
Toronto’s eastern waterfront currently paying $80.00 or more per linear foot for seasonal dockage. Outer
Harbour Marina for example will be charging $94.45 per linear foot for 30 amp power, and $102.85 per
linear foot for 50 amp power in 2013. These rates are in effect from May 1 until October 31 and include
hydro, water and parking.
According to our discussions with marina owner/operators, 2,056 seasonal slips were occupied during the
2012 boating season representing an overall occupancy of 89.6 percent.
13
3.2 Socio-demographic Characteristics of the Resident Market
There are 373,190 persons living within the seasonal market area of the proposed Port Hope Marina
site(s), including 16,214 residing in Port Hope according to the 2011 census. It is evident when looking at
the age characteristics of the resident market that Port Hope is comparable to the province, it is under-
represented in some age categories and over-represented in others. Among males 35 to 44 the age
group with the highest participation in boating (i.e. 22.9%), Port Hope, Northumberland County and the
area within 50 kilometres all have a lower proportion of individuals in this category than the province (i.e.
11.0%, 10.8%, 12.6% and 15.8% respectively). The second highest participation rate among males falls
in the 45 to 54 year age category (i.e. 19.0%), in this case all three areas are over-represented when
compared to the province (i.e. 16.7%, 16.9%, 17.0% and 15.3% respectively). See EXHIBIT 9 at the end
of this report and FIGURE 3.2 following. In the 25 to 34 age group where the participation rate is 17.8
percent (third highest), all areas are again under-represented with the entire seasonal market area the
closest to the province at 10.6% compared to 12.5%, followed by 9.4% for Port Hope and 8.6% for
Northumberland County. The same pattern occurs with the proportion of females in the three geographic
areas compared to the province. The proportion of the female population within Port Hope (i.e. 10.8%),
Northumberland County (i.e. 10.7%), and the area from 0 to 50 kilometres (i.e. 13.1%) is under-
represented compared to the province (i.e. 15.7%) in the 35 to 44 age group which has the highest
participation rate in boating (i.e. 18.9%). Females in the 45 to 54 age group, the category with the second
highest participation rate in boating (i.e. 16.3%) are over-represented in all three area when compared to
the province with Port Hope the most over-represented (i.e. 17.2% vs. 15.3%). Northumberland County
is the least over-represented at 16.9% followed by the area from 0 to 50 kilometres at 17.0%. In the 25 to
34 age group (third highest participation rate 14.4%), females are under-represented in Northumberland
County (i.e. 8.3%), under-represented in Port Hope (9.4%), and under-represented in the area from 0 to
50 kilometres (10.8%), when compared to Ontario’s 12.7 percent.
The higher the level of education attained the higher the level of participation in boating as shown by a
21.2 percent participation rate for those with some university education and 25.5 percent for those with a
degree. Port Hope, the county and the overall market area within 50 kilometres of the proposed marina
site(s) are all well under-represented compared to that of the province among those with a university
degree (i.e. 12.5%, 11.1%, and 13.7% compared to 20.5% respectively. Those with some university
education although still under-represented in all three geographic market area are much closer to the
percentage of all those in Ontario (i.e. 2.9%, 3.0%, 3.4% compared to 4.1% respectively). Based on the
actual number of residents this still represents approximately 2,000 individuals in Port Hope, 9,300 in
Northumberland, and 48,200 within the overall market area in these two education categories with a high
propensity to participate in boating and thus potential users of facilities and services offered at the
proposed marina.
Occupation is a socio-demographic characteristic that is also a strong determinant of participation in

boating. Within Port Hope, Northumberland County and overall 50 kilometre market area there are
proportionally slightly fewer individuals in professional/managerial/administrative occupations (i.e. 39.4%,
37.6%, and 44.0% respectively compared to the province’s 45.7%), the occupation category with the
highest participation level in boating (i.e. 28.8%). On the other hand, skilled labour persons who have the
second highest participation rate in boating (i.e. 24.6%) are slightly over-represented in all three
geographic areas (i.e. 23.7% in Port Hope, 23.0% in Northumberland County, and 22.1% in the overall
market) compared to 21.1 percent in Ontario. Despite being slightly under-represented in
professional/managerial/administrative occupations there are still approximately 3,300 individuals in Port
Hope employed in this category, 15,000 in the County, and 82,500 within 50 kilometres of the proposed
marina site(s).
14
Figure 3.2 Boating1 Participation in Ontario
Percentage of any group age 16 or over that participated in boating at any time in 2011
Boating 14.5%
Motor Boating 10.8%
Sailing 3.6%
Males
Boating 15.8%
Motor Boating 11.8%
Sailing 3.7%
16 to 24 14.7%
25 to 34 17.8%
35 to 44 22.9%
45 to 54 19.0%
55 to 64 16.6%
65+ 8.9%
Females
Boating 13.3%
Motor Boating 9.8%
Sailing 3.4%
16 to 24 12.5%
25 to 34 15.4%
35 to 44 18.9%
45 to 54 16.3%
55 to 64 14.1%
65+ 5.3%
0% 5% 10% 15% 20% 25%
1
Includes in-board and out-board motor boating and sailing, excludes canoeing, kayaking and motorized
personal watercraft
15
Figure 3.2 Boating1 Participation in Ontario (Continued)
Percentage of any group age 16 or over that participated in boating at any time in 2011
Non High School Graduate 11.5%
High School Graduate 14.6%
Some University 21.2%
University Graduate 25.5%
All Others 15.2%
Professional/Admin 28.8%
Clerical/Sales 19.7%
Skilled 24.6%
Non-Skilled 19.9%
Under $20,000 6.6%
$20,000 to $39,999 12.9%
$40,000 to $74,999 19.2%
$75,000 to $99,999 28.7%
$100,000+ 32.6%
0% 5% 10% 15% 20% 25% 30% 35%
________
1
Includes in-board and out-board motor boating and sailing, excludes canoeing, kayaking and motorized
personal watercraft
16
Household income is the strongest determinant for participation in boating. Median household income in
Port Hope is only 0.1 percent lower than the province (i.e. $60,382 versus $60,455). While the income
level in Northumberland County is 7.7% ($55,802) lower than the province, that of the overall seasonal
market area is 11.0% above ($67,098), largely because of the high median household income levels in
Durham Region. Within the income group $75,000 to $99,999 which has the second highest participation
rate in boating (i.e. 28.7%), Port Hope is over-represented by 4.1 percent, the County by 2.7 percent and
the overall market area by 5.9 percent (i.e. 18.5%, 17.1%, and 20.3% respectively compared to 14.4% for
Ontario). Households with an average income of $40,000 to $74,999 have the third highest participation
rate in boating at 19.2 percent. In this case, Port Hope is slightly over-represented by 2.5 percent (i.e.
33.5%) and the overall market area slightly under-represented by 2.7 percent (i.e. 28.3%), compared to
the province’s 31.0 percent.
Based on our analysis of the socio-demographic characteristics of residents within Port Hope,
Northumberland County, and the area within 50 kilometres of Port Hope’s waterfront, it is clear that the
broader 50 kilometre seasonal market area will be a strong source of seasonal slip demand at the
proposed marina site(s).
FIGURE 3.3 following shows the number of persons in each category with the highest participation rate in
boating (e.g. there are 1,300 males in Port Hope; 6,800 males in Northumberland County; and 31,000
males within 50 kilometres of the proposed waterfront sites in the 35 to 44 age group category, which has
a 22.9% participation rate in boating).
3.3 Strength of the Local Economy
The strength of the local economy is also an indicator of the business owners and residents ability to
support and use a marina in Port Hope. A number of the major businesses in Port Hope (i.e. CpK Interior
Products, Cameco Corporation, Esco Ltd & Viceroy Homes) have been located in the municipality for
over 30 years, a long enough period of time that it reflects stability. The number and value of residential,
commercial and industrial building permits has remained strong in the 2008 to 2012 period (See EXHIBIT
10), in fact the number and value in 2012 exceeded that of any of the previous four years. The Economic
Development Strategic Plan Update, February 8, 2011 indicated that:
 professional occupations in business and finance grew 189% between 2001 and 2010
 there were significant gains in professional and technical occupations between 2006 and 2010,
and
 there was a significant increase in the number of businesses (i.e. 42%) from 2002 to 2010
A report titled Socio-Economic Effect Monitoring Annual Report 2011 - Port Hope, May 2012 indicated
that a 2011 survey reported that 21.7 percent of businesses had plans to expand in the near future.
Further evidence of a strong and established local economy is revealed in a survey of area businesses
undertaken by the Port Hope Downtown Revitalization Project presented in a report titled “Downtown
Commercial Retail Survey Results Report – June 2013”. The report points out that:
 the length of business ownership within the downtown reflects the sustainability of the downtown
business area
 Of note, 56 percent of businesses have been in operation over 5 years which is deemed a critical
point of business survival
 As well, 44 percent have been in operation for over 10 years, which indicates the business area is
retaining business and offering sustainability over an extended period of time
17
Figure 3.3 Number of Persons in Category with Highest Participation Rate in Boating
FIGURE 3.3 NUMBER OF PERSONS IN CATEGORY WITH HIGHEST

PARTICIPATION RATE IN BOATING
90,000
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0
Port Hope Northumberland 0 to 50 kms.
Males 35 to 44 (22.9%) Females 35 to 44 (18.9%) University Grad (25.5%)

Prof/Manag/Admin (28.8%) $75,000 to $100,000 (28.7%) $100,000 & over (32.6%)
Source: Statistics Canada, 2006, 2011 Census Population
3.4 Opportunity for Commercial Seasonal Slip Rentals
The increase in the charter fishing business on Lake Ontario and the over capacity at slips for these boats
at Port of Newcastle Marina and Port Darlington Marina, offers an opportunity for Port Hope to increase
its’ participation in this business at the proposed marina site(s).
The charter boat fishing industry went through a contraction over a decade ago due in part to Transport
Canada rules related to commercial vessels and the Federal-Provincial business tax rules which
eliminated many small operators. While the charter fishing fleet is smaller now than it was in the late
1980’s, according to our interviews with the Ontario Ministry of Natural Resources; Jean-Francois Neron
(Executive Director of Ontario Sports Fishing Guides Association); charter fishing operators currently
operating out of Bowmanville, Cobourg, Newcastle, Port Hope, and Whitby; and the marina managers in
Bowmanville and Newcastle the demand for charter fishing on Lake Ontario is on the increase. In 2012,
there were 8 to 10 boats operating out of Port Hope, 4 or 5 out of Cobourg, 35 to 40 out of Newcastle, 30
to 35 out of Bowmanville, and 5 or 6 out of Whitby. The Ministry of Natural Resources considers Port
Hope an ideal location due to the benefits provided by the Ganaraska River which has significant runs of
wild trout, the relatively short distance to travel offshore to catch fish and the fact that there are limited
ports to the east.
18
The Port of Newcastle Marina is building additional condominiums and offering marina slips as an
inducement to purchase a unit, as a result the large charter fishing fleet currently using the Newcastle
marina facilities will be forced to look for alternative ports in next three to four years. Port Darlington
Marina in Bowmanville has no more space for seasonal boaters or charter fishing boats.
The boats used in charter fishing range from 8 to 15 metre in length (i.e. 26 to 50 feet) with the majority in
the 8 to 9 metre range (i.e. 26 to 30 feet). The fishing season occurs from mid June until September 1.
Each boat will make one trip per day during this time period, leaving port at approximately 5:30 am., and
staying out from five to eight hours. According to the charter fishing operators the ideal requirements of a
port hosting charter fishing are: a fuel dock (gas, most boats use gas not diesel fuel), pump-out, ice, a
freezer (ideally like the one in Port Darlington), and a fish cleaning station. It is recognized that a fish
cleaning station is very messy and smelly and therefore not ideal for most marinas.
In looking at the two potential marina sites in Port Hope, consideration will be given to the design issues
associated with including charter fishing as part of the overall marina business plan.
3.5 Need for Seasonal Slips in Proposed Port Hope Marina’s Market Area
Based on our interviews with marina owner/operators in the market area of the proposed marina sites we
have assumed that the boats requiring seasonal slips are 6 metres or more in length (i.e. approximately
20 feet or more). As shown in EXHIBIT 11, we estimate that there were approximately 4,600 boats 6
metres or more in length in the market area in 2012. Since data on the number of registered boats in
Ontario are not county or region specific, we have arrived at our estimate of boats by dividing the number
of boats in Ontario by the population. This provides us with the number of persons per boat (i.e. 81.3) or
that there is one boat of this size for every 81.3 persons. By dividing the population of each of the
counties making up the market area within 50 kilometres of Port Hope’s waterfront by the number of
residents per boat in the market area we arrive at the number of seasonal boats (e.g. 377,090/81.3 =
4,635 seasonal boats). Since we are using averages, it is recognized that some areas may be over-
estimated and some under-estimated. Overall we believe that it provides a reasonable estimate given the
data available. This approach is widely used by private and public sector marina developers in North
America and Australia to estimate the number of boats in the market area. The U.S. National Park
Service and the Tennessee Valley Authority (TVA) use this approach in their watershed area studies in
the United States as does Parks Canada.
In arriving at the number of boats that require seasonal slips at commercial marinas it is necessary to
eliminate those that are moored at private docks or boathouses and those that are trailered to a launch
ramp on a per use basis. Our discussions with local planners and officials at Conservation Authorities
indicated that there is no readily available data regarding the number of residences in the market area
with docks or boathouses. They suggested that a conservative estimate would be that 10% of the
households with waterfront property on Lake Ontario and the portion of the Trent Severn Waterway within
50 kilometres of Port Hope have boats moored at private docks or boathouses. Our discussions with the
National Marine Manufacturers Association - Canada and a number of Canadian boat trailer sellers
provided an estimate of approximately 20% of boats 6 metres to less than 8 metres and 3% of boats 8
metres or longer are trailered to launch ramps on a per use basis. See EXHIBIT 12 at the end of this
report.
By comparing the number of seasonal slips available in the market area in 2011 with the number of
seasonal boats as derived in EXHIBIT 12, it is evident that there is more demand than supply and
additional slips are needed. Our interviews with planning officials in Bowmanville, Brighton, Cobourg,
Hastings, Newcastle, Oshawa, Peterborough, Whitby, Kawartha Lakes, Northumberland, Peterborough,
Regional Municipality of Durham, and the area Conservation Authorities indicated that other than the 150
additional seasonal slips for the Town of Cobourg Marina by 2016, and the possibility of a new 185
seasonal slips in Oshawa by 2019 there are no known plans for new marinas in any of these areas that
will result in additional slips being in place within the next 5 years (i.e. 2018). The Ontario Marine
Operators Association indicates that in the past two to three years there has been a reduction of over
19
1,000 slips in Ontario, due to smaller privately run 100 to 150 slip marinas closing and re-developing as
alternative-use recreational and residential properties. There is also a theory among marina operators
and boat manufacturers today, that if there are no adequate slips at a port, the number of boats in the
area will reflect this deficiency. If on the other hand, quality facilities are offered, these facilities will
actually foster boat ownership and activity in the area. Cobourg Marina and Meyer’s Pier in Belleville are
direct examples of this theory.
We estimate that at the end of the boating season in 2012 there was a need for between 1,4451 and
2,3402 additional slips. Assuming that Cobourg Marina has 150 new slips in place in time for the 2016
boating season, the need for additional seasonal slips will reach between 1,8001 and 2,8102. By 2018,
likely the first operational year for a new marina in Port Hope the need for additional slips will rise to
between 2,1201 and 3,0102. See EXHIBIT 12.
The trend toward longer and wider boats will have a significant impact on a number of the older existing
marinas in the market area of the proposed Port Hope marina, especially those in Bowmanville and
Peterborough where the finger docks are short and the fairways narrow. It is evident that there is a
current and future need for seasonal slips in the 10.67 metre (35 foot), 12.12 metre (40 foot), and 13.72
metre (45 foot) range. Shoreplan Engineering’s concept designs for the proposed Port Hope marina
reflects this need for longer finger docks and wider fairways.
Clearly, there is a need for additional slips in the central portion of Lake Ontario, and an existing and
growing market for seasonal slips that the proposed Port Hope marina would be able to attract.
________
1
Adjustment made for boats using private docks and boathouses and trailered to launch ramps
2
No adjustment made for boats using private docks and boathouses and trailered to launch ramps
20
SECTION 4 – MARKET FOR POTENTIAL TRANSIENT BOATS VISITING PROPOSED PORT

HOPE MARINA
4.0 Introduction
Two sources of information were used in determining the likely market area for transient slips at the
proposed Port Hope marina: a 2005 Great Lakes boating survey and our interviews with 75 yacht and
boating clubs on Lake Ontario in Ontario and New York within the market area of Port Hope. The 2005
Great Lakes Boating Survey, was conducted by the U.S. Department of Transportation, Michigan
Department of Natural Resources, and Michigan State University, Department of Parks, Recreation and
Tourism Resources.
4.1 Transient Boater Market Area
According to the Great Lakes Boating Survey, 60 percent of boater’s days away from their home marina
are spent within 20 nautical miles. A further 20 percent are spent within 21 and 40 nautical miles, 10
percent within 41 to 60 nautical miles, 6 percent within 61 to 80 nautical miles, and the final 4 percent
beyond 80 nautical miles. See EXHIBIT 13 at the end of this report.
Our telephone interviews with the yacht and boating clubs in Ontario and New York State situated on
Lake Ontario provided an indication of the boating trips’ characteristics, their likelihood of using a
transient slip in Port Hope, and their comments on other marinas they frequent. The information obtained
through our boater survey confirmed the results of the larger Great Lakes survey. For this reason, we
have defined the transient boater market area for the proposed Port Hope marina as follows:
 60 percent of boater demand will come from the Cobourg to Bowmanville area (i.e. within 20
nautical miles of the Port Hope sites). During the 2012 boating season, there were 5 marinas and
yacht clubs within 20 nautical miles, all within Ontario, mooring a total of 457 boats. See
EXHIBIT 16A.
 80 percent of boater demand will come from within 40 nautical miles of Port Hope (i.e. Quinte
West and Wellington to the east, and Pickering to the west in Ontario; and Kendall to the East in
New York on the south side of Lake Ontario, and Wilson in the west). During the 2012 boating
season there were 19 marinas and yacht clubs in Ontario within 21 to 40 nautical miles, with
1,515 boats, and 13 marinas and Yacht clubs in New York with 781 boats. See EXHIBIT 16B.
 90 percent of transient boater demand will come from within 60 nautical miles of the Port Hope
site(s) (i.e. Deseronto and Waupoos to the east, Campbellford on the Trent Severn Waterway to
the northeast, and Toronto to the west in Ontario; and Irondequoit to the east in New York and
Lewiston to the west). There were 55 marinas and yacht clubs operating seasonal slips during
the 2012 boating season within 41 to 60 nautical miles, of these 40 were in Ontario and 15 in
New York, mooring 6,395 boats in Ontario and 2,818 in New York respectively. See EXHIBIT
16C.
 As indicated previously, 96 percent of transient boater demand will come from within 80 nautical
miles of Port Hope (i.e. Kingston to the east, Hastings on the Trent Severn Waterway to the
northeast, and St. Catharines to the west in Ontario; and Sodus Point to the east on the south
shore of Lake Ontario and Pultneyville to the west). Thirty four marinas and yacht clubs were
open for business in this area during the 2012 boating season, mooring 5,973 boats. Of these
5,292 boats were kept at 26 marinas and yacht clubs in Ontario and 681 at 8 marinas and yacht
clubs in New York. See EXHIBIT 16D at the end of this report.
21
 During the 2012 boating season, there were 13,659 Ontario boats moored at 88 marinas and
yacht clubs within 80 nautical miles of the proposed Port Hope marina site(s) and 4,280 boats at
36 marinas and yacht clubs in New York.
 Approximately 4 percent of transient boater demand will come from beyond 80 nautical miles,
typically generated by long distance sailors or cruisers.
4.2 Existing Number of Transient Boats in Market Area
The number of transient boats visiting the proposed Port Hope marina is dependent on the number of
boats within the market and their distance from the proposed marina. In the 2012 boating season there
were 17,939 occupied slips (i.e. 17,939 boats) within 80 nautical miles of Port Hope. Of these, 457 were
within 20 nautical miles and would have the greatest likelihood of visiting the marina on one or more
occasions. The least likely are those 5,973 boats within 61 to 80 nautical miles.
According to surveys conducted by the National Marine Manufacturers Association in the U.S. in 2011
and the Department of Fisheries and Oceans in Canada in 2010 the average number of days that a
boater is typically away from his/her home marina differs for power and sailboats. In Canada the average
for power boats is 30 days and for sailboats 22 days. In the U.S. the average is the same for power boats
but higher at 25 days for sail boats. See EXHIBIT 14.
The number of potential transient boats is a function of the number of power boats and sailboats within
the market area (See EXHIBIT 18) multiplied by the number of days that the boat is expected to leave its
home marina (See EXHIBIT 14) and the distance it has to travel to get to Port Hope (i.e. 0 to 20, 21 to 40,
41 to 60, or 61 to 80 nautical miles). These projections include boats that are out racing, cruising, water
skiing, wakeboarding, and anchored away from the home marina for swimming, sunbathing, picnicking,
etc. It is assumed that not all of these boats would be looking for a transient slip. Based on this approach
the 17,939 boats within the market area in 2012 would generate 51,320 boater days away from their
home marinas. See EXHIBIT 19.
4.3 Projected Number of Transient Boats in Market Area
Based on the expected growth rate of boats 6 metres in length (i.e. 20 feet in length or longer) in Ontario
and New York, we have projected that the number of boats within the market area of the proposed Port
Hope marina will increase from 17,939 in 2012; to 19,290 by 2015; to 20,720 by 2018; to 21,740 by 2020;
and reach 26,070 by 2028. See EXHIBIT 21A and 21B at the end of this report.
The projected number of potential transient boaters within the market area of the proposed Port Hope
marina site(s) is shown in EXHIBIT 22A and 22B. In 2012 there were approximately 51,320 transient
boaters within 80 nautical miles of Port Hope, of which 7,030 were within 20; 11,880 were within 21 to 40;
23,290 were within 41 to 60; and 9,120 were within 61 to 80 nautical miles of the proposed marina site(s).
By 2015 the total number of transient boater days within the overall market area is projected to increase
to 55,180; to 59,300 by 2018; to 62,220 by 2020; and reach 73,180 by 2028.
It should be noted that the projections of potential transient boaters have been reduced by 4 percent to
account for bad weather days within the 138 day boating season (i.e. May 15 to September 30) when
waves may exceed one metre and prevent most boats from leaving their home port.
As was the case with seasonal slips, there is clearly an existing and growing transient boater market that
the proposed Port Hope marina would be in a position to attract. The proposed marina’s setting either in
the Inner Basin or the East Beach area would place it in easy walking distance of the type of shops and
restaurants of interest transient boaters. The possibility of walking along the Ganaraska River and/or the
abandoned rail trail just east of John Street to reach the downtown area will be an added attraction for
the transient boaters, and should greatly increases its’ potential to capture a significant and sustainable
22
transient boater market. The numbers provided by other marinas within Port Hope’s market area confirm
this. In 2012, 11,800 boats visited the 403 transient slips at the marinas and yacht clubs within 50
kilometres of Port Hope. See EXHIBIT 8C at the end of this report. Services, attractions and special
events will be crucial in attracting a significant transient boater market to Port Hope.
4.4 What Transient Boaters are Interested In
According to our interviews with the yacht and boating clubs on Lake Ontario in Ontario and New York
within the market area of Port Hope’s proposed marina, transient boaters are looking for the following:
 Safe (relatively sheltered) marina basin or harbour;

 A feeling of security, through a safety system, personnel or location and other watchful patrons;
 Adequate dockside power, including varying fittings and different electrical requirements, based
on boat size/need;
 Freshwater supply;
 Pump out;
 Internet/Wi-Fi;
 Upland amenities, such as clean and inviting restrooms, showers and laundry facilities;
 Fuel service or at least close access to fuel;
 Access to provisions;
 A variety of nearby attractions or events; and,
 A place to exercise pets.
Other amenities mentioned less frequently were the provision of a shuttle service to town or the
availability of bicycles. Since virtually all of the services and amenities mentioned above are also
important in attracting the seasonal boater market there should be no additional cost to the marina in
catering to the transient boater market.
Among transient boaters those that come for special events such as festivals and regattas tend to be the
highest spenders as they typically stay for more than one day. Those on their way to or from another
destination tend to stay for less than half a day.
23
SECTION 5.0 MARINA CONCEPTS AND CONTRUCTION COSTS
5.0 Introduction
This chapter describes the coastal and physical conditions at the sites being considered for a municipal
marina. It further describes the basic guidelines followed in the preparation of marina concepts and finally
describes the concepts developed for these locations. Capital cost estimates for the concepts are also
provided in this chapter.
5.1 Locations and Site Conditions
5.1.1 Locations
Two locations were considered for the development of a municipal marina. The two locations are referred
to as the East Beach and the Inner Basin. Both locations are identified on Figure 5.1.
The East Beach area is located, as the name indicates, east of the breakwaters that form the entrance to
the Port Hope harbour and the mouth of the Ganaraska River. This has been identified as a potential
location of a municipal marina in past studies, such as that completed by the Planning Partnership in
1995. There is no specific limit on the extent of the area defined as the East Beach. However it can be
taken as extending from the east breakwater to about the limit of the beach several hundred meters
away. A waterlot recently obtained by the Municipality of Port Hope may be also an indication of the
potential development area on the East Beach. It extends approximately 300 meters from the east pier (at
the shore). The east and west limits of the waterlot are indicated on Figure 5.1. The waterlot extends
approximately 840 to 1100 meters offshore on the west and east side of the entrance respectively.
The Inner Basin is the most northern part of the existing Port Hope harbour. It is a rectangular basin
approximately 130 meters wide (east-west) and approximately 200 meters long (north- south. It is
accessed from the lake via the Outer Harbour, an area just inside the entrance breakwaters and the
Approach Channel. The Approach Channel is approximately 35 meters wide and 300 meters long. As
noted previously, the Inner Basin is used by the Port Hope Yacht Club. It accommodates approximately
34 boats anchored on swing lines. This docking arrangement is used due to excessive wave activity in
the basin that does not allow the use of docks. This excessive activity is due to the harbour entrance
configuration and the highly reflective nature of the shore structures in the harbour.
The Port Hope Area Initiative, as part of their clean up and harbour restoration, will be removing all
contaminated soils and deposits from the harbour and installing a rip rap revetment along the west side of
the outer harbour and approach channel and along three sides of the Inner Basin.
5.1.2 Coastal Conditions
Review of coastal conditions includes review of waters levels and wave conditions. A discussion of the
water levels and navigation is also provided.
i) Water Levels
A brief description of water levels of Lake Ontario is provided since water levels are critical in designing
waterfront facilities. Water levels at the site are controlled by the water levels of Lake Ontario. The water
levels of Lake Ontario fluctuate on short, seasonal and long term bases. A brief summary of the water
levels is provided below.
24
Figure 5.1 Location Plan
Average water levels of Lake Ontario fluctuate between approximately 74.5 m and 75.0 m International
Great Lake Datum (IGLD). High water levels are generally reached in June and low water levels in early
December. However, historical monthly water levels have reached as high as 75.7 m and have dropped
as low as 73.7 m IGLD. The historical low water levels predate the construction of the St. Lawrence
Seaway. The water levels have not gone below chart datum (elev. 74.2 m) since 1966.
Design high water level, used for flood control of shore development, is estimated to be 75.8 m GSC
(MNR, 1989).
ii) Navigable Depth
Chart datum, elevation 74.2 m IGLD, is commonly considered to be the appropriate reference elevation
for marinas on Lake Ontario. Although waters levels have gone below chart datum, this generally
happens in the winter months and has occurred only twice since the opening of the St. Lawrence
Seaway. A typical draft used for the design of a recreational boat marina is 1.8 m or 2.0 m. Therefore, the
bottom elevation in recreational marinas should be at elevation 72.4 m or lower.
iii) Wave Conditions
A wind-wave hindcast was not carried out as part of this project. Wave conditions were described in the
Port Hope Sediment Management and Dredging Strategy (Geomorphic Solutions, 2012). The report
indicates that the highest waves reach the site from the southwest quadrant and are in the order of 5.2
meters with a wave period in excess of 9 seconds. These waves are reported at a Port Hope site at
Station 91228 located approximately 1 km offshore. Southwest winds are most frequent.
25
iv) Sediment Transport
The above noted Port Hope Sediment Management and Dredging Strategy also described sediment
transport in the nearshore and sediment contribution by the Ganaraska River. The details of these
findings are not repeated here. In summary, the net sediment transport direction is from the west to the
east. It is believed that much of the sediment that ends up in the outer harbour and requires annual
dredging is originating from the lake. The Ganaraska River is noted to be a relatively minor sediment
source.
5.2 Recreational Small Craft Harbour Design
Design of small craft harbours follows guidelines developed through experience and various studies.
Although various aspects of boating may vary in different areas of North America, these guidelines are an
excellent starting point for developing the initial marina concepts. These concepts can then be further
refined in the detailed design process taking into account local preferences by the boaters and the
operator of the boating facility.
The main source of design guidelines used on the Canadian side of the Great Lakes is a manual
“Planning Guidelines for Recreational Harbours in Ontario” prepared by the Small Craft Harbours Branch
of the Department of Fisheries and Oceans in 1992. Another commonly used design publication is
“Layout and Design Guidelines for Small Craft Berthing Facilities” (Department of Boating and
Waterways, California, 1994). Although both of these publications are somewhat dated, the basic
principles of design are valid.
The main guidelines followed for the concept designs in Port Hope are as follows:
 entrance width minimum 30 m

 entrance depth to allow for wave activity at the entrance
 marina depth 0.3 m more than deepest draft (1.8 meter is typical depth for recreational marinas)
 fairways 2 x boat length
 finger docks same length as boat
 fingers 1 m wide, mains 2 m wide and main access docks 4 m wide
 docks are floating with concrete anchor blocks
 basin shorelines sloping (rip rap revetments)
 wave height within the mooring area to be less than 0.3 m
 parking provided at a rate of 0.5 cars per slip
The marina concepts developed also provide fuel and pump out facilities. The parking lots are large
enough to provide space for winter storage of boats. It is the winter storage of boats that governs the
parking area provided in each concept that was developed. A “haul-out slip” and travel lift are also
included in each concept developed for the East Beach location.
5.3 Marina Concept Plans
Four concepts were developed to address the market demands established in Phase 1 of the study.
Three concept sizes for the East Beach were selected, namely 250, 300 and 350 boat slips, in
consultation with the steering committee. These basin sizes were selected to represent a range of sizes
rather than specific sizes determined by the market demand analysis. The Inner Basin concept developed
maximizes the number of slips while maintaining functional layout.
A detailed description of each concept is provided in the sub-sections of this chapter below. Table 5.1
provides a summary of the number of slips and estimated construction costs and cost per slip of each
26
concept. The costs outlined in Table 5.1 include construction contingencies and an allowance for
approval, design and construction administration of the project.
Table 5.1 Summary of Construction Costs of Preliminary Concepts
Concept No. of Slips Cost/Slip Construction Cost

Inner Basin 137 $26,000 $3.6 M
In addition to the four concepts described above a fifth concept was developed, given preliminary
consideration and not pursued further at the direction of the Steering Committee. The concept included
the combination of the East Beach - 250 slips concept and the Inner Basin concept. This combination
produced a total of 392 slips since the number of slips in the inner basin was increased by eliminating the
service dock.
5.3.1 East Beach - 250 Slip Concept
A plan of this concept is presented on Figure 5.2. This concept is the second smallest of the four options
considered. Only the Inner Basin option is smaller. It accommodates 250 slips. There are 138 nine metre
long slips, 92 eleven metre long slips and 20 fourteen meter long slips. The docks are arranged along five
main docks extending south from the north shore. The two east main docks accommodate the nine metre
slips. A further 14 nine metre slips are provided along the most westerly docks and are intended to be
assigned to the charter fishing fleet. The eleven metre long slips are located along the third and part of
fourth main dock from the east. The fourteen metre slips are located along a part of the fourth main dock
from the east.
All docks have power and water supplied to pedestals on the main docks. Thirty amp service is proposed
for nine metre slips and fifty amp service is proposed for the larger slips. Each main dock is accessed
directly from the shore. Security gates would be located at the base of each of the main docks. The main
docks are up to 180 meters long. A service dock is proposed to be located at the north end of the most
westerly dock. The service dock includes fuel and pump-out.
A boardwalk is proposed to be located along the south shore to provide easy access to the docks from
the parking areas to the south. Parking is provided south of the boardwalk. An access road to the marina
office/service building, approximately 550 sq. m. is size, is proposed to be located east of the drop-off
area. It is expected to house the marina office, washrooms and showers.
Winter storage would be provided in both parking lots. A haul out slip is located between the fourth and
the most westerly docks directly across from the larger of the two parking lots. The winter storage
capacity is based on the assumption that 80 percent of the 9 m boats and 100 percent of the 11 and 14
metres boats will be stored at the site. The percentage of the 9 metre boats was reduced since it is likely
that owners of some of the smaller boats will store their crafts at their residences or elsewhere since they
can be moved on a trailer more readily.
The marina basin will require substantial dredging since much of the area is above the -2 m elevation.
Only the southeast corner of the basin is naturally deep enough. Given the relatively small size of the
basin and the relatively shallow water depth around the perimeter of the basin, the marina entrance is
directed through the existing river mouth and entrance. A modification of the existing breakwater on the
west side of the entrance is proposed. This extends the entrance into deeper water and reduces the wave
penetration into the Outer Harbour. The details of the modification are illustrated on Figure 5.2. The inner
shores of the basin are proposed to be constructed of rip rap revetment to reduce wave reflections within
the basin.
27
Figure 5.2 East Beach - 250 Slip Concept
The land base created around the basin provides parkland on the east side and south side of the basin.
Approximately 2.1 hectares of land including parkland is created on the east and south side of the marina
basin and approximately 0.2 hectares on the west side of the modified entrance. Public access is not
anticipated to be provided to the south breakwater and to the modified west breakwater. The existing east
beach sand is proposed to be excavated prior to the placement of the fill and relocated to the new east
side of the basin. This will maintain the existing beach uses on the east side of the river. The landform is
located entirely within the municipal waterlot.
The construction cost estimate for East Beach – 250 Slips Concept 1 is estimated to be approximately
$30.3 million or $121,000 per slip. This amount includes construction contingency, approval process
costs, and design and construction administration costs. HST is not included. A summary of the costs is
presented in Table 5.2 and a detailed breakdown of the estimated cost is provided in Table 1 in Appendix
A. Construction costs do not include modifications to existing municipal services that may be required to
service the marina site.
The annual maintenance dredging budget of $100,000 is suggested starting in the fifth year of marina
operations. A new by-passing shoal is expected to develop around the new west breakwater and ongoing
maintenance will be required. The annual dredging budget estimate and the anticipated start date is
based on our best professional judgment taking into consideration the past dredging history at Port Hope
harbour, the findings of the Port Hope Sediment Management and Dredging Strategy report and our
observations and experience at other harbours on the Great Lakes. This approach applies to all of the
dredging budgets noted in the report for other alternatives.
28
Table 5.2 Detailed Summary of Construction Costs of Preliminary Concepts
Turning East
Basin Beach
137 250 300 350
Total Project Budget $3,597,000 $30,281,000 $33,479,000 $35,162,000

Construction Contingency (15%) $432,000 $3,494,000 $3,863,000 $4,057,000
Design and Approval Allowance (10 or 15%) $288,000 $3,494,000 $3,863,000 $4,057,000
Estimated Construction Cost $2,877,000 $23,293,000 $25,753,000 $27,048,000
Cost per Slip $26,000 $121,000 $112,000 $100,000
Marina Basin $1,827,300 $4,411,105 $4,344,973 $5,181,977

Docks $1,166,800 $1,563,000 $1,748,100 $1,961,500
Ramps $16,000 $40,000 $48,000 $56,000
Dock Services $349,500 $635,000 $763,000 $889,000
Services $295,000 $766,000 $767,000 $773,000
Basin Shore F-F $0 $373,105 $698,873 $1,022,477
Dredging and Removals $0 $1,034,000 $320,000 $480,000
South Breakwater, West Shore & Land $0 $11,984,570 $9,585,497 $12,153,358

C-C $0 $4,227,374 $1,840,992 $2,374,112
D-D $0 $2,813,604 $2,127,085 $2,063,310
E-E $0 $613,592 $657,420 $525,936
Checkwater $0 $80,000 $0 $0
Fill $0 $4,250,000 $4,960,000 $7,190,000
Site Development $1,050,000 $3,030,000 $3,252,000 $3,498,400

Building $1,050,000 $1,925,000 $1,925,000 $2,100,000
Site Work $0 $1,105,000 $1,327,000 $1,398,400
Security Fence/Gates at River Mooring $0 $0 $0 $0
West Breakwater $0 $3,866,951 $8,570,202 $6,213,838

A-A $0 $234,402 $234,402 $468,805
C-C $0 $2,096,842 $7,773,079 $4,909,313
B-B $0 $612,787 $0 $0
D-D $0 $436,920 $562,721 $0
G-G $0 $0 $0 $835,720
Landform $0 $486,000 $0 $0
29
A plan of this concept is presented on Figure 5.3. It accommodates 300 slips. For the purpose of
description provided herein it is approximated that the basin faces east. There are 164 nine metre long
slips, 110 eleven metre long slips and 26 fourteen meter long slips. The docks are arranged along six
main docks extending approximately east from the west shore of the basin. The north main dock and the
fourth and fifth dock accommodate the nine metre slips. The eleven metre long slips are located along the
second and third main dock from the north side. The fourteen metre slips are located along the south
dock.
docks are up to 170 meters long. A service dock is proposed to be located at the shore end of the most
northerly dock. The service dock includes fuel and pump-out. It is anticipated that the remainder of the
nine metre docks along this main dock would be allocated mostly to the charter fishing boats.
A boardwalk is proposed to be located along the east shore to provide easy access to the docks from the
parking areas to the west. Parking is provided south of the boardwalk. An access road to the marina
office/service building, approximately 600 sq. meters in size, is proposed to be located north of the drop-
off area. It is expected to house the marina office, washrooms and showers.
30
Winter storage would be provided in both parking lots. A haul out slip is located between the first and
second main docks on the north side of the basin directly across from the closer of the two parking lots.
The winter storage capacity is based on the assumption that 80 percent of the 9 m boats and 100 percent
of the 11 and 14 metres boats will be stored at the site. The percentage of the 9 metre boats was reduced
since it is likely that owners of some of the smaller boats will store their crafts at their residences or
elsewhere since they can be moved on a trailer more readily.
The marina basin will require dredging in approximately one half of the basin. The marina entrance is
positioned on the east side of the basin and oriented almost north. The entrance is proposed to be thirty
metres wide and approximately 4 meters deep below chart datum.
The land base created around the basin provides parkland on the north side and west sides of the basin.
Approximately 2.6 hectares of land including parkland is created. Public access is not anticipated to be
provided to the south, east and west breakwaters. The existing east beach sand is proposed to be
excavated prior to the placement of the fill and relocated to the new east side of the basin. This will
maintain the existing beach uses on the east side of the river. The landform is located more or less within
the existing waterlot. Minor refinements to the landform can be carried out in the detailed design phase to
ensure that it is located entirely within the waterlot.
The construction cost estimate for East Beach – 300 Slips is estimated to be approximately $33.5 million
or $112,000 per slip. This amount includes construction contingency, approval process costs, and design
and construction administration costs. HST is not included. A summary of the cost is presented in Table
5.3 and a detailed breakdown of the estimated cost is provided in Table 2 in Appendix A. Construction
costs do not include modifications to existing municipal services that may be required to service the
marina site.
The annual maintenance dredging budget of $100,000 is suggested starting in the tenth year of marina
operations. A by-passing shoal is expected to develop around the new south breakwater and ongoing
maintenance will be required.
A plan of this concept is presented on Figure 5.4. It accommodates 350 slips. For the purpose of
description provided herein it is approximated that the basin faces east. There are 184 nine metre long
slips, 138 eleven metre long slips and 28 fourteen meter long slips. The docks are arranged along seven
main docks extending approximately east from the west shore of the basin. The three and one half main
docks from the west side accommodate the nine metre slips. The eleven metre long slips are located in
the central part of the basin along the second, third and north side of the fourth main dock from the north
side. The fourteen metre slips are located along the most northerly dock.
docks are up to 130 meters long. A service dock is proposed to be located at the east end of the most
southerly main dock. The service dock includes fuel and pump-out. It is anticipated that the remainder of
the nine metre docks along this main dock would be allocated mostly to the charter fishing boats.
A boardwalk is proposed to be located along the east shore to provide easy access to the docks from the
parking areas to the west. Parking is provided south of the boardwalk and south of the access road. An
access road to the marina extends from King Street with parking lots on both sides and a drop-off area at
the boardwalk. A marina office/service building, approximately 600 sq. meters in size, is proposed to be
located north of the drop-off area. It is expected to house the marina office, washrooms and showers.
Winter storage would be provided in both parking lots. A haul out slip is located between the first and
second main docks on the north side of the basin directly across from the closer of the two parking lots.
31
The winter storage capacity is based on the assumption that 80 percent of the 9 m boats and 100 percent
of the 11 and 14 metres boats will be stored at the site. The percentage of the 9 metre boats was reduced
since it is likely that owners of some of the smaller boats will store their crafts at their residences or
elsewhere since they can be moved on a trailer more readily.
The marina basin will require dredging in approximately one half of the basin. The marina entrance is
positioned on the east side of the basin and oriented to the north-east. The entrance is proposed to be
thirty metres wide and approximately 4 meters deep below chart datum.
The land base created around the basin provides parkland on the north side and west sides of the basin.
Approximately 3.8 hectares of land including parkland is created. Public access is not anticipated to be
provided to the south and east breakwaters. The existing east beach sand is proposed to be excavated
prior to the placement of the fill and relocated to the new east side of the basin. This will maintain the
existing beach uses on the east side of the river. A cobble beach is proposed on the south side of the
basin in addition to the relocated beach on the east side.
The construction cost estimate for East Beach – 350 Slips is estimated to be approximately $35.2 million
or $100,000 per slip. This amount includes construction contingency, approval process costs, and design
and construction administration costs. HST is not included. A summary of the cost is presented in Table
5.3 and a detailed breakdown of the estimated cost is provided in Table 3 in Appendix A. Construction
costs do not include modifications to existing municipal services that may be required to service the
marina site.
32
The annual maintenance dredging budget of $100,000 is suggested starting in the tenth year of marina
operations. A by-passing shoal is expected to develop around the new south breakwater and ongoing
maintenance will be required.
5.3.4 Inner Basin - 137 Slip Concept
A plan of this concept is presented on Figure 5.5. This concept is the smallest of the four options
considered. It accommodates 137 slips. For the purpose of description provided herein the basin is
approximated to be oriented north-south. There are 69 nine metre long slips, 54 eleven metre long slips
and 14 fourteen metre long slips. The docks are arranged along five main docks extending east from a
four metres wide main access dock along the east shore. The two north main docks and the north side of
the third dock accommodate the nine metre slips. The eleven metre long slips are located along the south
side of the third and along the fourth main dock from the north. The fourteen metre slips are located along
the south main dock.
Figure 5.5 Inner Basin - 137 Slip Concept
The orientation of the slips in the north-south direction was selected to deal better with any wave
penetration that may occur once the approach channel and the inner basin shores are repaired and
modified under the Port Hope Area Initiative program. Boats with the long axis into the waves are more
stable and less likely to suffer damage. A preliminary analysis using the desk top method (Bishop, 1986)
suggests that waves penetrating the Outer Harbour, through the Approach Channel into the Inner Basin
should be in the order of 0.3 meters. However, this method is considered suitable only for concept level
design and a more detailed numerical modelling of the wave penetration will be required prior to detailed
design of the marina if the decision to proceed depends on the need for additional marina entrance
modifications. If additional reduction of wave penetration is required then entrance modifications similar to
33
those proposed for the west side of the exiting entrance under the East Beach – 250 Slip concepts is
proposed. A budget cost of $30,000 is proposed for the wave penetration. As part of the wave
attenuation study there may be an opportunity to explore the potential benefits, if any, to the inner harbour
operations associated from any temporary structures built in the outer harbour as part of the PHAI site
remediation for an additional $5,000.
directly from the shore. Security gates would be located at the base of each of the main docks. The
secondary main docks are up to 90 meters long. The primary 4 meter wide main dock along the east side
of the basin is 170 meters long. A service dock is proposed to be located at the east end of the most
northerly dock. The service dock includes fuel and pump-out.
No specific locations have been proposed for parking or winter storage. The site plan drawings indicate
“allocation” areas for both parking and winter storage requirements associated with this concept. They are
located on the Centre Pier. However, it is not intended that these must be located on the Centre Pier.
There are lands available on the north side of Hayward Street that may be used for some of these
functions. However, without having an understanding of the future redevelopment of the Central Pier,
making specific recommendations is not appropriate. As with the East Beach concepts, the winter storage
capacity is based on the assumption that 80 percent of the 9 m boats and 100 percent of the 11 and 14
metres boats will be stored at the site. No Haul Out slips or Travel Lift are included in this option.
A marina office/service building approximately 300 sq. m. in size, is proposed to be located at the north-
east corner of the basin and replace the existing PHYC building. It is expected to house the marina office,
washrooms and showers.
No dredging is required within the mooring basin. However, a maintenance dredging program in the Outer
Harbour, as developed under the Port Hope Sediment Management and Dredging Strategy and modified
by municipal staff, will need to be carried on.
The construction cost estimate for Inner Basin – 137 Slips is estimated to be approximately $3.6 million or
$26,000 per slip. This amount includes construction contingency, approval process costs, and design and
construction administration costs. HST is not included. A summary of the costs is presented in Table 5.5
and a detailed breakdown of the estimated cost is provided in Table 4 in Appendix A. Construction costs
do not include modifications to existing municipal services that may be required to service the marina site.
5.4 Approvals
The development of the marina will be subject to a number of approvals. Municipal approvals for the
building and site servicing will be required. Details of these municipal approval processes are not
discussed since it is the municipality that is expected to be the proponent of the project.
Other approval agencies include Transport Canada, Department of Fisheries and Oceans, Ministry of
Natural Resources, Ganaraska Region Conservation Authority, Ministry of the Environment and possibly
other agencies as may be required under the environmental review process. A brief description of each
approval is provided below.
Approval by Transport Canada (TC) is required under the Navigable Waters Protection Act (NWPA). Only
aspects of the project that impact the right to navigate are considered under this Act. A screening of the
project by Transport Canada results in an exemption or a full approval process. Submission under NWPA
requires detailed design drawings to be completed. The timeline for the process is generally three to six
months from submission. The Navigable Water Protection Act has undergone recent charges and
guidelines that will result are now being developed.
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The Department of Fisheries and Oceans (DFO) will review the application under the Fisheries Act. As
with the NWPA, the Fisheries Act has undergone recent modifications and guidelines that will result are
now being developed. Details of approval requirements may vary from those described. No destruction or
alteration of fish habitat is permitted without the authorization of the Minister. There are two possible
approval processes under the Fisheries Act, referred to as “Letter of Advice” or “Authorization”. It is likely
that the East Beach concepts will require an “Authorization” and Inner Basin concept is likely to obtain
Letter of Advice. Submission under Fisheries Act requires detailed design drawings to be completed,
although discussion with the department should be undertaken in the early stages of the project and
throughout the approval process. The discussions with DFO will be supported by the local conservation
authority.
Approval from the Ministry of Natural Resources may be required under the Public Lands Act if the
selected project extends outside of the existing water lot owned by the municipality. This approval covers
the use of public lands and all lake bottoms are considered public lands in the province of Ontario except
those deeded to other owners. The Public Lands Act also covers work completed in the shore lands,
which is the area below high water mark. The municipality may need to purchase or lease additional
water lots for the operation of the marina depending on the concept selected. The cost of a water lot is
normally assessed at fair market value. There is a prescribed process for the assessment of the value.
The cost of the water lot is not included in the provided estimate.
Ganaraska Region Conservation Authority will need to issue a permit under their Regulations 68/06,
Development, and Interference with Wetlands & Alterations to Shorelines and Watercourses. Their
concerns would relate to shoreline hazards and protection of the natural environment.
The Ministry of the Environment (MOE) will be involved in two aspects of the approval process. They will
be concerned with the sediment quality and dredging and with the environmental assessment process. A
permit or approval document is not issued under either process. It is the responsibility of the proponent to
ensure that work is undertaken in accordance with applicable regulations and legislation. An appropriate
sediment sampling program and dredging operations program will need to be designed and discussed
with MOE for the possible dredging programs that may result form the various concept discussed. The
municipality is well experienced with maintenance dredging requirements.
An Individual Environmental Assessment under the Provincial Environmental Assessment Act will apply to
the any of the concepts developed for the East Beach. The development of the Inner Basin concept
without the entrance modifications is not expected to be subject to an Individual Environmental
Assessment under Regulation 334 since the value of the work is estimated to be less than $3.5 million.
This amount excludes a number of items that are included in the $3.6 million estimate provided above for
the concept, such as feasibility studies and design, building(s) regulated by a Building Code Act.
However, should modifications of the entrance be required the combined project may be subject to an
Individual Environmental Assessment.
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SECTION 6 – DEMAND PROJECTIONS FOR PROPOSED PORT HOPE MARINA
6.0 Introduction
Based on the growth in size and number of boats and boaters within the market area of the Port Hope
marina sites for the period between 2013 and 2031, we have projected use levels for four potential
concepts on two sites. The Inner Basin concept on the south side of Hayward Street includes 137 slips,
while the three East Beach location concepts east of Mill Street South and south of Madison Street
include 250, 300 and 350 slips. The water lot owned by the municipality is large enough to accommodate
all but a few of the slips in the 350 slip concept.
 Inner Basin Marina - 137 slips (125 Seasonal, 12 Transient)

 East Beach Location Concept 1 - 250 slips (230 Seasonal, 20 Transient)
We have assumed that whichever scenario is chosen the earliest the marina can be in operation is the
start of the 2018 boating season in the East Beach location and the start of the 2021 boating season in
the Inner Basin. This is due to the fact that the work that the Port Hope Area Initiative (PHAI) is expected
to undertake to clean-up the Inner Basin and Centre Pier is not scheduled to begin until 2015 at the
earliest and that on the Centre Pier until 2021. The environmental, planning and construction steps
involved in bringing the proposed Port Hope marina to fruition will likely take up to two years (i.e.
planning, environmental assessment process and design (6 months); approvals by various government
agencies (one year); construction (6 months)).
Each of the four concepts includes seasonal and transient slips and a mix of 9, 11, and 14 metre long
slips roughly proportional to the mix of boats within the market area expected to use the marina. (i.e.
55%, 6 metres to less than 9 metres; 37%, 9 metres to less than 12 metres; and 8%, 12 metres and
longer). The number of slips in each size category varies slightly from the above mentioned proportions
due to the design consideration required for the marina basin in each concept.
In arriving at these demand projections we have assumed that a large number of the facilities and
amenities recommendations provided in EXHIBIT 20 which will be revenue generators, broaden the
market appeal and address future market demand will be incorporated into the final land- and water-side
components of the marina design.
6.1 Projected Demand for Seasonal Slips
It is expected that demand for seasonal slips will come from latent demand existing because of the short-
fall of seasonal slips within the 50 kilometre market area of the proposed Port Hope sites, trade up from
existing marinas as Port Hope will be the newest full-service marina in the market area with much sought
after 11 and 14 metre slips, members of the Port Hope Yacht Club, and Charter Fishing Operators.
We have provided a breakdown of the size of slips likely to be occupied at the marina under the four
potential concepts listed above during the first 10 years of operation (i.e. 2014 to 2023). This breakdown
reflects the projected size mix of boats expected within the market area of the proposed Port Hope
marina as discussed previously in SECTION 2 of this report.
6.1.1 Inner Basin Marina with 137 slips - 125 seasonal
As indicated in EXHIBIT 23 we have projected that the marina will attract 89 seasonal boaters in its first
operating year (2021), increasing to 101 in 2023, to 111 in 2025, to 121 by 2028, and reaching full
capacity by 2030 with all 137 of the slips allocated for seasonal slip holders filled. In 2021, approximately
48 seasonal slips will be occupied by new boaters or boaters who until this time have been unable to
36
locate a suitable slip for their boat. Due to the noise from the regularly scheduled trains passing on the
trestle on the north side of Hayward Street and to a lesser extent the CAMECO plant on the west side of
the Inner Basin we expect that the marina will also attract approximately one percent of the seasonal
boaters currently at other marinas in the area who will trade up (i.e. 25) because of the newer facilities
available at the Port Hope marina and/or because it is more conveniently located. The industry average
for trade ups from other marinas is approximately 2 percent. Our discussions with boaters within the
seasonal market area indicate that the planned 10 metre swath of open green space on the west side of
the Inner Basin resulting from CAMECO’s Vision 2010/Vision in Motion (i.e. movement of their fence line
10 metres to the west) will help soften the reluctance of boaters being so close to an industrial use area.
We expect that one half of the current 32 boating members at the Port Hope Yacht Club will lease a slip
in the marina upon their return from the temporary re-location in 2018. Due to the shortage of longer
docks at other marinas in the market area, we have projected that the marina will fully occupy the 14
fourteen metre slips by the fifth year of operation (i.e. 2025).
6.1.2 East Beach Location Concept 1 - Marina with 250 slips - 230 seasonal
With 230 seasonal slips available we have projected that the marina will attract 203 seasonal boaters in
2018, 224 in 2020, and reach full capacity at 230 by 2022. Latent demand is expected to account for 125
seasonal boaters in 2018, increasing to 146 in 2020, and reach 152 by 2022. The number of boaters
trading up from their existing marinas within the market area will reach the industry average of 2 percent
or 48 as shown in EXHIBIT 24A. The number of Port Hope Yacht Club members leasing a slips at the
East Beach marina location will remain at 16 or one half of their current members with boats. Charter
Fishing Boats will occupy 14 of the available seasonal slips in 2018. Due to the shortage of longer docks
at other marinas in the market area, it is expected that the marina’s 18 fourteen metre slips will be fully
occupied in the opening season in 2018. Eighty of the 84 11 metre slips will be occupied in Year 1, and
all 84 by Year 2. The 128 nine metre slips will be fully occupied by 2022, bringing the overall occupancy
of the 230 seasonal slips to 100 percent.
We have projected that the 276 available seasonal slips will attract 203 boaters in 2018, increasing to 223
in 2020, 241 by 2022, 257 by 2024, and reach full occupancy by 2026. The opening year occupancy of
approximately 74 percent will increase to 81 percent in 2020, 88 percent in 2022, 95 percent in 2024, and
100 percent by 2026. Approximately 61 percent of the overall boaters attracted to the marina in 2018 (i.e.
124) will be new boaters or boaters who until this time have been unable to locate a suitable slip. We
have projected that 48 of the slips will be occupied by boaters trading up from other area facilities. The
number of Port Hope Yacht Club members leasing a slips at the East Beach marina location will remain
at 16 or one half of their current members with boats. We have also projected that the number of Charter
Fishing Boats occupying slips will increase from 15 in Year 1, 16 by 2021 (Year 4), 17 by 2022 (Year 5),
18 by 2024 (Year 7) and reach 19 by 2027 (Year 10). As shown in EXHIBIT 24B, we expect that all 22
fourteen metres slips will be taken by 2020 (Year 3), as well as 88 of the 102 eleven metres slips, and
113 of the 152 nine metre slips. All of the 11 metre slips will be fully occupied by 2025.
As indicated in EXHIBIT 24C we have projected that the marina will attract 203 seasonal boaters in its
first operating year (2018), increasing to 228 in 2020, 270 by 2024, and reach 297 by 2028. Occupancy
rates will increase from approximately 63 percent in the opening year, to 84 percent in 2024 and reach 92
percent by 2028. In 2018, 124 seasonal slips will be occupied by new boaters or boaters who until this
time have been unable to locate a suitable slip for their boat. It is expected that 48 of the slips will be
filled by boaters trading up from the other marinas in the market area. The number of Port Hope Yacht
Club members leasing a slips at the East Beach marina location will remain at 16 or one half of their
current members with boats. The number of Charter Fishing Boats occupying slips in each year will
remain the same as that with the 300 slip scenario increasing from 15 in 2018, to 18 by 2024, and reach
19 by 2027. As was the case with the other scenarios the shortage of longer docks at area marinas will
37
mean that 18 of the 26 fourteen metre slips will be occupied during the first year of operation, and all 26
by 2024 (Year 7). Eighty of the 128 eleven metre slips are expected to be occupied in 2018, 102 in 2024
and 113 by 2028. Of the 168 nine metre slips, we expect 105 will be occupied in 2018, 142 by 2024 and
158 by 2028.
6.2 Projected Demand for Transient Slips
The boating season in the Port Hope area is approximately 138 days (beginning in the latter half of May
and concluding at the end of September). Historically, holidays and weekends, in particular special event
weekends are the most important source of boater demand for transient slips. Within Port Hope marina’s
138 day boating season there are approximately 16 holiday weekend days, 14 normal weekend days,
and 92 normal week days (i.e. Monday through Friday). The Municipality of Port Hope currently plays host
to at least five weekend events that would be of interest to transient boaters (i.e. Family Fishing Derby,
Farmer’s Market & Art Festival, Antique Machinery Show, Classic Car Show, Port Hope Fall Fair, and All-
Canadian Jazz Festival) that contribute another 10 weekend days to the boating season. We believe it is
possible and desirable to organize three new special event weekends around the new marina and the
other marine-oriented activities that may be part of the desired further development of the Port Hope
waterfront. Based on the current schedule of events in the Municipality of Port Hope, we believe that one
additional event could be organized in May, June, July or August, thus accounting for all 138 days of the
boating season. It is worth noting that a survey of area businesses undertaken by the Port Hope
Downtown Revitalization Project in early 2013 points out that most business operators (65%) said they
believed community events and festivals helped increase their sales. The existing and proposed special
events would therefore attract additional transient boaters and contribute to the vitality of the local
businesses at the same time. The three new special events would be driven by community groups and
businesses and not organized by the Municipality of Port Hope.
In arriving at the demand for transient slips in Port Hope, we have taken into consideration the
recommended facilities and amenities at the marina (See EXHIBIT 20) and the attractions and other
services that Port Hope and Northumberland County offer to boaters vis-à-vis other transient ports.
Within the four proposed concepts for the development of Port Hope’s marina, we have recommended
that the Inner Basin Concept 12 dedicated transient slips, and Concepts 1, 2 and 3 at the East Beach
Location provide 20, 24 and 28 dedicated transient slips respectively. While it is the policy among many
marinas to allow transient use of seasonal slips when those slips are known to be vacant for a minimum
of 24 hours and with the permission of the seasonal lessee, this policy can lead to disgruntled seasonal
boaters. The most successful marinas provide dedicated transient slips for visiting boaters. Some (e.g.
Flora MacDonald Confederation Basin in Kingston) separate the dedicated transient slips into day-use
and overnight use.
An established marina (i.e. Year 4 or 5) in a good market can expect to reach high occupancy rates on
holiday weekends and established special event weekends, as shown below. Monday through Friday are
difficult days to attract transient boaters even with very attractive discounts.
(established marina in a good market)

Holiday Weekends (16 days) 90 to 100%
Existing Special Event Weekends (10 days) 75 to 100%
New Special Event Weekends (6 days) 65 to 85%
Normal Weekends (14 days) 55 to 65%
Normal Weekdays (92 days) 5 to 10%
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6.2.1 Inner Basin Concept with 12 Transient slips
Despite the large number of projected boater days within the market area of the Inner Basin marina
location, it is not expected that the 12 transient slips will reach a high level of occupancy during the first
five or six years operation primarily due to the noise associated with regularly scheduled trains crossing
the train trestle north of the Inner Basin and the proximity of the CAMECO plant to the west of the Basin.
Once the planned 10 metre wide open green space on the west side of the Inner Basin is in place and the
appropriate flora is added it should help soften the reluctance of transient boaters being so close to an
industrial use area. Additionally the development of the Centre Pier as a mixed-use open space, built
environment and entertainment area with small shops, restaurants and patios will also provide an
important inducement for attracting transient boaters as well as focussing their attention away from the
CAMECO plant. During holiday weekend days we have projected that the number of transient boats will
increase from 60 in 2021 to 70 by 2029. See EXHIBIT 25. The number of boats visiting the marina on
already established special events weekend days will increase from 30 in the opening year to 40 by 2026
and reach 50 by 2031. To increase the attraction of Port Hope as a stopover for transient boaters we
recommend some form of discounted transportation rate with the local transportation service or
discounted entrance fee be arranged with off-site attractions (e.g. Canadian Firefighters’ Museum,
Treetop Trekking Ganaraska) on special event weekends. We would expect that turn-aways may occur
on some weekend days especially the Canada Day weekend.
We believe it will be possible to encourage local organizations to organize and host three additional
special event weekend oriented toward the marina in May, June, July or August. Events might include a
weekend Craft Show with a nautical theme, in-water Boat Show emphasizing early wooden boats, a
historical re-enactment portraying Port Hope’s early industry and its ties to the waterfront, etc. We project
that the new marina-oriented special event weekends will attract 20 boats in 2021, increasing to 30 by
2027. Industry statistics indicate that transient marinas “make their money” on holiday weekend days,
special event days and weekend days.
The visitation pattern on normal weekend days and week days (Monday through Friday) is expected to be
lower than that of other marinas in the market area offering transient slips. It is not unusual to have less
than 10 percent occupancy during the normal Monday to Friday time period. In order to encourage
increased use on these days we recommend that discount incentives be offered such as 25 percent off
on Senior’s Thursdays, every third week day is free, 20 percent off entrance to some local attractions, or
a performance at the Capital Theatre, etc. A map showing a route for a self guided walking tour featuring
the early historic buildings in Port Hope, should be prominently displayed at the marina office building, to
encourage visiting boaters to visit the downtown particularly on these low visitation days. Perhaps the
Port Hope & District Historical Society could offer guided walking tours on designated days during the
boating season. The Municipality has maps showing the walking trails in Port Hope which could be
provided at the new Marina Building encouraging use of the waterfront trail along the lake. We have
projected that the 12 transient slips will attract 20 boats in the opening year, and will likely not increase
during the projected time period.
We have provided projections by length of slip used and length of stay for the 12 transient slips. Initially
we expect that stays of less than one day will make up the largest percentage of the transient boaters. As
the marina becomes more established in the market place and visitors become more familiar with the Port
Hope and the local area we expect that boaters will stay longer and the proportion of boaters staying one
day or longer will increase. Due to the noise from the trains, we expect that stays of more than one day
will continue to be smallest proportion of the market throughout the 2021 to 2031 time period.
Overall we have projected that the 12 transient slips in the Inner Basin will attract 160 boats in 2021,
increasing to 170 by 2026, to 190 by 2029 and reach 210 by 2031.
6.2.2 East Beach Location Concept 1 with 20 Transient Slips
We have projected that the 20 transient slips included in Concept 1 would attract 200 boaters on holiday
weekends in 2018 (i.e. 62.5% occupancy, increasing to 210 in 2020, and reach 240 by 2026 (i.e. 75.0%
39
occupancy). Existing special event weekends such the Canada Day Celebration or the annual Classic
Car Show are expected to attract 120 boats in the opening year, increasing to 130 by 2023, to 140 by
2025, and reach 150 by 2028.
Based on our belief that local Port Hope groups will be able to organize three additional new special
event weekends, we have projected that the 20 transient slips will attract 50 boats in 2018, 60 in 2020, 70
in 2024, and 80 by 2028. On normal weekends we expect that the marina will be able to attract 90 boats
in the opening year, increasing to 100 by 2021, 120 by 2025 and reach 130 by 2027. Our projections
indicate that this Concept will host 60 boats in 2018, and reach 80 by 2020. While the weekday numbers
fall well below the industry average for an established marina; depending on the creative programs that
the marina is prepared to offer on the low weekdays it is conceivable that these occupancy numbers
could be nearer the low end of the industry averages. Overall, we have projected 520 transient boats will
be accommodated in the opening year, increasing to 570 by 2021 (Year 4) and reach 680 by 2028. See
EXHIBIT 26A at the end of this report.
The ten 9 metre slips will attract 270 boats in 2018, increasing to 300 by 2021, 330 by 2025, and reach
350 by 2028. The eight 11 metre slips will attract 190 boats in the opening year, increasing to 210 by
2021, 250 by 2025, and reach 270 by 2028.
We have projected that stays of less than one day (i.e. less than 12 hours) will increase from 260 in 2018,
to 310 by 2025, and reach 320 by 2028. As the marina becomes well established in boater’s minds those
staying one day and more than one day will represent the largest share of the transient market (i.e. 260 in
2018, 330 by 2025, and 360 by 2028.
We have projected that the 24 slips included in Concept 2 will attract 630 boats in 2018, 670 by 2020, 750
by 2025 and reach 790 by 2028. As with the 12 and 20 transient slips, the 16 Holiday weekend days will
attract the largest proportion of boats visiting the marina. Beginning with 240 boats in 2018, we have
projected that this number will increase to 250 by 2020, to 270 by 2024, and reach 280 by 2026. Existing
special event weekends and new special event weekends are projected to attract 150 and 60 boats
respectively in 2018, increasing to 160 and 70 boats respectively by 2020. Existing special event
weekends will attract 170 boats by 2028, and new special event weekends 90 boats by 2024.
In 2018 we project 320 boats will use the 12 nine metre slips, increasing to 350 by 2020, 390 by 2024,
and reach 410 by 2028. The 8 eleven 9 metre slips will accommodate 210 boats in 2018, 220 by 2020,
240 by 2024 and reach 250 by 2028. Use of the 4 fourteen metre transient slips will increase from 100 in
the opening year to 110 by 2021, and reach 130 by 2026.
Boats staying less than one day (i.e. less than 12 hours) are projected to increase from 320 in 2018, to
350 by 2022, 360 by 2024, and reach 370 by 2026. Boats staying one day (i.e. 12 hours to less than 24
hours) and more than one day will increase from 210 and 100 respectively in the opening year, to 230
and 130 respectively in Year 5 (i.e. 2022), and reach 270 and 140 respectively by 2028. See EXHIBIT
26B.
As was the case with each of the other transient slip concepts, we expect that Holiday weekends will see
the greatest number of boats using the slips in Port Hope. Beginning with 280 boats in 2018, we have
projected an increase to 290 boats by 2020, 300 by 2022, 310 by 2024, and 330 by 2027. Due to the
variety and their uniqueness within the market area we expect the existing special events will attract 170
transient boats in 2018, increasing to 180 by 2020, and reach 200 by 2028. The six weekend days
dedicated to three new special events are projected to attract 80 boats in 2018, 90 boats by 2020, and
110 boats by 2027. The 14 days of normal weekends will attract 130 boats in 2018, 140 by 2021, 150 by
2024, 160 by 2025 and reach 170 by 2027. We have projected that the 28 transient slips available from
40
Monday through Friday will host 80 boats in the opening year, increasing to 100 by 2022 and reach 120
by 2026.
The sixteen 9 metre slips will attract 420 boats in 2018 and 2019, increasing to 450 in 2020, to 500 by
2024, and reach 540 by 2027. The ten 11 metre slips will attract 260 boats in 2018 and 2019, 270 by
2020, 300 by 2025 and reach 330 by 2028. The two 14 metre slips are expected to accommodate 60
boats throughout the 2018 to 2028 time period.
In 2018, 370 boats will stay less than one day and 370 for one or more days (i.e. 230 and 140 boats
respectively). By Year 7, (i.e. 2024), 410 boats are expected to stay for less than one day while 280 will
stay for one day and 160 for more than one day. By 2028, we have projected that even more boats will be
staying longer; 430 boats will stay for less than one day, 310 for one day (i.e. 12 hours to less than 24
hours), and a further 190 boats for more than one day. Approximately 54 percent of the transient boats
visiting the East Beach Location’s 350 slip marina will stay one day or more.
Overall, we have projected that the 28 transient slips will accommodate 740 boats in 2018, 810 boats by
2022, 870 by 2025, and reach 930 by 2028. See EXHIBIT 26.
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SECTION 7 - FINANCIAL PROJECTIONS FOR PROPOSED PORT HOPE MARINA
7.0 General Operating Assumptions
Operating revenues and expenditures have been based on our discussions with marina operators and
results achieved by other marinas of a similar size and character as that proposed for the Municipality of
Port Hope. In preparing our estimates of revenues and disbursements for the marina we have made the
following assumptions:
 We have projected a 1.5 percent annual inflation rate (as per the Royal Bank of Canada) where
stated. Any variance in the actual inflation rate would have a direct effect on the projected
operating results.
 Targeted and direct marketing efforts will be undertaken on an on-going basis.
 The rental rates and other sales percentages will be in keeping with a marina of this quality, yet
reflect local and regional market conditions.
 The marina will be competently managed by professional staff with experience in their areas of
responsibility.
 When rates and percentages are quoted in these financial calculations they are representative of
industry averages from our data base for this size and type of marina and are approximate.
 Amounts for depreciation and financing are excluded and the results show a net cash flow
position.
7.1 Specific Financial Assumptions
7.1.1 Proposed Inner Basin Marina
Financial projections are provided for the years 2021 to 2031. Work on the Inner Basin by the Port Hope
Area Initiative (PHAI) is expected to be completed by 2018, while that on the Centre Pier will likely not
start until 2021 but will not prevent the use of the basin to construct a new marina. CAMECO’s Vision
2010/ Vision in Motion will proceed in concert with the work in the Inner Basin providing a 10 metre swath
of public green space immediately adjacent to the west side of the Inner Basin. As shown in EXHIBIT 27
we have provided financial projections for the proposed Inner Basin Marina containing 137 slips (125
seasonal, 12 transient as discussed in the previous section regarding projected demand.
REVENUES
Seasonal Slip Rental Fees: In keeping with market area rental rates we have projected a rate of $51.00
per linear foot in 2021 for 9 metre slips with no services; $56.00 per linear foot with 30 amp power and
water available to each 9 and 11 metre slip; $61.00 per linear foot with 50 amp power and water available
to each 14 metre slip. As an inducement to encourage the Port Hope Yacht Club members to use the
proposed marina, we have reduced the opening year rates for the un-serviced 9 metre slips by 20
percent, and have assumed this reduction will be reduced by 2 percent each year between 2021 and
2031 (i.e. $40.80 per linear foot vs. $51.00 in 2021, $51.40 vs. $57.15 in 2026, and $64.65 vs. $64.65 by
2031). This practice is not uncommon in new marinas with an already existing yacht club.
Transient Slip Rental Fees: We have projected transient slip rental rates in keeping with the
surrounding marinas in the market area in the opening year of: $1.70/ft. for less than one day (i.e. 12
hours or less), $1.95/ft. for stays of one day, (i.e. more than 12 and a maximum of 24 hours), and $5.75/ft.
42
for stays up to 7 days in 2021. Rates increase by inflation in Year 2 and one percent above inflation each
year thereafter.
Charter Fishing Boats: In order to maximize the potential for boating activity on Port Hope’s waterfront
we have assumed that the charter fishing boats will continue to use the concrete wall on the east side
near the mouth of the Ganaraska River. We have projected a charge of $56.00 per linear foot with 30
amp power and water to be used by the Charter Fishing Operators in 2021. Rates increase by inflation in
2022, by one percent above inflation from 2023 through 2025 and 3.5 percent per annum thereafter.
Winter Storage: Based on market area rates we have projected $18.00/ft. for boats 11 metres or less
and $23.00/ft. for boats more than 11 metres in 2021, increasing by inflation in Years 2 and 3 and by one
percent above inflation each year thereafter. This rate includes the following services; gas stabilizer,
bottom power wash, battery charge, removal of engine drain plugs, removal of hull plugs, non-toxic anti-
freeze solution in engine, fogging of outboard motor, and lower unit oil change. Storage also includes
shrink-wrap or tarped covering depending on boater’s preference and summerization of the boat the
following spring. It does not include use of a crane, travel-lift, hydraulic packer or haulout/launch fees.
We have assumed that 20 percent of the seasonal boats less than 9 metres in length will be trailered by
their owners to another site and thus not stored over the winter on the marina site. Yacht Club members’
boats have not been included, as they have a parcel of land on the north side of Hayward Street that
could be used for winter storage.
Lift/Haulout/Launch fees/Mast Stepping-Unstepping: Based on market area rates we have projected

$7.00/ft. in 2021 for boats up to 9 metres, $7.90/ft. for boats more than 9 metres and up to 11 metres, and
$8.75/ft. for boats more than 11 metres. This fee includes movement of the boat to and from the water by
means of a crane. It also assumes the use of an owner provided cradle or boat trailer for on-site winter
storage. The fee for stepping/unstepping masts is set at $3.50/ft. in 2021 and assumes that
approximately 48 percent of all seasonal boats will be sail boats based on the current split between sail
and power boats within the seasonal market area. Rates increase by inflation in Year 2 and 3 and by one
percent above inflation each year thereafter.
Dryland Summer Storage: Based on the experience of other marinas in the market area we have
projected a rate of $117.75 for cradle storage, and $144.75 for trailer storage for the period from May 15th
until October 1st. We have assumed that 50 percent of all seasonal boats 9 metres or less will store their
trailers on site and 20 percent of the remaining seasonal boats will store their cradles on site. As per
industry averages we have projected that 2 percent of the seasonal boats in any season will be stored on-
shore due to non-water use, required mechanical repairs or hull work not completed. The rate for
temporary storage is set at $29.30/ft. in 2021. All rates increase by inflation each year beyond 2021.
Fuel/Oil Sales: Based on current split between sail and power boats in the seasonal market area we
have projected that approximately 52 percent of seasonal boats will be power boats as per market area
averages. Boats 9 metres in length or less will charge $1,600 for gas/diesel/oil for the boating season,
boats up to 11 metres $2,000, and boats longer than 11 metres $2,560. One quarter of the transient
boats will charge $125 for gas/diesel/oil during their stay. Rates increase by inflation each year beyond
2021.
Pump-out Service: As per industry averages one quarter of transient boats will pump-out during their
stay at a cost of $17.00 per tank in 2021. Seasonal boaters 11 metres or less will be charged $90.00 per
season, and those more than 11 metres $135.00 per season and have unlimited access to the pump-out
system at the service dock. Rates increase by inflation each year beyond 2021.
Parking/Boat Launch Revenue: We have projected that an average of 25 boats per day will use the
launch ramp at the existing marina. As some marinas in the market area charge for parking as opposed
to a launch fee we have projected revenue based on either $6.75 per launch or $1.35 per hour to park for
a maximum of 5 hours. Rates increase by inflation each year beyond 2021.
43
Merchandise Sales: This includes the sale of sweaters, other clothing and materials with the
waterfront/marina emblem from the tuck shop within the marina office complex. As per the industry
average this has been set at $12.00 per transient boat and $28.00 per seasonal boat in 2021, increasing
by inflation each year thereafter.
DISBURSEMENTS
Full-time Labour Cost: Marina Manager $73,200 per annum/$48,810 for 8 months in 2021.
Full-time labour costs are projected to increase at 3 percent per annum beyond 2021. We have assumed
that the Marina Manager can be employed in another municipal department for a portion of the year when
the marina is not in full operation (i.e. November through February), as is the case with a number of
municipally owned and operated marinas.
Casual Labour Cost: Set at $15.00 or $17.50 per hour for 35 hour week for 20 weeks in 2021 and
increasing at inflation each year thereafter. We recommend that the marina maintenance person be
employed for 24 weeks in order to assist the Marina Manager with the opening and closing of the marina
in the spring and fall.
Dockhands/Fuel Dock Attendant 2 $15.00 per hour

Marina Maintenance/Grounds Staff 1 $15.00 per hour
Tuck Shop 1 $15.00 per hour
Security 2 $17.50 per hour
Total 6
The number of casual staff is in-keeping with other marinas of a similar size within the seasonal market
area.
Overtime/Shift Premiums & Standby: Set at 3.5 percent of annual full and part-time labour costs as per
industry averages.
Employee Benefits: Set at 30 percent of full-time labour cost and 10 percent of casual labour cost, as
provided by the Port Hope Finance Department August 1, 2013.
Utilities: Set at $90 per slip and $450 per month for the marina building in 2021 as per industry average,
increasing by 3.5 percent per annum and percentage increase in use of hydro and water each year
thereafter.
Telephone: Assumes 2 telephones @$140/month for 5 months, increasing by inflation annually.
Office Supplies: Set at $2,800 in 2021 to cover cost of materials used by marina manager and other full
and part time staff. Reduced by 20% in Year 2 to reflect normal high first year start-up costs and
increasing by inflation each year thereafter.
Guest Supplies/Custodial Supplies: Set at $56.50 per occupied slip in 2021, and increasing by
inflation and the percentage increase in seasonal and transient boater traffic each year thereafter.
Fuel Dock Cost of Sales: Set at 80 percent of revenue as per industry average.
Cost of Merchandise: Set at 65 percent of revenue as per industry average.
Insurance: Set at $3,660 in 2021 based on $3,000 in 2013 as provided by the Port Hope Finance
Department August 1, 2013, and increasing at 5 percent per annum thereafter as per industry average,
includes the cost of insuring the marina office building.
44
Maintenance & Repairs: Set at $113 per slip in 2022 (Year 2) as per industry average and increasing at
8 percent per annum each year thereafter. A provision of $56 per slip has been made in 2021 to cover
any unforeseen start-up systems failures, a similar provision of $70 per slips has been made in 2024 for
the 22 slips added in that year.
Uniforms & Clothing: Set at $340 per employee in 2021 to cover uniforms and dry cleaning for all staff,
and increasing by inflation each year thereafter.
Marketing & Promotion: Set at $28,500 in 2021; reduced by 25 percent in 2022 to reflect the additional
promotional materials required in launching the pre-opening and opening ceremonies in 2020-2021. The
marketing budget should be allocated to marina-specific trade shows (e.g. Toronto International Boat
Show, Rochester Boat Show, etc.); publications (e.g. Lakeland Boating Ports O’ Call, Ports Cruising
Guides, Sail Magazine, etc.); and trade associations (e.g. Ontario Marine Operators Association, etc.).
Credit Card Commissions: Set at 3.0 percent of total revenues (excluding seasonal slip rentals) as per
industry average.
Crane Rental: Set at $190 per hour in 2021 (based on a 2013 charge of $160.00/hr.) and increasing by
inflation each year thereafter. We have assumed an average of 3 boats per hour can be handled by the
crane.
Dredging Expenses: Based on the information available to us from the Municipality we have set the
annual dredging cost at $140,810 starting in Year 2 (2022), and Year 3 (2023), and $57,160 in Year 4
(2024) increasing by inflation each year thereafter. Approximately 5,000 cubic metres of material will be
removed in Years 2 and 3 and 2,500 in Year 4.
Contractual Labour: We have provided for overnight security at the existing marina in an attempt to
mitigate the security issues raised by the Charter Fishing Operators. Coverage would occur for 20
weeks, 7 days per week from 8:00 pm until 8:00 am (i.e. 12 hours per day) at $18.50 per hour
commencing in 2021 and increasing by inflation each year thereafter. In addition to providing overnight
security these individuals would be expected to monitor the use of the launch ramp and collect the
appropriate user fees.
Lease Expenses: Since the basin is owned by the Municipality, there are no lease expenses owing to
the province.
General & Administrative: Set at $15,000 in 2021 to cover fees, dues, subscriptions, memberships to
organizations; mileage, cell-phones, professional services (i.e. accounting, consulting, legal; travel &
entertainment; cleaning; and off-season security), and increasing by 3 percent each year thereafter.
Capital Reserve for Replacement: We have provided a standard reserve expense of 10 percent of
revenues each year. It should be noted that while we have provided for a capital reserve expense toward
the replacement of the full dock system and services every 25 years, it would actually require
approximately 12 percent per annum to completely meet this 25 year replacement charge. While the
Municipality does not require facilities to set aside a capital reserve for replacement, we believe given the
cost of the replacing the docks and services in the case of the marina it is prudent to do so.
Miscellaneous: Set at $12,000 in 2021 to cover business licenses and permits; bank service charges
other than credit card commissions; bad debt expenses, short term lease of non capitalized equipment;
etc., and increasing by inflation each year thereafter.
7.1.2 Proposed East Beach Location Marina
Financial projections are provided for the years 2018 to 2021. As shown in EXHIBIT 28 we have
provided financial projections for each of the three concepts discussed in the previous section of the
report regarding projected demand.
45
REVENUES
Seasonal Slip Rental Fees: In keeping with market area rental rates we have projected a rate of $48.50
per linear foot in 2018 for 9 metre slips with no services; $54.00 per linear foot with 30 amp power and
water available to each 9 and 11 metre slip; $58.00 per linear foot with 50 amp power and water available
to each 14 metre slip. As an inducement to encourage the Port Hope Yacht Club members to use the
proposed marina, we have reduced the opening year rates for the un-serviced 9 metre slips by 20
percent, and have assumed this reduction will be reduced by 2 percent each between 2018 and 2028 (i.e.
$39.40 per linear foot vs. $48.50 in 2018, $48.90 vs. $54.35 in 2023, and $61.50 vs. $61.50 by 2031).
This practice is not uncommon in new marinas with an already existing yacht club.
Transient Slip Rental Fees: We have projected transient slip rental rates in keeping with the
surrounding marinas in the market area in the opening year of: $1.60/ft. for less than one day (i.e. 12
hours or less), $1.90/ft. for stays of one day, (i.e. more than 12 and a maximum of 24 hours), and $5.50/ft.
for stays up to 7 days in 2018. Rates increase by inflation in Year 2 and one percent above inflation each
year thereafter.
Charter Fishing Boats: We have projected a commercial slip charge of $56.50 per linear foot for the 9
metre slips with 30 amp power and water to be used by the Charter Fishing Operators in 2018. This
reflects a 5 percent annual premium above the rate charged for seasonal boaters. Rates increase by
inflation in 2019, by one percent above inflation from 2020 through 2022 and 3.5 percent per annum
thereafter.
Winter Storage: Based on market area rates we have projected $16.50/ft. for boats 11 metres or less
and $21.00/ft. for boats more than 11 metres in 2018, increasing by inflation in Years 2 and 3 and by one
percent above inflation each year thereafter. This rate includes the following services; gas stabilizer,
bottom power wash, battery charge, removal of engine drain plugs, removal of hull plugs, non-toxic anti-
freeze solution in engine, fogging of outboard motor, and lower unit oil change. Storage also includes
shrink-wrap or tarped covering depending on boater’s preference and summerization of the boat the
following spring. It does not include use of a crane, travel-lift, hydraulic packer or haulout/launch fees.
Typically approximately 20 percent of the seasonal boats less than 9 metres in length would be trailered
by their owners to another site and thus not stored over the winter on the marina site. Due to the size of
the proposed parking area we have assumed we can accommodate all of the 11 and 14 metre seasonal
boats but only 50 percent of the 9 metre boats. Yacht Club members’ boats have not been included.
Lift/Haulout/Launch fees/Mast Stepping-Unstepping: Based on market area rates we have projected

$6.75/ft. in 2018 for boats up to 9 metres, $7.55/ft. for boats more than 9 metres and up to 11 metres, and
$8.35/ft. for boats more than 11 metres. This fee includes movement of the boat to and from the water by
means of a crane. It also assumes the use of an owner provided cradle or boat trailer for on-site winter
storage. The fee for stepping/unstepping masts is set at $3.35/ft. in 2018 and assumes that
approximately 48 percent of all seasonal boats will be sail boats. Rates increase by inflation in Year 2
and 3 and by one percent above inflation each year thereafter.
Dryland Summer Storage: Based on the experience of other marinas in the market area we have
projected a rate of $112.60 for cradle storage, and $138.45 for trailer storage for the period from May 15th
until October 1st. We have assumed that 50 percent of all seasonal boats 9 metres or less will store their
trailers on site and 20 percent of the remaining seasonal boats will store their cradles on site. As per
industry averages we have assumed that 2 percent of the seasonal boats in any season will be stored on-
shore due to non-water use, required mechanical repairs or hull work not completed. The rate for
temporary storage is set at $28.00/ft. in 2018. All rates increase by inflation each year beyond 2018.
Fuel/Oil Sales: Based on the fact that approximately 52 percent of seasonal boats will be power boats
as per market area averages. Boats 9 metres in length or less will charge $1,560 for gas/diesel/oil for the
boating season, boats up to 11 metres $1,920, and boats longer than 11 metres $2,480. One quarter of
the transient boats will charge $125 for gas/diesel/oil during their stay. Rates increase by inflation each
year beyond 2018.
46
Pump-out Service: As per industry averages one quarter of transient boats will pump-out during their
stay at a cost of $16.25 per tank in 2018. Seasonal boaters 11 metres or less will be charged $86.25 per
season, and those more than 11 metres $129.25 per season and have unlimited access to the pump-out
system at the service dock. Rates increase by inflation each year beyond 2018.
Parking/Boat Launch Revenue: We have projected that the marina will be able to attract an average of
25 boats per day to use the launch ramp. As some marinas in the market area charge for parking as
opposed to a launch fee we have assumed revenue based on either $6.50 per launch or $1.30 per hour
to park for a maximum of 5 hours. Rates increase by inflation each year beyond 2018.
Merchandise Sales: This includes the sale of sweaters, other clothing and materials with the
waterfront/marina emblem from the tuck shop within the marina office complex. As per the industry
average this has been set at $10.75 per transient boat and $27.00 per seasonal boat in 2018, increasing
by inflation each year thereafter.
DISBURSEMENTS
Full-time Labour Cost: Marina Manager $59,000 per annum

Assistant Marina Manager $38,000 per annum/$15,830 for 5 months
Full-time labour costs are assumed to increase at 3 percent per annum beyond 2018. We have assumed
that the Assistant Marina Manager can be employed in another municipal department for a portion of the
year when the marina is not in full operation (i.e. part of October, November through March, and part of
April), as is the case with a number of municipally owned and operated marinas.
Casual Labour Cost: Set at $14.25 or $16.75 per hour for 35 hour week for 20 weeks in 2018 and
increasing at inflation each year thereafter.
Dockhands 3 $14.25 per hour

Marina Maintenance/Grounds Staff 1 $14.25 per hour
Tuck Shop 1 $14.25 per hour
Fuel Dock Attendant 1 $14.25 per hour
Security 2 $16.75 per hour
Total 8
Since Concept 3 (350 total slips) has an additional 100 slips, we have included 4 dockhands and 2
marina maintenance/ground staff personnel for a total of 10 casual staff. The number of casual staff for
each of the Concepts is in-keeping with other marinas of a similar size within the seasonal market area.
Overtime/Shift Premiums & Standby: Set at 3.5 percent of annual full and part-time labour costs as per
industry averages.
Employee Benefits: Set at 30 percent of full-time labour cost and 10 percent of casual labour cost, as
provided by the Port Hope Finance Department August 1, 2013.
Utilities: Set at $85 per slip and $430 per month for the marina building in 2018 as per industry average,
increasing by 3.5 percent per annum and percentage increase in use of hydro and water each year
thereafter.
Telephone: Assumes 2 telephones @$135/month for 5 months, increasing by inflation annually.
Office Supplies: Set at $2,700 in 2018 to cover cost of materials used by marina manager and other full
and part time staff. Reduced by 20% in Year 2 to reflect normal high first year start-up costs and
increasing by inflation each year thereafter.
47
Guest Supplies/Custodial Supplies: Set at $11,000 in 2018 based on $54.00 per occupied slip and
increasing by inflation and the percentage increase in seasonal and transient boater traffic each year
thereafter.
Fuel Dock Cost of Sales: Set at 80 percent of revenue as per industry average.
Cost of Merchandise: Set at 65 percent of revenue as per industry average.
Insurance: Set at $3,390 in 2018 based on $3,000 in 2013 as provided by the Port Hope Finance
Department August 1, 2013, and increasing at 5 percent per annum thereafter as per industry average,
includes the cost of insuring the marina office building.
Maintenance & Repairs: Set at $108 per slip in 2019 (Year 2) and increasing at 8 percent per annum
each year thereafter. A provision of $54 per slip has been made in 2018 to cover any unforeseen start-up
systems failures.
Uniforms & Clothing: Set at $325 per employee in 2018 to cover uniforms and dry cleaning for all staff,
and increasing by inflation each year thereafter.
Marketing & Promotion: Set at $30,000 in 2018; reduced by 25 percent in 2019 to reflect the additional
promotional materials required in launching the pre-opening and opening ceremonies in 2017-2018. The
marketing budget should be allocated to marina-specific trade shows (e.g. Toronto International Boat
Show, Rochester Boat Show, etc.); publications (e.g. Lakeland Boating Ports O’ Call, Ports Cruising
Guides, Sail Magazine, etc.); and trade associations (e.g. Ontario Marine Operators Association, etc.).
Credit Card Commissions: Set at 3.0 percent of total revenues (excluding seasonal slip rentals) as per
industry average.
Crane Rental: Set at $177.50 per hour in 2018 (based on a 2013 charge of $160.00/hr.) and increasing
by inflation each year thereafter. We have assumed an average of 3 boats per hour can be handled by
the crane.
Dredging Expenses: Based on the information available to us from the Municipality we have set the
annual dredging cost at $134,660 starting in Year 2 (2019), and Year 3 (2020), and $55,670 in Year 4
(2021) for Concept 1, and $59,770 in Year 10 (2027), and $153,970 in Year 11 (2028) for Concepts 2 and
3, increasing by inflation each year thereafter. Approximately 5,000 cubic metres of material will be
removed in Years 2 and 3 and 2,500 in Year 4.
Lease Expenses: Since the waterlot at the East Beach location is owned by the Municipality and is of a
sufficient size to accommodate Concept 1 (250 slips) and Concept 2 (300), there are no lease expenses
to province. However, in the case of Concept 3 (350 slips), a number of the slips extend beyond the
eastern edge of the municipal waterlot. A $150 administrative fee plus a charge of $0.72/ft. of linear run
of dock outside the Municipally owned waterlot is payable annually to the Province under an agreement
negotiated by the Ontario Marine Operators Association on behalf of all Ontario marinas. There is also
an annual charge for filled land, in this case $60.00 for less than 0.5 hectares for the breakwaters
extending beyond the Municipally owned waterlot, plus and administration charge of $35.00.
General & Administrative: Set at $20,000 in 2018 to cover fees, dues, subscriptions, memberships to
organizations; mileage, cell-phones, professional services (i.e. accounting, consulting, legal; travel &
entertainment; cleaning; and off-season security), and increasing by 3 percent each year thereafter.
Capital Reserve for Replacement: We have provided a standard reserve expense of 10 percent of
revenues each year. It should be noted that while we have provided for a capital reserve expense toward
the replacement of the full dock system and services every 25 years, this percentage could be reduced to
8 percent for Concepts 1 and 2 and 9 percent for Concept 3 and still completely meet this 25 year
replacement charge. While the Municipality does not require facilities to set aside a capital reserve for
48
replacement, we believe given the cost of the replacing the docks and services in the case of the
proposed marina it is prudent to do so.
Miscellaneous: Set at $15,000 in 2018 to cover business licenses and permits; bank service charges
other than credit card commissions; bad debt expenses, short term lease of non capitalized equipment;
etc., and increasing by inflation each year thereafter.
7.2 Financial Projections

7.2.1 Inner Basin Marina with 137 Slips (125 seasonal, 12 transient)
We have projected that revenues will increase from $402,720 in Year 1 to $546,090 in 2025 (Year 5), to
$642,000 by 2028, and reach $721,710 by 2031. Disbursements will increase from $389,260 in 2021 to
$614,220 by 2025, to $674,220 by 2028, and reach $729,880 by 2031. As shown in EXHIBIT 27 this
concept is projected to operate at a loss in each year in which the dredging requires a full 5,000 cubic
metres of material to be removed. With no dredging required in Year 1 (2021) the Inner Basin marina will
show a positive cash flow of $13,460 before debt service and depreciation. Year 2 and 3 are projected to
show a loss of $110,000 and $92,990 respectively. By 2025 the loss will decrease to $68,130, and by
2031 to $8,170.
It should be noted that even including an average annual dredging cost exceeding $110,000, the average
annual net income loss before debt service and depreciation over the first 11 years of operation is
$20,870 or less than one half that of the existing marina excluding the dredging cost.
7.2.2 Inner Basin Marina Including Construction of West Breakwater
In the event that it is deemed necessary to construct the West Breakwater to reduce the effect wave
surges in the Inner Basin while at the same time reducing the frequency and cost of dredging, dredging
would not be required until the fifth year of operation (i.e. 2025) at an estimated cost of $100,000 in 2025
and 2026 and $40,000 in 2027, increasing by inflation each year thereafter. Under this scenario
revenues will remain the same as the Inner Basin Concept without the West Breakwater (i.e. increasing
from $402,720 in Year 1 to $546,090 in 2025 (Year 5), to $642,000 by 2028, and reach $721,710 by
2031. Disbursements will increase from $389,260 in 2021 to $566,980 by 2025, to $624,820 by 2028,
and reach $678,230 by 2031. With no dredging required until 2025, the Inner Basin with the West
Breakwater in place is expected to generate $13,460 in Year 1 (2021) before debt service and
depreciation, increasing to $62,920 by 2024. Year 5 (2025) and Year 6 (2026) are the only two years
expected to produce a loss in net revenue before debt service and depreciation (i.e. $20,890 and $5,800
respectively). We have projected a positive net income before debt service in each year between 2027
and 2031. See EXHIBIT 27A at the end of the report.
7.2.3 East Beach Location Concept 1 - Marina with 250 Slips (230 seasonal, 20 transient)
Revenues are projected to increase from an opening year $838,920 in 2018, to $1,012,650 in 2022 (Year
5), to $1,104,140 by 2025, and reach $1,202,000 by 2028. Disbursements are projected to increase from
$597,340 in 2018, to $840,570 in 2022, to $903,230 in 2025, and reach $971,140 by 2028. Under this
scenario the marina would generate a net cash flow of $241,580 in Year 1. In Year 5 (2022) the net cash
flow will fall to $172,080 with the addition of the annually required dredging. Net cash flow will increase to
$200,910 by 2025, and reach $230,860 by 2028. See EXHIBIT 28A.
The revenue stream with this configuration increases from $860,140 in 2018, to $1,104,570 in 2022, to
$1,296,590 in 2025, and reaches $1,465,600 by Year 11 (2028). See EXHIBIT 28B at the end of this
report. With disbursements at $606,320 in 2018, $736,480 in 2022, $831,590 in 2025, and $1,070,430 in
2028 the marina is projected to operate with a positive net cash flow each year from 2018 through 2028.
49
As such, the net cash flow will increase from $253,820 in 2018, to $368,090 by 2022, and $465,000 in
2025. The additional cost due to dredging starting in Year 10 (2027) will reduce the net cash flow to
$378,550 and $395,170 in 2027 and 2028 respectively.
Beginning in 2018, revenues are projected to increase from $864,520, to $1,141,070 in Year 5 (2022), to
$1,367,760 in 2025, and reach $1,578,390 by 2028. During this eleven year time period, disbursements
are projected to increase from $652,140 in 2018, to $804,590 in 2022, to $917,340 in 2025, and reach
$1,177,550 by 2028. Under this scenario net income is expected to increase from $212,380, to $336,480
by 2022, and reach $450,420 and $400,840 by 2025 and 2028 respectively. As with the 300 slip marina,
the need to dredge in 2027 results in the lower net income in 2027 ($370,560) and 2028 ($400,840)
compared to 2025 ($450,420). EXHIBIT 28C provides a breakdown of each revenue source and the
requisite disbursements.
7.3 Capital Cost Financing
We expect that the entire capital cost required to construct the marina and its land-based amenities will
be financed through municipal debentures. In order to reduce the capital cost we recommend that the
Municipality approach the federal and provincial governments regarding the possibility of obtaining
infrastructure grants. The fuel supplier should also be approached about paying for the capital cost of
providing the fuel dock and pumps (i.e. $295,000) in exchange for the exclusive rights to supplying
gasoline, diesel fuel, propane and oil at the fuel dock for a period of 15 years. Consideration should also
be given to approaching a local or regional philanthropist or major business to cover a portion of the
capital cost in exchange for naming rights. Additionally, we are aware of dock contractors who will
supply third party financing, but not aware of any municipalities that have taken up the offer because the
interest rates are a few percentage points above that of municipal debenture rates.
We have provided an indication of the net revenue/taxation requirement for a break even cash flow
position each of the four Concepts. Since the major facilities in the marina (i.e. marina building, docks,
and breakwaters) have an expected life that exceeds 25 years we have assumed it will be possible to
obtain municipal debentures with either a 20 or 25 year amortization period to cover the projected total
capital cost of constructing the marina. We have used a 25 year amortization period for the scenarios
below.
7.3.1 Inner Basin Concept
Based on the net income generated by the proposed Inner Basin Marina and the annual principal and
interest payments on a 25 year municipal debenture at 4.09 percent for the full $3,597,000 capital cost of
the Inner Basin Marina it will require $218,990 in 2021 (Year 1) in net revenue/taxation for a breakeven
position. Over the first 11 years of operation the annual net revenue/taxation required to breakeven is
projected to range from a high of $342,450 to a low of $148,370. See EXHIBIT 29A. Over the first 11
years of operation this concept will require an annual average municipal taxation of $253,320 to
breakeven. According to the Port Hope Finance Department, this would require an average annual
residential levy of $30.00.1
If the Municipality is able to secure a grant or sell the naming rights to the marina for $1,000,000 the
annual principal and interest payments on the remaining $2,597,000 municipal debenture will be reduced
to $167,820. In this case the marina will require $154,360 in net revenue/taxation in 2021 (Year 1) to
breakeven. Over the first 11 years of operation the annual net revenue/taxation required to breakeven is
projected to range from a high of $277,820 to a low of $83,740. The average annual net/revenue taxation
required to breakeven with a $1,000,000 grant in place would be $188,690. See EXHIBIT 29B. In this
case the required average annual residential levy would be $23.00.1
50
7.3.2 Inner Basin Concept Including Construction of West Breakwater
With the West Breakwater in place the capital cost for the Inner Basin Marina Concept will increase to
$8,430,000. The annual principal and interest payments on a 25 year municipal debenture from
Infrastructure Ontario at 4.09 percent interest will be $544,770. It will require $531,310 in net
revenue/taxation in 2021 (Year 1) to breakeven. Under this scenario the annual net revenue/taxation will
range from a high of $565,660 in 2025 to a low of $440,020 in 2030, an annually average of $508,900.
See EXHIBIT 29C. The average annual residential levy to cover this level of taxation would be $61.00.1
In the event the Municipality is able to secure a grant or sell the naming rights to the marina with the west
breakwater in place for $1,000,000 the annual principal and interest payments on the remaining
$7,430,000 municipal debenture will be reduced to $480,140. The Inner Basin Marina including the West
Breakwater would then require $466,680 in net revenue/taxation in 2021 (Year 1) to breakeven. From
2021 to 2031 the annual net revenue/taxation required to breakeven is projected to range from a high of
$501,030 to a low of $375,390. The average annual net/revenue taxation required to breakeven with a
$1,000,000 grant in place would be $444,270. See EXHIBIT 29D. According to the Port Hope Finance
Department, this would require an average annual residential levy of $53.00.1
7.3.3 East Beach Location Concept 1 (250 Slips)
The annual principal and interest payments on the necessary $30,281,000 municipal debenture
amortized over 25 years at 4.09 percent to cover the capital cost of the 250 slip marina will be
$1,956,830. Based on the net income before debt financing and depreciation as shown in EXHIBIT 28A,
it will require in excess of $1,650,000 annually in net revenue/taxation in order for this Concept to
breakeven. The average annual requirement in additional municipal taxes to breakeven is projected to be
$1,729,380. See EXHIBIT 30A at the end of the report. In this case the required average annual
residential levy would be $208.00.1 We do not believe this is a viable option for the Municipality.
The $33,479,000 capital budget to construct the 300 slip marina will require $2,163,490 in annual
principal and interest payments on a 25 year municipal debenture at 4.09 percent interest. In order to
breakeven this concept will require in excess of $1,650,000 annually in new municipal taxation. For the
initial four years of operation, between $1,828,300 and $1,909,670 in additional taxes would be required
for a breakeven position. See EXHIBIT 30B. Despite a net income before debt service and depreciation
ranging from $253,820 to $511,900, we do not believe this is a viable option for the Municipality, as it
would require an average annual residential levy of $213.00.1
The 350 slip marina has a projected capital cost of $35,162,000. Financing this total cost through a 25
year municipal debenture at 4.09 percent interest will require $2,272,250 in annual principal and interest
payments. The net income generated by this concept as shown in EXHIBIT 28C, is insufficient to cover
the financing costs and will require a minimum of $1,788,150 (in 2026) and a maximum of $2,059,870 (in
2018) in additional municipal taxes or net revenue to breakeven, meaning an average annual residential
levy of $229.00.1 See EXHIBIT 30C. We do not believe that this is a viable option for the Municipality of
Port Hope.
_________
1
Port Hope Finance Department. 2013 Model for tax rate calculation was used. The model does not
include any changes in future assessment, area rating, or future budgetary increases. All scenarios
are based off of a residential assessment value of $250,000. County and Education taxes are not
included.
51
7.4 Conclusions
The preceding analysis leads to the following conclusions:
There is sufficient seasonal and transient boater demand to support a marina development on Port
Hope’s waterfront.
None of the four proposed marina concepts is projected to cover both operating expenses and debt
financing costs without an annual residential levy during the 25 year debenture amortization period.
While the East Beach is the preferred location for a marina development, and all three proposed concepts
are projected to generate positive cash flows, there is little likelihood at the present time that sufficient
federal and provincial monies will be forthcoming to cover enough of the capital costs to make any of the
three reasonable development proposals for the Municipality.
If Port Hope wishes to have a marina on the water front, then the 137 slip Inner Basin Marina provides the
Municipality with the best business case opportunity under the foreseeable conditions.
The average annual residential levy of $30.00 to breakeven (without any grants) makes the Inner Basin
Marina concept the most affordable of the four proposed concepts.
52
SECTION 8 – ECONOMIC IMPACTS
8.0 Introduction
In this section, we describe the economic impacts resulting from the construction and operation of the
proposed Port Hope Marina. While we have considered only those impacts associated with the people
using the marina and marina building during the operating period; visitors attracted to the waterfront as a
result of “boater activity” can also be an important source of revenue and economic spinoffs.
The Port Hope Marina will be an income producing asset, with the potential to generate thousands of
dollars in annual revenue to the benefit of the Municipality of Port Hope. It will increase public access to
the waterfront; provide more amenities on the waterfront; add a new tourism attraction; enhance the
physical appearance of the Municipality’s waterfront; raise real estate property values on the waterfront
and in nearby neighbourhoods; act as a catalyst for new commercial and residential development, and in
doing so increase the tax base; and create an improved aquatic habitat. The marina will provide greater
opportunities for the general public to experience boating and other marine-oriented activities on the
waterfront. It will generate increased revenue for businesses in Port Hope and the surrounding area as
well as creating additional full and part time employment positions. The marina will also be a catalyst for
new commercial and residential development in the waterfront area. Belleville, Cobourg and Whitby are
excellent examples of the positive impact that a marina can have on related waterfront developments. A
marina on Port Hope’s waterfront could also lead to a number of related business opportunities or
partnerships, among the most obvious are boat repairs, boat sales, boat and boater equipment sales, and
boat building.
The economic impacts in this section are measured in terms of direct1, indirect2 and induced3 Gross
Domestic Product (GDP) expenditures; labour income; direct, indirect and induced jobs; and federal,
provincial and municipal tax revenues.
In arriving at the economic impacts for the proposed marina, we have used the widely accepted Ontario
Ministry of Tourism’s Tourism Regional Economic Impact Model (TREIM).
Economic impacts have been derived for the proposed Inner Basin Marina without the West Breakwater
and with it included. Since none of three proposed East Beach Location marina concepts (i.e. 250, 300,
350 slips) are viable due to the large capital cost relative to the revenues generated and high net
revenue/taxation required to breakeven we have chosen to describe the economic impacts that would
have resulted from only the 300 slip concept. The EXHIBITS for all three with their respective economic
impacts are however provided at the end of the report. For impacts resulting from construction see
EXHIBIT 36A, B and C, and for impacts resulting from operation of the marina see EXHIBITS 38A, B, and
C.
8.1 Economic Impacts Due to Construction of Proposed Port Hope Marina
The total estimated capital budget is projected to be spent over a two year period beginning in 2020 for
the Inner Basin Marina and 2017 for the East Beach Location concepts. Construction of the marina,
marina building, breakwaters (if required), and other site work is expected to take place between May
2020 and April 2021 for the Inner Basin, and May 2017 and April 2018 had any of the East Beach
Location concepts proved viable. See EXHIBIT 33 and 34 at the end of this report. The marina would
then be open for use in either late May 2021 in the Inner Basin, or 2018 at the East Beach Location.
_____
1
Direct Impact refers to the impact generated in businesses or sectors that produce or provide goods and
services directly to those involved in the construction, operation and use of the marina and its amenities.
2
Indirect Impact refers to the impact resulting from expansion of demand from front-line businesses or
sectors, to other businesses or sectors.
3
Induced Impact refers to the impact associated with the re-spending of labour income and/or profits earned
in the industries that serve the marina construction and operation directly or indirectly.
53
8.1.1 Economic Impacts Due to Construction of Inner Basin Marina (137 Slip Marina)
Approximately 20 percent (i.e. $719,400) of the total $3,597,000 capital budget for the 137 slip Inner
Basin marina will be required in 2020 and 80 percent (i.e. $2,877,600) in 2021. See EXHIBIT 33.
Gross Domestic Product (GDP) – Direct, Indirect, and Induced
Direct, indirect and induced gross domestic product expenditures in the Muncipality of Port Hope and
Northumberland County resulting from the construction of the Inner Basin marina will increase from
$299,810 in 2020 to $1,199,250 in 2021. See Exhibit 35A. The industry sectors impacted the most by
the construction of the marina will be construction; finance, insurance, rental & leasing; professional,
scientific and technical services; manufacturing; retail; and wholesale trade as shown in FIGURE 10.1A
following.
Figure 10.1A Economic Impacts from Proposed Inner Basin Marina Construction Spending on
Selected Industry Sectors
FIGURE 10.1A ECONOMIC IMPACTS FROM PROPOSED INNER BASIN

MARINA CONSTRUCTION SPENDING ON SELECTED INDUSTRY SECTORS
$700,000
$600,000
$500,000
Value of Total GDP
$400,000
$300,000
$200,000
$100,000
$0
2020 2021
Year
Construction Finance, Insur & Rental Prof/Scientific/Technical Manufacturing Retail Trade Wholesale Trade
Labour Income and Number of Jobs Created
the construction of the Inner Basin marina will be $203,520 in 2020 and $814,080 in 2021. This level of
labour income will create 2 direct new jobs in 2020 and 8 direct new jobs in 2021. Using the Ministry of
Tourism’s Employment Multiplier in their TREIM model and applying it to the number of direct jobs
created each year, we are able to project the total direct, indirect and induced jobs created as a result of
the construction of the Inner Basin marina will be 3 in 2020 and 11 in 2021.
54
Tax Revenues Generated
The construction of the Inner Basin marina will also generate total federal, provincial and municipal taxes
of $142,800 in 2020 and $571,180 in 2021. The largest proportion of these taxes will accrue to the
federal government i.e. $68,430 in 2020 and $273,720 in 2021. The total municipal taxes generated
within the Municipality of Port Hope and Northumberland County will be $16,420 in 2020 and $65,670 in
20214.
8.1.2 Economic Impacts Due to Construction of Inner Basin Marina Including West Breakwater
137 Slip Marina)
$3,372,000 of the $8,430,000 capital budget for the Inner Basin Marina including the West Breakwater
will be spent in 2020 and a further $5,058,000 in 2021. See EXHIBIT 33.
Gross Domestic Product (GDP) - Direct, Indirect, and Induced
When the West Breakwater is included with this concept direct, indirect and induced gross domestic
product expenditures in Port Hope and Northumberland County will increase from $1,405,310 in 2020 to
$2,107,950 in 2021. See Exhibit 35B. Construction; finance, insurance, rental & leasing; professional,
scientific and technical services; manufacturing; retail; and wholesale trade will again be the industry
sectors impacted the most by the construction of the marina and breakwater as shown in FIGURE 10.1B
following.
Figure 10.1B Economic Impacts from Proposed Inner Basin Marina & West Breakwater
Construction Spending on Selected Industry Sectors
FIGURE 10.1B ECONOMIC IMPACTS FROM PROPOSED INNER BASIN
MARINA & WEST BREAKWATER CONSTRUCTION SPENDING ON
SELECTED INDUSTRY SECTORS
$1,200,000
$1,000,000
Value of Total GDP
$800,000
$600,000
$400,000
$200,000
$0
2020 2021
Year
4
Municipal Taxes result from direct, indirect, and induced spending within the Municipality and County. The
increased spending as a result of the construction is reflected in the expansion of the supplier’s buildings and hence
an increase in municipal taxes collected.
55
Total direct, indirect and induced labour income in the Municipality of Port Hope and Northumberland
County resulting from the construction of the Inner Basin marina and breakwater will be $953,950 in 2020
and $1,430,920 in 2021. This level of labour income will lead to the creation of 9 direct new jobs in 2020
and 14 direct new jobs in 2021, and a total of 13 direct, indirect and induced jobs in 2020 and 20 in 2021.
Total federal, provincial and municipal taxes generated through the construction of this marina concept be
$669.320 in 2020 and $1,003,980 in 2021. As with the Inner Basin Marina without the West Breakwater,
the largest proportion of these taxes will accrue to the federal government with $320,750 in 2020 and
$481,130 in 2021. The total municipal taxes generated within Port Hope and the County will be $76,960
in 2020 and $115,440 in 2021.
8.1.3 Economic Impacts Due to Construction of East Beach Location Marina Concept 3
(300Slips)
We expect that approximately 60 percent (i.e. $20,087,400) of the total $33,479,000 capital budget for the
300 slips East Beach Location marina will be required in 2017 and 40 percent (i.e. $13,391,600) in 2018.
See EXHIBIT 34.
Gross Domestic Product (GDP) – Direct, Indirect, and Induced
Direct, indirect and induced gross domestic product expenditures in the Municipality of Port Hope and
Northumberland County resulting from the construction of the 300 slip marina will reach $8,371,570 in
2017 and $5,581,050 in 2018. See Exhibit 36B. The industry sectors impacted the most by the
construction of the marina will be the same as those for the Inner Basin Marina (i.e. construction; finance,
insurance, rental & leasing; professional, scientific and technical services; manufacturing; retail; and
wholesale trade) as shown in FIGURE 10.1C on the following page.
the construction of the Inner Basin marina is projected to be $5,682,760 in 2017 and $3,788,500 in 2018.
With this level of labour income we expect that 54 direct new jobs will be created in 2017 and 36 direct
new jobs in 2018. Applying the Ministry of Tourism’s Employment Multiplier to the number of direct jobs
created each year, we are able to project that the total direct, indirect and induced jobs created as a result
of the construction of the 300 slip East Beach Location marina will be 78 in 2017 and 52 in 2018.
The construction of the East Beach Location marina will also result in the generation of $3,987,210 in
total federal, provincial and municipal taxes in 2017 and $2,658,130 in 2018. Almost 50 percent (i.e.
47.9%) of these taxes will accrue to the federal government i.e. $1,910,750 in 2017 and $1,273,830 in
2018. The total municipal taxes generated within the Municipality of Port Hope and Northumberland
County will be $458,450 in 2017 and $305,630 in 2018.
56
Figure 10.1C Economic Impacts from Proposed 300 Slip East Beach Marina Construction
Spending on Selected Industry Sectors
FIGURE 10.1C ECONOMIC IMPACTS FROM PROPOSED 300 SLIP EAST

BEACH MARINA CONSTRUCTION SPENDING ON SELECTED INDUSTRY
SECTORS
$5,000,000
$4,500,000
$4,000,000
Value of Total GDP
$3,500,000
$3,000,000
$2,500,000
$2,000,000
$1,500,000
$1,000,000
$500,000
$0
2017 2018
Year
8.2 Economic Impacts Due to Operation of Proposed Port Hope Marina
The following section describes the economic impacts due to the operation of the Port Hope Marina
during each of the first eleven years of operation beginning in 2021 and continuing through 2031 for the
Inner Basin Marina, and 2018 through 2028 for the East Beach Location Marina. The expenditures used
to determine the economic impact resulting from the operation of the marina come from three sources as
shown in EXHIBIT 37 and EXHIBIT 38A, B and C:
 Total seasonal boater, transient boater, and non-boater resident and visitor expenditures at the
marina;
 Total seasonal boater expenditures away from the marina but within the Municipality of Port Hope
and Northumberland County; and,
 Total transient boater expenditures away from the marina but within the Municipality of Port Hope
and Northumberland County.
57
8.2.1 Economic Impacts Due to Operation of Inner Basin Marina (137 Slip Marina)
Total Direct Expenditures
Total direct spending is not affected by the presence or absence of the West Breakwater, as a result the
following projections apply to both scenarios.
Total direct spending by seasonal, transient, resident and tourist visitors at the Inner Basin marina will
increase from $402,720 in 2021, to $546,090 by 2025, to $642,000 by 2028, and reach $721,710 by
2031. Expenditures by seasonal boaters at grocery stores, marine supply outlets, other retail outlets, and
marine repair shops within the Municipality of Port Hope and Northumberland County are expected to
increase from $79,290 in 2021, to $104,960 in 2025, to $119,640 by 2028, and reach $129,240 by 2023.5
Expenditures by transient boaters at grocery stores, restaurants, marine supply outlets, other retail
outlets, marine repair shops and tourist attractions and events within the Municipality and County will
increase from $22,860 in 2021, to $24,270 in 2025, to $26,790 and reach $45,570 by 2031.6 Total direct
expenditures at the marina and other locations within Port Hope and the County will increase from
$504,870 in 2021, to $675,320 in 2025, to $788,430 by 2028, and reach $896,520 by 2031. See
EXHIBIT 37 at the end of this report.
Gross Domestic Product (GDP) - Direct, Indirect and Induced
Direct, indirect and induced gross domestic product expenditures in Port Hope and Northumberland
County will increase from $294,590 in 2021, to $394,040 in 2025, to $460,040 and reach $523,110 by
2031. As shown in FIGURE 10.2A following, the industry sectors in the Municipality and County impacted
the most by the operation of the marina will be retail trade; culture, entertainment and recreation; food &
beverage services7; finance, insurance, rental & leasing; fuel and transportation8; wholesale trade, and
manufacturing.
5
Expenditures in Municipality of Port Hope and Northumberland County exclusive of monies spent at marina.
Based on number of occupied seasonal slips and an average annual expenditure of $1,170.00 for sail boats,
and $2,035.00 for power boats. Assumes 55% of expenditure will be made in Port Hope and
Northumberland County.
6
Based on the number of transient boats attracted to the marina as shown in EXHIBIT 25 and EXHIBIT 26B
and an average per person expenditure of $29.80 for less than a 12 hour stay; $38.80 for less than 24 hours
and not overnight; and $174.65 for an overnight stay (average stay 3 nights). Assumes 2.1 persons per boat
as per industry average.
58
Figure 10.2A Economic Impacts from Proposed Inner Basin Marina User’s Spending on
FIGURE 10.2A ECONOMIC IMPACTS FROM PROPOSED INNER BASIN

MARINA USER'S SPENDING ON SELECTED INDUSTRY SECTORS
$60,000
$50,000
Value of Total GDP
$40,000
$30,000
$20,000
$10,000
$0
2021 2023 2025 2027 2029 2031
Year
Retail Trade F & B Services Culture & Rec Finance, Insur & Rental
Transportation Wholesale Trade Manufacturing
______
result of the operation of the Inner Basin Marina will increase from $193,350 in 2021 (Year 1), to
$258,630 in 2025 (Year 5), to $301,950 in 2028 (Year 8), and reach $343,330 by 2031 (Year 11).
In 2021 the marina will generate sufficient expenditures to create 4 direct new jobs. By 2025, 5 direct
new jobs will be created, and by 2028 the number of new jobs will reach 6. The total direct, indirect and
induced jobs created as a result of the operation of the marina will increase from 5 in 2021, to 7 in 2025,
and reach 8 by 2028.
Total federal, provincial and municipal taxes generated through the operation of the Inner Basin Marina
will increase from $141,560 in 2021, to $189,350 in 2025, to $221,070 in 2028, and reach $251,380 by
2031. The total provincial taxes generated within the Municipality of Port Hope and Northumberland
County as a result of the operation of the marina will increase from $63,910 in 2021, to $85,480 in 2025,
to $99,800 in 2028, and reach $113,480 by 2031.
59
8.2.2 Economic Impacts Due to Operation of East Beach Location Marina Concept 3 (300 Slips)
Total Direct Expenditures
With 300 slips in the East Beach Location Marina, total direct spending by seasonal, transient, resident
and tourist visitors at the marina will increase from $860,140 in 2018, to $1,104,570 by 2022, to
$1,296,590 by 2025, and reach $1,465,600 by 2028. Expenditures by seasonal boaters at grocery
stores, marine supply outlets, other retail outlets, and marine repair shops within the Municipality of Port
Hope and Northumberland County are expected to increase from $167,490 in 2018, to $211,810 in 2022,
to $243,230 by 2025, and reach $265,720 by 2028. Expenditures by transient boaters at grocery stores,
restaurants, marine supply outlets, other retail outlets, marine repair shops and tourist attractions and
events within Port Hope and Northumberland County will increase from $118,150 in 2018, to $138,880 in
2022, to $154,870 in 2025, and reach $164,370 by 2028. Total direct expenditures at the marina and
other locations within the Municipality and County will increase from $1,145,780 in 2018, to $1,454,490 in
2022, to $1,694,690 in 2025, and reach $1,895,690 by 2028. See EXHIBIT 38B.
Gross Domestic Product (GDP) - Direct, Indirect and Induced
Direct, indirect and induced gross domestic product expenditures in Port Hope and the County will
increase from $668,550 in 2018, to $848,690 in 2022, to $988,840 by 2025, and reach $1,106,130 by
2028. As shown in FIGURE 10.2B following on the next page, the industry sectors in the Municipality of
Port Hope and Northumberland County impacted the most by the operation of the marina will be retail
trade; food & beverage services; culture, entertainment and recreation; finance, insurance, rental &
leasing; fuel and transportation; wholesale trade; and manufacturing.
result of the operation of the 300 slip marina will increase from $438,790 in 2018 (Year 1), to $557,020 in
2022 (Year 5), to $649,010 in 2025 (Year 8), and reach $726,000 by 2028 (Year 11).
_________
7
Approximately 56.3% of the food and beverage expenditures will be made at food and grocery stores and
43.7% at restaurants, bars and lounges within the Municipality of Port Hope and Northumberland County.
8
Approximately 84.6% of the fuel and transportation expenditures will be boating related, 7.8% on public
transportation, and 7.6% on local vehicle rentals within the Municipality of Port Hope and Northumberland County.
60
Figure 10.2A Economic Impacts from Proposed 300 Slip East Beach Marina User’s Spending on
FIGURE 10.2A ECONOMIC IMPACTS FROM PROPOSED 300 SLIP EAST

BEACH MARINA USER'S SPENDING ON SELECTED INDUSTRY SECTORS
$120,000
$100,000
Value of Total GDP
$80,000
$60,000
$40,000
$20,000
$0
2018 2020 2022 2024 2026 2028
Year
Retail Trade Culture & Rec F & B Services Finance, Insur & Rental
Transportation Wholesale Trade Manufacturing
Expenditures at the marina will lead to 8 direct new jobs in 2018. Ten direct new jobs will be created by
2021, 11 by 2023, 12 by 2025 and by 2026 the number of new jobs will reach 13. The total direct, indirect
and induced jobs created will increase from 10 in 2018, to 13 in 2021, to 15 by 2025, and reach 17 by
2027
Total federal, provincial and municipal taxes generated by the operation of the 300 slip East Beach
Marina will increase from $321,270 in 2018, to $407,830 in 2022, to $475,190, and reach $531,540 by
2028. The Federal Government is expected to receive 54 percent of the total taxes generated within the
Municipality of Port Hope and Northumberland County as a result of the operation of the marina. Those
total taxes accruing to the Municipality and County will increase from $2,550 in 2018, to $3,230 in 2022,
to $3,770 in 2025, and reach $4,210 by 2028.
61
SECTION 9 – MARINA OPERATION
9.0 Potential Operational Models for Port Hope Marina
While the vast majority of municipally owned marinas in Ontario and New York are operated by the
municipality that owns them, there are examples of municipal marinas being leased to a private operator
for a specified period of time. The Toronto Island Marina (on Centre Island in Toronto) and Bluffer’s Park
Marina (in Scarborough) are privately run by way of 20 year leases with the City of Toronto. Based on a
call for tenders in 2006, separate 20 year license agreements commencing July 1, 2006, have been
granted to private operators of these two marinas calling for 5% of gross annual revenues from mooring
fees and 8% from gross annual revenues obtained from all other sources (includes winter storage, fuel
dock, pump out, repairs and restaurant). The operators of these marinas are responsible for all operating
costs, capital costs, dredging costs, utilities and property taxes. As part of the license agreements the
operators of Toronto Island Marina are to invest approximately $5,100,000 over the 20 year term in
capital improvements and repairs and maintenance. Likewise, the operators of Bluffer’s Park Marina are
to invest approximately $4,800,000 over the 20 year term in capital improvements and repairs and
maintenance.
Port Dalhousie Pier Marina in St. Catharines is an example of a municipal, federal government and
private operator arrangement. Port Dalhousie Pier Marina was constructed in 1991 on lands leased to
Port Dalhousie Pier Inc. from the City of St. Catharines for the purposes of constructing and operating a
marina. One of the four parcels of lands and water lots leased to Port Dalhousie Pier Inc. is leased from
the Federal Government and then in turn leased to the private operator. The City has a 49 year
agreement with the federal government to lease the one parcel of land at an annual cost of $500.00 plus
20% of all gross revenues accruing to the City from that parcel of land. The City of St. Catharines’s lease
with Port Dalhousie Pier Inc. commenced May 15, 1995 and continues until April 14, 2015. There is an
option to renew the lease for a further possible twenty year term in five year periods subject to
renegotiated provisions of the lease. The lease which commenced at 15% of gross receipts for 1995 and
1996, calls for an increase of 1% of gross revenues every two years. It currently stands at 25% of gross
receipts in 2013 and will continue at this rate for each year, or each part thereof, that the lease remains in
effect. Lease payments are due and payable quarterly. All three facilities provide seasonal and transient
docking. In our discussions with these three operators, it was clear that the provision of seasonal slips
was the crucial element in allowing them to generate sufficient cash flow to be attractive to a private
operator. In the case of New Harrison Marina, in Toledo, Ohio the private operator gets an annual
management fee that increases three percent per year, plus 13.5 percent of net operating profit.
We are unaware of any municipally owned transient-only marinas that are operated privately through a
long-term lease agreement. There are numerous examples where elements of municipally owned
marinas are leased, these include the restaurant component (e.g. Snug Harbour Seafood Bar & Grill at
Credit Village Marina owned and operated by the City of Mississauga), the repair component, marine
services or chandlery store, and vending machine component.
Direct management contracts and long-term leases are the most prominent lease arrangements for
municipalities. The following is a description of each.
Direct Management Contract: This is the preferred method when the municipality wants to retain
ownership of the marina or when municipal, provincial or state law prevents a lease. The length of typical
marina management contracts varies from three to 20 years, with 10 years the most common. Renewal
is based on good revenues and performance. Generally, the municipality pays an annual management
fee, which increases each year by a certain percentage, plus a percentage of revenues. In the United
States, if there is any non-taxable bond money involved in the marina, IRS regulations prohibit giving a
percentage of its income to a private entrepreneur.
62
Long-Term Lease: This is the preferred method when a municipal marina needs major repair and the
municipality does not have the money to pay for it. A long-term lease allows cost recovery plus profit for
the private operator.
There are two other means of developing a marina in a municipality, in both cases however, the
municipality’s only benefit is the taxes and economic impacts accrued as a result of the operation. The
opportunity may exist to have the marina developed as part of an adjacent or nearby residential
development which would then operate the marina. However, there are few examples where this
arrangement is in place. Marinas have been developed in Midland, Victoria Harbour and Collingwood,
Ontario as part of waterfront residential developments. In each case the marina slips were constructed as
an enticement to purchasers of the residential units. The slips are not available to the general public for
seasonal or transient use. The other possibility, dockominiums, is relatively new to Ontario and to-date
has not proved to be very successful largely because of the short boating season and the relatively high
cost to purchase the dock space versus reasonable annual increases in slip rentals. Dockominiums are
highly successful in U.S. states like Florida and California where the boating season is virtually year
round, and the potential for new marina developments in close proximity to major population centres is
limited. Frenchman’s Bay Marina in Pickering, Ontario offers dockominiums where the dock is purchased
by the owner and he or she is then charged an annual maintenance/management fee. To-date sales
have been extremely slow. As an extra incentive the marina allows lease of the dockominium for one
season, and this cost will be credited towards the owners dockominium purchase price provided this
occurs no later than July 31st.
While it is acknowledged that marinas are expensive to construct the vast majority of municipally owned
marinas are highly successful and provide many benefits to the City or Town as mentioned in the
previous section. Barrie, Belleville, Cobourg, Gananoque, Kingston, Leamington, Mississauga, Oakville,
Port Colborne, Whitby, and Windsor successfully own and operate their own marinas.
New technologies have boosted marina profits and management efficiency in both public and privately
owned and operated marinas. Advances in computer software have led to more efficient and timely
allocation of transient slips. Docks and other structures are increasingly made of refined composite
structures designed to withstand the elements more effectively than wood. Marinas have increasingly
turned to new products with environmental and fire-resistant attributes. Engineers have redesigned boat
yard and dockside disposal systems to meet more demanding environmental regulations. In some cases
space limitations have been resolved with offshore islands for docking and refueling, and mixed-use
facilities such as floating restaurants and lounges. New technology and equipment has also led to dry-
stack storage where powerful forklift-type vehicles permit the lifting and stacking of boats into shelf-like
racks for off-season storage. This method of winter storage also requires a smaller land area.
9.1 Exclusions
While it is a way to fill slips, most marinas in Canada do not allow live-aboards, where the boater uses his
or her vessel as year-round living space. To our knowledge, Bluffer’s Park Marina in Scarborough and
Whitby Harbour Marina to a lesser degree are the only two marinas in Ontario that allow this practice and
Metropolitan Toronto is in the process of decreasing the number of live-aboards at Bluffer’s Park.
Typically, the revenues generated from live-aboards through a combination of devices such as Live-
aboard License Fees, slip rentals, and live-aboard moorage surcharges are insufficient to cover the
municipality’s cost of providing higher than normal hydro amperage year-round for heating and
refrigeration, sewage and water systems, ice-free slips, and snow clearance and are not commensurate
with property taxes for the same municipal services for land based living spaces. We therefore,
recommend that live-aboards not be allowed in the proposed Port Hope Marina.
63
9.2 Necessary Marina Facilities and Services

9.2.1 Water Supply
Water usage requirements should be estimated on the basis of 95 litres per occupied slip per day for
recreational boats and 250 litres per slip per day for commercial charter/tour boat operations. These
numbers represent an estimate of the peak day demands and may be seasonally adjusted for overall
water supply volume demands.
9.2.2 Sanitary Facilities and Waste Water Systems
Appropriate restrooms and shower facilities are a must in virtually every marina facility. A great deal of
concern has been expressed about boats in marinas fouling the area waters by discharge of waste
materials. One proven method to mitigate boater discharge of sanitary waste is to provide clean and
accessible toilet facilities in numbers suitable for the volume of use by patrons in the marina. Sanitary
facilities should be located within 150 metres of the shore end of every pier. Although marina design
guidelines normally require a specified number of toilet facilities per number of boats, experience has
shown that owners of power boats 11 metres (36 feet) in length and longer will rarely use the shoreside
heads while owners of boats 9 metres (30 feet) in length and smaller will most often use the shoreside
heads. Sail boaters with boats 10 metres (35 feet) in length and smaller will generally use the shoreside
heads while boats of any type 15 metres (50 feet) and over will rarely use the shoreside facilities. Heads
with private showers are the standard with new marina developments. There is sufficient space within the
300 and 550 square metre space estimate for the Port Hope marina building in the Inner Basin and East
Beach Location respectively to allow for the latest standards for private heads and showers. Heads and
showers should never be coin operated. The resentment resulting from pay toilets is not worth the small
return in income. In fact, the restrooms should be the best that the project can afford and should be used
as a marketing tool for prospective boaters.
Sewage pumpout facilities for boats should be provided at a minimum of one pumpout per 100 hundred
recreational slips or fraction thereof. The slip count may consider only the size of boats normally fitted
with sewage holding tank capability. Runabouts and day sailors not having provision for fixed sewage
holding tanks need not be included in the boat count for pumpout capacity.
The table below presents the suggested number of sanitary facilities appropriate for various size marinas.
Table 9.1 Recommended Number of Sanitary Facilities for Marinas of Varying Size
Number of Wet Heads (Toilets) Urinals Sinks Showers Pumpout

Slips F M M F M F M Stations
0 to 50 1 1 1 1 1 0 0 1
51 to 100 2 1 1 1 1 1 1 1
101 to 150 3 2 2 2 2 2 2 2
151 to 200 4 2 2 3 2 2 2 2
201 to 250 5 3 3 4 3 3 3 3
251 to 3001 6 3 3 4 4 3 3 3
1
For marinas exceeding 300 slips, increase the unit requirements by one unit per 100 additional slips
Source: Marinas and Small Craft Harbors, Bruce Tobiasson and Ronald Kollmeyer, Van Nostrand
Reinhold, 2001
64
9.2.3 Fire Protection Water Systems
Fire protection systems are becoming commonplace in modern marinas. The requirements for provision
of water distribution systems for fire fighting are perhaps the most varied of any utility furnished in a
marina. Fire protection is most often the responsibility of the local fire department or fire marshall. There
appears to be little consensus on the appropriate requirements for marinas and each fire department
injects its own thinking and desires. We would recommend that Town officials meet with the fire
department to discuss these issues prior to the final design of the water delivery system.
9.2.4 Solid Waste
The proper disposal of solid waste should be encouraged by placement of trash receptacles in convenient
areas in a reasonable number. Generally as a minimum, a trash receptacle should be placed at the
shore end of each main dock and in any area where people tend to gather such as a ship store, haul-out
facility, launch ramp, etc. Container type dumpsters should also be provided to allow for the frequent
emptying of smaller trash receptacles. The marina should be posted to advise users that overboard
discharge of solid waste in the marina or waterways is prohibited. Solid waste generation is estimated at
3 pounds per slip per day.
9.2.5 Waste Oil
The marina should provide a suitable waste oil container for disposal of used engine oil, etc. The
container should be designed to allow easy placement of the waste oil into the tank and the fill pipe
should be fitted with a tight cover. The container should have a tray or other structure to contain any
overspillage resulting from the oil transfer operation. In general, a 950 to 1,050 litre waste oil tank will
provide a suitable waste oil capacity for up to 150 boats.
9.2.6 Laundry Facilities
Providing laundry equipment in a marina can be a money maker and a positive marketing tool for
attracting transient boaters. Outright purchase of laundry equipment is often favoured over leasing. The
quality of commercial laundry machines is such that down time and repair costs are minimal. The
machines are generally coin operated. Although the number of laundry units may vary by type of boat
mix, a rule of thumb is to provide three washers and four dryers for each 100 slips in a transient marina.
Money changing machines may also be desirable to keep users from bothering the marina staff for
change and also for operation beyond the hours of manning by marina staff if desired.
9.2.7 Marina Office
The marina office is the heart of the marina operation. From here the marina manager must meet and
greet the public, solve customer problems, provide operational guidance to marina staff and perform the
administrative aspects of the marina operation. Its location should be central to the marina, since, all
marina users will visit the marina office at one time or other during their stay at the marina. It should be
easily accessible and well marked. Preferably the marina office, or parts of it, should have a commanding
view of the entire marina facility. It should have public and private spaces. The public should be
welcomed into an area that is comfortable but arranged to expedite people on their business rather than
providing a hangout. To accomplish this goal, a counter or dutch door is appropriate. Both convey a brief
encounter and rapid completion of business.
The marina manager should have a private office to provide the proper climate for airing patron or
employee grievances. The manager will also need time to complete paper work and scheduling. There
is no given size that a marina office must be, nor any specific guidelines for its form, shape or extent,
other than to fulfil the above mission. In or near the marina office there should be one or more pay
phones for public use to prevent tying up the marina office phones. With the high number of cell phones
currently in use, the provision of the phones is largely a public relations or good service offering to save
boaters roaming and/or long distance charges on their out-of-area cell phones. The marina office lobby is
65
a good place for a bulletin board and message centre. Some marinas will also have a weather station
readout for the area in the lobby and other weather related information available and internet access. If
vending machines are desired, this may also be the most appropriate location for security reasons.
The marina office should have a good array of communications equipment suitable for the marina
operation. This generally includes landline telephones, marine VHF radio telephones (especially if you
intend to take reservations), and local use walkie talkie type radio units for use by the marina manager
and staff. The office should also have a status board with the marina layout painted or inscribed on the
board together with slip assignments and other operational information. In lieu of the traditional status
board, some larger marinas have computer generated slips layout presentations, that can provide a full
range of information on slips, occupancy status, utilities availability, water depth, etc. Whatever system is
selected, it should be useable by the marina staff and provide useful and rapid information. This aspect is
especially important for transient marinas at peak use periods. Other computer software applications will
also be necessary to perform bookkeeping, inventory, invoicing, and word processing functions. Ideally
the marina office space should include a “mud room” for marina staff to get out of the weather and to
remove wet and dirty foul weather gear.
9.2.8 Boat Yard Facilities
While we have not provided for an on-site repair service, a few marinas within the market area of Port
Hope do. These services typically include the following: engine and mechanical services, carpentry,
painting, electronics, and fibreglass repair. If such services are considered at a later date they should be
located in a isolated location on the site due to their associated noise and odour concerns. The provision
of these services is often provided through a partnership agreement with a private operator.
9.3 Operational Aspects
No matter how well sited, designed and constructed a marina is, if it is not well operated it will not be
successful. Marinas are part of the service industry and the safety and needs of marina patrons must be
provided in a knowledgeable and efficient manner. Most marinas are operated by a team of individuals
that must function effectively and with a plan of action. In order to manage the team effectively, a well
thought out plan of action must be developed. The plan of action will contain administrative aspects,
operations guidance, rules and regulations for marina customers, and protocols to handle emergency
situations.
9.3.1 Service Orientation
The success of the marina will rely on the ability to attract and retain customers. As with most high-end
recreational pursuits, many customers will not appreciate the high capital cost of constructing the marina
or the cost to properly maintain the facility. It is therefore extremely important to provide quality services at
a fair price and in a friendly manner. Providing competent dockhands to assist in docking and undocking
is a service well appreciated by most boaters, especially new boaters who may not be experienced boat
handlers. Transient boaters will generally not be familiar with the marina layout or with the effects of wind
and current at the marina location. The dockhands may represent the first impression of the quality of the
marina and they should act and respond to the customer’s requests accordingly. The dockhands can, in
addition to helping dock the vessel, provide information on registration and marina policy and direct the
transient boater to other marina or area services. Just as the buzz word for real estate marketing is
location, location, location; it might be said that the buzz word for a successful marina operation is
service, service, service.
9.3.2 Insurance
It is important to create an atmosphere that will mitigate liability and reduce insurance costs. Every
marina manager and his or her staff should be on constant patrol for areas that create high insurance
66
risks. The physical plant should be routinely scrutinized for defects. Missing handrails, tripping hazards,
loose planks, exposed wiring, slippery floors, etc. should be tended to and repaired immediately.
The Clean Marine Eco-Rating Program under the auspices of the Ontario Marine Operators Association
(OMOA) assists in this regard as it helps to protect the environment at the marina, which increases the
value of the facility, while decreasing the risks and hazards, a factor that also shows up in reducing
insurance premiums. Flying the Clean Marine flag also displays the marina’s commitment to the
environment and is an incentive in attracting the more environmentally conscious boaters. Under this
program participating marinas have adopted environmental best management practices as set out in the
OMOA’s Clean Marine Manual. The manual was developed through the cooperation of the OMOA,
Environment Canada, and the Ontario Ministry of the Environment (MOE). An audit of the marina is
completed based on a variety of issues covered in the manual including setting “Clean Marine” policies,
goals and objectives, waste, dock and yard management, and boat maintenance. Retail operations,
visitor facilities, and subcontractor polices are also included. Scores are tabulated and converted to an
Eco-Rating of from a low of one to a high of five Green Leaf Anchors. More than 3501 marinas and yacht
clubs in Ontario currently have a Clean Marine Eco-Rating.
9.3.3 Security and Surveillance
Providing adequate security is difficult because people legitimately using the marina often do not want to
be subjected to intense security clearance to obtain access to their boat or other marina facilities. In the
case of the Port Hope Marina, general public access should not be allowed on the main and finger docks.
A card key or keyed gate should be sufficient to control access to these areas. It may be necessary to
provide security wings around a dock gate to prevent people from swinging around the gate and thereby
gaining access.
Adequate lighting should be carried out throughout the facility including washroom facilities, laundry area
and all places where the boaters may have occasion to pass or use during darkness. Care must be taken
however, not to create a lighting pattern that interferes with boat navigation or distracts from activities
aboard the berthed boats. Low level lighting on the docks should be designed to illuminate the dock
surface and immediate area for safe passage but should not be directed to the water berth or in any way
blind the vision of a boat operator manoeuvring in the darkness.
9.3.4 Concierge Services
A current trend in the marina industry is to enhance the number and quality of services provide to the
transient customers. The services provided are often beyond those that can be directly provided by the
usual scope of the marina, and the procurement of the services may be difficult for the recent arrival
unfamiliar with the local area. A fee for concierge services may or may not be levied by the provider.
Arrangements are often made with the actual provider of the service to pay the concierge a commission
for recommending the service. Many municipally operated marinas catering to transient boaters provide
this service as a matter of course. Concierge services are varied but may include: assisting in obtaining
provisioning, making reservations for restaurant dining, obtaining tickets to major cultural/
entertainment/sporting events, arranging for medical assistance, arranging for local tours or excursions,
assisting in making travel arrangements, and servicing other personal needs of the transient boaters.
9.3.5 Operations Manual
An operations manual should be prepared to define marina operations policy and define actions that
operations personnel are expected to execute in the day-to-day operation of the marina. All operational
personnel should be required to familiarize themselves with its content and goals. A start of the season
workshop is constructive, especially since many of the dockhands will be first time employees.
_____
1
Within the seasonal market area Port Whitby Marina and Peterborough Marina are Clean Marine Program members.
67
A good operations manual will be comprehensive and tailored to the specific needs and requirements of
the marina in question. Some typical operations manual categories include:
 Hours of operation and manning levels

 Personnel orientation
 Daily and weekly routine and work assignments
 Dress code and housekeeping
 Use and operation of marina equipment
 Security policy
 Fire prevention and control procedures
 Marine radio procedures
 Cash receipts and credit card policy
 Procurement of supplies and equipment
 Handling of outside contractors and vendors
 Transient vessel reservations and vessel handling
 Allowable work that may be performed by boat owners while at the marina
 Pumpout facility procedures
 Vending machine operations
 Procedures for arrival of foreign vessels
 Liaison with Coast Guard and other enforcement agencies
 Procedures in case of storms
 Emergency procedures
9.3.6 Maintenance
Maintenance is the cornerstone of the marina’s safety and long term survival. It should be a continuing
process with defined areas of scrutiny and scheduled follow-up repair and monitoring. Maintenance
monitoring should be a part of the daily routine, at least in so far as observations of facility components
and recording deficiencies that are observed. Maintenance may be generally grouped into two categories:
unscheduled and scheduled.
Unscheduled maintenance is of a nature that requires immediate attention to protect life and property.
Examples might include uneven or missing deck planks that might create a tripping hazard or a broken
power post with exposed wire that might electrocute the unsuspecting user. Scheduled maintenance
might include complete deck refastening or the installation of new mooring chains on a periodic basis.
The best way to address maintenance is to develop a maintenance plan that addresses the specific
marina and its staff.
The marina manager usually develops the maintenance plan with input from the marina owner and
discussions with the marina staff. All items requiring scrutiny should be included. Depending on the level
of sophistication desired, the plan should include time frames for inspection surveys, staffing of inspection
teams, forms for reporting data, task initiation forms, and task completion forms, as well as cost
itemization for maintenance costs.
In order to appropriately apply the results of a good maintenance plan, it is necessary to have available
funding to implement the maintenance operation. We have provided a budget line item in the financial
projections as presented in SECTION 7 and EXHIBITs 27 and 28 of the report for Maintenance &
Repairs, and Capital Reserve for Replacement. It is recommended that these two line items be continued
in the annual operating budget. A maintenance account should be developed and updated from the
conditions discovered in the maintenance surveys. Major maintenance items should be scheduled to be
implemented in a time frame acceptable from the financial as well as from the need perspective.
Assessing maintenance needs will allow for incremental funding creation in a reserve account and will not
require major capital expenditure on short notice. Of course, major emergency items will require
immediate attention, but these can be minimized by conscious applications of preventative maintenance
and periodic maintenance surveys and inspections.
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SECTION 10 – EXISTING PORT HOPE MARINA OPERATION
10.0 Current Operation
The existing Port Hope Marina located at the mouth of the Ganaraska River operates with one six month
full time staff person and three part time employees. The Harbour Master also assists with Parks duties
when required throughout the season. The marina staff also maintains the marina buildings, fish cleaning
station, beach, and harbour area. The marina offers space for 22 seasonal and 5 transient slips during
the boating season. During the days on which we visited the marina there were between 12 and 16
recreational and Charter Fishing Operator boats tied to the marina wall. There are currently 9 Charter
Fishing Operators using the marina facilities. The launch ramp is used by approximately 10 to 15 boats
per day from Monday through Friday and 20 to 30 per day on the weekends. The marina caters to
seasonal and transient recreational boaters and charter fishing boats.
10.1 Operational Review and Recommendations
Based on our on-site observations, discussions with marina staff, discussions with on-site boaters and
interviews with the Charter Fishing Operators we believe the existing marina is professionally and
competently run and managed. The marina’s ability to improve its’ net income position is limited by the
physical location rather than any operational aspects. As it is located at the mouth of the Ganaraska
River, it is limited in the number of seasonal and transient boats that it can accommodate. While the fixed
costs (disbursements such as labour, waste disposal and utilities) are appropriate for a marina of this
size, the limited amount of space for boats severely limits the potential for increased revenue generation.
Given the location and services offered, in order to be competitive, the marina’s seasonal fee schedule
will likely always need to remain approximately 20 percent below that of other major marinas within the
seasonal market area (i.e. Cobourg Marina, Port Whitby Marina, and Peterborough Marina are charging
$51.00/ft., $49.00/ft., and $40.00/ft. respectively in 2013 for un-serviced slips). Port Hope’s fees in this
case should at least be in the $36.00/ft. to $38/ft. range.
Two concerns were raised during our interviews with the Charter Fishing Operators:
 Security; and,
 Perceived free use of launch ramp
While there is an inherent belief that security is included in the payment of seasonal or transient fees at
any marina, it is also incumbent upon the boaters to ensure that valuables and expensive equipment are
safely stored in a secure place. The construction of a security fence would limit the public’s access to the
boardwalk during those times that the gates are locked and this would reduce the public’s access for
walking along the boardwalk. As a result we have recommended in a previous section of this report that
overnight security be provided at the existing marina as part of Inner Basin Marina operating budget.
Coverage would occur for 20 weeks, 7 days per week from 8:00 pm until 8:00 am (i.e. 12 hours per day).
Casual and/or full-time marina staff is on-site from 8:00 am until 8:00 pm. In addition to providing
overnight security these individuals would be expected to monitor the use of the launch ramp and collect
the appropriate user fees. This approach should alleviate both of the concerns raised regarding security
and misuse of the launch ramp. The security staff would collect fees for use of the launch ramp from the
early morning boaters that arrive at the ramp prior to 8:00 am, and therefore may increase the revenue
accruing to the marina. If the Inner Harbour Marina option does not go forward, the contract labour cost
at approximately $27,000 annually is cost prohibitive as part of the existing marina’s operating budget.
Based on our review of the 2012 revenues and disbursements shown in the table on the following page,
we recommend that an attempt be made to bring the margin for the cost and selling price of fuel and oil
more in line with the industry average of 80 to 85 percent cost of sale. The marina increased the price of
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fuel and oil in 2013, but the cost of sale of fuel and oil at 93 percent is still above the industry average.
While we acknowledge that this may be a function of the small amount of fuel purchased and sold by the
marina, increasing the selling price of fuel and oil will lower the cost of sale. All other revenues and
disbursements are within the acceptable range for a marina of this size.
Table 10.1 Existing Marina Revenues & Disbursements
Revenues 2012 Actual

Seasonal Boater Fees $7,102.98
Transient Boater & Launch Ramp Fees $5,029.50
Fuel & Oil $16,392.37
Vending Machine – Food and Beverage $1,613.48
Recovery from other Dept. (portion to offset from Parks) 33,500.00
Miscellaneous $75
Total Revenues $63,713.33
Disbursements
Full Time Labour (includes Parks component) $57,264.66
Casual Labour $17,088.25
Benefits $15,368.19
Office Supplies $1,097.21
Vending Machine - Cost of Food & Beverage $1,549.75
Marina Building – Material $1,270.50
Repairs & Maintenance $1,615.41
Maintenance Equipment $343.44
Cost of Fuel & Oil $15,272.74
Waste Disposal fish cleaning station $5,367.13
Marketing & Advertising $1,583.20
Heat $1,090.33
Hydro $1,676.55
Telephone $1,068.05
Total Disbursements $121,655.41
Net Income ($57,942.08)
Source: Municipality of Port Hope – General Ledger 2012
10.2 Proposed Fee Schedule – Recreational and Commercial Boaters
We have reviewed the fee schedule for the 2013 to 2016 period as provided in the table on the following
page which is represented in the Municipality’s consolidated fee by-law. The transient fees and seasonal
launch pass are in keeping with the area market and are deemed as fair value. The fees for seasonal
dockage for recreational and commercial boats however are well below that which is in keeping with the
market area. A fee of $38.00/ft. in 2013 for an un-serviced seasonal dock would have priced the Port
Hope Marina in a very competitive position with all marinas in the seasonal market area. We recommend
that the seasonal dockage for recreational boats for 2014 be raised to a minimum of $38.60/ft. or 80
percent of the average for the seasonal market area for un-serviced slips whichever is higher. We
recommend that seasonal dockage for commercial boats is raised to $42.50/ft. in 2014 or 10 percent
more than the seasonal area average for recreational boats whichever is higher. The recommended 10
percent surcharge for commercial boats is considerably less than the 25 percent charged at Cobourg
Marina.
We have shown our recommended fee schedule for recreational and commercial seasonal dockage at
the existing marina in the table on the following page.
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Table 10.2 Current Fee Schedule 2012 to 2016 for Existing Marina
Seasonal Services
2012 2013 2014 2015 2016
Seasonal Boat Launch $55.00 $56.75 $58.50 $65.00 $65.00
Seasonal Dock (un- $16.75/ft. $20.00/ft $24.00/ft. $28.75/ft. $34.50/ft.
serviced)
Charter boats $18.50/ft. $22.00/ft. $29.00/ft. $36.00/ft $43.00/ft.
Transient Services
Daily Boat Launch $5.50 $6.00 $6.75 $7.25 $8.00
Overnight Dock without $1.00/ft. $1.10/ft. $1.25/ft. $1.35/ft. $1.50/ft.
Hydro
Overnight Dock with $1.25/ft. $1.40/ft. $1.50/ft. $1.65/ft. $1.80/ft.
Hydro
Source: Port Hope Parks, Recreation and Culture Department
Table 10.3 Recommended Fee Schedule 2014 to 2016 for Recreational and Commercial Boats at
Existing Marina
2014 2015 2016

1
Seasonal Dock (un- $38.60/ft. $39.75/ft. $40.30/ft.
serviced)
2
Charter/Commercial boats $42.50/ft. $43.75/ft $44.35/ft.
1
Based on a rate of $38.00/ft. in 2013 which is 80% of the seasonal area average for un-serviced slips, increasing by
3 percent in 2015 and 2016
2
10% higher than seasonal dock rate, increasing by 3 percent in 2015 and 2016
10.2.1 Projected Revenues and Expenses at Existing Marina 2014 Through 2016
The table on the following page indicates the expected revenues and expenses for the existing marina
based on the recommended increases in fees for 2014, 2015 and 2016, and the selling price of fuel and
oil to the boaters is set at 20.5 percent above the marina’s purchase price. It also includes additional
expenses for maintenance dredging of the Ganaraska River. While these changes will improve the
revenue stream, and reduce the disbursements, the limited ability to accommodate additional boats
prevents the marina from reaching a breakeven position while maintaining user fees that are competitive
with other marinas in the seasonal market area.
Despite the projected annual net income loss the existing marina is a valuable asset to the Municipality,
creating activity on the waterfront, and attracting seasonal, commercial and transient boaters who spend
money away from the marina at local businesses (i.e. food and beverage establishments, retail stores,
attractions, etc.)
In the event that the Municipality decides not to develop the proposed 137 slip full service marina in the
Inner Basin we recommend that the existing marina continue to operate. In addition to the positive
attributes mentioned above, the existing marina will contribute to and have a positive impact on the re-
development of the Centre Pier, albeit smaller than the proposed 137 slip marina.
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Table 10.4 Projected Existing Marina Revenues & Disbursements (2014 – 2016) with new fees
2014 2015 2016

Revenues
Seasonal Boater Fees 20,520 $21,500 $22,590
Transient Boater & Launch Ramp Fees $5,530 $6,090 $6,700
Fuel & Oil $16,630 $16,880 $17,140
Vending Machine – Food & Beverage $5,930 $6,020 $6,110
Miscellaneous $75 $80 $85
Total Revenues $48,685 $50,570 $52,625
Disbursements
Full Time Labour (Marina Wt Allocation) $30,000 $30,750 $31,200
Casual Labour $17,430 $17,780 $18,140
Benefits (part time and % of full time) $9,600 $9,830 $9,970
Office Supplies $1,120 $1,140 $1,160
Vending Machine - Cost of Food &
Beverages $5,870 $5,960 $6,050
Marina Building – Material $1,290 $1,310 $1,330
Repairs & Maintenance $1,630 $1,650 $1,670
Maintenance Equipment $350 $360 $370
Cost of Fuel & Oil $13,300 $14,010 $14,230
Waste Disposal $5,450 $5,530 $5,610
Marketing & Advertising $1,600 $1,620 $1,640
Utilities $2,810 $2,850 $2,890
Telephone $1,090 $1,110 $1,130
1
Maintenance Dredging $3,050 $3,100 $3,150
Total Disbursements $95,730 $98,140 $99,700
Net Income ($47,040) ($47,570) ($47,075

1
Dredging in the Ganaraska River
This forecast includes the portion of the full time Parks Assistant /Harbour Master position attributed to
the marina and waterfront/harbour maintenance and the portion of benefits related to the 6 month
allocation and part time staff.
10.3 Proposed Fee Schedule – Yacht Club Members
The Port Hope Yacht Club has been established for over 50 years. The Yacht Club has a lease
agreement with the Municipality for use of the inner harbour which ends in May 2016. The agreement
includes an option to terminate the lease by the lessor giving 90 days’ notice. Fees for the Yacht Club
are based on a linear foot charge of $15.73 in 2013; $17.30 in 2014; and $19.03 in 2015. At the present
time yacht club members are using 36 to 40 moorings rather than slips to secure their boats. It is
expected that PHAI inner basin clean-up will commence in 2016 at which time the Yacht Club will be re-
located to Cobourg Marina. The Yacht Club operate the club facilities, and are responsible for building
maintenance, garbage collection, and grounds maintenance at no cost to the Municipality. Fees
generated from the Yacht Club were deposited into the Port Hope Harbor Commission accounts and the
dredging costs have primarily been funded from the Commissioners of the Port Hope Harbor, Divestiture
Funds and the Municipality. The annual dredging cost varies, however it does exceed $100,000 in some
years.
While we agree that yacht club members are a valuable addition to any marina particularly in terms of
their “ongoing activity level”, “pride of ownership”, and “welcoming attitude” which is extremely important
72
to transient boaters who are unfamiliar with the marina and surrounding area, we believe that they have
to contribute fairly to the financial success of the marina.
In the following paragraph we present our recommendations regarding the annual fees to be charged to
the yacht club members under two scenarios:
 Yacht Club operating out of the 137 slip Inner Basin Marina
 Yacht Club operating out of Inner Basin without 137 slip Inner Basin Marina development
10.3.1 Fee Structure in Inner Basin (With Development of Slips)
As described previously in Section 9 Financial Projections as an inducement to encourage the Port Hope
Yacht Club members to stay in the proposed 137 slip full service Inner Basin Marina, we recommend that
the opening year rates for the slips be reduced by 20 percent for the yacht club members1. We further
recommend that this reduction will be reduced by 2 percent each year between 2021 and 2031 (i.e.
$40.80 per linear foot for yacht club members in 2021 vs. $51.00 for all other recreational boaters in
2021; $51.40 vs. $57.15 in 2026; and $64.65 vs. $64.65 by 2031). This is a common practice in new
marinas with an already existing yacht club.
10.3.2 Fee Structure in Inner Basin (Without Development of Slips)
In the event that the Municipality of Port Hope decides to continue operating the existing marina rather
than developing the proposed 137 slip full service Inner Basin Marina after the Port Hope Area Initiative
(PHAI) cleanup of the basin is completed in 2018, we recommend that the annual per linear foot user fee
for each yacht member’s boat be set at 60 percent2 of that charged to seasonal recreational boaters using
the wall at the existing marina for un-serviced dockage. See EXHIBIT 40A at the end of the report.
Since the Yacht Club is the main beneficiary of the annual dredging we further recommend that thirty
percent of the total annual cost of dredging the Inner Basin area be paid by the Yacht Club. Under this
scenario we have projected that each Yacht Club member with a boat would be required to pay a
minimum of $536 and a maximum of $1,320 between 2021 and 2024 for dredging. The Municipality
would still be responsible for the remaining 70 percent of the annual dredging cost (i.e. between $40,000
and $100,000 annually depending on the amount of dredging required). As shown in EXHIBIT 40B at the
end of this report the resulting combined user fee and dredging cost for each Yacht Club member (i.e.
$668 in 2021; $1,998 in 2022; $2,008 in 2023 and $1,234 in 2024, averaged over the four years at
$1,477) would be competitive with the rates charged at the marinas in Cobourg and Whitby.3
In the event that the Municipality requires the Yacht Club to pay 50 percent of the annual dredging cost,
the minimum dredging cost to each Yacht Club member with a boat would increase to approximately
$893 and the maximum to approximately $2,200. The combined user fee and dredging cost for each
Yacht Club member would remain at $668 in 2021 since no dredging would be required, and increase to
$2,878 in 2022; $2,888 in 2023 and $1,591 in 2024 for a four year average of $2,006. In this case the
Municipality would still be responsible for between $29,000 and $70,000 in annual dredging costs.
The Municipality may wish to consider having the Yacht Club pay the entire annual dredging costs as
they would be the sole users of the Inner Basin under a non marina development scenario. Each Yacht
Club members’ combined user fee and dredging cost would be $668 in 2012; $5,078 in 2022; $5,088 in
2023; and $2,485 in 2024 for a four year average of $3,330. We believe that this would be an
unreasonable fee for mooring a boat in the Inner Basin.4
The annual user fees with the Yacht Club responsible for 30, 50 or 100 percent of the dredging cost have
been based on an average sized boat of 26 feet (approximately 8 metres) and 32 boat owning members.
If the number of boat owning members increases, the cost per boater will decrease.
73
______
1
In the financial projections we have assumed that the Yacht Club Members will use 9 metre un-serviced slips.
Should they require 11 or 14 metre slips or 9 metre slips with 30 amp power and water, we recommend the
same diminishing discount rate should apply
2
60 percent reflects the fact that the Yacht Club is using buoys not slips and that the Club is responsible for
building maintenance, garbage collection, and grounds maintenance at no cost to the Municipality
3
Based on an average 26 foot boat the combined user fee and dredging cost would be equal to $56.81/ft. over the
four years 2021 to 2024
4
Based on an average 26 foot boat the combined user fee and dredging cost would be equal to $128.06/ft. over the
four years 2021 to 2024
74
REFERENCES
Manual Planning Guidelines for Recreational Harbours in Ontario, Small Craft Harbours Branch, Fisheries
and Oceans, 1992
Layout and Design Guidelines for Small Craft Berthing Facilities, Department of Boating and Waterways,
California, 1994
75
Appendix A
EXHIBITS
76
EXHIBIT 1 LENGTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S

MAJOR MARKET AREAS
1
Ontario
Length 2007 2008 2009 2010 2011 2012
Under 6 954,644 956,367 957,501 957,722 963,918 970,114
metres
6 m. to less 93,743 97,948 101,714 105,122 108,289 111,586
than 8 metres
8 m. to less 11,208 11,443 11,720 12,010 12,283 12,556
than 9 metres
9 m. to less 14,365 15,295 16,145 16,819 17,622 18,525
than 11
metres
11 m. to less 8,869 9,394 9,843 10,206 10,682 11,129
than 14
metres
14 metres+ 4,775 5,114 5,335 5,580 5,874 6,178
Total 1,087,604 1,095,561 1,102,258 1,107,459 1,118,668 1,130,088
2
New York
Under 6 440,062 432,346 426,532 423,387 422,744 422,762
metres
6 m. to less 32,277 31,582 31,020 30,643 30,623 31,259
than 8 metres
8 m. to less 5,432 5,332 5,325 5,333 5,410 5,521
than 9 metres
9 m. to less 6,433 6,393 6,389 6,399 6,567 6,898
than 11
metres
11 m. to less 6,655 6,727 6,690 6,683 6,879 7,131
than 14
metres
14 metres+ 3,161 3,161 3,205 3,244 3,343 3,457
Total 494,020 485,541 479,161 475,689 475,566 477,028
Total
Under 6 1,394,706 1,388,713 1,384,033 1,381,109 1,386,662 1,392,876
metres
6 m. to less 126,020 129,530 132,734 135,765 138,912 142,845
than 8 metres
8 m. to less 16,640 16,775 17,045 17,343 17,693 18,077
than 9 metres
9 m. to less 20,798 21,688 22,534 23,218 24,189 25,423
than 11
metres
11 m. to less 15,5242 16,121 16,533 16,889 17,561 18,260
than 14
metres
14 metres+ 7,936 8,275 8,540 8,824 9,217 9,635
Total 1,581,624 1,581,102 1,581,419 1,583,148 1,594,234 1,607,116
1
Limited provincial data is available therefore breakdown is based on discussions with boat
builders/manufacturers; Transport Canada, Service Canada; National Marine Manufacturers
Association – Canada; Ontario Marine Operators Association; Canadian Yachting Association;
and Ontario Sailing Association
2
Data from U.S. Coast Guard compiled by National Marine Manufacturers Association in their Annual
Statistical Reports 2007 to 2012, New York State Department of Motor Vehicles, and discussions with
U.S. boat builders/manufacturers
Note: The number of registered boats in any one year has been adjusted to account for the number of boats
leaving the fleet due to age, accident, un-repairable mechanics/hulls, etc.
77
EXHIBIT 2 WIDTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S

MAJOR MARKET AREAS
1
Ontario
Beam 2007 2008 2009 2010 2011 2012
Under 2 514,222 516,586 518,745 520,370 523,919 527,516
metres
2 m. to less 548,149 552,144 555,367 557,729 563,789 569,915
than 3 metres
3 m. to less 16,910 17,959 18,874 19,666 20,734 21,860
than 4 metres
4 metres+ 8,323 8,872 9,272 9,694 10,226 10,797
Total 1,087,604 1,095,561 1,102,258 1,107,459 1,118,668 1,130,088
2
New York
Under 2 228,191 224,079 221,152 219,526 219,328 219,679
metres
2 m. to less 250,647 246,247 242,790 240,907 240,771 241,669
than 3 metres
3 m. to less 9,360 9,363 9,338 9,347 9,459 9,565
than 4 metres
4 metres+ 5,822 5,852 5,881 5,909 6,008 6,115
Total 494,020 485,541 479,161 475,689 475,566 477,028
Total
Under 2 742,413 740,665 739,897 739,896 743,247 747,195
metres
2 m. to less 798,796 798,391 798,157 798,636 804,560 811,584
than 3 metres
3 m. to less 26,270 27,322 28,212 29,013 30,193 31,425
than 4 metres
4 metres+ 14,145 14,724 15,153 15,603 16,234 16,912
Total 1,581,624 1,581,102 1,581,419 1,583,148 1,594,234 1,607,116
1
2
78
EXHIBIT 3 DRAFT OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S

MAJOR MARKET AREAS
Ontario1
Draft 2007 2008 2009 2010 2011 2012
Under 0.61 m. 490,864 493,299 496,316 498,572 503,464 508,284
0.61 m. to less 436,164 440,197 442,887 444,910 449,306 453,771
than 0.91 m.
0.91 m. to less 130,914 132,124 132,933 133,540 134,805 136,245
than 1.22 m.
1.22 m. to less 26,497 26,743 26,906 27,029 27,593 28,187
than 1.52 m.
1.52 m. to less 2,177 2,200 2,213 2,331 2,391 2,460
than 1.83 m.
1.83 m.+ 988 998 1,003 1,077 1,109 1,141
Total 1,087,604 1,095,561 1,102,258 1,107,459 1,118,668 1,130,088
2
New York
Under 0.61 m. 222,367 218,556 215,607 214,024 213,985 214,585
0.61 m. to less 198,498 195,051 192,526 191,132 191,047 191,394
than 0.91 m.
0.91 m. to less 59,579 58,545 57,787 57,368 57,357 57,546
than 1.22 m.
1.22 m. to less 12,059 11,850 11,696 11,612 11,604 11,865
than 1.52 m.
1.52 m. to less 1,046 1,062 1,067 1,073 1,090 1,139
than 1.83 m.
1.83 m.+ 471 477 478 480 483 499
Total 494,020 485,541 479,161 475,689 475,566 477,028
Total
Under 0.61 m. 713,231 711,855 711,923 712,596 717,449 722,869
0.61 m. to less 634,662 635,248 635,413 636,042 640,353 645,165
than 0.91 m.
0.91 m. to less 190,493 190,669 190,720 190,908 192,162 193,791
than 1.22 m.
1.22 m. to less 38,556 38,593 38,602 38,641 39,197 40,052
than 1.52 m.
1.52 m. to less 3,223 3,262 3,280 3,404 3,481 3,599
than 1.83 m.
1.83 m.+ 1,459 1,475 1,481 1,557 1,592 1,640
Total 1,581,624 1,581,102 1,581,419 1,583,148 1,594,234 1,607,116
1
2
79
EXHIBIT 4 TYPE OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S

MAJOR MARKET AREAS
Ontario1
Draft 2007 2008 2009 2010 2011 2012
Outboard 715,348 721,929 725,687 728,442 737,155 744,680
boats
Inboard boats 96,066 95,279 96,308 97,199 97,289 98,282
Sterndrive 143,241 143,638 144,544 145,298 148,165
boats 146,668
Sailboats 132,949 134,715 135,719 136,520 137,556 138,961
Total 1,087,604 1,095,561 1,102,258 1,107,459 1,118,668 1,130,088
2
New York
Outboard 324,931 319,952 315,461 312,889 312,793 314,056
boats
Inboard boats 43,636 42,227 41,866 41,757 42,006 41,680
Sterndrive 65,064 63,659 62,833 62,389 62,634 62,553
boats
Sailboats 60,389 59,704 59,001 58,665 58,133 58,738
Total 494,020 485,541 479,161 475,689 475,566 477,028
Total
Outboard 1,040,279 1,041,881 1,041,148 1,041,331 1,049,948 1,058,736
boats
Inboard boats 139,702 137,506 138,174 138,956 139,295 139,962
Sterndrive 208,305 207,297 207,377 207,687 209,302 210,718
boats
Sailboats 193,338 194,419 194,720 195,185 195,689 197,699
Total 1,581,624 1,581,103 1,581,419 1,583,159 1,594,234 1,607,115
1
builders/manufacturers, Canadian Coast Guard Office of Boating, Service Canada, National Marine
Manufacturers Association - Canada, Ontario Marine Operators Association, Canadian Yachting Association,
2
80
EXHIBIT 5A PROJECTED GROWTH BY LENGTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
MARKET AREAS (2013 to 2020)
Ontario
Length 2013 2014 2015 2016 2017 2018 2019 2020
Under 6 metres 971,930 973,750 975,570 977,390 979,220 981,010 982,810 984,610
6 m. to less 114,820 118,150 121,580 125,110 128,740 131,830 134,990 138,230
than 8 metres
8 m. to less 12,860 13,170 13,490 13,810 14,140 14,450 14,760 15,080
than 9 metres
9 m. to less 19,600 20,740 21,940 23,210 24,560 25,840 27,190 28,610
than 11 metres
11 m. to less 11,700 12,300 12,930 13,590 14,280 14,970 15,700 16,460
than 14 metres
14 metres+ 6,550 6,940 7,360 7,800 8,270 8,740 9,240 9,770
Total 1,137,460 1,145,050 1,152,870 1,160,910 1,169,210 1,176,840 1,184,690 1,192,760
New York
Under 6 metres 423,410 424,060 424,710 425,360 426,010 426,160 426,310 426,460
6 m. to less 31,730 32,210 32,700 33,190 33,690 33,770 33,850 33,930
than 8 metres
8 m. to less 5,620 5,720 5,820 5,920 6,020 6,080 6,140 6,200
than 9 metres
9 m. to less 7,030 7,170 7,310 7,450 7,600 7,740 7,890 8,040
than 11 metres
11 m. to less 7,270 7,410 7,550 7,700 7,850 8,030 8,210 8,400
than 14 metres
14 metres+ 3,540 3,630 3,720 3,810 3,900 4,000 4,100 4,200
Total 478,600 480,200 481,810 483,430 485,070 485,780 486,500 487,230
Total
Under 6 metres 1,395,340 1,397,810 1,400,280 1,402,750 1,405,230 1,407,170 1,409,120 1,411,070
6 m. to less 146,550 150,360 154,280 158,300 162,430 165,600 168,840 172,160
than 8 metres
8 m. to less 18,480 18,890 19,310 19,730 20,160 20,530 20,900 21,280
than 9 metres
9 m. to less 26,630 27,910 29,250 30,660 32,160 33,580 35,080 36,650
than 11 metres
11 m. to less 18,970 19,710 20,480 21,290 22,130 23,000 23,910 24,860
than 14 metres
14 metres+ 10,090 10,570 11,080 11,610 12,170 12,740 13,340 13,970
Total 1,616,060 1,625,250 1,634,680 1,644,340 1,654,280 1,662,620 1,671,190 1,679,990
81
EXHIBIT 5B PROJECTED GROWTH BY LENGTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
Ontario
Length 2021 2022 2023 2024 2025 2026 2027 2028
Under 6 metres 986,410 988,220 990,030 991,840 993,660 995,480 997,300 999,130
6 m. to less 141,550 144,950 148,430 151,990 155,640 159,380 163,210 167,130
than 8 metres
8 m. to less 15,410 15,740 16,080 16,430 16,780 17,140 17,510 17,890
than 9 metres
9 m. to less 30,100 31,670 33,320 35,060 36,890 38,820 40,850 42,980
than 11 metres
11 m. to less 17,260 18,100 18,980 19,900 20,870 21,880 22,940 24,050
than 14 metres
14 metres+ 10,330 10,920 11,540 12,200 12,900 13,640 14,420 15,240
Total 1,201,060 1,209,600 1,218,380 1,227,420 1,236,740 1,246,340 1,256,230 1,266,420
New York
Under 6 metres 426,610 426,760 426,910 427,060 427,210 427,360 427,510 427,660
6 m. to less 34,010 34,100 34,190 34,280 34,370 34,460 34,550 34,640
than 8 metres
8 m. to less 6,260 6,320 6,380 6,440 6,510 6,580 6,650 6,720
than 9 metres
9 m. to less 8,190 8,340 8,500 8,660 8,820 8,990 9,160 9,330
than 11 metres
11 m. to less 8,590 8,790 8,990 9,200 9,410 9,630 9,850 10,080
than 14 metres
14 metres+ 4,310 4,420 4,530 4,640 4,760 4,880 5,000 5,130
Total 487,970 488,730 489,500 490,280 491,080 491,900 492,720 493,560
Total
Under 6 metres 1,413,020 1,414,980 1,416,940 1,418,900 1,420,870 1,422,840 1,424,810 1,426,790
6 m. to less 175,560 179,050 182,620 186,270 190,010 193,840 197,760 201,770
than 8 metres
8 m. to less 21,670 22,060 22,460 22,870 23,290 23,720 24,160 24,610
than 9 metres
9 m. to less 38,290 40,010 41,820 43,720 45,710 47,810 50,010 52,310
than 11 metres
11 m. to less 25,850 26,890 27,970 29,100 30,280 31,510 32,790 34,130
than 14 metres
14 metres+ 14,640 15,340 16,070 16,840 17,660 18,520 19,420 20,370
Total 1,689,030 1,698,330 1,707,880 1,717,700 1,727,820 1,738,240 1,748,950 1,759,980
82
EXHIBIT 6A PROJECTED GROWTH BY WIDTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
Ontario
Beam 2013 2014 2015 2016 2017 2018 2019 2020
Under 2 metres 530,040 532,620 535,270 537,990 540,790 540,950 541,140 541,350
2 m. to <3 573,190 576,560 580,000 583,520 587,130 592,430 597,820 603,280
metres
3 m. to <4 22,900 23,980 25,120 26,310 27,550 28,980 30,470 32,050
metres
4 metres+ 11,330 11,890 12,480 13,090 13,740 14,480 15,260 16,080
Total 1,137,460 1,145,050 1,152,870 1,160,910 1,169,210 1,176,840 1,184,690 1,192,760
New York
Under 2 metres 220,040 220,410 220,770 221,120 221,470 221,510 221,550 221,570
2 m. to <3 242,270 242,860 243,450 244,030 244,620 244,660 244,690 244,720
metres
3 m. to <4 9,930 10,310 10,690 11,100 11,510 11,890 12,270 12,670
metres
4 metres+ 6,360 6,620 6,900 7,180 7,470 7,720 7,990 8,270
Total 478,600 480,200 481,810 483,430 485,070 485,780 486,500 487,230
Total
Under 2 metres 750,080 753,030 756,040 759,110 762,260 762,460 762,690 762,920
2 m. to <3 815,460 819,420 823,450 827,550 831,750 837,090 842,510 848,000
metres
3 m. to <4 32,830 34,290 35,810 37,410 39,060 40,870 42,740 44,720
metres
4 metres+ 17,690 18,510 19,380 20,270 21,210 22,200 23,250 24,350
Total 1,616,060 1,625,250 1,634,680 1,644,340 1,654,280 1,662,620 1,671,190 1,679,990
83
EXHIBIT 6B PROJECTED GROWTH BY WIDTH OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
Ontario
Beam 2021 2022 2023 2024 2025 2026 2027 2028
Under 2 metres 541,580 541,840 542,120 542,430 542,770 543,140 543,530 543,950
2 m. to <3 608,830 614,430 620,130 625,900 631,760 637,710 643,740 649,870
metres
3 m. to <4 33,710 35,470 37,310 39,250 41,300 43,450 45,720 48,110
metres
4 metres+ 16,940 17,860 18,820 19,840 20,910 22,040 23,240 24,490
Total 1,201,060 1,209,600 1,218,380 1,227,420 1,236,740 1,246,340 1,256,230 1,266,420
New York
Under 2 metres 221,600 221,610 221,630 221,640 221,640 221,640 221,630 221,620
2 m. to <3 244,730 244,760 244,770 244,770 244,770 244,770 244,760 244,740
metres
3 m. to <4 13,080 13,500 13,930 14,380 14,850 15,330 15,810 16,320
metres
4 metres+ 8,560 8,860 9,170 9,490 9,820 10,160 10,520 10,880
Total 487,970 488,730 489,500 490,280 491,080 491,900 492,720 493,560
Total
Under 2 metres 763,180 763,450 763,750 764,070 764,410 764,780 765,160 765,570
2 m. to <3 853,560 859,190 864,900 870,670 876,530 882,480 888,500 894,610
metres
3 m. to <4 46,790 48,970 51,240 53,630 56,150 58,780 61,530 64,430
metres
4 metres+ 25,500 26,720 27,990 29,330 30,730 32,200 33,760 35,370
Total 1,689,030 1,698,330 1,707,880 1,717,700 1,727,820 1,738,240 1,748,950 1,759,980
84
EXHIBIT 7A PROJECTED GROWTH BY DRAFT OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
Ontario
Draft 2013 2014 2015 2016 2017 2018 2019 2020
Under 0.61 m. 511,430 514,660 517,980 521,400 524,940 528,180 531,500 534,920
0.61 m. to less 456,580 459,470 462,460 465,520 468,690 471,590 474,570 477,630
than 0.91 m.
0.91 m. to less 137,090 137,960 138,860 139,790 140,740 141,610 142,510 143,430
than 1.22 m.
1.22 m. to less 28,670 29,180 29,700 30,230 30,770 31,290 31,830 32,390
than 1.52 m.
1.52 m. to less 2,510 2,570 2,620 2,680 2,750 2,810 2,880 2,950
than 1.83 m.
1.83 m.+ 1,180 1,210 1,250 1,290 1,320 1,360 1,400 1,440
Total 1,137,460 1,145,050 1,152,870 1,160,910 1,169,210 1,176,840 1,184,690 1,192,760
New York
Under 0.61 m. 215,230 215,890 216,550 217,200 217,880 218,150 218,430 218,730
0.61 m. to less 192,010 192,620 193,240 193,870 194,500 194,780 195,060 195,340
than 0.91 m.
0.91 m. to less 57,730 57,910 58,100 58,280 58,470 58,560 58,650 58,740
than 1.22 m.
1.22 m. to less 11,930 12,010 12,080 12,160 12,230 12,280 12,330 12,370
than 1.52 m.
1.52 m. to less 1,180 1,230 1,280 1,340 1,390 1,390 1,390 1,390
than 1.83 m.
1.83 m.+ 520 540 560 580 600 620 640 660
Total 478,600 480,200 481,810 483,430 485,070 485,780 486,500 487,230
Total
Under 0.61 m. 726,660 730,550 734,530 738,600 742,820 746,330 749,930 753,650
0.61 m. to less 648,590 652,090 655,700 659,390 663,190 666,370 669,630 672,970
than 0.91 m.
0.91 m. to less 194,820 195,870 196,960 198,070 199,210 200,170 201,160 202,170
than 1.22 m.
1.22 m. to less 40,600 41,190 41,780 42,390 43,000 43,570 44,160 44,760
than 1.52 m.
1.52 m. to less 3,690 3,800 3,900 4,020 4,140 4,200 4,270 4,340
than 1.83 m.
1.83 m.+ 1,700 1,750 1,810 1,870 1,920 1,980 2,040 2,100
Total 1,616,060 1,625,250 1,634,680 1,644,340 1,654,280 1,662,620 1,671,190 1,679,990
85
EXHIBIT 7B PROJECTED GROWTH BY DRAFT OF BOATS REGISTERED WITHIN PROPOSED PORT HOPE MARINA’S MAJOR
Ontario
Draft 2021 2022 2023 2024 2025 2026 2027 2028
Under 0.61 m. 538,440 542,070 545,800 549,630 553,600 557,660 561,870 566,200
0.61 m. to less 480,790 484,040 487,370 490,810 494,350 498,000 501,750 505,630
than 0.91 m.
0.91 m. to less 144,380 145,360 146,370 147,400 148,460 149,560 150,700 151,860
than 1.22 m.
1.22 m. to less 32,950 33,530 34,130 34,740 35,360 36,020 36,680 37,370
than 1.52 m.
1.52 m. to less 3,020 3,080 3,150 3,230 3,310 3,390 3,470 3,550
than 1.83 m.
1.83 m.+ 1,480 1,520 1,560 1,610 1,660 1,710 1,760 1,810
Total 1,201,060 1,209,600 1,218,380 1,227,420 1,236,740 1,246,340 1,256,230 1,266,420
New York
Under 0.61 m. 219,020 219,320 219,620 219,920 220,240 220,570 220,890 221,230
0.61 m. to less 195,630 195,920 196,220 196,520 196,830 197,140 197,460 197,780
than 0.91 m.
0.91 m. to less 58,830 58,920 59,010 59,110 59,200 59,300 59,400 59,500
than 1.22 m.
1.22 m. to less 12,420 12,470 12,520 12,570 12,620 12,670 12,720 12,770
than 1.52 m.
1.52 m. to less 1,390 1,390 1,390 1,390 1,390 1,390 1,390 1,390
than 1.83 m.
1.83 m.+ 680 710 740 770 800 830 860 890
Total 487,970 488,730 489,500 490,280 491,080 491,900 492,720 493,560
Total
Under 0.61 m. 757,460 761,390 765,420 769,550 773,840 778,230 782,760 787,430
0.61 m. to less 676,420 679,960 683,590 687,330 691,180 695,140 699,210 703,410
than 0.91 m.
0.91 m. to less 203,210 204,280 205,380 206,510 207,660 208,860 210,100 211,360
than 1.22 m.
1.22 m. to less 45,370 46,000 46,650 47,310 47,980 48,690 49,400 50,140
than 1.52 m.
1.52 m. to less 4,410 4,470 4,540 4,620 4,700 4,780 4,860 4,940
than 1.83 m.
1.83 m.+ 2,160 2,230 2,300 2,380 2,460 2,540 2,620 2,700
Total 1,689,030 1,698,330 1,707,880 1,717,700 1,727,820 1,738,240 1,748,950 1,759,980
86
EXHIBIT 8A SEASONAL MARINAS WITHIN 50 KILOMETRES OF PROPOSED PORT HOPE MARINA – NUMBER AND SIZE OF SLIPS
Marina Location Total Seasonal Transient Seasonal Max. Draft Fuel Launch Marine
1
Slips Slips Slips Slips Length Ramp Supplies
Occupied
Port Hope Yacht Club Port Hope, Ontario 32 32
203 Hayward Street moor- moorings 40 ft. 7 ft.
905-885-9694 ings
Port Hope Harbour Marina Port Hope, Ontario $6.00
125 Mill Street South 26 22 4 24 ft. 5 ft. Gas daily
905-885-7981 $56.75
seasonal
Town of Cobourg Marina Cobourg, Ontario $7.00
55 King Street West Gas daily
905-372-2397 197 167 30 40 ft. 11 ft. Diesel $65.00
seasonal
Cobourg Yacht Club Cobourg, Ontario $7.00
55 King Street West 50 50 40 ft. 11 ft. Gas daily
905-372-3098 Diesel $65.00
seasonal
Presqu’ile Landing Marina Brighton, Ontario Gas
101 Harbour Street 38 32 6 60 ft. 4 ft. Diesel
613-475-3030
Presqu’ile Yacht Club Brighton, Ontario 44 44 5 reciprocal 34 ft. 4 ft.
89 Price Street East
Harbourview Motel & Marina Brighton, Ontario $7.00
4 Bay Street West daily
613-475-1515 26 22 4 60 ft. 8 ft. Gas $45.00 Yes
seasonal
Gosport Municipal Docks Brighton, Ontario $7.00
65 Harbour Street 30 26 4 60 ft. 7 ft. daily
613-475-3708
Brighton Yacht Club Brighton, Ontario
150 Baldwin Street 50 40 10 30 ft. 5 ft.
613-475-2356
Port of Newcastle Marina Newcastle, Ontario 260 210 50 50 ft. 5 ft. Gas
377 Baldwin Street Diesel
905-987-5251
Newcastle Yacht Club 2 50 ft. 8 ft.
Port Darlington Marina Bowmanville, Ontario Yes
70 Port Darlington Road 120 115 5 40 ft. 6 ft. Gas $7.00
905-623-4926 daily
Port Oshawa Marina Oshawa, Ontario Has not
1050 Farewell Avenue operated
905-723-3112 since 2004
Oshawa Yacht Club Oshawa, Ontario Did not
1050 Farewell Avenue operate in
2012
87
(Continued)
1
Occupied
Port Whitby Marina Whitby, Ontario $8.85
301 Watson Street Daily
905-668-1900 $97.34
420 395 25 70 ft. 8 ft. Gas (Jan 1- Yes
Diesel Apr 30)
$106.19(
May 1-
Dec 31)
Whitby Yacht Club Whitby, Ontario
701 Gordon Street 250 245 5 50 ft. 6 ft. Yes
905-668-1391
Stevenson’s Marina Hastings, Ontario $6.00
70 Marine Drive 30 27 3 32 ft. 3.5 ft. Daily Yes
705-696-2683
Hastings Village Marina Hastings, Ontario $5.50
35 Homewood Avenue 64 44 20 90 ft. 7 ft. Daily
705-696-3226
Lang’s Resort & Marina Roseneath, Ontario Gas $5.50
1156 Merrill Road 24 18 6 50 ft. 6 ft. Diesel Daily
905-352-2308
Muskie Bay Resort Robin Landing, Ontario $5.50
178 Rice Lake Road 50 46 4 32 ft. 6 ft. Gas Daily
905-352-2221
Shady Acres Cottages & Marina Keene, Ontario $5.00
13456 North Lake Road 200 190 10 30 ft. 5 ft. Gas Daily
905-295-6815
Golden Beach Resort & Condominiums Roseneath, Ontario Gas $5.50
7100 County Road 18 300 200 100 50 ft. 5 ft. Diesel Daily Yes
905-342-5366
Audley’s Cove Marina Gores Landing, Ontario
5308 Rice Lake Scenic 50 44 6 45 ft. 7 ft. Gas $5.00 Yes
Drive 33 covered Daily
905-342-2138
Pratt’s Landing Marina Gores Landing, Ontario 36 Gas $6.00
4783 Plank Road 40 6 covered 4 30 ft. 8 ft. Diesel Daily
905-342-2041
Gores Landing Park & Marina Gores Landing, Ontario Did not
5268 Rice Lake Scenic 80 70 10 operate in 32 ft. 6 ft. Gas Yes
Drive 2012
905-686-8905
88
(Continued)
1
Occupied
Plank Road Cottages & Marina Gores Landing, Ontario $6.00
5303 Plank Road 40 35 5 46 ft. 7 ft. Gas Daily
905-342-555 6 covered $45.00
seasonal
Harris Boat Works Gores Landing, Ontario $6.00
5369 Harris Boat Works 69 65 4 50 ft. 6 ft. Gas Daily Yes
Road Diesel $50.00
905-342-2153 seasonal
Captain’s Marina & Sports Rentals Bewdley, Ontario $8.00
4997 Rice Lake Drive 40 35 5 42 ft. 6 ft. Daily Yes
905-797-2877 $65.00
seasonal
Heartland Marina Bewdley, Ontario Gas $7.00
5091 Rice Lake Road 30 24 6 30 ft. 6 ft. Diesel Daily Yes
905-797-2790
BJ Tackle Bewdley, Ontario
5103 Rice Lake Road 30 27 3 35 ft. 7 ft. Yes
797-2632
Southview Cottages Hall Landing, Ontario Gas $20.00
875 Southview Drive 50 35 15 30 ft. 15 ft. Diesel in or out
705-939-6761
Indian River Lodge Keene, Ontario
3331 County Road 2 30 26 4 30 ft. 6 ft. Gas
705-295-6867
Bensfort Bridge Resort Bensfort Bridge, Ontario $7.00/
1821 County Road 2 32 20 12 30 ft. 4 ft. Gas daily
705-939-6515
River Bend Marina Telephone Point,
Ontario 28 20 8 50 ft. 6 ft. Gas $8.00/ Yes
376 Carolyn Street Diesel daily
705-745-3483
Willow Bend Marina Telephone Point, Did not
Ontario 34 30 4 operate in 35 ft. 6 ft. Gas Yes
374 Carolyn Street 2012
705-743-4270
Peterborough Marina Peterborough, Ontario Gas
92 George Street North 80 50 30 40 ft. 6 ft. Diesel Yes
705-745-8787
1
Includes slips and moorings
2
2,056 seasonal slips were occupied during the 2012 boating season. The occupancy numbers for each individual marina within 50 kilometres of the proposed
Port Hope marina site have been removed from this EXHIBIT to protect the confidence in which they were given.
89
EXHIBIT 8B SEASONAL MARINAS WITHIN 50 KILOMETRES OF PROPOSED PORT HOPE MARINA – FACILITIES AND SERVICES
Marina Haulout Repairs Food Facilities Shore Pumpout Recreation Sales Hookups Winter Plans for
Power Facilities Storage Future
(amps) Changes
Port Hope Yacht Club Crane lift Showers Yes BBQ,s Outside PHAI
on set Washrooms 15 $15.00 Beach Members cleanup
dates Only None
Port Hope Marina Power Unknown
Ice/Water Showers 15 Beach Water for
Snack bar Washrooms transients
only
Town of Cobourg $17.00/ Power Plans for
Marina Ice/Water Showers tank Picnic tables, Water 150
35 ton Restaurant Washrooms 20 $8.50/ Recreation area, WIFI Outside additional
travel lift Groceries Laundry 30 tank Camp sites, internet 65 boats slips by
seasonal BBQ’s access 2016
Cobourg Yacht Club Clubhouse, $14.00/ Power
Casual tank Water
dining Showers 20 $7.00/ Picnic tables, WIFI Outside None
facilities Washrooms 30 tank BBQ’s internet
Ice/Water seasonal access
Presqu’ile Landing Power
Marina Up to 45 Ice/Water Showers 20 $15.00/ Picnic tables, Water None
feet Snack bar Washrooms 30 Tank complimentary WIFI
bicycles internet
access
Presqu’ile Yacht Club Ice/Water Showers 15 Picnic tables, Power
Clubhouse Washrooms BBQ’s Water Outside None
Snack bar
Harbourview Motel & 30 ton Ice/Water Showers 15 Picnic tables, Power
Marina travel lift Engines Café Washrooms 30 Playground, Water Outside None
BBQ’s
Gosport Municipal Washrooms 15 Power None
Docks 30
Brighton Yacht Club 35 ton Showers Picnic tables,
travel lift Washrooms Recreation area, Outside None
BBQ’s
Port of Newcastle Picnic tables
Marina Hulls Licensed Showers $10.00/ Gas BBQs Power
25 ton Engines Snack bar Washrooms 30 tank Children’s play Water Outside None
travel lift Electrical Laundry Seasonal area, Beach Internet
$15.00/ Tennis courts
tank Beach volleyball
Transient
Newcastle Yacht Club
90
(Continued)
(amps) Changes
Port Darlington Marina 25 ton Hulls Ice/Water Showers 15 Free Picnic Tables Power
travellift Engines Restaurant Washrooms 30 Seasonal Boats Water Outside None
Electrical Banquet Laundry $12.00 200
rooms Transient boats
Port Oshawa Marina Have plans
to re-
construct
marina with
185 new
slips, timing
uncertain
Oshawa Yacht Club Have
expressed
interest in
80 of
marina’s
proposed
slips
Port Whitby Marina Hulls Showers Picnic tables
35 tons Engines Ice/Water Washrooms 30 $14.16 BBQs Power Outside None
Electrical Bar/lounge Laundry 50 /tank Playground Water
Sails
Whitby Yacht Club Ice/Water Showers Picnic tables Power
Dining room, Washrooms 15 $14.16 Gas BBQs Water None
Bar Laundry 20 /tank Children’s play Internet
area, Beach
Stevenson’s Marina 10 ton Boats $14.00/
travel lift Engines Ice/Water Showers 15 tank Rental boats Boats Power Outside None
Electronic Washrooms 30 Motors Water Inside
Hulls
Hastings Village Marina Power
Up to 55 Ice/Water Showers 30 $14.00/ Picnic tables Water
ft. Snack bar Washrooms 50 tank BBQs WIFI Outside None
internet
access
Lang’s Resort Picnic tables Power
Ice/Water Showers $12.00/ BBQs, Heated Water
Convenience Washrooms 15 Tank pool, Beach, WIFI None
store Laundry Children’s play internet
area access
Rental boats
91
(Continued)
(amps) Changes
Muskie Bay Resort Picnic tables Power
Ice/Water Showers BBQs, Beach, Water
Snack bar Washrooms 20 Swimming pool, WIFI None
Convenience Laundry 30 Children’s play internet
store area, access
Boat rentals
Shady Acres Cottages Picnic tables
& Marina Showers BBQs, Power
Ice/Water Washrooms 20 Swimming pool, Water None
Laundry Children’s play
area
Golden Beach Resort & Picnic tables
Condominiums Ice/Water BBQs, Wading Power
Licensed Showers pool, Swimming Water
cafe, Ice Washrooms 20 pool, Hot tubs, Boats WIFI Outside None
Cream Laundry Beach, internet
parlour, Children’s play access
Groceries area, Trails,
Boat rentals
Audley’s Cove Marina Ice/Water
Boats Restaurant Showers 20 $14.00/ Power Outside
20 tons Engines Snack bar, Washrooms 30 Tank Pool Water In-water None
Groceries, Laundry
Variety store
Pratt’s Landing Marina Hydraulic 15 Picnic tables Power
trailer up Engines Ice/Water Washrooms 20 BBQs Water Outside None
to 30 ft.
Gores Landing Park &
Marina
Plank Road Cottages & Picnic tables
Marina Showers 15 BBQs, Beach, Power
Ice/Water Washrooms 20 Children’s Play Water None
area, Games
room
Harris Boat Works 2
hydraulic Boats Power
trailers Engines Showers 20 $12.00/ Picnic tables Boats Water
10 ton Electronic Ice/Water Washrooms 30 Tank BBQs, Boat Motors WIFI Outside None
travel lift Hulls Laundry rentals Trailers internet
3 ton fork access
lift
92
(Continued)
(amps) Changes
Captain’s Marina & Hydraulic Engines Ice/Water Showers 20 $14.00/ Picnic tables Power Inside None
Sports Rentals trailer Electronic Washrooms 30 Tank Boat rentals Water Outside
Sails
Heartland Marina Hydraulic Boats Showers 15 Picnic tables Power Inside
trailer Engines Ice/Water Washrooms 20 BBQs Water Outside None
Electronic
BJ Tackle Picnic tables,
Tractor & Engines Ice/Water Showers 15 Beach, Fishing Power None
trailer Washrooms 20 guide service Water
Boat rentals
Southview Cottages Picnic tables
Ice/Water Showers BBQs, Beach,
Convenience Washrooms 15 Swimming pool, None
store Laundry Children’s play
area, Boat
rentals
Indian River Lodge Ice/Water Showers Picnic tables Power
Engines Basic Washrooms 15 BBQs, Children’s Water None
groceries play area
Bensfort Bridge Resort Picnic tables
Ice/Water Showers BBQs, Beach, Power
Snack bar Washrooms 30 Children’s play Water None
Laundry area, Boat
rentals
River Bend Marina 15 ton Boats Ice/Water Picnic tables, Boats
hydraulic Engines Snack Bar Showers 30 $14.00/ BBQs, Children’s Engines Power Indoor
trailer Electronic Convenience Washrooms 50 Tank play area, Hot Trailers Water Outdoor None
Hulls store tubs, Parts
Groceries Camp sites
Willow Bend Marina
Peterborough Marina Ice/Water Showers 30 $15.00 for Picnic tables, Power None
Restaurant Washrooms 50 one tank Park, Beach Water
Laundry $24.00 for WIFI
two tanks internet
access
93
EXHIBIT 8C SEASONAL MARINAS WITHIN 50 KILOMETRES OF PROPOSED PORT HOPE MARINA – FEES AND USER PATTERNS
Marina Rental Rates Winter Storage Number of Average Length Turn Away Primary Market
Seasonal Transient Rates Transient Boats of Stay Business Area
Port Hope Yacht $15.73/ft. Reciprocals for 50% Port Hope &
Club night free Cobourg
$350.00 annual 50% Rest of
membership Northumberland
Port Hope Harbour $20.00/ft. Daily $1.40/ft. 75 1-2 days
Marina $22.00ft. serviced (hydro)
commercial Daily $1.10/ft.
unserviced
Town of Cobourg $55.00/ft serviced Daily serviced
Marina (existing docks) $1.50/ft.
$59.00/ft. serviced Daily unserviced
(new docks) $1.30/ft. $508.50 <30 ft. 80% Cobourg
$51.00/ft. $20.00 minimum $542.40 >30 ft. 10% Rest of
unserviced charge for transient $550.00 >175 on waiting list Northumberland
1.5 times rate for $12.00/day rafting catamarans 3,500 1 day for seasonal slips County
catamarans, or anchoring after $100.00/year for 5% Hastings
trimarans marina is full extra County
Commercial 1.25 Weekly - daily rate trailers/cradles 5% Durham Region
times regular rate x 6 days
Monthly - daily rate
x 20 days
Cobourg Yacht $12.00/ ft.
Club $280.00 lift in or out 75% Cobourg
Daily serviced $60.00/use of mast 15% Rest of
$650.00 annual $1.50/ft. stepping crane 200-225 1 day Northumberland
Daily unserviced $25.00 folding County
$1.30/ft. cradles 5% Durham Region
$50.00 fixed 5% GTA
cradles
Presqu’ile Landing 70% Brighton
Marina $43.50/ft. finger slip 10% Quinte West
$37.50/ft. finger slip 10% Rest of
no shore power Northumberland
$37.50/ft. floating Daily $1.30/ft. <150 <1 day County
slip with shore 5% Rest of
power (20 or 24 ft.) Hastings County
5% Prince Edward
County
94
(Continued)
Presqu’ile Yacht $15.00/ ft. 75% Brighton
Club $300.00 lift in or out 10% Quinte West
. $70.00/use of mast 10% Rest of
$550.00 annual stepping crane 200-225 1 day Northumberland
$30.00 folding County
cradles 5% Prince Edward
$50.00 fixed County
cradles
Harbourview Motel $40.00/ft.
& Marina ($1,100.00 $23.00/ft. with 85% Brighton
minimum) $650.00 minimum 10% Rest of
$100.00/ season Daily $1.35/ft. $10.00/day or night 200-250 1 day Northumberland
power hook up ($35.00 minimum) for power County
$120.00 Crane in or out - 5% Hastings
trailer/cradle from $130.00 County
summer storage
Gosport Municipal 85% Brighton
Docks $37.00/ft. serviced 10% Rest of
$32.00/ft. Daily $1.30/ft 250-275 <1 day Waiting list for Northumberland
unserviced seasonal slips County
5% Hastings
County
Brighton Yacht Club
Port of Newcastle $32.00/ft. (includes
Marina $45.00/ft. serviced haul out, wash,
Cradle/trailer block & mast
storage $125.00 unstepping) 75% Newcastle
Cradle rental Daily $1.25/ft. Boat handling 15% Bowmanville/
$100.00/year Weekly $5.00/ft. $150.00/move 900 1 day Clarington
Dock box rental Lift launch $6.00/ft. 10% Durham
$100.00/year Bottom wash Region
On land boat $120.00
storage $20.00/day Mast stepping/
unstepping $120.00
Newcastle Yacht
Club
95
(Continued)
Port Darlington $50.00/ft. (includes
Marina launch, use of
marina facilities, $30.00/ft. (includes
free pump out, travel lift, yard 80% Bowmanville
cradle/trailer Daily $1.75/ft. storage, pressure Small waiting list for 10% Oshawa
storage) Weekly $7.00/ft. wash, blocking & <75 <1 day seasonal slips 5% Clarington
On land boat Monthly $16.00/ft. cradling) 5% Durham Region
storage $35.00/ft. Mast up or down
Lift launch $7.00/ft. $75.00
Extra power
$50.00/month
Port Oshawa
Marina
Oshawa Yacht Club
Port Whitby Marina Winter land storage
$24.04/ft.
Transport to
Charles St. (one
way) $197.91
$61.78/ft. piers 1,7, Travel lift or boat
8, 9 (includes move in yard
hydro) $4.95/ft.
$59.67/ft. piers 2, 4, Cradle storage
5, 6 (includes winter or summer
hydro) Daily $1.30/ft. $94.85 up to 30 ft. Small waiting list for 90% Whitby
$48.72/ft. pier 3 Weekly $5.00/ft. LOA, $118.14 31- 1,200 1 day longer seasonal 5% Ajax
unserviced Monthly $13.95/ft. 40 ft. LOA, $141.42 slips 5% Oshawa
Launch or haul out 41 ft.+ LOA
$7.75/ft. Trailer storage
Summer land $174.78 winter or
storage $33.04/ft. summer
Pressure rinse hull
$3.19/ft.
Blocking $7.43/ft.
Mast up or down
$4.25/ft (minimum
$116.00).
96
(Continued)
Whitby Yacht Club Equity fee
$3,500.00
Debenture fee
$1,500.00
Annual membership 80% Whitby
$1.124.96 Waiting list <20 for 15% Durham
Slip fee $1.17/sq ft 250-300 1 day seasonal slips Region
(overall length x 5% Ajax
beam)
Winter storage
$1.32/sq ft (overall
length x beam)
Stevenson’s Marina $14.00/ ft. outside
$20.00/ft. inside 90% Hastings
$40.00/ft Daily $1.45/ft. $200.00 lift in or out <100 <1 day 10% Rest of
$12.00/ft. Hastings County
for shrink wrap
Hastings Village $40.00/ft. 30 amps Daily $1.50/ft. 30 $12.00/ ft. outside Waiting list >25 for 80% Hastings
Marina full service amp $190.00 lift in or out 1,250-1,300 1 day seasonal slips 20% Rest of
$50.00/ft. 50 amps Weekly $5.50/ft. 30 $10.00/ft. Hastings County
full service amp for shrink wrap
Monthly $13.50/ft.
30 amp
Daily $1.75/ft. 50
amp
Weekly $7.00/ft. 50
amp
Monthly $17.50/ft.
50 amp
Lang’s Resort & 80%
Marina Northumberland
County
$30.00/ft. (minimum $25.00/day up to 30 10% Hastings
$840.00) ft. 200-250 <1 day County
$30.00/day >30 ft. 5% Cobourg
5% Peterborough
County
97
(Continued)
Muskie Bay Resort 80%
Northumberland
Daily $1.45/ft. County
$39.50/ft. Weekly $6.25/ft. 200-225 <1 day 10% Port Hope
Monthly $15.50/ft. 5% Cobourg
5% Peterborough
County
Shady Acres 80%
Cottages & Marina Northumberland
5% Cobourg
5% Peterborough
County
Golden Beach 80%
Resort & Northumberland
Condominiums $30.00/ft. County
Daily $1.50/ft. $15.00/ft. for Small waiting list for 5% Hastings
$39.00/ft. Weekly $6.50/ft. shrink wrap 800-900 1 day longer slips County
5% Port Hope
5% Cobourg
5% Peterborough
County
Audley’s Cove 80%
Marina $30.80/ft. Northumberland
Daily $1.30/ft. $200.00 lift in or out County
$40.00/ft. Weekly $6.50/ft. $12.00/ft. 250-275 <1 day 10% Cobourg
for shrink wrap 10% Peterborough
County
Pratt’s Landing 75%
Marina $32.00/ ft. Northumberland
Daily $1.20/ft. $225.00 lift in or out County
$38.50/ft. Weekly $6.25/ft. $14.00/ft. shrink 200-250 <1 day 10% Cobourg
wrap 10% Port Hope
5% Peterborough
County
Gores Landing Park
& Marina
98
(Continued)
Plank Road 65%
Cottages & Marina Northumberland
15% Cobourg
5% Peterborough
County
Harris Boat Works $30.80/ft. (includes
haul out in fall,
storage, pump out, 70%
Daily $1.00/ft. launch in spring) Northumberland
($20.00 minimum) $12.00/ft. shrink County
$38.00/ft. ($750.00 Weekly $3.75/ft. wrap indoors 200-250 <1 day Waiting list of 30 for 15% Port Hope
minimum) ($100.00 minimum) $15.00/ft. shrink longer slips 10% Cobourg
Monthly $10.00/ft. wrap outdoors 5% Peterborough
($300.00 minimum) $9.00/ft. acid wash County
+ acid $15.00-
$25.00
Captain’s Marina & $290.00 for 36.5 to
Sports Rentals 40 ft.
$340.00 for 40.5 ft.
& over
$31.00/ft. $150.00 hull
Unserviced cleaning 30.5 to 35 65%
Hydro $60.00 extra Daily $1.25/ft. ft. Northumberland
Summer land Daily with hydro $190.00 hull 100-125 <1 day County
storage $205.00 $1.50/ft. cleaning 35 ft. & 20% Port Hope
(25 to 30 ft.), over 10% Cobourg
$240.00 (30.5 to 36 $15.00/ft. 5% Peterborough
ft.) shrinkwrap County
$110.00 winterizing
outboard motor
$160.00 winterizing
inboard motor
Heartland Marina $30.00/ft. (includes 70%
haul out in fall, Northumberland
Daily $1.25/ft. storage, pump out, County
$38.00/ft. Weekly $4.25/ft. launch in spring) 225-250 <1 day 15% Port Hope
Monthly $17.25/ft. $10.00/ft. shrink 10% Cobourg
wrap indoors 5% Peterborough
$12.00/ft. shrink County
wrap outdoors
99
(Continued)
BJ Tackle 70%
Daily $1.25/ft. Northumberland
$36.50/ft. Weekly $4.50/ft. 150-175 <1 day County
Monthly $15.00/ft. 20% Port Hope
10% Peterborough
County
Southview Cottages Daily $20.00 up to 8
ft. wide 70% Peterborough
Daily $25.00 9 ft. & County
$36.00/ft. over 600-650 <1 day 15% Peterborough
Weekly $110.00 up 15%
to 8 ft. wide Northumberland
Weekly $120.00 9 County
ft. & wider.
Indian River Lodge 55% Peterborough
Daily $1.25/ft. <1 day County
$36.50/ft. Weekly $4.50/ft. 100-175 40% Peterborough
5% Northumberland
County
Bensfort Bridge 60% Peterborough
Resort Daily $1.25/ft. County
$38.50/ft. Weekly $4.50/ft. 450-475 <1 day 30% Peterborough
Monthly $15.00/ft. 10%
Northumberland
County
River Bend Marina $32.00/ft. (includes
haul out in fall,
storage, pump out,
launch in spring) - 55% Peterborough
Daily $1.40/ft. outdoor storage County
$39.00/ft. Weekly $8.00/ft. $34.50/ft. (includes 125-150 <1 day 35% Peterborough
Monthly $16.00/ft. haul out in fall, 10%
storage, pump out, Northumberland
launch in spring) - County
indoor storage
$12.00/ft. shrink
wrap
Willow Bend Marina
100
(Continued)
Peterborough $39.90/ft. no power Daily $1.50/ft. no <20 on waiting list
Marina $43.25/ft. 30 amp power 550-600 1.5 days for longer slips
$56.00/ft. 2x30 or Weekly $8.60/ft. no
50 amp power
Monthly $14.25/ft.
no power
Daily $1.70/ft. 30
amp
Weekly $7.50/ft. 30
amp
Monthly $17.50/ft.
30 amp
Daily $2.00/ft. 2x30
or 50 amp
Weekly $8.80/ft.
2x30 or 50 amp
Monthly $23.35/ft.
2x30 or 50 amp
101
EXHIBIT 9 SELECTED SOCIO-DEMOGRAPHIC CHARACTERISTICS OF RESIDENTS WITHIN 50

KILOMETRES OF PROPOSED PORT HOPE MARINA SITE(S)
2
Municipality of Port Northumberland 0 to 50 kilometres Ontario
Hope1 County
Population
2011 Census 16,214 82,126 373,190 12,851,821
3 3 3 3
(-1.1%) (+1.4%) (+5.8%) (+5.7%)
2006 Census 16,390 80,963 352,846 12,160,282
Age
Males 7,820 40,140 181,775 5,930,700
0 to 15 1,120 6,415 35,205 1,133,850
16 to 24 890 4,300 23,050 827,630
25 to 34 735 3,445 19,530 742,555
4 4 4 4
(9.4%) (8.6%) (10.7%) (12.5%)
35 to 44 860 4,335 23,065 937,350
(11.0%) (10.8%) (12.6%) (15.8%)
45 to 54 1,305 6,800 30,980 909,735
(16.7%) (16.9%) (17.0%) (15.3%)
55 to 64 1,265 6,530 24,280 662,075
65+ 1,450 8,315 25,665 717,530
Female 8,395 41,985 191,415 6,229,580
0 to 15 1,235 6,180 33,710 1,076,950
16 to 24 845 4,125 22,080 802,740
25 to 34 785 3,470 20,590 793,095
4 4 4 4
(9.4%) (8.3%) (10.8%) (12.7%)
35 to 44 910 4,475 25,125 979,050
(10.8%) (10.7%) (13.1%) (15.7%)
45 to 54 1,445 7,110 32,590 951,645
(17.2%) (16.9%) (17.0%) (15.3%)
55 to 64 1,360 7,060 25,940 694,435
65+ 1,815 9,565 31,380 931,665
Education
Total Population 15 13,235 66,110 282,470 9,819,420
Years and over by
Highest Level of
School
Non-High School 3,250 17,230 64,280 2,183,625
Grad
High School Grad 3,635 18,560 81,265 2,628,575
Some University 385 1,990 9,580 405,270
4 4 4 4
(2.9%) (3.0%) (3.4%) (4.1%)
University Grad 1,650 7,350 38,665 2,012,060
(12.5%) (11.1%) (13.7%) (20.5%)
College Grad 2,955 14,000 62,395 1,804,775
All Others 1,360 6,980 26,285 785,115
Occupation
Total Labour Force 8,385 40,040 187,635 6,473,735
15 Years and over
by Occupation
Professional/ 3,305 15,060 82,505 2,959,030
4 4 4 4
Managerial/ (39.4%) (37.6%) (44.0%) (45.7%)
Administrative
Sales and Service 1,970 9,585 44,840 1,522,820
Skilled Labour 1,990 9,215 41,370 1,363,180
(23.7%) (23.0%) (22.1%) (21.1%)
Non Skilled Labour 1,120 6,180 18,920 628,695
102
EXHIBIT 9 SELECTED SOCIO-DEMOGRAPHIC CHARACTERISTICS OF RESIDENTS WITHIN 50

KILOMETRES OF PROPOSED PORT HOPE MARINA SITE(S) (Continued)
2
Municipality of Port Northumberland 0 to 50 kilometres Ontario
Hope1 County
Number of Households
2011 Census 6,550 33,310 138,470 4,887,510
2006 Census 6,290 31,550 128,440 4,555,025
Median Household Income
2010 $60,382 $55,802 $67,098 $60,455
5 5 5
(-0.1%) (-7.7%) (+11.0%)
Total Household Income
Under $20,000 495 4,680 16,340 722,815
$20,000 to $39,999 1,720 7,975 25,230 941,650
6 6 6 6
(27.3%) (25.3%) (19.6%) (20.7%)
$40,000 to $74,999 2,110 9,800 36,400 1,410,270
(33.5%) (31.1%) (28.3%) (31.0%)
$75,000 to $99,999 1,165 5,395 26,080 658,045
(18.5%) (17.1%) (20.3%) (14.4%)
$100,000+ 800 3,700 24,390 822,245
(12.7%) (11.7%) (19.0%) (18.0%)
1
Census Area (CA)
2
Includes total population of Port Hope and Northumberland County, and portions of
Peterborough, Kawartha Lakes, and Regional Municipality of Durham
3
Percentage above (+) or below (-) that of 2006
4
Percentage of population falling into specified category
5
Percentage above (+) or below (-) that for population of Ontario
6
Percentage of households falling into specified category
Source: Statistics Canada, 2006, 2011 Census Population
103
EXHIBIT 10 HISTORIC BUILDING PERMIT VALUES, MUNICIPALITY OF PORT HOPE, 2008 TO 2012
2008 2009 2010 2011 2012

Number Value Number Value Number Value Number Value Number Value
Issued Issued Issued Issued Issued
Residential 42 $6,438,000 27 $3,526,000 15 $2,671,000 17 $4,005,000 67 $14,300,000
Commercial 33 $3,879,000 15 $1,829,000 27 $1,090,000 18 $2,699,000 16 $520,000
Industrial 11 $519,000 4 $5,796,000 9 $681,000 1 $1,000,000 4 $1,921,000
Total 86 $10,,838,000 46 $11,151,000 51 $4,442,000 36 $7,704,000 87 $16,741,000
Source: Municipality of Port Hope
104
EXHIBIT 11 ESTIMATED NUMBER OF SEASONAL BOATS WITHIN PROPOSED PORT HOPE

MARINA’S SEASONAL MARKET AREA
Ontario Market Area Within 50

Kilometres of Site
Population1 3
Year Number of Number of Population Number of
Boats 6 Persons Per Boats 6
metres and Boat metres and
over2 over
2009 12,575,535 144,757 86.9 352,846 4,058
2010 12,713,513 149,737 84.9 369,092 4,345
2011 12,851,821 154,750 83.0 373,190 4,494
2012 13,005,220 159,974 81.3 377,090 4,635
2013 13,156,550 165,530 79.5 381,310 4,790
2014 13,305,350 171,300 77.7 385,860 4,960
2015 13,457,540 177,300 75.9 390,750 5,140
2016 13,613,210 183,520 74.2 395,940 5,330
2017 13,772,430 189,990 72.5 401,410 5,530
2018 13,935,200 195,830 71.2 407,100 5,710
2019 14,101,500 201,880 69.9 413,020 5,900
2020 14,271,380 208,150 68.6 419,160 6,100
2021 14,444,730 214,650 67.3 425,500 6,320
2022 14,619,460 221,380 66.0 431,990 6,500
2023 14,795,200 228,350 64.8 438,620 6,760
2024 14,971,600 235,580 63.6 445,350 7,000
2025 15,148,280 243,080 62.3 452,160 7,250
2026 15,324,930 250,860 61.1 459,040 7,500
2027 15,501,230 258,930 59.9 466,000 7,770
2028 15,676,970 267,290 58.7 472,990 8,050
1
Source: Ontario Ministry of Finance Population Projections for Ontario and Counties, Spring 2012
2
EXHIBIT 1 and EXHIBIT 5
3
Port Hope, Planning and Development Services; Ontario Ministry of Finance Population
Projections for Ontario and Counties, Spring 2012, (includes Northumberland County, and
portions of Peterborough, Kawartha Lakes, and Regional Municipality of Durham)
105
EXHIBIT 12 DEMAND FOR SEASONAL SLIPS WITHIN PROPOSED PORT HOPE MARINA’S
SEASONAL MARKET AREA
Year Number of Number of Number of Number of Number of Number of

Seasonal Slips Boats 6 Additional Boats 6 Additional
1
Slips at Occupied metres and Slips metres and Slips
1 2 3
Marinas over Required over Required
Requiring Requiring
Slip at Slip at
2 3
Marina Marina
2012 2,295 2,056 4,635 2,340 3,740 1,445
4
2013 2,365 2,130 4,790 2,420 3,870 1,500
2014 2,365 2,150 4,960 2,590 4,010 1,640
2015 2,365 2,180 5,140 2,770 4,160 1,790
5
2016 2,515 2,310 5,330 2,810 4,320 1,800
2017 2,515 2,340 5,530 2,830 4,490 1,970
2018 2,515 2,360 5,710 3,010 4,640 2,120
6 6 7
2019 2,700 2,480 5,900 3,200 4,800 2,100 2,280
2020 2,700 2,510 6,100 3,400 4,970 2,270 2,450
2021 2,700 2,540 6,320 3,620 5,150 2,450 2,630
2022 2,700 2,570 6,500 3,800 5,330 2,630 2,810
2023 2,700 2,580 6,760 4,060 5,520 2,820 3,000
2024 2,700 2,590 7,000 4,300 5,720 3,020 3,200
2025 2,700 2,590 7,250 4,550 5,930 3,230 3,410
2026 2,700 2,620 7,500 4,800 6,150 3,450 3,630
2027 2,700 2,620 7,770 5,070 6,370 3,670 3,850
2028 2,700 2,650 8,050 5,350 6,620 3,920 4,100
1
Source: EXHIBIT 8A has been adjusted to only include those slips capable of accommodating boats 6 metres
or longer
Note: No data is available for the market area regarding the number of boats 6 metres or longer that are
moored at private docks or boat houses or are trailered to launch ramps on a per use basis
2
No adjustment made for boats moored at private docks or boat houses or are trailered to launch ramps on
a per use basis
3
Based on discussions with local planners, Conservation Authorities and the Ontario Marine Operators
Association we have estimated that 10% of the households with waterfront property on Lake Ontario and
the portion of the Trent-Severn Waterway within 50 kilometres of the proposed Port Hope Marina site(s)
have boats moored at private docks or boat houses and based on discussions with local marina operators,
boat builders/manufacturers, and National Marine Manufacturers Association - Canada 20% of boats 6 to
less than 8 metres (i.e. 20 feet to less than 26 feet) and 3% of boats 8 metres to less than 9 metres (i.e. 26
feet to less than 30 feet) are trailered to launch ramps on a per use basis
4
Gores Landing Park & Marina in Gores Landing and Willow Bend Marina in Peterborough will re-open in 2013
under new ownership with a combined total of 70 slips suitable of accommodating boats 6 metres and longer
5
Cobourg Marina to have additional 150 seasonal slips in place for 2016 boating season
6
New Oshawa Marina with 185 seasonal slips currently on hold, is in place for hoped for 2019 boating season
7
New Oshawa Marina with 185 seasonal slips is not in place
Note: Our interviews with planning officials in the municipalities of Peterborough, Whitby, Oshawa, Bowmanville,
Cobourg, and Brighton; and counties of Northumberland, Durham, Peterborough, and Kawartha Lakes
indicated Oshawa hopes to have new marina with 185 seasonal slips in place by 2017, and Cobourg
plans to have 150 additional slips in place by 2016.
Note: The Ontario Marine Operators Association indicated at the November 2009 annual meeting that there
has been a reduction of over 1,000 slips in Ontario in the past two to three year period due to
smaller privately run 100 to 150 slip marinas closing and re-developing as alternative-use
recreational or residential properties.
106
EXHIBIT 13 AVERAGE DISTANCE TRAVELLED AWAY FROM MARINA
Percentage of Days Away from Distance in Nautical Miles Distance in Kilometres1

Marina
60 Within 20 Within 37
20 Within 21 to 40 Within 37.1 to 74.1
4 Beyond 80 Beyond 148.3
Source: 2005 Great Lakes Boating Survey, U.S. Department of Transportation; Michigan Department of
Natural Resources; Michigan State University, Department of Parks, Recreation and Tourism
Resources
1
One nautical mile equals 1.852 kilometres
EXHIBIT 14 AVERAGE NUMBER OF DAYS USING A BOAT
Number of Days1
2 3
Type of Boat United States Canada
Cabin Motorboat 31 32
Open Motorboat 29 28
Sailboat 25 22
1
Note: Refers to days that boat is away from home slip
Source: 2 National Marine Manufacturers Association, 2011

3
Department of Fisheries and Oceans, 2010
EXHIBIT 15 AVERAGE NUMBER OF HOURS SPENT ON BOAT

1
Type of Boat Number of Hours
Cabin Motorboat 4.55
Open Motorboat 4.08
Sailboat 4.59
Note: 1 Refers to days that boat is away from home slip
Source: National Marine Manufacturers Association, 2011
107
EXHIBIT 16A MARINAS WITHIN 20 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA
Marina Location Transient Seasonal Total Number Number of Average Turn Away Transient
Slips Slips Slips Occupied Transient Boats Length of Stay Business Market Mix
Town of Cobourg Cobourg, Ontario Victoria Day, 85% Ontario (Picton
st th
Marina 55 King Street West 30 167 197 3,500-4,000 1 day July 1 to 4 , to Toronto
905-372-2397 Civic Holiday 15% New York
weekends (Chaumont Bay to
>175 on North Pond)
waiting list
Cobourg Yacht Club Cobourg, Ontario Victoria Day, 85% Ontario (Picton
st th
55 King Street West 50 50 125-150 1 day July 1 to 4 , to Toronto
weekends (Chaumont Bay to
North Pond)
Port of Newcastle Newcastle, Ontario Usually on 75% Ontario
Marina 377 Baldwin Street 50 210 260 2,000 <1 day holiday (Belleviile to Oakville)
905-987-9871 weekends in 25% New York (Olcott
July & August to Rochester)
<1 Quebec
Port Darlington Marina Bowmanville, Ontario Victoria Day,
Port Darlington Road 20 100 120 1,200-1,400 <1 day July 1st & 75% Ontario
905-623-3501 Civic Holiday (Belleville to
weekends Burlington)
Small waiting 25% New York
list for (Mainly Rochester
seasonal slips area)
Wiggers Custom Bowmanville, Ontario 90% Ontario
Yachts 125 Port Darlington 15 15 450 <1 day Some long (Belleville to Oakville)
Road weekends 10% New York (Olcott
905-623-5261 to Youngstown, some
Rochester)
Note: 457 seasonal slips were occupied during the 2012 boating season. The occupancy numbers for each individual marina within 20 nautical miles of the
proposed Port Hope Marina site(s) have been removed from the EXHIBIT to protect the confidence in which they were given.
108
EXHIBIT 16B MARINAS WITHIN 21 TO 40 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA
Presqu’ile Landing Brighton, Ontario 65% Ontario (Oshawa
Marina 101 Harbour Street 6 32 38 <150 <1 day Peak season to Kingston)
613-475-3030 long 30% New York
weekends (Irondequoit Bay to
only Oswego)
5% Quebec
Presqu’ile Yacht Club Brighton, Ontario 5 44 44
89 Price Street East reciprocal
Harbourview Motel & Brighton, Ontario 75% Ontario (Port
Marina 4 Bay Street West 4 22 26 200-250 1 day Every long Hope to Kingston)
613-475-1515 weekend 25% New York
(Rochester to Sodus
Bay)
Gosport Municipal Brighton, Ontario 60% Ontario (Toronto
Docks 65 Harbour Street 4 26 30 125-150 <1 day Only on long to Kingston)
613-475-3708 weekends 35% New York
probably less (Rochester to
than 50 boats Oswego)
<5% Quebec & other
U.S. States
Brighton Yacht Club Brighton, Ontario
150 Baldwin Street 10 40 50
613-475-2356
Stoneburg Cove Resort Carrying Place, 60% Ontario (Toronto
Ontario 2 63 65 200 <1 day Memorial, July Gananoque
st th
63 Carter Road 1 to 4 , Civic 30% New York
613-475-0765 Holiday (Braddock Bay to
weekends Oswego)
10% Quebec
Wellers Bay Carrying Place, 75% Ontario (Oshawa
Campground & Marina Ontario 12 10 22 <100 1.25 days Only on long to Kingston)
79 Carter Road weekends in 20% New York
613-475-3113 July and (Braddock Bay to
August Sodus Bay)
<5% Quebec
Colasante RV Park & Carrying Place, Victoria, 70% Ontario (Port
Marina Ontario 3 17 20 <100 <1 day Memorial, July Hope to Kingston)
st
97 Carter Road 1 , Civic 20% New York
613-475-4561 Holiday (Braddock Bay to Fair
weekends Haven)
10% Quebec
109
EXHIBIT 16B MARINAS WITHIN 21 TO 40 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA (Continued)
Camp Barcovan Carrying Place, Only when Victoria, 75% Ontario (Port
Ontario seasonal 20 20 <100 <1 day Memorial, July Hope to Kingston)
st
133 Carter Road slips are 1 , Civic 20% New York (Eagle
613-475-1355 vacant Holiday Creek to Pultneyville)
weekends 5% Quebec
Wellington Harbour Wellington, Ontario Occasionally 60% Ontario (Port
151 Main Street 14 26 40 <200 1 day on long Hope to Gananoque)
during peak (Rochester to
boating Oswego)
season 5% Quebec
Robert Patrick Marina Quinte West, Ontario
Couch Crescent 90 90
613-392-4190
Fraser Park Marina Quinte West, Ontario 53% United States
Dundas Street West 20 20 450 1 day 33% Canada
613-394-2561 14% Quebec
CFB Trenton Yacht Quinte West, Ontario 10 60% Ontario (Toronto
Club Bakers Island reciprocal 100 110 200-225 1 day to Gananoque)
613-392-8995 + 10 40% New York
moorings (Rochester to Cape
Vincent
Bay Marine Quinte West, Ontario 75% Ontario (Oshawa
145 Lakeside Street 20 22 42 600-650 1.25 days Some on peak to Kingston)
613-394-6691 season long 20% New York (Olcott
weekends to Oswego)
5% Quebec
Port Oshawa Marina Oshawa, Ontario Has not
1050 Farewell 20 230 250 operated
Avenue since 2004
905-723-3112
Oshawa Yacht Club Oshawa, Ontario Did not
1050 Farewell 50 50 operate in
Avenue 2012
Whitby Yacht Club Whitby, Ontario Victoria Day, 80% Ontario

701 Gordon Street 5 245 250 800-850 1 day July 1st to 4th, (Mississauga to Port
905-668-1391 Civic Holiday Hope)
weekends 20% New York
Waiting list (Youngstown to
<20 for Olcott)
seasonal slips
110
Port Whitby Marina Whitby, Ontario July 1st & 80% Ontario (Oakville
301 Watson Street 25 395 420 2,200-2,300 1 day Civic Holiday to Trenton)
905-668-1900 weekends, 20% New York (Olcott
occasionally to Rochester area)
Labour Day
weekend
Waiting list of
42 for
seasonal slips
Swans Marina Pickering, Ontario 85% Ontario
590 Liverpool Road 6 64 70 200-250 1 day Only on long (Hamilton to Port
905-420-2141 weekends Hope)
15% New York (Olcott
to Rochester)
Pickering Yacht Club Pickering, Ontario 2 Victoria, 85% Ontario
1295 Wharf Street reciprocal 18 20 100 <1 day Memorial, July (Hamilton to Cobourg)
905-839-7804 1st to 4th long 15% New York (Olcott
weekends to Rochester)
East Shore Marina Pickering, Ontario Most long 75% Ontario
1295 Wharf Street 50 300 350 3,300-3,400 1 day weekends, (Hamilton to Port
905-839-5036 especially in Hope)
July & August 25% New York (Olcott
Waiting list to Rochester)
>25 for
seasonal slips
Frenchman’s Bay Pickering, Ontario 6 70% Ontario
Yacht Club 635 Breezy Drive reciprocal 84 90 300 <1 day Some long (Hamilton to Port
905-831-7899 weekends in Hope)
July & August 30% New York
(Rochester to Wilson)
Wharf Street Marina Pickering, Ontario 85% Ontario
1289 Wharf Street 2 2 <100 <1 day 15% New York
905-839-3681
Sunset Bay Marina Wilson, New York Memorial Day, 80% New York (Olcott
th
Beccue Island 6 54 60 200-250 <1 day July 4 to Youngstown &
716-751-9691 weekend, lower Niagara River)
some 20% Ontario (Niagara-
weekends in on-the-Lake to
August Grimsby)
Moyer’s Marina Wilson, New York Memorial Day, 80% New York (Olcott
th
1 Bayview Circle 2 50 52 100 1 day July 4 to Youngstown &
st
716-751-6684 weekend, 1 lower Niagara River)
weekend in 20% Ontario (Niagara-
September on-the-Lake to Port
Dalhousie)
111
Wilson Boatyard & Wilson, New York Memorial Day 80% New York (Olcott
th
Marina 57 Harbor Street 4 70 74 150 <1 day and July 4 to Youngstown &
716-751-9202 weekend if lower Niagara River)
weather good 20% Ontario (Niagara-
on-the-Lake to Fifty
Point)
Wilson Yacht Club Wilson, New York Memorial Day, 90% New York
th
Treasure Island 2 58 60 <150 1.25 days July 4 (Rochester to
st
716-751-6063 weekend, 1 Youngstown & lower
weekend in Niagara River)
September 10% Ontario (Niagara-
on-the-Lake Grimsby)
Tuscarora Yacht Club Wilson, New York Most long 80% New York (Olcott
Mainland Road 5 35 40 200 1 day weekends in to Youngstown &
716-751-0826 boating lower Niagara River)
season 20% Ontario (Niagara-
on-the-Lake to
Grimsby)
Tuscarora State Park Wilson, New York Memorial Day, 90% New York (Olcott
3371 Lake Road 8 8 250-300 1 day July 4th to Youngstown &
716-751-6361 weekend, 1st lower Niagara River)
weekend in 10% Ontario (Niagara-
September on-the-Lake to Port
Dalhousie)
Olcott Yacht Club Olcott, New York Small waiting
33 Bayview Circle 30 30 list for
716-778-5915 seasonal slips
Hedley Boat Company Olcott, New York Memorial Day, 75% New York
th
5835 Ontario Street 20 20 40 600 1 day July 4 long (Youngstown to
716-778-7771 weekend Rochester)
25% Ontario (Fifty
Point to Niagara-on-
the-Lake)
Town of Newfane Olcott, New York Memorial Day, 80% New York
th
Marina 5818 West Main 35 35 1,250-1,300 1 day July 4 (Youngstown to Point
Street weekend, Breeze)
716-778-5462 some 20% Ontario (Grimsby
weekends in to Niagara-on-the-
August Lake)
Time-Out Sports Bar Olcott, New York Occasionally 90% New York
and Grill 5852 East Main Street 20 20 500 <1 day on long (Youngstown to Point
716-778-5890 holiday Breeze)
weekends 10% Ontario (Port
Dalhousie to Niagara-
on-the-Lake)
112
Four C’s Marina Kent, New York Memorial Day, 75% New York
st th
988 Point Breeze 6 44 50 200 1 day July 1 to 4 (Youngstown to
Road weekends Rochester & lower
585-682-4224 Niagara River)
25% Ontario (Fifty
Point to Niagara-on-
the-Lake)
Lake Breeze Marina Kent, New York Memorial Day, 80% New York (lower
990 Point Breeze 4 42 46 150 1 day July 1st to 4th Niagara River &
Road weekends, Youngstown to
585-682-3995 Labor Day Rochester)
weekend 20% Ontario (Port
on-the-Lake)
Oak Orchard Yacht Kent, New York 4 Only on long 80% New York (lower
Club 1103 Archbald Road reciprocal 196 200 <150 1 day weekends in Niagara River &
585-682-9793 May & July Youngstown to
Rochester)
20% Ontario (Port
on-the-Lake)
Orleans County Marine Carlton, New York Holiday 75% New York (Olcott
Park Route 98 15 57 72 500 1.25 days weekends, to Sodus Bay)
585-589-3103 Memorial Day 25% Ontario
th
& July 4 (Hamilton to Niagara-
Waiting list of on-the-Lake)
21 for
seasonal slips
Brockport Yacht Club Hamlin, New York 3 Memorial Day, 80% New York
th
7493 Sandy Harbor reciprocal 84 87 100 1.25 days July 4 (Youngstown to
585-964-5239 weekend, Sodus Bay)
Labor Day 20% Ontario
weekend (Mississauga to Port
Dalhousie)
Eagle Creek Marina Kendall, New York Memorial Day, 75% New York
th
1033 Lakeland Beach 50 118 168 2,000 1.25 days July 4 (Youngstown to
Road weekend Oswego)
585-659-8603 25% Ontario
(Hamilton to Port
Dalhousie)
Note: 2,296 seasonal slips were occupied during the 2012 boating season. The occupancy numbers for each individual marina within 21 to 40 nautical miles of
the proposed Port Hope Marina site(s) have been removed from the EXHIBIT to protect the confidence in which they were given.
113
EXHIBIT 16C MARINAS WITHIN 41 TO 60 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA
West Lake Marina Bloomfield, Ontario Victoria, 70% Ontario (Port
Base Lane, Hwy 33 5 20 25 <100 1 day Memorial, July Hope to Kingston)
st
613-399-3049 1 , Civic 20% New York
Holiday (Braddock Bay to Fair
weekends Haven)
10% Quebec
Baycrest Lodge & Demorestville, Ontario Victoria, 70% Ontario (Port
Marina Big Island 4 41 45 150-175 1 day Memorial, July Hope to Kingston)
st
613-476-5357 1 , Civic 20% New York
Holiday (Braddock Bay to Fair
weekends Haven)
10% Quebec
Stillwater Basin Marina Belleville, Ontario Victoria, 75% Ontario (Port
9 Wilke Street 5 50 55 <150 1 day Memorial, July Hope to Kingston)
st
613-966-1220 1 , Civic 20% New York (Eagle
Holiday Creek to Pultneyville)
weekends 5% Quebec
Belle Harbour Belleville, Ontario 75% Ontario (Port
25 Dundas Street 30 170 200 350-400 1 day Occasionally Hope to Kingston)
West on peak 20% New York (Eagle
613-966-9338 summer long Creek to Pultneyville)
weekends 5% Quebec
Bay of Quinte Yacht Belleville, Ontario 12 Most long 70% Ontario (Port
Club Victoria Park reciprocal 118 130 <250 1 day weekends in Darlington to
613-966-5931 peak boating Gananoque)
season 25% New York
(Pultneyville to
Clayton)
5% Quebec
Victoria Park Harbour Belleville, Ontario
Victoria Park 136 136
613-967-1906
Meyer’s Pier Marina Belleville, Ontario Victoria, 65% Ontario (Whitby
1 South Front Street 18 154 172 200 <1 day Memorial, July to Gananoque)
st
613-957-1906 1 , Civic 30% New York
Holiday (Braddock Bay to
weekends Alexandria Bay)
5% Quebec
Deseronto Yacht Club Deseronto, Ontario 65% Ontario
598 Water Street 10 40 50 100-125 <1 day Occasionally (Newcastle to
613-453-6775 on peak Kingston)
summer long 30% New York
weekends (Rochester to
Alexandria Bay)
5% Quebec
114
EXHIBIT 16C MARINAS WITHIN 41 TO 60 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA (Continued)
Centennial Park Public Deseronto, Ontario 90 ft. Only when 70% Ontario (Port
Wharf 12 Main Street public 10 100-150 <1 day yacht club Hope to Gananoque)
613-396-2440 dock boats filled on peak 25% New York
on either summer long (Irondequoit Bay
side 10 weekends Sackets Harbor)
5% Quebec
Deseronto Marina Deseronto, Ontario Has not
450 Water Street 10 60 70 operated
613-396-3707 since 2007
Prince Edward Yacht Picton, Ontario 65% Ontario (Port
Club 30 Fairfield Street 2 70 72 75-100 1.25 days Victoria Day, Hope to Gananoque)
st th
613-476-5585 July 1 to 4 , 25% New York
Civic Holiday (Sodus Bay to
weekends Alexandria Bay)
10% Quebec & Other
U.S. states
Tip of the Bay Hotel & Picton, Ontario 60% Ontario (Whitby
st th
Marina 35 Bridge Street 20 45 65 800-850 1 day July 1 to 4 to Gananoque)
888-955-5030 long 35% New York
weekends (Sodus Bay to Cape
Vincent)
5% Quebec
Picton Harbour Marina Picton, Ontario 65% Ontario (Port
1 Head Street 6 14 20 200 1 day Victoria, Hope to Gananoque)
613-476-7438 Memorial, July 30% New York
st
1 , Civic (Pultneyville to
Holiday Alexandria Bay)
weekends 5% Quebec & Other
U.S. states
Prince Edward Cruising Picton, Ontario Victoria, 70% Ontario (Cobourg
Club 97 Bridge Street 3 12 15 150-175 1 day Memorial, July to Gananoque)
st
613-476-2709 1 , Civic 25% New York
Holiday (Pultneyville to
weekends Chaumont Bay)
5% Quebec
Prinyer’s Cove Cruising Picton, Ontario Only when Only when 60% Ontario (Brighton
Club 107 Cressy Bayside seasonal 25 25 <100 <1 day marina filled to Gananoque)
Road slips are on peak 35% New York
613-476-6835 vacant summer long (Sodus Bay to Cape
weekends Vincent)
5% Quebec
115
Prinyer’s Cove Marina Picton, Ontario 60% Ontario (Cobourg
20 Bridge Street 15 15 30 550-600 <1 day Occasionally to Gananoque)
613-476-2076 +10 on peak 35% New York
moorings summer long (Oswego to Clayton)
weekends 5% Quebec
Glenora Marina Glenora, Ontario 75 ft. 65% Ontario
st th
11438-C Loyalist concrete 3 <100 <1 day July 1 to 4 , (Gananoque to Port
Parkway wall 3 Civic Holiday Darlington)
(Alexandria Bay to
Sodus Bay
Waupoos Marina Waupoos, Ontario 60% Ontario
65 County Road 38 40 80 120 2,000-2,100 <1 day (Gananoque to
613-476-2926 Some long Whitby)
(Alexandria Bay to
Rochester)
5% Quebec
Percy Boom Haven Percy Reach 60% Ontario (Whitby
32A Jakes Road 4 40 44 125-150 <1 day to Kingston)
705-653-1817 July & August 30% New York
long (Brockport to
weekends Henderson Harbor)
10% Quebec & Other
U.S. States
Old Mill Park Campbellford, Ontario Concrete 55% Ontario (Toronto
97 Queen Street wall 28 28 650-700 <1 day to Kingston)
705-653-1551 30% New York
(Sodus Bay to
Henderson Harbor)
15% Quebec & Other
U.S. States
Turner’s Service Campbellford, Ontario Concrete 70% Ontario (Toronto
Station 119 Queen Street wall 7 7 <125 <1 day to Kingston)
705-653-2710 Occasional in 25% New York
July & August (Oswego to Sackets
Harbor)
5% Quebec & Other
U.S. States
116
Campbellford River Inn Campbellford, Ontario 60% Ontario (Toronto
398 Front Street 10 10 150-175 1 day Only on long to Gananoque)
North weekends in 35% New York
705-653-1771 peak boating (Oswego to
season Alexandria Bay)
5% Quebec & Other
U.S. States
Woodland Estate Campbellford, Ontario 60% Ontario
Resort 171 Woodland Estate 6 6 125-150 <1 day (Newcastle to
Road Kingston)
705-653-1317 30% New York
(Rochester to Port
Ontario Harbor)
10% Quebec & Other
U.S. States
Scarborough Bluffs Scarborough, Ontario 4 70% Ontario (Oakville
Sailing Club Brimley Road South reciprocal 4 <150 <1 day to Cobourg)
416-264-2692 30% New York (Olcott
to Rochester)
Highland Yacht Club Scarborough, Ontario Occasionally 75% Ontario
Brimley Road South 12 108 120 350-400 <1 day on holiday (Hamilton to Cobourg)
416-267-0224 weekends 25% New York (Olcott
to Rochester)
Cathedral Bluffs Yacht Scarborough, Ontario Some long 70% Ontario
Club Brimley Road South 15 335 350 400 1 day weekends in (Hamilton to Kingston)
Waiting list for (Rochester and close
seasonal slips by)
Bluffers Park Yacht Scarborough, Ontario Most long 75% Ontario
Club 2369 Kingston Road 15 127 142 450-500 1.25 days weekends, (Hamilton to Port
416-261-6993 especially July Hope, some Kingston)
& August 25% New York
(Youngtown to Olcott,
some Rochester)
<2%Pennsylvania
Bluffers Park Marina Scarborough, Ontario Victoria, 70% Ontario (Fifty
7 Brimley Road South 20 410 430 900-1,000 1 day Memorial, July Point to Kingston)
st th
416-266-4556 1 to 4 , Civic 30% New York
Holiday (Youngstown to
weekends Rochester)
Waiting list of <1 Pennsylvania &
>50 for Quebec
seasonal slips
117
Ashbridge’s Bay Yacht Toronto, Ontario Sometimes on 75% Ontario (Oakville
Club 30 Ashbridge’s Bay 6 274 280 200 1 day long to Port Hope)
Park Road weekends 25% New York
416-698-4498 (Youngtown to Olcott,
some Rochester)
Toronto Hydroplane & Toronto, Ontario Most long 75% Ontario (Oakville
Sailing Club 20 Ashbridge’s Bay 20 190 210 550-600 1 day weekends in to Port Hope)
Park Road boating 25% New York
416-694-6918 season (Youngtown to Olcott,
Waiting list of a few from Rochester)
<25 for
seasonal slips
Aquatic Park Sailing Toronto, Ontario 10 10
Club 2 Leslie Street + 100
416-631-3940 moorings
Outer Harbour Marina Toronto, Ontario Sometimes on 70% Ontario
475 Unwin Avenue 10 644 654 350 1 day the two long (Kingston to Niagara-
416-778-6445 weekends in on-the-Lake)
July & August 30% New York
(Youngstown to
Waiting list for Rochester)
prime 1% Quebec,
seasonal slips Pennsylvania
Royal Canadian Yacht Toronto, Ontario 10 Mostly on 75% Ontario (Port
Club Centre Island reciprocal 390 400 <250 1 day Victoria Day, Hope to Port
st th
416-967-7245 July 1 to 4 , Dalhousie)
Civic Holiday 25% New York
weekends (Youngstown to
Waiting list for Rochester)
seasonal slips
Queen City Yacht Club Toronto, Ontario 6 Victoria, 70% Ontario (Port
Algonquin Island reciprocal 104 110 300 1.25 days Memorial, July Hope to Hamilton)
st th
416-203-0929 1 to 4 , Civic 30% New York
Holiday (Mostly Rochester)
weekends
Island Yacht Club Toronto, Ontario Victoria, 75% Ontario (Port
400 Queens Quay 15 285 300 <500 1.25 days Memorial, July Hope to Port
West 1st to 4th, Dalhousie)
weekends (Wilson to Rochester)
118
Hanlan’s Point Toronto, Ontario Only on long 70% Ontario (Cobourg
Hanlan’s Point 150 150 2,000 2 days weekends, to Hamilton, some
416-203-1055 probably less Kingston & Niagara
than 50 boats Peninsula)
30% New York
(Lewiston to
Rochester)
Toronto Island Marina Toronto, Ontario Most long 80% Ontario
Centre Island 50 100 150 2,000 1.25 days weekends, (Newcastle to
st th
416-203-1055 July 1 to 4 Hamilton)
in particular 20% New York
(Youngstown to
Olcott)
Marina Quay West Toronto, Ontario Every long 80% Ontario (Port
235 Queens Quay 20 180 200 500 1.5 days weekend Hope to Hamilton)
West Waiting list of 20% New York
416-203-1212 50 for (Youngstown to Point
seasonal slips Breeze)
Marina 4 Toronto, Ontario Most long 80% Ontario (Port
235 Queens Quay 10 90 100 200 1.5 days weekends, Hope to Hamilton)
West especially in 20% New York
416-203-1212 July & August (Youngstown to Point
Waiting list of Breeze)
50 for
seasonal slips
Alexandra Yacht Club Toronto, Ontario 2 Occasionally 75% Ontario (Port of
2 Stadium Road reciprocal 98 100 100 1.25 days on long Newcastle to
416-260-8690 weekends Hamilton)
25% New York
(Youngstown to
Rochester)
National Yacht Club Toronto, Ontario Only on some 75% Ontario (Port
1 Stadium Road 3 170 173 <150 1.25 days long Hope to Port
416-260-8686 + 80 weekends Dalhousie)
moorings 25% New York (Olcott
to Rochester)
Ontario Place Marina Toronto, Ontario Victoria, 70% Ontario
955 Lakeshore 25 325 350 1,000 1.25 days Memorial, July (Kingston to Niagara-
Boulevard 1st to 4th, on-the-Lake)
Rochester)
1-2% Quebec,
Pennsylvania
119
Toronto Sailing & Toronto, Ontario Occasionally 75% Ontario (Port
Canoe Club 1391 Lakeshore Blvd. 2 91 93 <100 <1 day on Victoria Darlington to Grimsby)
st
West moorings moorings Day, July 1 - 25% New York (Olcott
th
416-533-5907 4 Holiday to Rochester)
weekends if
weather is
good
Small waiting
list for
seasonal slips
Boulevard Club Toronto, Ontario 2 Mostly long 75% Ontario
1491 Lakeshore Blvd. reciprocal 48 50 <100 <1 day weekends, (Hamilton to Port
West especially July Hope)
416-532-3341 & August 25% New York (Olcott
to Rochester)
Mimico Cruising Club Toronto, Ontario Victoria, July 75% Ontario (Cobourg
200 Humber Bay Park 15 287 302 475-500 1 day 1st to 4th, to Port Dalhousie)
Road W Civic Holiday 25% New York
416-252-7737 weekends (Wilson to Rochester)
Waiting list of <1% Quebec,
>60 for Pennsylvania
seasonal slips
Etobicoke Yacht Club Toronto, Ontario 10 Victoria, 70% Ontario (Port
300 Humber Bay Park reciprocal 640 650 300 1 day Memorial, July Dalhousie to Cobourg)
Road W 1st to 4th, 30% New York
416-259-1159 Civic Holiday (Youngtown to
weekends Rochester)
Waiting list of
100 for
seasonal slips
Toronto Humber Yacht Toronto, Ontario 4 Long 75% Ontario (Port
Club 101 Humber Valley reciprocal 114 118 <150 1 day weekends in Hope to Port
Road July and Dalhousie)
416-231-4650 August 25% New York
(Youngtown to
Rochester)
Lakeshore Yacht Club Toronto, Ontario 10 Occasionally 75% Ontario (Fifty
76 Colonel Sam reciprocal 154 164 200 <1 day on long Point to Port Hope)
Smith Park Dr weekends 25% New York
416-255-3701 (Youngtown to
Rochester)
<1% Pennsylvania
120
St. Catharines Marina St. Catharines, Some long 85% Ontario (Oakville
Ontario 20 160 180 600-700 1 day weekends in to Niagara-on-the-
200 Broadway boating Lake)
Avenue season 15% New York
905-935-5522 (Youngstown to Point
Breeze)
Niagara-on-the-Lake Niagara-on-the-Lake, Victoria, 70% Ontario (Port
Sailing Club Ontario 10 Melville 10 170 180 400-450 1.5 days Memorial, July Dalhousie to Oakville)
Street 1st to 4th, 30% New York
905-468-3966 Civic Holiday (Youngstown to
weekends Olcott)
Waiting list of
30 for
seasonal slips
Lewiston Landing Lewiston, New York Occasionally 85% New York (Olcott
Marina 115 South Water 3 27 30 150 1 day on long to Lewiston & lower
Street weekends in Niagara River)
716-754-8206 May & July 15% Ontario (Port
on-the-Lake)
Youngstown Yacht Youngstown, New Memorial Day, 75% New York (Olcott
th
Club York 5 195 200 350 1.25 days July 4 to Youngstown &
491 Water Street +150 weekend, lower Niagara River)
716-745-7230 ext. moorings some 25% Ontario (Niagara-
302 weekends in on-the-Lake to Fifty
August Point)
Waiting list of
25 for
seasonal slips
Williams Marine Youngstown, New Most long 80% New York (Olcott
York 2 68 70 300 1 day weekends in to Lewiston)
555 Water Street +30 boating 20% Ontario (Niagara-
716-745-7000 moorings season on-the-Lake to Port
Dalhousie)
Youngstown Village 489 Water Street Every long 75% New York (Point
Docks Youngstown, New 3 3 1,000 1.25 days weekend in Breeze to
York boating Youngstown & lower
season Niagara River)
25% Ontario (Whitby
to Niagara-on-the
Lake)
121
Braddock Bay Marina Hilton, New York Memorial Day, 80% New York
th
105 Manitou Road 50 250 300 1,800-2,000 1.25 days July 4 (Youngstown to
585-227-1579 weekend, Oswego)
some 20% Ontario (Toronto
weekends in to Niagara on the
August Lake)
Docksiders Hilton, New York A small 80% New York
416 Manitou Road 8 8 200 1 day number on (Youngstown to
585-392-9033 weekends in Oswego)
July & August 20% Ontario (Oakville
to Niagara on the
Lake)
La Marina Bayview Hilton, New York Memorial Day, 85% New York
th
Bayview Drive 6 80 86 250 1.25 days July 4 (Youngstown to
485-225-2288 weekend, Sodus Bay)
Labor Day 15% Ontario (Toronto
weekend to St. Catharines)
Genesee Yacht Club Rochester, New York 4 Memorial Day, 85% New York
th
140 Pattonwood Drive reciprocal 446 450 150 1.25 days July 4 (Youngstown to
585-266-9796 weekend, Henderson Harbor)
Labor Day 15% Ontario (Toronto
weekend to Niagara on the
Lake)
Pelican Marina Rochester, New York Memorial Day, 90% New York (Olcott
560 River Street 20 60 80 600-625 1.25 days July 1st to 4th to Oswego)
585-663-5910 weekend 10% Ontario (Toronto,
Hamilton to Niagara
on the Lake)
Rochester Yacht Club Rochester, New York Memorial Day, 85% New York
5555 St. Paul 6 294 300 300 1.5 days July 1st to 4th (Youngstown to
Boulevard weekend, Henderson Harbour)
585-342-5511 August long 15% Ontario (Toronto,
weekend Hamilton to Niagara
on the Lake)
<2% Pennsylvania
Shumway Marine Rochester, New York Only on long 90% New York
70 Pattonwood Drive 16 384 400 500 1 day weekends (Youngstown to Port
585-342-3030 Ontario Harbor)
10% Ontario (Toronto,
Port Dalhousie to
Niagara on the Lake)
122
Voyager Boat Sales Rochester, New York Only on July 90% New York
Stutson Street 10 190 200 300 1 day 4th weekend (Youngstown to
Extension Oswego)
585-342-5150 Waiting list of 10% Ontario (Toronto,
25 for longer St. Catharines to
slips Niagara on the Lake)
Riverview Yacht Basin Rochester, New York Memorial Day, 85% New York
th
Stutson Street 15 110 125 450 1 day July 4 (Youngstown to
Extension weekend, Oswego)
585-342-6758 Labor Day 15% Ontario (Toronto
weekend to Niagara on the
Lake)
Mayer’s Marina Rochester, New York Memorial Day, 90% New York
7 Lake Street 4 386 390 175 1 day July 1st to 4th (Youngstown to Port
585-323-1010 weekend, Ontario Harbor)
August long 10% Ontario (Toronto,
weekend St. Catharines to
Newport Marina Rochester, New York Only on 85% New York
500 Newport Road 7 153 160 350 1 day Memorial Day (Youngstown to
th
585-544-4950 & July 4 Oswego)
weekend 15% Ontario (Toronto,
Grimsby to Niagara on
the Lake)
<2% Pennsylvania
Sutter’s Marina Rochester, New York Memorial Day, 85% New York
512 Bay Front Street 10 115 125 325 1.25 days July 1st to 4th (Youngstown to
585-482-4112 weekend, Oswego)
August long 15% Ontario (Toronto,
weekend Hamilton to Niagara
on the Lake)
Bounty Harbor Irondequoit Bay, New Memorial Day, 90% New York
Restaurant and Marina York 30 150 180 900-950 1 day July 1st to 4th (Youngstown to
145 Hill Road weekend, Oswego)
585-482-7210 August long 10% Ontario (Toronto,
123
EXHIBIT 16D MARINAS WITHIN 61 TO 80 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA
Napanee North Side Napanee, Ontario 120 ft. 75% Ontario (Cobourg
Town Docks Water Street public 6 <100 <1 day to Gananoque)
613-354-4423 dock boats Seldom 25% New York
on side 6 (Sodus Bay to Cape
Vincent)
Napanee South Side Napanee, Ontario 500 ft. 75% Ontario (Cobourg
Town Docks Conservation Park wooden 20 <250 <1 day to Gananoque)
613-354-4423 pier boats Seldom 25% New York
on side 20 (Sodus Bay to Cape
Vincent)
Loyalist Cove Marina Bath, Ontario Occasionally 60% Ontario
st
185 Main Street 10 80 90 200-225 <1 day on July 1 to (Gananoque to Port
th
613-352-3478 4 long Darlington)
(Alexandria Bay to
Irondequoit Bay
5% Quebec
Collins Bay Kingston, Ontario 55% Ontario
Government Pier 1244 Highway 33 4 4 100-125 1 day Occasionally (Gananoque to
st
613-544-4442 on July 1 to Whitby)
th
4 long 35% New York
weekends (Alexandria Bay to
Rochester)
10% Quebec
Collins Bay Marina Kingston, Ontario 55% Ontario
1270 Cloverdale Drive 50 250 300 3,000-3,200 1.25 days Victoria, (Gananoque to
613-389-4455 Memorial, July Toronto)
st
1 , Civic 35% New York
Holiday (Alexandria Bay to
weekends Rochester)
10% Quebec
Collins Bay Yacht Club Kingston, Ontario Reciprocal Club uses 55% Ontario
767 Bayridge Drive only when slips at 200-225 1 day Victoria, (Gananoque to
613-389-4455 members marina Memorial, July Toronto)
st
away 1 , Civic 35% New York
Holiday (Alexandria Bay to
weekends Rochester)
10% Quebec
Blue Woods Marina Kingston, Ontario 65% Ontario
4000 Bath Road 8 82 90 100-125 <1 day (Gananoque to
613-634-1304 Oshawa)
30% New York
(Alexandria Bay to
Sodus Bay)
5% Quebec
124
EXHIBIT 16D MARINAS WITHIN 61 TO 80 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA (Continued)
Terrace Lawn Cottages Trent River Village, 100 ft. 80% Ontario
& Marina Ontario concrete 5 100-150 <1 day Occasionally (Kingston to Port
111 Dunsford Lane wall 5 on long Hope)
705-778-3649 weekends in 20% New York
July & August (Oswego to
Henderson Harbor)
<1% Quebec
Friendly Acres Resort Westview, Ontario 75% Ontario
120 Friendly Acres 10 90 100 150-175 <1 day (Kingston to Port
Road Hope)
705-696-2670 20% New York
(Oswego to
Henderson Harbor)
5% Quebec
Stevenson’s Marina Hastings, Ontario Usually on 80% Ontario
70 Marine Drive 3 27 30 100 <1 day holiday (Kingston to Cobourg)
705-696-2683 weekends in 20% New York (Port
July & August Ontario Harbor to
Cape Vincent)
Stoney Point Trailer Stoney Point, Ontario 70% Ontario
st th
Park Front Street 8 8 100-150 <1 day July 1 to 4 , (Kingston to Port
705-696-2107 Civic Holiday Hope)
(Oswego to Mud Bay)
2% Quebec
Twin Cedars Cottages Morrow Point, Ontario 80% Ontario
32 Sandy Bay Road 2 18 20 <100 <1 day (Kingston to Port
705-696-3127 Hope)
20% New York
(Oswego to Sacketts
Harbor)
Hastings Village Marina Hastings, Ontario 60% Ontario
35 Homewood 20 44 64 800-850 1 day Occasionally (Gananoque to Port
st
Avenue on July 1 to Hope)
th
705-696-3226 4 long 35% New York
weekends (Sodus Bay to
Henderson Harbor)
5% Quebec
Port Credit Yacht Club Mississauga, Ontario Depends July 1st to 4th 85% Ontario (Toronto
115 Lakefront on status 450 450 <200 <1 day weekend to St. Catharines)
Promenade of 15% New York
905-278-5578 seasonal (Wilson to
Youngstown)
125
Port Credit Harbour Mississauga, Ontario Holiday 80% Ontario (Oshawa
Marina 1 Port Street East 30 936 966 1,000 1 day weekends in /Whitby to Niagara-on-
905-274-1595 July & August the-Lake)
Waiting list of 20% New York (Olcott
>50 for to Youngstown)
seasonal slips
Lakefront Promenade Mississauga, Ontario Only on 80% Ontario (Oshawa
Marina 135 Lakefront 5 162 167 <250 1 day holiday to Niagara-on-the-
Promenade weekends Lake)
905-274-7601 20% U.S.
(Youngstown to
Rochester, some
Buffalo)
Credit Village Marina Mississauga, Ontario Usually on 80% Ontario (Port
12 Stavebank Road 63 63 2,500 1.5 days holiday Hope to Hamilton)
905-891-5217 weekend in 20% New York
July or August (Youngstown to Point
Breeze)
Oakville Power Boat Oakville, Ontario Most long 80% Ontario (Oshawa
Club 150 Water Street 6 71 77 200-250 1 day weekends to Niagara-on-the-
905-844-3607 during boating Lake)
season 20% New York
(mostly Youngstown
to Olcott area)
Oakville Club Oakville, Ontario 1 Holiday 80% Ontario (Oshawa
56 Water Street reciprocal 114 115 <100 <1day weekends in to Niagara-on-the-
905-845-0231 July & August, Lake)
some 20% New York
weekends in (Rochester to
July Youngstown)
Town of Oakville Oakville, Ontario Waiting list of
Marina 1225 Trafalgar Road 575 575 200 for
(905) 338-4188 seasonal slips
st
Oakville Yacht Oakville, Ontario 3 July 1 & Civic 85% Ontario (Toronto
Squadron P.O. Box 144 reciprocal 137 140 150 1 day Holiday to Port Dalhousie)
905-338-9379 Mediter- weekends 15% New York
ranean (Youngstown to
bow in Olcott, some
moorings Rochester)
126
Bronte Outer Harbour Bronte, Ontario Victoria Day, 80% Ontario (Port
st th
Marina 2340 Lakeshore Road 5 425 430 200 <1 day July 1 to 4 , Hope to Port
West Civic Holiday Dalhousie)
905-827-7575 weekends 20 % New York
Waiting list for (Youngstown to
seasonal slips Rochester)
<2% Pennsylvania
Metro Marine Bronte, Ontario Most long 85% Ontario (Toronto
2508 Lakeshore Road 6 14 20 200 <1 day weekends, to St. Catharines)
West especially 15% New York
th
905-827-2401 July1st to 4 (Wilson to Point
Breeze)
Bronte Harbour Yacht Bronte, Ontario 10 Victoria Day, 85% Ontario (Port
st th
Club 2908 Lakeshore Road reciprocal 140 150 400-450 1 day (stays July 1 to 4 , Hope to Port
West Others limited to 3 Civic Holiday Dalhousie)
905-827-6437 depend on nights) weekends 15 % New York
status of (Youngstown to
seasonal Rochester)
LaSalle Park Marina Burlington, Ontario Depends Only on 80% Ontario (Port
841 LaSalle Park on status 219 219 <200 1 day holiday Hope to St.
Road of weekends Catharines)
(905) 633-9483 seasonal 20% New York
(Youngstown to Point
Breeze)
Newport Yacht Club & Stoney Creek, Ontario Long 95% Ontario (Toronto
Marina 31 Sunvale Place 10 230 240 250 <1 day weekends in to Grimsby)
(Youngstown to
Olcott)
Fifty Point Marina Winona, Ontario Victoria, 80% Ontario (Port
1479 Baseline Road 20 310 330 750-800 1 day Memorial, July Hope to Niagara-on-
st th
905-643-2103 1 to 4 , Civic the-Lake)
Holiday 20% New York
Waiting list of Rochester)
>50 for <1% Quebec &
seasonal slips Pennsylvania)
Foran’s Marine Grimby, Ontario Only on long 85% Ontario (Port
15 Lake Street 20 185 205 600 <1 day weekends in Credit to Niagara-on-
905-945-5284 July & August) the-Lake)
15% New York
(Youngtown to Olcott)
127
Lakecourt Marine Grimsby, Ontario Occasionally 90% Ontario (Oakville
471 Maple Avenue 5 75 80 <200 <1 day on long to Niagara-on-the-
905-945-5852 weekends Lake)
10% New York
(Wilson to Olcott)
<1% Pennsylvania
Beacon Marina Jordan, Ontario Only on long 85% Ontario (Oakville
2793 Beacon 10 78 88 200 1 day weekends in to Niagara-on-the-
Boulevard July & August Lake)
905-562-7888 15% New York
(Youngstown to
Olcott)
Pier Pressure Marine St. Catherines, Victoria, 80% Ontario
Ontario 20 445 465 >500 1.25 days Memorial, July (Mississauga to
80 Lighthouse Road 1st to 4th, Niagara-on-the-Lake)
Waiting list of Rochester)
40 for <1% Pennsylvania
seasonal slips
Port Dalhousie Pier Inc. St. Catharines,
Ontario 200 200
80 Lighthouse Road
905-646-5515
Port Dalhousie Yacht St. Catharines, Occasionally 85% Ontario (Oakville
Club Ontario 10 90 100 300 1 day on long to Niagara-on-the-
74 Lighthouse Road weekends in Lake)
(Youngstown to
Olcott)
Alberts Marina St. Catharines, Victoria, 90% Ontario
Ontario 30 30 1,200 1.25 days Memorial, July (Mississauga to
Lakeport Road 1st to 4th long Niagara-on-the-Lake)
905-646-500 weekends 10% New York (Olcott
to Youngstown area)
Mill Street Marina Pultneyville , New Only on long 90% New York
York 2 48 50 <150 <1 day weekends in (Wilson to Oswego)
4133 Mill Street July & August 10% Ontario (Toronto,
315-589-3668 Jordon Station to
128
Pultneyville Yacht Club Pultneyville , New Memorial Day, 90% New York (Olcott
th
York 10 140 150 300-350 1.25 days July 4 to Port Ontario
368 Lakefront Road weekend, Harbor)
315-589-9538 Labor Day 10% Ontario (Toronto,
Sodus Bay Yacht Club Sodus Point, New Only when 70% New York (Point
York member 60 60 200 <1 day Memorial, July Breeze to North Pond)
st th
12 Garden Street away 1 to 4 30% Ontario (Cobourg
315-483-9550 to Kingston)
Krenzer Marine Sodus Point, New Memorial, July 80% New York (Point
th
York 4 96 100 100-125 <1 day 4 Holiday Breeze to North Pond)
8495 Greig Street weekends 20% Ontario (Cobourg
315-483-6986 to Picton)
Katlynn Marine Sodus Point, New 75% New York
th
York 20 180 200 900-950 1 day July 4 (Henderson Harbor to
7448 Route 14 weekend Braddock Bay)
315-483-9102 25% Ontario (Cobourg
to West lake)
Sodus Marina Sodus Point, New Long 70% New York (Point
York 12 148 160 150-175 <1 day weekends in Breeze to Selkirk)
7352 Route 14 July & August 30% Ontario (Cobourg
315-483-6947 to Kingston)
Arney’s Marina Sodus Point 80% New York (Point
7250 Route 14 8 106 114 150-175 <1 day Memorial, July Breeze to Henderson
th
315-483-9111 4 Holiday Harbor)
weekends 20% Ontario (Cobourg
to Kingston)
Island Cove Marina Sodus Point, New 80% New York
York 14 39 53 200-225 <1 day Memorial, July (Braddock Bay to
st th
7353 Lake Bluff Road 1 to 4 Selkirk)
315-587-6326 20% Ontario (Port
Hope to Trenton)
Source: TOURISTICS interviews with marinas, yacht clubs, sailing clubs; Boating Ontario 2012 Marinas & Destination Guide Ontario Marine Operators
Association; Lake Ontario and the 1000 Islands Ports O’ Call, Lakeland Boating; Lake Ontario & the Thousand Islands, Ports Cruising Guide;
Trent-Severn & Lake Simcoe, Ports Cruising Guide
129
EXHIBIT 17 NUMBER OF SEASONAL AND TRANSIENT SLIPS WITHIN TRANSIENT MARKET

AREA OF PROPOSED PORT HOPE MARINA
Market Area Total Number of Number of Number of Number of

Slips Seasonal Slips Transient Slips Occupied Slips in
2012 Boating
Season
Within 20 nautical 577 477 100 457
miles
21 to 40 nautical 2,866 2,476 390 2,296
miles
41 to 60 nautical 10,335 9,432 903 9,213
miles
61 to 80 nautical 6,708 6,264 444 5,973
miles
Total 20,486 18,649 1,837 17,939
Source: EXHIBIT 16 and TOURISTICS interviews with marina owner/operators and yacht club
Commodores, 2013.
EXHIBIT 18 ESTIMATED NUMBER OF POWER AND SAIL BOATS WITHIN TRANSIENT MARKET
AREA OF PROPOSED PORT HOPE MARINA1
Market Area Power Boats Sailboats

Within 20 nautical miles 268 189
21 to 40 nautical miles 1,281 1,015
Total 9,270 8,669
1
Does not include boats currently stored away from marinas and using launch ramps to enter lakes in
market area
Source: EXHIBIT 4, EXHIBIT 16 and TOURISTICS interviews with marina owner/operators and yacht club
Commodores, 2013.
EXHIBIT 19 TRANSIENT BOATERS WITHIN PROPOSED PORT HOPE MARINA’S MARKET

AREA IN 2012
1
Market Area Number of Boats Number of Boater Days Away
2
Ontario New York from Home Marina
3
Within 20 nautical miles 457 7,030
3
Within 21 to 40 nautical miles 1,515 781 11,880
3
Within 41 to 60 nautical miles 6,395 2,818 23,290
3
Within 61 to 80 nautical miles 5,292 681 9,120
Total 13,659 4,280 51,320
1
EXHIBIT 16 and 17
2
EXHIBIT 13, 14 and 18
3
Reduced by 4 percent to account for bad weather days
Note: The boating season for the proposed marina is 138 days (i.e. May 15 to September 30)
130
EXHIBIT 20 FACILITIES/SERVICES TO BE CONSIDERED FOR PROPOSED PORT HOPE MARINA
Facility/Services Market Appeal Pro Con Revenue Generator Broaden Market Address Future
Appeal Market Demand
Finger docks Transient boaters Attracts new visitors to
Seasonal boaters Municipality
9 metres (30 feet) Address the increased
  
(55%) demand expected
11 metres (36 feet) from 2018 and 2028
(375%) Create more revenue
14 metres (46 feet) for Municipality and
(8%) Municipality & Area
businesses
Wide main docks Transient boaters Provide easier
Seasonal boaters passage to and from
2.4 metres (8 feet) Family-oriented boats when others are
 
boaters socializing
Senior boaters Provide greater
comfort for older
boaters and those with
small children from a
safety point of view
Long finger docks Transient boaters Appeal to those with
Seasonal boaters bigger boats
Reduce or eliminate
  
necessity to stern in
boats
Water and power Transient boaters Virtually all marinas
hookups at each slips Seasonal boaters now provide this
30 amps at 9 metre service
  
slips Larger amperage
50 amps at 11 & 14 appeals to larger boats
metre slips and those with air
conditioning
Washrooms, Showers, Transient boaters Added convenience for Will need to be vandal
Laundry Seasonal boaters boaters proofed, unless within
Virtually all marinas secured area
 
provide this service
Improve Port Hope
marina’s competitive
position
On-site winter storage Seasonal boaters Improve Port Hope Depending on other
Senior boaters marina’s competitive on-site off-season
position activities, may be
  
Excellent source of considered unsightly
additional revenue with Will need to be vandal
little capital cost proofed, unless within
investment secured area
131
EXHIBIT 20 FACILITIES/SERVICES TO BE CONSIDERED FOR PROPOSED PORT HOPE MARINA (Continued)
Facility/Service Market Appeal Pro Con Revenue Generator Broaden Market Address Future
Individual hook ups to Transient boaters New first class marinas May be cost prohibitive
pump out using a Seasonal boaters are providing this
vacuum system Senior boaters service
  
Appeals to novice and
seniors boater market
Covered Transient boaters Appeal to boaters May be cost prohibitive
exercise/activity area during inclement
weather
 
Rental in off season a
source of revenue
Children’s adventure Family oriented Appeals to the younger May be cost prohibitive
play area with nautical boaters crowd
theme
 
Retail area/kiosk Transient boaters Appeal to boaters May be cost prohibitive
selling clothing, etc. Seasonal boaters during inclement
with marina logo weather
 
Rental in off season as
a source of revenue
Create an opportunity
for business
partnership
Phone, Cable TV Transient boaters Increasing number of May be cost prohibitive
hookups at slips Seasonal boaters other marinas have
added this service
 
Improve Port Hope
position
Wireless Internet Transient boaters Increasing number of
connections Seasonal boaters other marinas have
added this service
 
Improve Port Hope
position
Dock boxes Seasonal boaters Added convenience for Take up limited space  
boaters at corner of docks
Quick Service Phone Transient boaters Improve Port Hope Will need to be vandal
Connection for Boater Family oriented marina’s competitive proofed, unless within
Service Requirements boaters position secured area
 
(i.e. Marine supplies, Senior boaters
Dry cleaning, Create an opportunity
Groceries, etc.) for business
partnership
132
Nautical Themed Transient boaters Appeal to general May be cost prohibitive
Restaurant Seasonal boaters tourists interested in
Senior boaters boating activity Low revenue to
 
Family oriented Additional revenue expense margins
boaters source for Municipality
General tourists Improve Port Hope Depending on
Port Hope & Area marina’s competitive proximity to other
residents position in attracting Municipally centred
transient boaters businesses, may have
low winter business
for business May not be welcomed
partnership by other restaurants in
Municipality
Patio/bar restaurant Transient boaters Provide an outdoor May be cost prohibitive
Seasonal boaters food and beverage
General Tourists facility Highest use on sunny,
  
Port Hope & Area Additional revenue for warm days
residents Town
for business
partnership
Dock/Wharf space for General Tourists Provides dedicated Would need to be
Charter Fishing activity Town & Area residents venue for existing strategically located in
Access/Egress Charter Fishing commercial business order not to offend
 
Fish cleaning area Businesses Additional attraction for overnight transient
residents and tourists boaters with early
morning noise
for business
partnership
Port Hope is an
important centre for
charter fishing, provide
opportunity for
expansion
133
Complimentary Shuttle Transient boaters Improve Port Hope May be cost prohibitive
Service Senior boaters marina’s competitive
position May not be necessary
 
Create greater profile due to close proximity
for local and area of municipal centre
service group or area
automobile dealerships
for business
partnership
Marina Building Transient boaters Broadens the boating If marina is to be
(Include 2 offices, retail Seasonal boaters activity within the located at East Beach
kiosk, reception, staff Senior boaters harbour area an alternative use
 
area, showers, Family oriented Addresses some safety would need to be found
washrooms and boaters issues for existing marina
laundry facilities, General tourists Provides a venue with building
meeting room for: Port Hope & Area mixed use potential
Instructional boating residents Essential for marina
groups e.g. Port Hope management & staff
Sea Cadets, etc.) likely
275 to 375 sq. metres
Information Kiosk Transient boaters Create interest for Will need to be vandal
Family oriented longer stays in Port proofed, unless within
boaters Hope and surrounding secured area

Senior boaters area
Good advertisement
for Port Hope & area
services/attractions
Bicycle Rental Kiosk Transient boaters Improve Port Hope Will need to be vandal
Seasonal boaters marina’s competitive proofed, unless within
Family oriented position for transient secured area
 
boaters boaters
General tourists Create interest for May conflict with
longer stays in Port service already offered
Hope and surrounding in Municipality, unless
area a co-operative venture
for business
partnership
134

(Continued)
Boat/motor sales, Transient boaters Improve Port Hope Maybe be space
marine supplies/ Seasonal boaters marina’s competitive requirement prohibitive
chandlery position for transient
  
boaters
for business
partnership
Launch ramp Trailered boats Improve Port Hope Parking requirements
marina’s competitive maybe space
position for smaller prohibitive
 
boats not requiring a
slip Existing launch ramp
Improve Port Hope may suffice
position for hosting
fishing derbies
Excellent source of
additional revenue
Barbecue area with Transient boaters Improve Port Hope
charcoal and propane Seasonal boaters marina’s competitive
barbecues Family oriented position

boaters Increases social spirit
around marina
Encourage longer
stays
May lead to increased
expenditures in bar
Card Access Security Seasonal boaters Boaters are
for vehicles, marina Transient boaters increasingly concerned
building and docks Family oriented about the security of

boaters their boats and
belongings
Allow public access to
marina while securing
finger docks
Reduces number of
security staff required
135

(Continued)
Canada Customs Transient boaters Improve Port Hope
Phone-in Centre U.S. boaters marina’s competitive
position for transient

boaters
Increase likelihood of
attracting U.S. boaters,
particularly those
making their first
Canadian stop
136
EXHIBIT 21A PROJECTED NUMBER OF BOATS WITHIN 80 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA SITES 2012 TO
2020
1
Historical Projected Number of Boats in Market Area
Market Area 2
2012
in Nautical Number of
Miles Occupied 2013 2014 2015 2016 2017 2018 2019 2020
Slips
0 to 20 457 470 480 490 500 510 520 530 540
21 to 40 2,296 2,350 2,410 2,470 2,530 2,590 2,650 2,710 2,780
41 to 60 9,213 9,440 9,670 9,910 10,150 10,400 10,650 10,910 11,180
61 to 80 5,973 6,120 6,270 6,420 6,580 6,740 6,900 7,070 7,240
Total 17,939 18,380 18,830 19,290 19,760 20,240 20,720 21,220 21,740
1
Notes: Based on projected annual growth of boats in Ontario and New York >6 metres in length, EXHIBIT 5,
Adjusted to account for average number of boats out of service, or retired from the fleet each year
2
EXHIBIT 16
EXHIBIT 21B PROJECTED NUMBER OF BOATS WITHIN 80 NAUTICAL MILES OF PROPOSED PORT HOPE MARINA SITES 2021 TO
2028
Market Area in
1
Nautical Projected Number of Boats in Market Area
Miles
2021 2022 2023 2024 2025 2026 2027 2028
0 to 20 550 560 570 580 590 600 610 620
21 to 40 2,840 2,910 2,980 3,050 3,120 3,190 3,260 3,340
41 to 60 11,440 11,700 11,970 12,250 12,530 12,820 13,120 13,420
61 to 80 7,410 7,580 7,750 7,930 8,110 8,300 8,490 8,690
Total 22,240 22,750 23,270 23,810 24,350 24,910 25,480 26,070
1
Notes: Based on projected annual growth of boats in Ontario and New York >6 metres in length, EXHIBIT 5,
Adjusted to account for average number of boats out of service, or retired from the fleet each year
2
EXHIBIT 16
137
EXHIBIT 22A PROJECTED POTENTIAL TRANSIENT BOATERS WITHIN PROPOSED PORT HOPE MARINA’S MARKET AREA 2011 TO
2023
Market Area
in Nautical 2012 2013 2014 2015 2016 2017 2018 2019 2020
Miles
0 to 20 7,030 7,200 7,370 7,560 7,740 7,930 8,120 8,320 8,520
21 to 40 11,880 12,170 12,470 12,780 13,080 13,400 13,730 14,060 14,410
41 to 60 23,290 23,860 24,440 25,040 25,650 26,280 26,920 27,570 28,240
61 to 80 9,120 9,340 9,570 9,800 10,040 10,280 10,530 10,790 11,050
Total 51,320 52,570 53,850 55,180 56,510 57,890 59,300 60,740 62,220
Based on EXHIBITS 13, 14, 17 and 18, reduced by 4 percent to account for bad weather days
EXHIBIT 22B PROJECTED POTENTIAL TRANSIENT BOATERS WITHIN PROPOSED PORT HOPE MARINA’S MARKET AREA 2021 TO
2028
Market Area in
Nautical 2021 2022 2023 2024 2025 2026 2027 2028
Miles
0 to 20 8,550 8,740 8,950 9,150 9,370 9,580 9,810 10,040
21 to 40 14,450 14,780 15,120 15,470 15,830 16,190 16,650 16,940
41 to 60 28,310 28,970 29,640 30,320 31,020 31,730 32,470 33,210
61 to 80 11,070 11,330 11,590 11,860 12,130 12,420 12,700 12,990
Total 62,380 63,820 65,300 66,800 68,350 69,920 71,540 73,180
Based on EXHIBITS 13, 14, 17 and 18, reduced by 4 percent to account for bad weather days
138
EXHIBIT 23 PROJECTED USE OF SEASONAL SLIPS AT PROPOSED PORT HOPE MARINA - INNER BASIN LOCATION,
- 137 SLIPS (125 Seasonal)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Seasonal Slips
Total Slips 115 115 115 137 137 137 137 137 137 137 137
Total Seasonal Slips 103 103 103 125 125 125 125 125 125 125 125
Source of Demand
Latent demand 48 54 60 65 70 74 78 80 82 84 84
1
Trade up from Existing Marinas 25 25 25 25 25 25 25 25 25 25 25
2
Existing Yacht Club Members 16 16 16 16 16 16 16 16 16 16 16
Total Seasonal Slips Occupied 89 95 101 106 111 115 119 121 123 125 125
Length of Slip Occupied
9 metres (56 slips in 2021) (62 slips in 46 48 50 52 54 56 58 60 61 62 62
2024)
11 metres (44 slips in 2021) (50 slips 34 37 40 42 44 46 48 48 49 50 50
in 2024)
14 metres (13 slips in 2021) (13 slips 9 10 11 12 13 13 13 13 13 13 13
in 2024)
86.4% 92.2% 98.1% 84.8% 88.8% 92.0% 95.2% 96.8% 98.4% 100.0% 100.0%
Note: Based on our discussions with the Port Hope Area Initiative (PHAI), it is our understanding that the work on the Centre Pier will not commence until after the
work on the Inner Basin is completed in 2018. We have therefore assumed a 2021 opening year for the Inner Basin Marina. This is subject to change
based on the type and extent of work required to clean up and return the Centre Pier area to a usable state.
1
Due to the location of the Inner Basin relative to the CAMECO Plant to the west, the rail lines to the north and the uncertainty as to the level of work that may be
required on the Centre Pier we have projected only 1 percent of boaters at area marinas will be interested in trading up or changing marinas. The industry
average for new marinas is 2 percent.
2
We have projected that approximately 50% of the existing 32 Port Hope Yacht Club members will wish to keep their boats in the re-configured Inner Basin Marina
Note: We have projected that that the current 8 to 10 charter fishing boats operating out of the existing Port Hope marina can be expanded to a minimum of 15 by
2021 given that the Port Darlington and Newcastle Marinas are 100% occupied; Cobourg is discouraging the 4 to 5 in their basin; and Newcastle will be
reducing the number of slips available by 2016 due to the construction of additional condominium units with slips being offered as an inducement to
purchase a unit. See SECTION 3.4 in the Report. We have further assumed that the Charter Fishing Boats will continue to operate out of the existing
marina location on the Ganaraska River and that a floating dock and security fencing system will be installed to correct the current security situation.
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Charter Fishing Boats 15 15 15 16 17 17 18 18 18 19 19
139
EXHIBIT 24A PROJECTED USE OF SEASONAL SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION, CONCEPT 1 -
250 SLIPS (230 Seasonal)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Seasonal Slips
Total Slips 250 250 250 250 250 250 250 250 250 250 250
Source of Demand
Latent demand 125 136 146 151 152 152 152 152 152 152 152
1
2
3
9 metres (128 slips) 105 112 122 127 128 128 128 128 128 128 128
11 metres (84 slips) 80 84 84 84 84 84 84 84 84 84 84
14 metres (18 slips) 18 18 18 18 18 18 18 18 18 18 18
88.3% 93.0% 97.4% 99.6% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%
1
Based on industry averages with new marinas, assumes 2 percent of boaters at area marinas will be interested in trading up or changing marinas
2
We have projected that approximately 50% of the existing 32 Port Hope Yacht Club members will wish to keep their boats in the new East Beach Location Marina
3
We have projected that that the current 8 to 10 charter fishing boats operating out of the existing Port Hope marina can be expanded to 14 by 2018 given that the
Port Darlington and Newcastle Marinas are 100% occupied; Cobourg is discouraging the 4 to 5 in their basin; and Newcastle will be reducing the number of slips
available by 2016 due to the construction of additional condominium units with slips being offered as an inducement to purchase a unit. See SECTION 3.4 in the
Report.
140
EXHIBIT 24B PROJECTED USE OF SEASONAL SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION, CONCEPT 2 -
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Seasonal Slips
Total Slips 300 300 300 300 300 300 300 300 300 300 300
Source of Demand
Latent demand 124 134 144 152 160 168 175 182 194 193 193
1
2
3
9 metres (152 slips) 105 109 113 118 124 129 134 140 152 152 152
11 metres (102 slips) 80 84 88 92 95 98 101 102 102 102 102
14 metres (22 slips) 18 20 22 22 22 22 22 22 22 22 22
73.6% 77.1% 80.8% 84.4% 88.0% 91.3% 94.6% 97.8% 100.0% 100.0% 100.0%
1
2
We have assumed that approximately 50% of the existing 32 Port Hope Yacht Club members will wish to keep their boats in the new East Beach Location Marina
3
We have assumed that that the current 8 to 10 charter fishing boats operating out of the existing Port Hope marina can be expanded to a minimum of 15 by 2021
given that the Port Darlington and Newcastle Marinas are 100% occupied; Cobourg is discouraging the 4 to 5 in their basin; and Newcastle will be reducing the
number of slips available by 2016 due to the construction of additional condominium units with slips being offered as an inducement to purchase a unit. See
SECTION 3.4 in the Report.
141
EXHIBIT 24C PROJECTED USE OF SEASONAL SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION, CONCEPT 3 -
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Seasonal Slips
Total Slips 350 350 350 350 350 350 350 350 350 350 350
Source of Demand
Latent demand 124 137 149 159 169 179 188 196 203 209 214
1
2
3
9 metres (168 slips) 105 112 122 127 132 137 142 147 151 155 158
11 metres (128 slips) 80 84 84 89 94 98 102 105 108 111 113
14 metres (26 slips) 18 20 22 23 24 25 26 26 26 26 26
63.0% 67.1% 70.8% 74.2% 77.6% 80.7% 83.8% 86.3% 88.5% 90.7% 92.2%
1
2
We have assumed that approximately 50% of the existing 32 Port Hope Yacht Club members will wish to keep their boats in the new East Beach Location Marina
3
We have assumed that that the current 8 to 10 charter fishing boats operating out of the existing Port Hope marina can be expanded to a minimum of 15 by 2018
given that the Port Darlington and Newcastle Marinas are 100% occupied; Cobourg is discouraging the 4 to 5 in their basin; and Newcastle will be reducing the
number of slips available by 2016 due to the construction of additional condominium units with slips being offered as an inducement to purchase a unit. See
SECTION 3.4 in the Report.
142
EXHIBIT 25 PROJECTED USE OF TRANSIENT SLIPS AT PROPOSED PORT HOPE MARINA - INNER BASIN LOCATION,
- (12 Transient Slips)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Transient Slips
1
Total Market Demand (Boater Days) 62,380 63,820 65,300 66,800 68,350 69,920 71,540 73,180 74,890 76,610 78,380
Total Transient Slips 12 12 12 12 12 12 12 12 12 12 12
Days in Boating Season
2
Holiday Weekend (16 days) 60 60 60 60 60 60 60 60 70 70 80
3
Existing Special Event Weekends 30 30 30 30 30 40 40 40 40 40 50
(10 days)
4
New Special Event Weekend (6 days) 20 20 20 20 20 20 30 30 30 30 30
Normal Weekend (14 days) 30 30 30 30 30 30 30 30 30 30 30
Normal Weekdays (92 days) 20 20 20 20 20 20 20 20 20 20 20
Total Days (138 days) 160 160 160 160 160 170 180 180 190 190 210
9 metres (7 slips) 90 90 90 90 90 100 100 100 100 100 110
11 metres (4 slips) 60 60 60 60 60 60 70 70 80 80 80
14 metres (1 slips) 10 10 10 10 10 10 10 10 10 10 10
Total 160 160 160 160 160 170 180 180 190 190 210
5
Length of Stay
Less than 1 day 90 90 90 90 90 100 100 100 100 100 110
One day 50 50 50 50 50 50 60 60 60 60 60
More than 1 day 20 20 20 20 20 20 20 20 30 30 40
Total 160 160 160 160 160 170 180 180 190 190 210
1
EXHIBIT 22B
2
Victoria Day, Memorial Day, Canada Day, Independence Day, Civic Holiday, Labour Day
3
Canada Day Celebration, Family Fishing Derby, Farmer’s Market & Art Festival, Antique Machinery Show,
Classic Car Show, Port Hope Fall Fair, All-Canadian Jazz Festival
4
Three events in May, June, July or August based on activities at or around marina
5
Less than 1 day = less than 12 hours; One day = 12 to 24 hours; More than 1 day = 24 hours to 7 days
143
EXHIBIT 26A PROJECTED USE OF TRANSIENT SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION - CONCEPT 1
(20 Transient Slips)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Transient Slips
1
2
3
(10 days)
4
Total Days (138 days) 520 520 560 570 580 590 620 640 650 670 680
9 metres (10 slips) 270 270 290 300 300 310 320 330 330 340 350
11 metres (8 slips) 190 190 210 210 220 220 240 250 260 270 270
14 metres (2 slips) 60 60 60 60 60 60 60 60 60 60 60
Total 520 520 560 570 580 590 620 640 650 670 680
5
Length of Stay
Less than 1 day 260 260 270 270 280 290 300 310 310 310 320
One day 170 170 180 190 190 190 210 210 220 230 230
More than 1 day 90 90 110 110 110 110 110 120 120 130 130
Total 520 520 560 570 580 590 620 640 650 670 680
1
EXHIBIT 22A and 22B
2
3
4
5
144
EXHIBIT 26B PROJECTED USE OF TRANSIENT SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION - CONCEPT 2
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Transient Slips
1
2
3
(10 days)
4
Total Days (138 days) 630 630 670 680 710 710 740 750 770 780 790
9 metres (12 slips) 320 320 350 350 360 360 390 390 390 400 410
11 metres (8 slips) 210 210 220 220 240 240 240 250 250 250 250
14 metres (4 slips) 100 100 100 110 110 110 110 110 130 130 130
Total 630 630 670 680 710 710 740 750 770 780 790
5
Length of Stay
Less than 1 day 320 320 330 340 350 350 360 360 370 370 370
One day 190 190 210 210 230 230 240 250 260 270 270
More than 1 day 120 120 130 130 130 130 140 140 140 140 140
Total 630 630 670 680 710 710 740 750 770 780 790
1
EXHIBIT 22A and 22B
2
3
4
5
145
EXHIBIT 26C PROJECTED USE OF TRANSIENT SLIPS AT PROPOSED PORT HOPE MARINA - EAST BEACH LOCATION - CONCEPT 3
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Transient Slips
1
2
3
(10 days)
4
Total Days (138 days) 740 740 780 790 810 820 850 870 890 920 930
9 metres (16 slips) 420 420 450 460 470 470 500 510 520 540 540
11 metres (10 slips) 260 260 270 270 280 290 290 300 310 320 330
14 metres (2 slips) 60 60 60 60 60 60 60 60 60 60 60
Total 740 740 780 790 810 820 850 870 890 920 930
5
Length of Stay
Less than 1 day 370 370 390 400 410 410 410 410 410 430 430
One day 230 230 240 240 250 260 280 290 300 310 310
More than 1 day 140 140 150 150 150 150 160 170 180 180 190
Total 740 740 780 790 810 820 850 870 890 920 930
1
EXHIBIT 22A and 22B
2
3
4
5
146
EXHIBIT 27 PROPOSED PORT HOPE MARINA FINANCIAL PROJECTIONS – INNER BASIN CONCEPT (137 Slips - 125 Seasonal)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Revenue
Seasonal Slip Rentals $164,220 $179,610 $197,630 $213,720 $230,780 $247,570 $265,250 $278,950 $293,690 $309,110 $320,250
Transient Slip Rental $11,560 $11,730 $12,020 $12,870 $13,190 $14,090 $15,270 $15,650 $16,910 $17,330 $18,680
Charter Fishing Boats $21,960 $22,290 $22,840 $24,980 $27,200 $28,150 $30,850 $31,930 $33,050 $36,110 $37,370
Winter Storage $49,480 $54,120 $58,890 $64,100 $69,540 $73,660 $78,350 $81,310 $84,630 $88,490 $90,700
Lift/Haulout/ Launch $25,820 $28,450 $31,160 $33,780 $36,640 $39,030 $41,510 $43,130 $45,000 $46,940 $48,110
Dryland Storage $5,370 $5,740 $6,130 $6,550 $6,980 $7,350 $7,780 $8,110 $8,370 $8,690 $8,820
Fuel/Oil $77,300 $84,670 $92,240 $99,250 $106,130 $112,090 $118,210 $121,830 $126,120 $130,150 $132,460
Pump-out Service $7,660 $8,370 $9,100 $9,800 $10,470 $11,060 $11,670 $12,040 $12,470 $12,870 $13,110
Parking/Boat Launch $23,290 $23,640 $23,990 $24,350 $24,720 $25,090 $25,460 $25,850 $26,230 $26,630 $27,030
Merchandise Sales $16,060 $17,150 $18,280 $19,410 $20,440 $21,480 $22,550 $23,200 $23,990 $24,670 $25,180
Total Revenue $402,720 $435,770 $472,010 $508,810 $546,090 $579,570 $616,900 $642,000 $670,460 $700,990 $721,710
Disbursements
Full-time Labour Cost $48,810 $50,270 $51,780 $53,330 $54,930 $56,580 $58,280 $60,030 $61,830 $63,680 $65,590
Casual Labour Cost $68,600 $69,630 $70,670 $71,730 $72,810 $73,900 $75,010 $76,140 $77,280 $78,440 $79,620
Overtime/Shift
Premiums/Standbys $4,110 $4,200 $4,290 $4,380 $4,470 $4,570 $4,670 $4,770 $4,870 $4,970 $5,080
Employee Benefits $21,500 $22,040 $22,600 $23,170 $23,760 $24,360 $24,990 $25,620 $26,280 $26,950 $27,640
Utilities $14,500 $15,570 $16,690 $17,770 $18,910 $20,000 $21,140 $22,110 $23,120 $24,180 $25,020
Telephone $1,400 $1,420 $1,440 $1,460 $1,480 $1,500 $1,520 $1,540 $1,560 $1,580 $1,600
Office Supplies $2,800 $2,240 $2,270 $2,300 $2,330 $2,360 $2,400 $2,440 $2,480 $2,520 $2,560
Guest Supplies $5,710 $6,140 $6,580 $6,970 $7,380 $7,730 $8,090 $8,340 $8,590 $8,850 $8,980
Cost of Fuel/Oil $61,840 $67,740 $73,790 $79,400 $84,900 $89,670 $94,570 $97,460 $100,900 $104,120 $105,970
Cost of Merchandise $10,440 $11,150 $11,880 $12,620 $13,290 $13,960 $14,660 $15,080 $15,590 $16,040 $16,370
Insurance $3,660 $3,840 $4,030 $4,230 $4,440 $4,660 $4,890 $5,130 $5,390 $5,660 $5,940
Maintenance &
Repairs $6,440 $13,000 $14,040 $17,880 $21,000 $22,680 $24,490 $26,450 $28,570 $30,860 $33,330
Uniforms & Clothing $2,040 $2,070 $2,100 $2,130 $2,160 $2,190 $2,220 $2,250 $2,280 $2,310 $2,340
Marketing &
Promotion $28,500 $21,380 $22,020 $22,680 $23,360 $24,060 $24,780 $25,520 $26,290 $27,080 $27,890
Credit Card
Commissions $7,160 $7,680 $8,240 $8,850 $9,460 $9,960 $10,550 $10,890 $11,300 $11,760 $12,040
Crane Rental $6,400 $6,880 $7,370 $7,810 $8,270 $8,660 $9,070 $9,350 $9,630 $9,920 $10,070
Dredging Expenses $140,810 $140,810 $57,160 $147,240 $147,240 $59,770 $153,970 $153,970 $62,500 $161,000
Contractual Labour $28,080 $28,500 $28,930 $29,360 $29,800 $30,250 $30,700 $31,160 $31,630 $32,100 $32,580
General & Admin. $15,000 $15,450 $15,910 $16,390 $16,880 $17,390 $17,910 $18,450 $19,000 $19,570 $20,160
Capital Reserve $40,270 $43,580 $47,200 $50,880 $54,610 $57,960 $61,690 $64,200 $67,050 $70,100 $72,170
Miscellaneous $12,000 $12,180 $12,360 $12,550 $12,740 $12,930 $13,120 $13,320 $13,520 $13,720 $13,930
Total Disbursements $389,260 $545,770 $565,000 $503,050 $614,220 $632,610 $564,520 $674,220 $691,130 $616,910 $729,880
Net Income Before
Debt Service & $13,460 $110,000 $92,990 $5,760 $68,130 $53,040 $52,380 $32,220 $20,670 $84,080 $8,170
Depreciation
Source: TOURISTICS, September 6, 2013 Note 1: Based on dredging budget of $125,000 in 2013 and 2014, and $50,000 in 2015 (5,000 cubic metres each
year for two years and 2,500 cubic metres each third year), increasing by inflation at 1.5% per annum until 2022 (i.e. $140,810). Note 2: Average annual
net income loss before debt service & depreciation over first 11 years of operation is $20,870
147
1
EXHIBIT 27A PROPOSED PORT HOPE MARINA FINANCIAL PROJECTIONS – INNER BASIN CONCEPT (137 Slips - 125 Seasonal)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Revenue
Winter Storage $49,480 $54,120 $58,890 $64,100 $69,540 $73,660 $78,350 $81,310 $84,630 $88,490 $90,700
Dryland Storage $5,370 $5,740 $6,130 $6,550 $6,980 $7,350 $7,780 $8,110 $8,370 $8,690 $8,820
Fuel/Oil $77,300 $84,670 $92,240 $99,250 $106,130 $112,090 $118,210 $121,830 $126,120 $130,150 $132,460
Pump-out Service $7,660 $8,370 $9,100 $9,800 $10,470 $11,060 $11,670 $12,040 $12,470 $12,870 $13,110
Total Revenue $402,720 $435,770 $472,010 $508,810 $546,090 $579,570 $616,900 $642,000 $670,460 $700,990 $721,710
Disbursements
Overtime/Shift
Utilities $14,500 $15,570 $16,690 $17,770 $18,910 $20,000 $21,140 $22,110 $23,120 $24,180 $25,020
Telephone $1,400 $1,420 $1,440 $1,460 $1,480 $1,500 $1,520 $1,540 $1,560 $1,580 $1,600
Office Supplies $2,800 $2,240 $2,270 $2,300 $2,330 $2,360 $2,400 $2,440 $2,480 $2,520 $2,560
Guest Supplies $5,710 $6,140 $6,580 $6,970 $7,380 $7,730 $8,090 $8,340 $8,590 $8,850 $8,980
Cost of Fuel/Oil $61,840 $67,740 $73,790 $79,400 $84,900 $89,670 $94,570 $97,460 $100,900 $104,120 $105,970
Insurance $3,660 $3,840 $4,030 $4,230 $4,440 $4,660 $4,890 $5,130 $5,390 $5,660 $5,940
Maintenance &
Repairs $6,440 $13,000 $14,040 $17,880 $21,000 $22,680 $24,490 $26,450 $28,570 $30,860 $33,330
Marketing &
Promotion $28,500 $21,380 $22,020 $22,680 $23,360 $24,060 $24,780 $25,520 $26,290 $27,080 $27,890
Credit Card
Commissions $7,160 $7,680 $8,240 $8,850 $9,460 $9,960 $10,550 $10,890 $11,300 $11,760 $12,040
Crane Rental $6,400 $6,880 $7,370 $7,810 $8,270 $8,660 $9,070 $9,350 $9,630 $9,920 $10,070
Dredging Expenses $100,000 $100,000 $40,000 $104,570 $104,570 $41,830 $109,350
Contractual Labour $28,080 $28,500 $28,930 $29,360 $29,800 $30,250 $30,700 $31,160 $31,630 $32,100 $32,580
General & Admin. $15,000 $15,450 $15,910 $16,390 $16,880 $17,390 $17,910 $18,450 $19,000 $19,570 $20,160
Capital Reserve $40,270 $43,580 $47,200 $50,880 $54,610 $57,960 $61,690 $64,200 $67,050 $70,100 $72,170
Miscellaneous $12,000 $12,180 $12,360 $12,550 $12,740 $12,930 $13,120 $13,320 $13,520 $13,720 $13,930
Net Income Before
Debt Service & $13,460 $30,810 $47,820 $62,920 $20,890 $5,800 $72,150 $17,180 $28,730 $104,750 $43,480
Depreciation
1
Source: TOURISTICS, September 6, 2013 Includes West Breakwater Note 1: Based on dredging budget of $100,000 in 2025 and 2026, and $40,000 in 2027 as provided by
Shoreplan Engineering, increasing by inflation at 1.5% per annum, increasing by inflation at 1.5% per annum. Note 2: Average annual net income before debt service &
depreciation over first 11 years of operation is $35,870
148
EXHIBIT 28A PROPOSED PORT HOPE MARINA FINANCIAL PROJECTIONS – EAST BEACH CONCEPT 1 (250 Slips - 230 Seasonal)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Revenue
Winter Storage $89,460 $94,970 $98,950 $102,730 $105,560 $108,200 $110,910 $113,680 $116,520 $119,430 $122,420
Dryland Storage $10,970 $11,880 $13,010 $13,690 $14,000 $14,210 $14,420 $14,630 $14,850 $15,080 $15,300
Fuel/Oil $185,040 $197,630 $210,240 $217,970 $222,430 $226,100 $230,520 $234,670 $238,540 $242,830 $246,840
Pump-out Service $18,330 $19,560 $20,910 $21,720 $22,180 $22,560 $23,030 $23,460 $23,860 $24,310 $24,720
Total Revenue $838,920 $891,050 $946,770 $985,670 $1,012,650 $1,040,980 $1,072,730 $1,104,140 $1,135,170 $1,168,760 $1,202,000
Disbursements
Overtime/Shift
Utilities $23,720 $25,520 $27,320 $28,750 $29,850 $30,900 $31,980 $33,100 $34,260 $35,460 $36,700
Telephone $1,350 $1,370 $1,390 $1,410 $1,430 $1,450 $1,470 $1,490 $1,510 $1,530 $1,550
Office Supplies $2,700 $2,160 $2,190 $2,220 $2,250 $2,280 $2,310 $2,340 $2,380 $2,420 $2,460
Guest Supplies $11,000 $11,770 $12,500 $12,970 $13,220 $13,420 $13,620 $13,820 $14,030 $14,240 $14,450
Cost of Fuel/Oil $148,030 $158,100 $168,190 $174,380 $177,940 $180,880 $184,420 $187,740 $190,830 $194,260 $197,470
Insurance $3,390 $3,560 $3,740 $3,930 $4,130 $4,340 $4,560 $4,790 $5,030 $5,280 $5,540
Maintenance &
Repairs $13,500 $27,000 $29,160 $31,490 $34,010 $36,730 $39,670 $42,840 $46,270 $49,970 $53,970
Marketing &
Promotion $30,000 $22,500 $23,180 $23,880 $24,600 $25,340 $26,100 $26,880 $27,690 $28,520 $29,380
Credit Card
Commissions $14,270 $15,080 $15,940 $16,510 $16,920 $17,280 $17,730 $18,160 $18,550 $19,000 $19,420
Crane Rental $12,010 $12,850 $13,650 $14,170 $14,440 $14,660 $14,880 $15,100 $15,330 $15,560 $15,790
Dredging Expenses $140,810 $142,920 $145,060 $147,240 $149,450 $151,690 $153,970
General & Admin. $20,000 $20,600 $21,220 $21,860 $22,520 $23,200 $23,900 $24,620 $25,360 $26,120 $26,900
Capital Reserve $83,890 $89,110 $94,680 $98,570 $101,270 $104,100 $107,270 $110,410 $113,520 $116,880 $120,200
Miscellaneous $15,000 $15,230 $15,460 $15,690 $15,930 $16,170 $16,410 $16,660 $16,910 $17,160 $17,420
Net Income Before
Debt Service & $241,580 $261,960 $287,820 $303,940 $172,080 $180,670 $191,040 $200,910 $210,230 $220,840 $230,860
Depreciation
Source: TOURISTICS, September 6, 2013
149
EXHIBIT 28B PROPOSED PORT HOPE MARINA FINANCIAL PROJECTIONS – EAST BEACH CONCEPT 2 (300 Slips - 276 Seasonal)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Revenue
Winter Storage $89,780 $96,510 $103,410 $110,150 $116,790 $123,060 $129,940 $135,610 $142,550 $146,500 $150,170
Dryland Storage $11,020 $11,700 $12,400 $13,210 $14,130 $14,910 $15,770 $16,640 $18,140 $18,470 $18,740
Fuel/Oil $188,480 $201,270 $215,690 $227,670 $240,430 $251,630 $264,140 $274,960 $290,750 $295,470 $300,270
Pump-out Service $18,770 $20,020 $21,460 $22,640 $23,930 $25,030 $26,300 $27,410 $29,070 $29,560 $30,050
Total Revenue $860,140 $914,550 $979,820 $1,039,300 $1,104,570 $1,165,590 $1,234,990 $1,296,590 $1,384,140 $1,425,440 $1,465,600
Disbursements
Overtime/Shift
Utilities $23,720 $25,430 $27,230 $29,030 $30,930 $32,820 $34,800 $36,780 $39,410 $40,780 $42,210
Telephone $1,350 $1,370 $1,390 $1,410 $1,430 $1,450 $1,470 $1,490 $1,510 $1,530 $1,550
Office Supplies $2,700 $2,160 $2,190 $2,220 $2,250 $2,280 $2,310 $2,340 $2,380 $2,420 $2,460
Guest Supplies $11,000 $11,720 $12,450 $13,150 $13,870 $14,550 $15,240 $15,890 $16,860 $17,110 $17,370
Cost of Fuel/Oil $150,780 $161,020 $172,550 $182,140 $192,340 $201,300 $211,310 $219,970 $232,600 $236,380 $240,220
Insurance $3,390 $3,560 $3,740 $3,930 $4,130 $4,340 $4,560 $4,790 $5,030 $5,280 $5,540
Maintenance &
Repairs $16,200 $32,400 $34,990 $37,790 $40,810 $44,070 $47,600 $51,410 $55,520 $59,960 $64,760
Marketing &
Promotion $30,000 $22,500 $23,180 $23,880 $24,600 $25,340 $26,100 $26,880 $27,690 $28,520 $29,380
Credit Card
Commissions $14,910 $15,770 $16,810 $17,750 $18,840 $19,680 $20,720 $21,560 $22,840 $23,410 $23,920
Crane Rental $12,010 $12,790 $13,590 $14,350 $15,130 $15,870 $16,630 $17,340 $18,400 $18,670 $18,950
Dredging Expenses $151,690 $151,690
General & Admin. $20,000 $20,600 $21,220 $21,860 $22,520 $23,200 $23,900 $24,620 $25,360 $26,120 $26,900
Capital Reserve $86,010 $91,460 $97,980 $103,930 $110,460 $116,560 $123,500 $129,660 $138,410 $142,540 $146,560
Miscellaneous $15,000 $15,230 $15,460 $15,690 $15,930 $16,170 $16,410 $16,660 $16,910 $17,160 $17,420
Total Disbursements $606,320 $640,940 $673,820 $704,110 $736,480 $766,980 $800,370 $831,590 $872,240 $1,046,890 $1,070,430
Net Income Before
Debt Service & $253,820 $273,610 $306,000 $335,190 $368,090 $398,610 $434,620 $465,000 $511,900 $378,550 $395,170
Depreciation
150
EXHIBIT 28C PROPOSED PORT HOPE MARINA FINANCIAL PROJECTIONS – EAST BEACH CONCEPT 3 (350 Slips - 322 Seasonal)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Revenue
Winter Storage $89,780 $97,260 $103,260 $111,640 $120,380 $128,470 $137,260 $144,210 $151,130 $158,690 $165,080
Dryland Storage $11,020 $11,980 $13,160 $14,030 $14,930 $15,780 $16,700 $17,540 $18,300 $19,130 $19,790
Fuel/Oil $191,920 $207,230 $222,640 $237,120 $252,310 $266,490 $281,730 $294,470 $306,620 $319,430 $329,720
Pump-out Service $19,220 $20,730 $22,370 $23,780 $25,280 $26,670 $28,200 $29,480 $30,690 $31,980 $33,010
Total Revenue $864,520 $928,660 $996,600 $1,066,890 $1,141,070 $1,215,060 $1,297,040 $1,367,760 $1,437,370 $1,513,610 $1,578,390
Disbursements
Overtime/Shift
Utilities $23,720 $25,690 $27,690 $29,690 $31,800 $33,930 $36,160 $38,290 $40,410 $42,640 $44,730
Telephone $1,350 $1,370 $1,390 $1,410 $1,430 $1,450 $1,470 $1,490 $1,510 $1,530 $1,550
Office Supplies $2,700 $2,160 $2,190 $2,220 $2,250 $2,280 $2,310 $2,340 $2,380 $2,420 $2,460
Guest Supplies $11,000 $11,880 $12,730 $13,540 $14,380 $15,180 $16,000 $16,720 $17,400 $18,090 $18,680
Cost of Fuel/Oil $163,130 $176,150 $189,240 $201,550 $214,460 $226,520 $239,470 $250,300 $260,630 $271,520 $280,260
Insurance $3,390 $3,560 $3,740 $3,930 $4,130 $4,340 $4,560 $4,790 $5,030 $5,280 $5,540
Maintenance &
Repairs $18,900 $37,800 $40,820 $44,090 $47,620 $51,430 $55,540 $59,980 $64,780 $69,960 $75,560
Marketing &
Promotion $30,000 $22,500 $23,180 $23,880 $24,600 $25,340 $26,100 $26,880 $27,690 $28,520 $29,380
Credit Card
Commissions $15,040 $16,050 $17,100 $18,210 $19,400 $20,450 $21,690 $22,690 $23,660 $24,770 $25,620
Crane Rental $12,010 $12,970 $13,900 $14,790 $15,700 $16,570 $17,470 $18,260 $19,000 $19,750 $20,390
Dredging Expenses $151,690 $151,690
Lease Expenses $480.00 $480.00 $480.00 $480.00 $480.00 $480.00 $480.00 $480.00 $480.00 $480.00 $480.00
General & Admin. $24,000 $24,720 $25,460 $26,220 $27,010 $27,820 $28,650 $29,510 $30,400 $31,310 $32,250
Capital Reserve $86,450 $92,870 $99,660 $106,690 $114,110 $121,510 $129,700 $136,780 $143,740 $151,360 $157,840
Miscellaneous $17,000 $17,260 $17,520 $17,780 $18,050 $18,320 $18,590 $18,870 $19,150 $19,440 $19,730
Total Disbursements $652,140 $694,740 $731,020 $766,910 $804,590 $841,550 $881,180 $917,340 $953,270 $1,143,050 $1,177,550
Net Income Before
Debt Service & $212,380 $233,920 $265,580 $299,980 $336,480 $373,510 $415,860 $450,420 $484,100 $370,560 $400,840
Depreciation
151
EXHIBIT 29A DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
PORT HOPE MARINA – INNER BASIN CONCEPT (137 Slips)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Net Income Before
Debt Service & $13,460 $110,000 $92,990 $5,760 $68,130 $53,040 $52,380 $32,220 $20,670 $84,080 $8,170
1
Depreciation
Annual Debenture
Principal & Interest $232,450 $232,450 $232,450 $232,450 $232,450 $232,450 $232,450 $232,450 $232,450 $232,450 $232,450
2
Payments
Annual Net Revenue/
Taxation $218,990 $342,450 $325,440 $226,690 $300,580 $285,490 $180,070 $264,670 $253,120 $148,370 $240,620
Requirement to
3
Breakeven
1
EXHIBIT 27
2
Based on total capital cost of $3,597,000 and an Infrastructure Ontario 25 year debenture at 4.09% interest for the full $3,597,000
3
Would require an average annual residential levy of $30.00, Port Hope Finance Department
Notes: 2013 Model for tax rate calculation was used. The model does not include any changes in future assessment, area rating, or future budgetary
increases. All scenarios are based off of a residential assessment value of $250,000. County and Education taxes are not included
EXHIBIT 29B DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
PORT HOPE MARINA – INNER BASIN CONCEPT (137 Slips)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Net Income Before
Debt Service & $13,460 $110,000 $92,990 $5,760 $68,130 $53,040 $52,380 $32,220 $20,670 $84,080 $8,170
1
Depreciation
Annual Debenture
2
Payments
Annual Net Revenue/
Taxation $154,360 $277,820 $260,810 $162,060 $235,950 $220,860 $115,440 $200,040 $188,490 $83,740 $175,990
Requirement to
3
Breakeven
1
EXHIBIT 27
2
Based on total capital cost of $3,597,000, a grant of $1,000,000 and an Infrastructure Ontario 25 year debenture of $2,597,000 at 4.09% interest
3
152
EXHIBIT 29C DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
PORT HOPE MARINA – INNER BASIN CONCEPT WITH WEST BREAKWATER IN PLACE (137 Slips)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Net Income Before
Debt Service & $13,460 $30,810 $47,820 $62,920 $20,890 $5,800 $72,150 $17,180 $28,730 $104,750 $43,480
1
Depreciation
Annual Debenture
2
Payments
Annual Net Revenue/
Taxation $531,310 $513,960 $496,950 $481,850 $565,660 $550,570 $472,620 $527,590 $516,040 $440,020 $501,290
Requirement to
3
Breakeven
1
EXHIBIT 27A
2
Based on total capital cost of $8,430,000 and an Infrastructure Ontario 25 year debenture at 4.09% interest for the full $8,430,000
3
EXHIBIT 29D DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
PORT HOPE MARINA – INNER BASIN CONCEPT WITH WEST BREAKWATER IN PLACE (137 Slips)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Net Income Before
Debt Service & $13,460 $30,810 $47,820 $62,920 $20,890 $5,800 $72,150 $17,180 $28,730 $104,750 $43,480
1
Depreciation
Annual Debenture
2
Payments
Annual Net Revenue/
Taxation $466,680 $449,330 $432,320 $417,220 $501,030 $485,940 $407,990 $462,960 $451,410 $375,390 $436,660
Requirement to
3
Breakeven
1
EXHIBIT 27A
2
Based on total capital cost of $8,430,000, a grant of $1,000,000 and an Infrastructure Ontario 25 year debenture of $7,430,000 at 4.09% interest
3
153
EXHIBIT 30A DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
PORT HOPE MARINA – EAST BEACH LOCATION CONCEPT 1 (250 Slips)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Net Income
Before Debt
Service & $241,580 $261,960 $287,820 $303,940 $172,080 $180,670 $191,040 $200,910 $210,230 $220,840 $230,860
1
Depreciation
Annual
Debenture
Principal & $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830 $1,956,830
Interest
2
Payments
Annual Net
Revenue/
Taxation $1,715,250 $1,694,870 $1,669,010 $1,652,890 $1,784,750 $1,776,160 $1,765,790 $1,755,920 $1,746,600 $1,735,990 $1,725,970
Requirement
to
3
Breakeven
1
EXHIBIT 28A
2
Based on total capital cost of $30,281,000 and an Infrastructure Ontario 25 year debenture at 4.09% interest
3
154
EXHIBIT 30B DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Net Income
Before Debt $253,820 $273,610 $306,000 $335,190 $368,090 $398,610 $434,620 $465,000 $511,900 $378,550 $395,170
Service &
1
Depreciation
Annual
Debenture
Principal & $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490 $2,163,490
Interest
2
Payments
Annual Net
Revenue/
Taxation $1,909,670 $1,889,880 $1,857,490 $1,828,300 $1,795,400 $1,764,880 $1,728,870 $1,698,490 $1,651,590 $1,784,940 $1,768,320
Requirement
to
3
Breakeven
1
EXHIBIT 28B
2
3
155
EXHIBIT 30C DEBENTURE PRINCIPAL AND INTEREST PAYMENTS AND NET REVENUE/TAXATION REQUIREMENT TO BREAKEVEN
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Net Income
Before Debt $212,380 $233,920 $265,580 $299,980 $336,480 $373,510 $415,860 $450,420 $484,100 $370,560 $400,840
Service &
1
Depreciation
Annual
Debenture
Principal & $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250 $2,272,250
Interest
2
Payments
Annual Net
Revenue/
Taxation
Requirement $2,059,870 $2,038,330 $2,006,670 $1,972,270 $1,935,770 $1,898,740 $1,856,390 $1,821,830 $1,788,150 $1,901,690 $1,871,410
to
3
Breakeven
1
EXHIBIT 28C
2
3
156
EXHIBIT 31 REVENUES AND EXPENSES FOR OWNED AND OPERATED MUNICIPAL MARINAS
1 2 2 2 2
Peterborough Leamington Port Colborne Whitby Kingston
Total Slips 80 292 700 420 700
# Occupied # Occupied # Occupied # Occupied # Occupied
Seasonal Slips 50 49 192 192 400 396 395 395 500 500
Transient Slips 30 585 100 2,040 300 6,120 25 2,250 200 10,650
Revenues
Consolidated $232,170 $572,740 $832,000 $1,356,630 $1,196,730
Revenues & $1,265,380 $871,290
Fees
Grants $4,000
Miscellaneous & $83,260 $41,870
External
Recoveries
Transfers from $3,990
Reserves &
Internal
Recoveries
Winter Storage $64,800
Sale of Fuel $218,770
Expenses
Salaries, Wages $131,190 $248,540 $289,560 $595,980 $527,330
& Benefits
Contractual $28,300 $48,010 $84,630
Materials, $89,140 $152,890 $384,800 $38,030
Supplies
Repairs & $19,970 $25,100 $43,340
Maintenance
Fees & Debt 4,890 $23,260
Charges
Rentals $18,840 $14,060
Transfers $8,950
Building Related $226,060
Costs & Utilities
Equipment $80,010 $211,970 $194,380
Maintenance &
Fuel
Administrative $112,010 $65,390
Costs
Transfers to $65,500 $171,080 $23,010
Reserves &
Internal
Transfers
Purchase for $198,320
Resale
Total Operating $301,280 $572,040 $722,370 $1,355,130 $1,173,710
Expenses
Net Cash Flow ($69,110) $700 $109,630 $1,500 $23,010
Before Debt
Service
Interest on Long $67,030

Term Debt
Amortization $57,090 $247,680
Cash Flow After (56,390) ($205,080)
Debt Service
Note: There is no standard for the way in which municipalities provide financial information on their marinas. The
information presented in this EXHIBIT is presented as given
1
For the 2012 operating season
2
For the 2011 operating season
157
EXHIBIT 32 LEASE PAYMENTS FOR MUNICIPALLY OWNED MARINAS
Marina Location Number Occupied Number Occupied Current Annual

of of Lease
Seasonal Transient Payments
Slips Slips
1
Bluffers Park Marina Toronto, 410 410 20 950 $108,000.00
Ontario
1
Toronto Island Marina Toronto, 100 100 50 2,000 $126,000.00
Ontario
Port Dalhousie Pier St. Catharines, 445 445 20 650 $265,700.00
2
Marina Ontario
1
Toronto Island Marina and Bluffers Park Marina are owned by the City. Based on a call for tenders in 2006,
separate 20 leases commencing July 1, 2006, have been granted to private operators based on 6% of gross annual
revenues. The operators are responsible for all operating costs, capital costs including dredging, utilities and
property taxes.
2
The City of St. Catharines’ lease with Port Dalhousie Pier Inc. commenced May 15, 1995 and continues until April
14, 2015. There is an option to renew the lease for a further possible twenty year term in five year periods subject to
renegotiated provisions of the lease. The lease which commenced at 15% of gross receipts for 1995 and 1996, calls
for an increase of 1% of gross revenues every two years. It currently stands at 25% of gross receipts in 2013 and will
continue at this rate for each year, or each part thereof, that the lease remains in effect. Lease payments are due
and payable quarterly.
158
EXHIBIT 33 CAPITAL COSTS BY CONSTRUCTION PERIOD FOR PROPOSED PORT HOPE

MARINA – INNER BASIN CONCEPT (137 Slips)
Total Cost Marina Basin Components and Site Work - $3,597,000

2020 2021
Total in Each Year $719,400 (20%) $2,877,600 (80%)
Total Cost Marina Basin Components and Site Work Including West Breakwater - $8,430,000
2020 2021
Total in Each Year $3,372,000 (40%) $5,058,000 (60%)
Source: Shoreplan Engineering Limited
EXHIBIT 34 CAPITAL COSTS BY CONSTRUCTION PERIOD FOR PROPOSED PORT HOPE

MARINA – EAST BEACH LOCATION
Total Cost Concept 1 (250 slips) Marina Basin Components and Site Work - $30,281,000
2017 2018
2017 2018
2017 2018
Source: Shoreplan Engineering Limited
159
EXHIBIT 35A ECONOMIC IMPACTS DUE TO CONSTRUCTION OF PORT HOPE MARINA

- INNER BASIN CONCEPT (137 Slips)
1
Total Construction Cost - $3,597,000 2020 2021
Total Annual Construction Cost $719,400 $2,877,600
2
Gross Domestic Product (GDP) in Port Hope & Northumberland County
Direct $216,000 $864,000
Indirect $32,540 $130,170
Induced $51,270 $205,080
Total $299,810 $1,199,250
Labour Income
Direct $147,320 $589,280
Indirect $23,760 $95,040
Induced $32,440 $129,760
Total $203,520 $814,080
Jobs Created
Direct 2 8
Indirect 1 1
Induced 0 2
Total 3 11
Total Taxes
Federal $68,430 $273,720
Provincial $57,950 $231,790
Municipal $16,420 $65,670
Total $142,800 $571,180
1
Source: EXHIBIT 33
2
Ontario Ministry of Tourism, Tourism Regional Economic Impact Model (TREIM). Since the Municipality of Port
Hope and Northumberland County do not have all of the industrial, manufacturing and service industries impacted by
the marina construction spending, a portion is leaked to the rest of Ontario. We have not shown the economic
impact on the rest of Ontario.
160
EXHIBIT 35B ECONOMIC IMPACTS DUE TO CONSTRUCTION OF PORT HOPE MARINA

- INNER BASIN CONCEPT INCLUDING WEST BREAKWATER (137 Slips)
1
Total Annual Construction Cost $3,372,000 $5,058,000
2
Direct $1,012,450 $1,518,670
Indirect $152,540 $228,800
Induced $240,320 $360,480
Total $1,405,310 $2,107,950
Labour Income
Direct $690,530 $1,035,790
Indirect $111,370 $167,050
Induced $152,050 $228,080
Total $953,950 $1,430,920
Jobs Created
Direct 9 14
Indirect 2 3
Induced 2 3
Total 13 20
Total Taxes
Federal $320,750 $481,130
Provincial $271,610 $407,410
Municipal $76,960 $115,440
Total $669,320 $1,003,980
1
Source: EXHIBIT 33
2
Ontario Ministry of Tourism, Tourism Regional Economic Impact Model (TREIM). Since the Municipality of Port
Hope and Northumberland County do not have all of the industrial, manufacturing and service industries impacted by
the marina construction spending, a portion is leaked to the rest of Ontario. We have not shown the economic mpact
on the rest of Ontario.
161
EXHIBIT 36A ECONOMIC IMPACTS DUE TO CONSTRUCTION OF PORT HOPE MARINA

- EAST BEACH LOCATION CONCEPT 1 (250 Slips)
1
2
Direct $5,455,150 $3,636,770
Indirect $821,880 $547,920
Induced $1,294,870 $863,240
Total $7,571,900 $5,047,930
Labour Income
Direct $3,720,610 $2,480,400
Indirect $600,050 $400,030
Induced $819,270 $546,180
Total $5,139,930 $3,426,610
Jobs Created
Direct 49 32
Indirect 9 6
Induced 12 8
Total 70 46
Total Taxes
Federal $1,728,230 $1,152,150
Provincial $1,463,450 $975,630
Municipal $414,660 $276,440
Total $3,606,340 $2,404,220
1
Source: EXHIBIT 34
2
Ontario Ministry of Tourism, Tourism Regional Economic Impact Model (TREIM). Since the Municipality of Port Hope
and Northumberland County do not have all of the industrial, manufacturing and service industries impacted by the
marina construction spending, a portion is leaked to the rest of Ontario. We have not shown the economic impact
162
EXHIBIT 36B ECONOMIC IMPACTS DUE TO CONSTRUCTION OF PORT HOPE MARINA

1
2
Direct $6,031,270 $4,020,850
Indirect $908,680 $605,790
Induced $1,431,620 $954,410
Total $8,371,570 $5,581,050
Labour Income
Direct $4,113,540 $2,742,360
Indirect $663,420 $442,280
Induced $905,800 $603,860
Total $5,682,760 $3,788,500
Jobs Created
Direct 54 36
Indirect 10 7
Induced 14 9
Total 78 52
Total Taxes
Federal $1,910,750 $1,273,830
Provincial $1,618,010 $1,078,670
Municipal $458,450 $305,630
Total $3,987,210 $2,658,130
1
Source: EXHIBIT 34
2
163
EXHIBIT 36C ECONOMIC IMPACTS DUE TO CONSTRUCTION OF PORT HOPE MARINA

1
2
Direct $6,334,470 $4,222,980
Indirect $954,360 $636,240
Induced $1,503,590 $1,002,390
Total $8,792,420 $5,861,610
Labour Income
Direct $4,320,330 $2,880,220
Indirect $696,770 $464,510
Induced $951,330 $634,220
Total $5,968,430 $3,978,950
Jobs Created
Direct 57 38
Indirect 11 7
Induced 14 10
Total 82 55
Total Taxes
Federal $2,006,800 $1,337,870
Provincial $1,699,340 $1,132,900
Municipal $481,500 $321,000
Total $4,187,640 $2,791,770
1
Source: EXHIBIT 34
2
164
EXHIBIT 37 ECONOMIC IMPACTS DUE TO OPERATION OF PORT HOPE MARINA – INNER BASIN CONCEPT (137 Slips - 125
Seasonal, 12 Transient)
2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031
Direct Expenditures
Total Revenues at $402,720 $435,770 $472,010 $508,810 $546,090 $579,570 $616,900 $642,000 $670,460 $700,990 $721,710
1
Marina
Total Seasonal Boater
Expenditures Away $79,290 $85,900 $92,700 $98,750 $104,960 $110,370 $115,920 $119,640 $123,440 $127,330 $129,240
2
from Marina
Total Transient Boater
3
from Marina
Total $504,870 $544,880 $588,270 $631,470 $675,320 $715,070 $759,210 $788,430 $829,350 $864,310 $896,520
4
Direct $197,380 $213,020 $229,980 $246,870 $264,010 $279,550 $296,810 $308,230 $324,230 $337,900 $350,490
Indirect $52,690 $56,860 $61,390 $65,900 $70,480 $74,620 $79,230 $82,280 $86,550 $90,200 $93,560
Induced $44,520 $48,050 $51,880 $55,690 $59,550 $63,060 $66,950 $69,530 $73,140 $76,220 $79,060
Total $294,590 $317,930 $343,250 $368,460 $394,040 $417,230 $442,990 $460,040 $483,920 $504,320 $523,110
4
Labour Income
Direct $128,520 $138,700 $149,750 $160,740 $171,910 $182,020 $193,260 $200,700 $211,120 $220,010 $228,210
Indirect $36,880 $39,800 $42,970 $46,130 $49,330 $52,240 $55,460 $57,600 $60,590 $63,140 $65,490
Induced $27,950 $30,170 $32,570 $34,960 $37,390 $39,590 $42,030 $43,650 $45,910 $47,850 $49,630
Total $193,350 $208,670 $225,290 $241,830 $258,630 $273,850 $290,750 $301,950 $317,620 $331,000 $343,330
4
Jobs Created
Direct 4 4 4 4 5 5 5 6 6 6 6
Indirect 1 1 1 1 1 1 1 1 1 1 1
Induced 0 0 0 1 1 1 1 1 1 1 1
Total 5 5 5 6 7 7 7 8 8 8 8
4
Total Taxes
Federal $76,530 $82,600 $89,180 $95,730 $102,370 $108,400 $115,090 $119,520 $125,720 $131,020 $135,910
Provincial $63,910 $68,970 $74,460 $79,930 $85,480 $90,510 $96,100 $99,800 $104,980 $109,410 $113,480
Municipal $1,120 $1,210 $1,310 $1,400 $1,500 $1,590 $1,690 $1,750 $1,840 $1,920 $1,990
Total $141,560 $152,780 $164,950 $177,060 $189,350 $200,500 $212,880 $221,070 $232,540 $242,350 $251,380
1 2
Source: EXHIBIT 27. Expenditures in the Municipality of Port Hope and Northumberland County exclusive of monies spent at marina, based on number of
occupied seasonal slips and an average expenditure of $1,170.00 for sail boats, and $2,035.00 for power boats. Assumes 55% of expenditures will be made in
3
Port Hope and Northumberland County. Expenditures in the Municipality of Port Hope and Northumberland County exclusive of monies spent at marina, based
on number of transient boats attracted to the marina as shown in EXHIBIT 25 and an average per person expenditure of $21.80 for less than 12 hour stay; $38.80
for less than 24 hours and not overnight; and $174.65 overnight (average stay 2 nights). Assumes 2.1 persons per boat as per industry average.
165
EXHIBIT 38A ECONOMIC IMPACTS DUE TO OPERATION OF PORT HOPE MARINA – EAST BEACH LOCATION CONCEPT 1 (250 Slips –
230 Seasonal, 20 Transient)
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Direct Expenditures
Total Revenues at $838,920 $891,050 $946,770 $985,670 $1,012,650 $1,040,980 $1,072,730 $1,104,140 $1,135,170 $1,168,760 $1,202,000
1
Marina
2
from Marina
3
from Marina
Total $1,099,070 $1,165,050 $1,250,480 $1,299,450 $1,332,570 $1,366,180 $1,405,100 $1,450,140 $1,487,280 $1,535,480 $1,574,750
4
Direct $429,680 $455,470 $488,870 $508,010 $520,960 $534,100 $549,320 $566,930 $581,450 $600,290 $615,640
Indirect $114,700 $121,590 $130,500 $135,610 $139,070 $142,580 $146,640 $151,340 $155,210 $160,240 $164,340
Induced $96,920 $102,740 $110,280 $114,600 $117,520 $120,480 $123,910 $127,890 $131,160 $135,410 $138,870
Total $641,300 $679,800 $729,650 $758,220 $777,550 $797,160 $819,870 $846,160 $867,820 $895,940 $918,850
4
Labour Income
Direct $279,770 $296,570 $318,320 $330,780 $339,210 $347,770 $357,680 $369,140 $378,590 $390,860 $400,860
Indirect $80,290 $85,110 $91,350 $94,930 $97,350 $99,800 $102,650 $105,940 $108,650 $112,170 $115,040
Induced $60,850 $64,500 $69,230 $71,940 $73,770 $75,640 $77,790 $80,280 $82,340 $85,010 $87,180
Total $420,910 $446,180 $478,900 $497,650 $510,330 $523,210 $538,120 $555,360 $569,580 $588,040 $603,080
4
Jobs Created
Direct 8 8 9 9 9 10 10 10 10 11 11
Indirect 1 1 1 2 2 2 2 2 2 2 2
Induced 1 1 1 1 1 1 1 1 1 1 1
Total 10 10 11 12 12 13 13 13 13 14 14
4
Total Taxes
Federal $166,610 $176,610 $189,560 $196,990 $202,010 $207,100 $213,000 $219,830 $225,460 $232,770 $238,720
Provincial $139,120 $147,470 $158,290 $164,490 $168,680 $172,930 $177,860 $183,560 $188,260 $194,360 $199,330
Municipal $2,440 $2,590 $2,780 $2,890 $2,960 $3,040 $3,120 $3,220 $3,310 $3,410 $3,500
Total $308,170 $326,670 $350,630 $364,370 $373,650 $383,070 $393,980 $406,610 $417,030 $430,540 $441,550
1 2
Source: EXHIBIT 28A. Expenditures in the Municipality of Port Hope and Northumberland County exclusive of monies spent at marina, based on number of
3
on number of transient boats attracted to the marina as shown in EXHIBIT 26A and an average per person expenditure of $21.80 for less than 12 hour stay;
$38.80 for less than 24 hours and not overnight; and $174.65 overnight (average stay 2 nights). Assumes 2.1 persons per boat as per industry average.
166
EXHIBIT 38B ECONOMIC IMPACTS DUE TO OPERATION OF PORT HOPE MARINA – EAST BEACH LOCATION CONCEPT 2 (300 Slips -
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Direct Expenditures
Total Revenues at $860,140 $914,550 $979,820 $1,039,300 $1,104,570 $1,165,590 $1,234,990 $1,296,590 $1,384,140 $1,425,440 $1,465,600
1
Marina
2
from Marina
3
from Marina
Total $1,145,780 $1,213,520 $1,302,160 $1,374,400 $1,454,490 $1,528,430 $1,619,500 $1,694,690 $1,801,690 $1,849,170 $1,895,690
4
Direct $447,940 $474,420 $509,070 $537,320 $568,630 $597,530 $633,140 $662,530 $704,360 $722,920 $741,110
Indirect $119,570 $126,640 $135,890 $143,430 $151,790 $159,510 $169,010 $176,860 $188,030 $192,980 $197,840
Induced $101,040 $107,020 $114,840 $121,210 $128,270 $134,790 $142,820 $149,450 $158,890 $163,080 $167,180
Total $668,550 $708,080 $759,800 $801,960 $848,690 $891,830 $944,970 $988,840 $1,051,280 $1,078,980 $1,106,130
4
Labour Income
Direct $291,660 $308,910 $331,470 $349,860 $370,250 $389,070 $412,250 $432,390 $458,630 $470,720 $482,560
Indirect $83,700 $88,650 $95,130 $100,400 $106,250 $111,660 $118,310 $123,800 $131,620 $135,090 $138,490
Induced $63,430 $67,180 $72,090 $76,090 $80,520 $84,620 $89,660 $93,820 $99,750 $102,370 $104,950
Total $438,790 $464,740 $498,690 $526,350 $557,020 $585,350 $620,220 $649,010 $690,000 $708,180 $726,000
4
Jobs Created
Direct 8 9 9 10 10 11 11 12 13 13 13
Indirect 1 1 2 2 2 2 2 2 2 2 2
Induced 1 1 1 1 1 1 1 1 1 2 2
Total 10 11 12 13 13 14 14 15 16 17 17
4
Total Taxes
Federal $173,690 $183,960 $197,400 $208,350 $220,490 $231,700 $245,500 $256,900 $273,120 $280,320 $287,370
Provincial $145,030 $153,610 $164,830 $173,970 $184,110 $193,470 $205,000 $214,520 $228,060 $234,070 $239,960
Municipal $2,550 $2,700 $2,900 $3,050 $3,230 $3,400 $3,600 $3,770 $4,000 $4,110 $4,210
Total $321,270 $340,270 $365,130 $385,370 $407,830 $428,570 $454,100 $475,190 $505,180 $518,500 $531,540
1 2
Source: EXHIBIT 28B. Expenditures in the Municipality of Port Hope and Northumberland County exclusive of monies spent at marina, based on number of
3
on number of transient boats attracted to the marina as shown in EXHIBIT 26B and an average per person expenditure of $21.80 for less than 12 hour stay;
167
EXHIBIT 38C ECONOMIC IMPACTS DUE TO OPERATION OF PORT HOPE MARINA – EAST BEACH LOCATION CONCEPT 3 (350 Slips -
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Direct Expenditures
Total Revenues at $864,520 $928,660 $996,600 $1,066,890 $1,141,070 $1,215,060 $1,297,040 $1,367,760 $1,437,370 $1,513,610 $1,578,390
1
Marina
2
from Marina
3
from Marina
Total $1,170,380 $1,250,860 $1,344,000 $1,429,280 $1,519,710 $1,609,860 $1,716,320 $1,810,280 $1,902,750 $1,994,060 $2,079,720
4
Direct $457,550 $489,020 $599,700 $558,770 $594,120 $629,370 $670,990 $707,720 $743,870 $779,570 $813,060
Indirect $122,140 $130,540 $146,430 $149,160 $158,600 $168,010 $179,120 $188,920 $198,570 $208,100 $217,040
Induced $103,210 $110,310 $130,770 $126,050 $134,020 $141,970 $151,360 $159,650 $167,800 $175,850 $183,410
Total $682,900 $729,870 $876,900 $833,980 $886,740 $939,350 $1,001,470 $1,056,290 $1,110,240 $1,163,520 $1,213,510
4
Labour Income
Direct $297,930 $318,410 $382,990 $363,830 $386,850 $409,800 $436,900 $460,820 $484,350 $507,600 $529,400
Indirect $85,500 $91,380 $103,110 $104,410 $111,020 $117,600 $125,380 $132,250 $139,000 $145,670 $151,930
Induced $64,800 $69,250 $82,470 $79,130 $84,140 $89,130 $95,020 $100,220 $105,340 $110,400 $115,140
Total $448,230 $479,040 $568,570 $547,370 $582,010 $616,530 $657,300 $693,290 $728,690 $763,670 $796,470
4
Jobs Created
Direct 8 9 9 10 11 11 12 13 13 14 15
Indirect 1 1 2 2 2 2 2 2 2 2 2
Induced 1 1 1 1 1 1 1 1 2 2 2
Total 10 11 12 13 14 14 15 16 17 18 19
4
Total Taxes
Federal $177,420 $189,620 $216,900 $216,670 $230,380 $244,040 $260,180 $274,420 $288,440 $302,280 $315,270
Provincial $148,150 $158,340 $183,730 $180,920 $192,370 $203,780 $217,260 $229,150 $240,850 $252,410 $263,260
Municipal $2,600 $2,780 $3,420 $3,180 $3,380 $3,580 $3,810 $4,020 $4,230 $4,430 $4,620
Total $328,170 $350,740 $404,050 $400,770 $426,130 $451,400 $481,250 $507,590 $533,520 $559,120 $583,150
1 2
Source: EXHIBIT 28C. Expenditures in the Municipality of Port Hope and Northumberland County exclusive of monies spent at marina, based on number of
3
on number of transient boats attracted to the marina as shown in EXHIBIT 26C and an average per person expenditure of $21.80 for less than 12 hour stay;
168
EXHIBIT 39 SITES AND GENERAL AREA COMPARISONS
Site
Inner Basin East Beach
Access & egress (by land) direct access off of Hayward Street, direct access off of Madison & King
egress may be a problem due to the Streets, egress may be a problem if
visibility of seeing traffic coming from entrance is closer to Mill Street
around the bend in Hayward Street South than King Street due to the
to the west visibility of seeing traffic coming from
around the bend from King Street to
the east
Access & egress (by water) when water is low due to silting, excellent access & egress for all
access & egress may be a problem three scenarios
for unfamiliar boaters
Size and configuration current basin limited to proposed concepts include 250, 300,
approximately 137 slips, if moorings & 350 slips, could be larger is
used there is sufficient space to required
increase the number of yacht club
member boats beyond the current 32
Ease of dredging requires annual dredging, ease is not would require dredging far less often
a problem (i.e. possibly every 10 years), ease is
not a problem
Visibility (by land) visibility from the west is blocked by excellent visibility from Madison
the CAMECO facility to the west but Street to the west and King Street to
will be improved with changes the north
indicate by CAMECO’s Vision in
Motion, visibility from the east will be
impacted by height of facilities on re-
developed Centre Pier
Visibility (by water) visibility from the west is blocked by visibility from the east is unlimited,
the CAMECO facility, visibility from visibility from the west may be
the east will be determined by the partially blocked by the height of
height of new development on the development at the south end of the
Centre Pier Centre Pier
Compatibility of surrounding uses industrial use to the west, and noise noise & regularity of passing trains to
& regularity of passing trains to the the north considered a problem for
north considered a problem for some some seasonal & transient boaters
seasonal & transient boaters,
development of the Centre Pier as
mixed use commercial/open space
would be a plus
Character & condition of adjacent industrial to west, will be improved existing marina building to west, in
properties with removal of some CAMECO excellent condition; mixed
buildings & changes with Vision in commercial residential on north side
Motion; open space industrial to the of Madison, well kept properties;
north, not likely to be developed due existing parking area at foot of King
to overhead train trestles; use of Street to the west may change with
Centre Pier to the east to be decided development of marina
Adjacent land uses and their future development of lands north of residential development north of
potential Hayward Street limited by train Hayward Street compatible with
trestles, development of Centre Pier marina, spit to west occupied current
limited only by zoning & would likely marina compatible
positively impact marina
Potential for additional future only possibility would be through a unlimited – breakwaters would need
expansion reduction in the size of the Centre to be extended farther into Lake
Pier Ontario, any questions regarding
extending beyond existing
municipally owned water lot would
need to be addressed
Proximity to downtown Port Hope & within walking distance by street and within walking distance by street and
community services walking trails walking trails
169
EXHIBIT 39 SITES AND GENERAL AREA COMPARISONS (Continued)
Site
Inner Basin East Beach
Linkages to off-site facility site has access to municipal water, site has access to municipal water,
requirements sewer & hydro sewer & hydro
Proximity to off-site facilities restaurants, retail shopping within restaurants, retail shopping within
important to boaters walking distance, LCBO and grocery walking distance, LCBO and grocery
stores more remote stores more remote
Natural Conditions in strong east and southeast winds,
surge can be a serious problem;
problem is correctable
170
EXHIBIT 40A RECOMMENDED FEE STRUCTURE FOR YACHT CLUB MEMBERS USING INNER BASIN (if proposed 137 slip full service
marina is not developed)
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Current Lease Yacht Club Relocated to Another Marina Inner Basin Usable After PHAI Clean-up
Agreement in Place
Proposed Annual Mooring Fees
Proposed Fees for Un- $38.57 $39.15 $39.74 $40.33 $40.94 $41.55 $42.17 $42.81 $43.45 $44.10 $44.76
1
serviced Dockage
Proposed per ft. Fee for 3
$17.30 $19.03 $23.84 $24.20 $24.56 $24.93 $25.30 $25.68 $26.07 $26.46 $26.86
2
Yacht Club Members
4
Total Mooring Fee per Boat $449.80 $494.78 $619.84 $629.20 $638.56 $648.18 $657.80 $667.68 $677.82 $687.96 $698.36
1
Fees increased by 1.5 percent inflation each year
2
Based on current lease agreement between Yacht Club and Municipality of Port Hope
3
Recommended per linear foot charge at 60 percent of that charged to recreational boaters for un-serviced dockage at existing marina. It is recognized that the
recommended fees for use of the Inner Basin may not apply until 2021, however the recommended user fees will apply the first year in which the Inner Basin is
usable
4
Based on average boat of 26 feet
171
EXHIBIT 40B PROPOSED FEE STRUCTURE TO COVER ANNUAL DREDGING COST OF INNER BASIN (if proposed 137 slip full service
marina is not developed)
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Current Lease Yacht Club Relocated to Another Marina Inner Basin Usable After PHAI Clean-up
Agreement in Place
Projected Annual Cost to the Municipality of Port Hope for Dredging Inner Basin
Annual Cost of Dredging 1 1
$125,000 $50,000 No dredging required $140,810 $140,810 $57,160
Inner Basin
Yacht Club Pays 30 Percent of Annual Inner Basin Dredging Cost

Proposed Portion of
Dredging Fee Paid by Yacht $42,243 $42,243 $17,148
Club Members (i.e. 30%)
Remaining Annual Dredging $98,567 $98,567 $40,012
Cost to Municipality
Annual Dredging Cost per $1,320.09 $1,320.09 $535.88
2
Yacht Club Member

Proposed Portion of
Remaining Annual Dredging $70,405 $70,405 $28,580
Annual Dredging Cost per $2,200.16 $2,200.16 $893.13
2
Yacht Club Member
Proposed Portion of
Remaining Annual Dredging $0 $0 $0
Annual Dredging Cost per $4,400.31 $4,400.31 $1,786.25
2,3
Yacht Club Member
Note: Current agreement with Yacht Club has Municipality of Port Hope responsible for all dredging costs in 2014, 2015 or 2016.
Based on work to be under taken by Port Hope Area Initiative (PHAI), Inner Basin will not require dredging between 2016 and 2021
1
Based on dredging budget of $125,000 in 2013 and 2014, and $50,000 in 2015 (5,000 cubic metres each year for two years and 2,500
cubic metres each third year), increasing by inflation at 1.5% per annum until 2022 (i.e. $140,810) and 2024 (i.e. $57,160)
2
Based on 32 Yacht Club members with Boats
2.0 Plus possible additional cost for insurance, etc.
172
Appendix B
Construction Cost Estimates
173
Port Hope Marina – Inner Basin September 2013 (rev 1)
Quantity Unit Unit Unit Conv. Unit Unit Cost Cost Total Cost

$26,253 Total Project Budget: $3,596,625
Construction Contingency (15%): $431,595
Design & Approvals Allowance (10%) : $287,730
$21,002 Estimated Cost : $2,877,300
Marina Basin $1,532,300
Docks Floating Docks $1,166,800
1m x 9m docks 35 dock 9 m2 315 500 $/m2 $157,500
1m x 11m docks 27 dock 11 m2 297 500 $/m2 $148,500
1m X 14m docks 7 dock 14 m2 98 500 $/m2 $49,000
2m wide dock 394 m 2 m 788 550 $/m2 $433,400
4m wide dock 172 m 4 m 688 550 $/m2 $378,400
4m wide service dock 20 m 4 m 80 550 $/m2 $44,000
Ramps Access Ramps $16,000

ramp 2 each 8000 $/each $16,000
Dock Services Services $349,500

30 amp 123 slip 2500 $/ each $307,500
50 amp 14 slip 3000 $/each $42,000
Site Development $1,345,000
Building $1,050,000
Building 300 sq.m 3500 $/sq.m $1,050,000
Services $295,000
Fuel Pumps 2 m 125000 $/m $250,000
Pump Out 1 L.S. 45000 $/m $45,000
174
Port Hope Marina – Concept 250 September 2013 (rev 1)

Quantity/Section Unit Unit Unit Conv. Unit Unit Cost Cost Total Cost
Construction Contingency (15%): $3,493,894
Design & Approvals Allowance (15%) : $3,493,894
$93,171 Estimated Cost : $23,292,626
Docks Floating Docks $1,563,000
1m x 9m docks 69 dock 9 m2 621 500 $/sq.m $310,500
1m x 11m docks 46 dock 11 m2 506 500 $/sq.m $253,000
1m X 14m docks 10 dock 14 m2 140 500 $/sq.m $70,000
2m wide dock 625 m 2 m 1250 550 $/sq.m $687,500
4m wide dock 70 m 4 m 280 550 $/sq.m $154,000
Service dock 40 m 4 m 160 550 $/sq.m $88,000
Ramps $40,000
Access Ramps 5 each 8000 $/each $40,000
Dock Services $635,000
30 amp 230 slip 2500 $/each $575,000
50 amp 20 slip 3000 $/each $60,000
Services $766,000
Haul Out Lift 1 each 300000 $/each $300,000
Haul Out Structure 1 each 150000 $/each $150,000
Winter Storage Fence 525 m 40 $/m $21,000
Fuel Pumps 2 m 125000 $/m $250,000
Pump Out 1 L.S. 45000 $/m $45,000
$982 $373,105
F‐F Rip Rap 380 m 7.155 sq.m 2719 c.m 2.1 5,710 tonne 50 $/t $285,485
Geotextile 380 m 10.98 m 4172 c.m 2.1 8,762 sq.m. 10 $/sq.m $87,620
Dredging and Removals $1,034,000
Dredging 25,000 c.m 40 $/c.m $1,000,000
Removals 3,400 c.m 10 $/c.m $34,000
South Breakwater, West Shore and Landform $11,984,570
C‐C $14,577 $4,227,374
Primary A/S 290 m 44.63 sq.m 12,943 c.m 2.1 27,180 tonne 100 $/t $2,717,967
Secondary A/S 290 m 5.73 sq.m 1,662 c.m 2.1 3,490 tonne 100 $/t $348,957
Rip Rap 290 m 15.28 sq.m 4,431 c.m 2.1 9,306 tonne 50 $/t $465,276
Core 290 m 38.05 sq.m 11,035 c.m 2.1 23,172 tonne 30 $/t $695,174
D‐D $9,379 $2,813,604
Primary A/S 300 m 29.069 sq.m 8721 c.m 2.1 18,313 tonne 100 $/t $1,831,347
Secondary A/S 300 m 8.721 sq.m 2616 c.m 2.1 5,494 tonne 100 $/t $549,423
Rip Rap 300 m 11.628 sq.m 3488 c.m 2.1 7,326 tonne 50 $/t $366,282
Geotextile 300 m 22.184 m 6655 sq.m 1 10 $/sq.m $66,552
E‐E $4,383 $613,592
Primary A/S 140 m 10.062 sq.m 1409 c.m 2.1 2,958 tonne 100 $/t $295,823
Geotextile 140 m 15.676 m 2195 sq.m 1 2,195 sq.m 10 $/sq.m $21,946
Checkwater Checkwater 10 m 1 10 m 1 10 m 8000 $ $80,000 $80,000

Fill
Fill 128,000 $4,250,000
From Dredging 29,000 c.m 29,000 c.m. 10 $/c.m $290,000
External 99,000 c.m 99,000 c.m. 40 $/c.m $3,960,000
Building
Building 550 sq.m 3500 $/sq.m $1,925,000 $1,925,000
Site Work $1,105,000
Parking 8800 sq.m 50 $/sq.m $440,000
Access Road 2400 sq.m 55 $/sq.m $132,000
Servicing Allowance 1 LS 105000 $ $105,000
Lighting 1 LS 26000 $/sq.m $26,000
Landscape Allowance 22800 sq.m 15 $/sq.m $342,000
Beach Sand Relocation 3,000 c.m 3,000 c.m. 20 $/c.m $60,000
West Breakwater $3,866,951
$23,440 $234,402
A‐A Primary A/S 10 m 73.7 sq.m 737 c.m 2.1 1,549 tonne 100 $/t $154,873
Secondary A/S 10 m 18.2 sq.m 182 c.m 2.1 381 tonne 100 $/t $38,136
Rip Rap 10 m 21.6 sq.m 216 c.m 2.1 453 tonne 50 $/t $22,633
Core 10 m 62.5 sq.m 625 c.m 2.1 1,313 tonne 30 $/t $18,761
C‐C $13,105 $2,096,842
Primary A/S 160 m 41.5 sq.m 6,634 c.m 2.1 13,931 tonne 100 $/t $1,393,056
B‐B $8,754 $612,787
Primary Stone 70 m 49.5 sq.m 3,463 c.m 2.1 7,273 tonne 60 $/t $436,387
Secondary Stone 70 m 20.0 sq.m 1,400 c.m 2.1 2,940 tonne 60 $/t $176,400
$7,944 $436,920
D‐D Primary A/S 55 m 24.6 sq.m 1353 c.m 2.1 2,841 tonne 100 $/t $284,130
Landform $486,000
Removals 8,600 c.m 10 $/c.m $86,000
Fill 10,000 c.m 40 $/c.m $400,000
175

Design & Approvals Allowance (15%) $3,862,901
$85,842 Estimated Cost : $25,752,672
Docks $1,748,100
1m x 9m docks 82 dock 9 sq.m 738 sq.m 500 $/sq.m $369,000
1m X 14m docks 13 dock 14 sq.m 182 sq.m 500 $/sq.m $91,000
2m wide dock 816 m 2 m 1632 sq.m 550 $/sq.m $897,600
4m wide dock 0 m 4 m 0 sq.m 550 $/sq.m $0
Service dock 40 m 4 m 160 sq.m 550 $/sq.m $88,000
Access Ramps $48,000
ramp 6 each 8000 $/each $48,000
Services $763,000
30 amp 274 slip 2500 $/each $685,000
50 amp 26 slip 3000 $/each $78,000
Services $767,000
Fuel Pumps 2 m 125000 $/m $250,000
Pump Out 1 L.S. 45000 $/m $45,000
$1,588 $698,873
Dredging $320,000
Dredging 8,000 c.m 40 $/c.m $320,000
$23,440 $234,402
$20,455 $7,773,079
C‐C Primary A/S 380 m 56.3 sq.m 21,394 c.m 2.1 44,927 tonne 100 $/t $4,492,740
Core 380 m 74.24 sq.m 28,211 c.m 2.1 59,244 tonne 30 $/t $1,777,306
$9,379 $562,721
D‐D Primary A/S 60 m 29.069 sq.m 1744 c.m 2.1 3,663 tonne 100 $/t $366,269
East Breakwater, West Shore And Landform $9,585,497
$20,455 $1,840,992
$9,379 $2,127,085
D‐D Primary A/S 227 m 29.069 sq.m 6593 c.m 2.1 13,845 tonne 100 $/t $1,384,498
$4,383 $657,420
E‐E Primary A/S 150 m 10.062 sq.m 1509 c.m 2.1 3,170 tonne 100 $/t $316,953
Fill
Fill 130,000 $4,960,000
External 122,000 c.m 122,000 c.m. 40 $/c.m $4,880,000
Building $1,925,000
Building 550 sq.m 3500 $/sq.m $1,925,000
Parking 10800 sq.m 50 $/sq.m $540,000
Lighting 1 LS 35000 $/sq.m $35,000
176

Design & Approvals Allowance (15%) $4,057,136
$90,159 Estimated Cost : $27,047,572
Docks $1,961,500
1m X 14m docks 13 dock 14 sq.m 182 sq.m 500 $/sq.m $91,000
Service dock 40 m 4 m 160 sq.m 550 $/sq.m $88,000
Access Ramps $56,000
ramp 7 each 8000 $/each $56,000
Dock Services $889,000
30 amp 322 slip 2500 $/each $805,000
50 amp 28 slip 3000 $/each $84,000
Services $773,000
Fuel Pumps 2 m 125000 $/m $250,000
Pump Out 1 L.S. 45000 $/m $45,000
$1,623 $1,022,477
Dredging $480,000
Dredging 12,000 c.m 40 $/c.m $480,000
$23,440 $468,805
$20,455 $4,909,313
Core 240 m 74.24 sq.m 17,818 c.m 2.1 37,417 tonne 30 $/t $1,122,509
$4,916 $835,720
G‐G Cobble 170 m 65.5 sq.m 11135 c.m 1.8 20,043 tonne 40 $/t $801,720
Geotextile 170 m 20 m 3400 sq.m 1 10 $/sq.m $34,000
East Breakwater, West Shore And Landform $12,153,357
$16,958 $2,374,112
$9,379 $2,063,310
D‐D Primary A/S 220 m 29.069 sq.m 6395 c.m 2.1 13,430 tonne 100 $/t $1,342,988
$4,383 $525,936
E‐E Primary A/S 120 m 10.062 sq.m 1207 c.m 2.1 2,536 tonne 100 $/t $253,562
Fill Fill 188,000 $7,190,000
External 177,000 c.m 177,000 c.m. 40 $/c.m $7,080,000
Building $2,100,000
Building 600 sq.m 3500 $/sq.m $2,100,000
Parking 12840 sq.m 50 $/sq.m $642,000
Lighting 1 LS 35000 $/sq.m $35,000
177
Appendix C
Response to Comments Resulting from Public Open House Presentation
178
Memo to: Karen Sharpe, Director - Parks, Recreation and Culture, Port Hope
From: Glenn Pincombe, TOURISTICS; Milo Sturm, Shoreplan Engineering Limited
Re: Comments Received as Result of Public Open House August 29, 2013
The following are our responses to the comments raised as a result of the Public Open House. The
people who have sent in comments are obviously very passionate about their views. The numbers
presented in the report and the conclusions reached are based on sources that are cited, and our over 30
years of experience working on marina and marine-related tourism projects worldwide.
Unfortunately for Port Hope, senior levels of government are no longer as generous as they were 10 and
15 years ago when it comes to funding infrastructure projects in the leisure field. If Port Hope wishes to
have a marina on its waterfront, the reality is that it will cost the residents an average annual residential
levy of from $30.00 to $229.00 for 25 years depending on which option is chosen.
1. With the aging of the boating population, boaters more than ever have a preference for
slips/docks not moorings, this is evidenced by the fact that only 8 of 124 marinas and yacht clubs
within the seasonal and transient market offer moorings, only Port Hope Yacht Club offers
moorings exclusively. By providing slips in the Inner Basin rather than moorings, provides the
opportunity to charge more as reflected in our projections.
Due to the large number of projected boats that will be looking for a marina slip between 2014
and 2031, we do believe that the proposed Inner Basin Marina should reach full occupancy by
2030. Just because moorings are not being filled does not mean that slips will not be; a much
larger proportion of recreational boaters are interested in slips than moorings.
2. We used Cobourg and Whitby’s marina fees for 2013 as the basis of our projections for the fees
to be charged in the proposed Port Hope Marina. These rates were inflated by 1.5 percent per
year throughout the 2014 to 2031 projection period. The projected slip fees used in this study are
not at the level charged by Toronto clubs. Fees in Toronto are considerably higher than those
used in our projections for Port Hope (i.e. 2013 rates for Ontario Place Marina, 30 amp -
$82.85/ft., 50 amp - $87.60/ft.; Toronto Island Marina, Class A docking - $83.00/ft., Class B
docking - $80.00/ft., 50 amp an additional $10.50/ft; Outer Harbour Marina, 30 amp - $94.45, 50
amp - $102.85).
3. A risk assessment was not included as part of the Terms of Reference for the study. Our
projections would likely not have changed even with a risk assessment. Interest rates, the
economy, gas prices, and water levels are continually fluctuating, and over the 11 years of our
projections 2018 to 2028 and 2021 to 2031 we would expect some or all of these factors to
increase and decrease a number of times.
4. We are not aware of any marina market in which 100 percent of the slips are occupied every
year. There are always slips which cannot be used for various reasons such as low water, under
repair, problems with the fairway adjacent to the slips, no power or water hookups, slip lengths
too short for the boats desiring a space, etc. This does not mean that there is an over-supply of
slips.
5. The study parameters were that we look at two locations as potential sites for the marina. While
the East Beach is a more desirable location for a marina, it is cost prohibitive. If Port Hope
wishes to have a marina on its waterfront, the proposed 137 slip Inner Basin Marina offers the
most affordable option.
179
6. We did not address the provision for launching canoes, kayaks, and small sailing dinghy’s. The
limited size of the Inner Basin may well prevent this opportunity for safety reasons. But it should
be looked at as part of the final design parameters for whichever concept is chosen.
7. We made numerous site visits to both the Inner Basin and East Beach locations and listened to
the trains passing. Throughout the report we have acknowledged the negative aspects of both
the noise from the trains and the nearby industrial uses and the fact that it will impact on the
occupancy rates. The fact that we set the starting year rates below those of either Cobourg or
Whitby also reflects this market concern. Our discussions with boaters in the seasonal and
transient markets indicated that while it was not ideal, it would not prevent them from considering
use of the proposed marina in Port Hope.
8. There seems to be an undue concern about the distance that either site is from the downtown.
Both sites are within walking distance of the downtown and the services the downtown has to
offer. Section 4.4 summarizes responses from transient boaters. Distance to downtown was
never mentioned as an issue.
It is also likely that the area north of the train trestle (e.g. Canadian Tire site) will be more
attractive for re-development once a final decision is made on the development of the Centre Pier
and a decision is made whether or not to have a marina on the waterfront.
9. The proposed marina on either the East Beach or Inner Basin site was never envisioned as
serving only the boaters belonging to the Port Hope Yacht Club.
10. The report acknowledges the concerns raised by the charter fishing operators and has proposed
that the boat launch be more closely monitored. Marina staff is also looking at other alternatives
such as the carded gate used at the launch ramp in Belleville.
11. We did interview boaters who would be willing to consider Port Hope as a seasonal marina and
those who would visit Port Hope as a transient boater. We did not ask them to confirm in writing
that they would do this as the project is only a proposal at this time.
The projections for the demand for slips is based on a number of factors: the projected growth in
the number and size of boats, the waiting lists at other marinas, and the increases in the number
of persons in the categories with high participation rates in boating.
12. The slip rates used in our projections while competitive with those of Cobourg and Whitby would
still be lower in 2021 than those charged at Cobourg or Whitby. We have used an inflation rate of
1.5 percent per year. Most marinas increase their rates above inflation each year. There would
still be a “price advantage” in Port Hope. It would however not be as large as it is in 2013 (i.e.
$15.73 vs. $51.00), which we consider is unreasonable.
13. The general statements regarding the economic impacts of a marina on Port Hope’s waterfront
are not site specific, and many of them would be similar to “those expected in Deseronto” or any
other waterfront for that matter. And while it is acknowledged that the impacts would be different
if the marina were in the East Beach rather than Inner Basin location, marinas in other
municipalities have demonstrated a positive impact on the waterfront and adjacent areas. There
is factual evidence of the positive impact that marinas have on waterfronts in Whitby, Cobourg
and Belleville.
180
The numbers used to determine the economic impacts for boater spending away from the marina
come from documented surveys. The over-all results of the economic impacts regarding GDP,
labour income, jobs created, and taxes generated are a function of the input/output tables used in
the Ministry of Tourism’s “Tourism Regional Economic Impact Model” (TREIM) which is widely
accepted by the private and public sector in determining economic impacts.
14. The proposed new marina if developed within the Inner Basin will increase public’s access to the
waterfront as residents and tourists will be allowed access to the four metre wide dock along the
west side of the Inner Basin. Security gates will prevent entry to the two meter wide docks. It is
also likely that a marina in the Inner Basin would act as a catalyst regarding the type of re-
development that would take place on the Centre Pier, opening up that area to the public as well
with possible restaurants, bars, retail outlets and open space, etc.
15. The numbers used for boater spending away from the marina for both seasonal and transient
boaters come from surveys done among Ontario residents and at marinas on the Great Lakes
and are taken from the Ontario Ministry of Tourism’s annual Travel Activities and Motivation
Survey (TAMS) and the 2005 Great Lakes Boating Survey, conducted by the U.S. Department of
Transportation, Michigan Department of Natural Resources, and Michigan State University,
Department of Parks, Recreation and Tourism Resources. We believe them to be reasonable.
Visiting and seasonal boaters will contribute to retail, finance, transportation, wholesale trade, and
manufacturing through the indirect and induced expenditures that occur as a result of these
boaters’ spending.
16. The numbers used in the report for dredging reflect those given to us by the Parks and
Recreation Department for 2013, 2014 and 2015 increased by inflation from $125,000, $125,000
and $50,000 respectively, for the removal of approximately 5,000; 5,000; and 2,500 cubic metres
of silt. It is acknowledged that these are average amounts of silt removal and could conceivably
be higher or lower in any given year. Thus the 2027 number reflects the third year of the cycle
and in which a lesser amount of silt would need to be removed.
181

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Final Report

THE CORPORATION OF THE MUNICIPALITY OF PORT HOPE

Marina Business Plan

LIST OF FIGURES......................................................................................................... iv

5.1 Locations and Site Conditions ....................................................................................................... 24

Table 1 Summary of Construction Costs of Preliminary Concept........................................................... viii

Figure 1 Inner Basin – 137 Slip Concept .................................................................................. x

Factors Affecting Demand for a New Marina

Demand and Financial Projections

Table 1 Summary of Construction Costs of Preliminary Concepts

Concept No. of Slips Cost/Slip Construction Cost

East Beach Concepts

Inner Basin – Concept

Figure 1 Inner Basin – 137 Slip Concept

Financial Projections - Proposed Inner Basin Marina Concept

2021 2023 2025 2027 2029 2031

Capital Cost Financing - Proposed Inner Basin Marina Concept

Economic Impacts from Construction of Proposed Inner Basin Marina

Economic Impacts Due to Operation of Proposed Inner Basin Marina

Operation of Proposed Inner Basin Marina

Existing Marina Operation

2014 2015 2016

If Inner Basin Development Does Not Proceed

1.1 Past Studies and Marina Initiative History

1.3 Study Approach

1.4 Report Format

SECTION 2 – HISTORICAL AND PROJECTED NUMBER OF BOATS WITHIN THE

FIGURE 2.1A NUMBER OF BOATS (6 METRES TO LESS THAN 8 METRES IN

Figure 2.1B Historical Growth in Length of Largest Ontario Boats

FIGURE 2.1B HISTORICAL GROWTH IN LENGTH OF LARGEST ONTARIO

Figure 2.1C Historical Growth in Length of Largest New York Boats

FIGURE 2.1C HISTORICAL GROWTH IN LENGTH OF LARGEST NEW YORK

6,000 6,462 6,595

2.1.4 Specifications of Boats in Proposed Port Hope Marina’s Market Area

Power Boats1 Sail Boats2

2.2 Projected Number of Boats

FIGURE 2.2 PERCENTAGE SHARE OF ONTARIO'S BOAT MARKET

Table 2.2 Growth in Number of Boats by Length 2013 to 2018

SECTION 3 – NEED FOR SEASONAL SLIPS

3.1 Existing Seasonal Marinas Within a 50 Kilometre Radius

FIGURE 3.1 FACILITIES/SERVICES AT MARINAS WITHIN 50 KILOMETRES

FIGURE 3.1 FACILITIES/SERVICES AT MARINAS WITHIN 50 KILOMETRES

3.2 Socio-demographic Characteristics of the Resident Market

Occupation is a socio-demographic characteristic that is also a strong determinant of participation in

Figure 3.2 Boating1 Participation in Ontario

0% 5% 10% 15% 20% 25%

Figure 3.2 Boating1 Participation in Ontario (Continued)

Non High School Graduate 11.5%

High School Graduate 14.6%

Some University 21.2%

University Graduate 25.5%

All Others 15.2%

Under $20,000 6.6%

$20,000 to $39,999 12.9%

$40,000 to $74,999 19.2%

$75,000 to $99,999 28.7%

0% 5% 10% 15% 20% 25% 30% 35%

3.3 Strength of the Local Economy

FIGURE 3.3 NUMBER OF PERSONS IN CATEGORY WITH HIGHEST

Males 35 to 44 (22.9%) Females 35 to 44 (18.9%) University Grad (25.5%)

Source: Statistics Canada, 2006, 2011 Census Population

3.4 Opportunity for Commercial Seasonal Slip Rentals