Boaters lose ground

Many waterfront communities are losing what makes them special: access to the gulf and bays. And as that availability dwindles, local governments scramble to keep their heads above water.

By NICOLE JOHNSON and TERRY TOMALIN
Published August 5, 2005

[Times photos: Douglas R. Clifford]

Gregg Raptelis removes a boat from High & Dry Marina at Island Estates on Clearwater Bay. The marina was sold to make room for a 55-unit condominium building, below.

	A stream of boats pours into and out of the Anclote River and the Intracoastal Waterway near Tarpon Springs.
	Boats pass under the Clearwater Memorial Causeway Bridge. The north end of Pinellas County had become a controversial area for boaters, who say there isn't enough access to the water.

GULFPORT - The local marina sits tucked away in this sleepy neighborhood of stuccoed bungalows. There are no million-dollar condominiums. No long lines for fuel. Just dozens of chrome-railed boats waiting to be used.

But scenes like this may soon be a thing of the past. All across Florida, government officials and marine industry leaders are working to protect marinas from developers' wrecking balls.

In Pinellas County officials recently formed a Boating Access Task Force comprised of government employees and concerned citizens. The task force has been charged with finding ways to preserve the county's "working waterfront," and so far, answers have not come easy.

Sky-rocketing property values, limited land for development and ever-stringent permitting regulations have led to a steady decline in privately owned marinas.

In the last year the sale of three major bay-area marinas solidified what many in the industry feared:

Many marinas are dying, and fast.

Island Estates Marina, valued at $2-million, sold for $5.15-million in August 2004, according to the Pinellas County Property Appraiser's office. A month later in St. Petersburg, Huber Marina sold for $6.7-million, more than six times its assessed value. That same month, Maximo Marina in St. Petersburg sold along with several parcels of adjoining land for $20-million. The actual marina was valued at a little more than $1-million.

All three are expected to be developed into condominiums with boat access, also know as "dockuminiums." Developers found a rich market in boat owners looking for low-maintenance luxury. Baby boomers with healthy nest eggs have seized the opportunity to buy.

Industry leaders are hesitant to argue with economics and property rights.

"It's not a hard decision to sell when you're a marina owner offered tens of millions of dollars and you're thinking, "Keep getting up everyday to seal ships, or take the money?,' " said Pinellas County commissioner Susan Latvala. "Instead of working hard every day, you can do nothing and take the money."

But many believe that when developers were buying mom-and-pop marinas years ago, local governments should have stepped in to protect public access to the water.

"This is something they should have addressed three or four years ago," said Doug Speeler, who recently sold his marina-construction business after 36 years. "Municipalities should have been looking at developing their own sites."

Jake Stowers, Pinellas' assistant county manager, said water access has always been a priority, noting that each of county's waterfront parks has boat ramps, except Howard Park.

"We began addressing water-dependent uses 15 years ago," Stowers said. "But we can't fight with the market. These properties have become very high in a priority for condo and residential property, because there is no more waterfront property."

In Pinellas County there are 1,449 municipal wet slips. There are about 50,000 registered boat users in the Tampa Bay area. For the average boater, the only access to the water is a public boat ramp or municipal marina.

Gulfport Marina has been a leader in providing municipal marina space. The city has owned the marina on 29th Ave. S since 1983. In the early 1990s the city renovated the marina, adding 50 yacht slips and staffing it seven days a week.

"We made an effort to be just as good as the private marinas or better," said Denis Frain, harbor master at Gulfport Marina.

By 1996 the marina was providing individual sewage pump-out and elevated docks, and there is a two-year waiting list and $200 fee to be placed on the waiting list. Monthly rates range from $144 for the smallest slip to $286 for the largest, with rates varying based on residency status.

"It proves that a municipal marina managed right can become major player in the marine industry," Frain said. "If other local governments took note they would have been ahead of the game."

Permitting regulations are a key reason the slip numbers haven't kept up with boat users, said boat-dealer Mark LaPrade, owner of Thunder Marine Inc.

"There are so many different agencies you have to go through," LaPrade said. "There's so much to it that the time and money spent makes people not really want to risk going through all that and being turned down."

It took LaPrade 19 months to gain permits to build a marina he has planned, a process he finished within the past month. Years ago that process would have taken half as long, he said.

Making the permitting process easier may promote more marina construction, but legislation passed this year encourages marina owners to stay in the game. House Bill 955 and Senate Bill 989 allow localities more flexibility in giving financial incentives to marina owners. It also paves the way for state parks to be studied for boat ramps.

"The county would give a certain amount of money or tax break to these owners and in turn the marina would have to agree to operate for a certain amount of time," Latvala said.

The most talked about action to come out of the legislation to date is the addition of boat ramps at Honeymoon Island. Environmental groups and neighboring residents have argued against ramps on the barrier island, but a study is under way on the feasibility of adding at least six ramps at the park.

"All we're asking for is that state-owned properties be looked at without an automatic "No" up front," Latvala said. "Besides, this really is a state-wide issue."

Last November, voters in Palm Beach County approved a $50-million bond that would allow the county commission to either purchase marinas outright or buy the development rights. The vote came shortly after the popular Sportfish Marina & Resort was rumored to be sold and turned into condominiums. The new owners of the marina said they will keep the slips open for at least two years.

In Lee County the local government recently bought a marina from a voluntary seller. In nearby Charlotte County, voters recently approved a sales tax to be used for the acquisition of land that could be used for more marinas.

"The situation is really bad in Naples," said Mike Murphy who owns a boat dealership in Fort Myers. "You are out of luck if you are looking for a place to store your boat."

In many counties across Florida local governments have formed task forces similar to Pinellas' to address the public-access issue.

But for many, relief will come too little, too late.

"We have been in our present location since 1987, and we just got word that this place was sold, lock, stock and barrel," said Bobby Shepard of Jacksonville Yacht Sales. "Many of our customers are wondering where they are going to keep their boats."

Shepard said Jacksonville has lost two major marinas in the past 18 months.

"This is a huge problem for the marine industry," he said. "I don't think state and county governments realize want impact this is going to have on people. Something needs to be done and done quickly, before it is too late."

[Last modified August 2, 2005, 22:46:02]