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Graphic shows marina surrounding existing IB Foundry Building on an island accessed by the new 11th Street entrance.

Proposed 144 Slip Marina Would Turn Uptown into Venice-Like Downtown Area

City Spends $80,000 for Feasibility Study Aimed Only on Marina Development

October 6, 2006       Leave a Comment
By: Dave Rogers

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Water-filled canals like Venice, Italy, in downtown Bay City?

Gondolas with long-haired boatmen poling beauteous passengers from their yachts to shore attractions.

It could happen, if city development officials and city commissioners continue present plans.

The City of Bay City is moving ahead with plans to seek grants for a huge downtown marina despite a consultant's recommendation that there is no market for more transient boat slips and such a move might actually reduce transient traffic at the city's Liberty Harbor. It will also take away business from private taxpaying marina operators as well as non-profit yacht clubs.

The lone sliver of hope on which city officials apparently are hanging their hopes is the consultant's statement that "higher quality facilities, such as those at Liberty Harbor, will likely find a market in the Bay City area."

The floating docks at Liberty are the charm. The report states: "this negates the change in the relationship of the boat to the dock that results with fixed docks and changing water elevations. The fact the city charges almost twice as much rental for its slips as do private marinas and still manages not only to rent all of their slips but also to maintain a waiting list indicates the attraction of the floating units."



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The report concludes "Because of their convenience and utility, we believe the city could construct a new marina on the subject property and seasonally lease the boat slips. The lessees would likely come from existing marinas and/or boat clubs in the Saginaw Bay area."

"Combining residential real estate and boat slips is advantageous," states the report. However, this ignores the fact that the condominium market presently is flat, even for riverfront property. And the high city tax rate is considered by real estate marketers a major depressant for sales for all except extremely wealthy prospects. Real estate demand was not studied by the consultants. City Manager Robert V. Belleman has stated a goal of reducing the city residential property tax rate by half a mill a year, aiming at a total long range seven mill reduction. That would make a real difference if it can be accomplished but would take 14 years.

So, the stage is set for Uptown at RiversEdge, a 48-acre riverfront tract in midtown, to be used mainly for a summer resort oriented purpose for pleasure boats. It will be done at the expense of private business and the much needed tax base will not increase, unless private developers take over the Uptown site.

While this city needs jobs and tax base to lower the ever-increasing property tax, almost twice as high as surrounding townships, that is choking growth, somebody at City Hall and/or in the community is convinced that tourism is the answer. Worse yet, they are hell bent on turning our most valuable land, where thousands were employed for a century and the world's largest industrial products, giant cranes, were produced, into a marginal tourist attraction that would be used only 3-4 months a year.



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The majority of the City Commission went along, voting 8-1 on moving ahead with the marina. Commissioner John Davidson, who represents the Sixth Ward which includes the huge Skipper Bud's marina complex on Water Street, formerly Brennan Marine, was the only dissenter, quoted by The Bay City Times: "I have a feeling that it's going to take away from local marinas that are suffering now," said Davidson. "I understand it's grant money, but it's going to slice off a piece of the pie. I don't think the city should be competing against private owners."

The other commissioners, all of whom also are highly capable and responsible public officials, either didn't read the consultants' report or they know something we don't about development plans for other areas of the site or something about economic trends that is not apparent.

The city asked the consultants to estimate the current supply and use of mooring spaces in the market area, estimate the future demand and supply for mooring spaces, develop facility recommendations and estimate the cost to operate and revenue generated by the proposed facility.

Here's the bald-faced facts laid out in the report:

  • "Existing boat slips include 100 slips at the city's Liberty Harbor, 39 slips at Pier 7 marina, 300 slips at Skipper Bud's (25 rented this year), Saginaw Bay Yacht Club, 134 slips, Bay City Yacht Club, 220 slips, Bay Harbor Marina, 452 slips, Wheeler's Landing, 165 slips, and, Sunset Shores, 186 slips. Total: 1,596 boat slips. Also, Jennison Boathouse has 30 boat slips for residents and Iron Bridge Condominiums has 24 slips planned.

  • "There is no shortage of boat slips in the Bay City area for purchase, seasonal rental, or rental for shorter periods of time."

  • Transient mooring demand at Caseville, East Tawas, Port Austin, Sebewaing and Liberty Harbor all have shown declines in the past few years. (Liberty Harbor has shown an average $27,645 a year profit, 2003-2005.)

    "The conclusion drawn from this data is that Bay City is not a destination harbor and that traffic at Liberty Harbor is little influenced by traffic on Lake Huron. The vast majority of the transient traffic is local and is event oriented."

    Summarizing the usage of boat slips reveals 67 percent, or 1,069, of the 1,596 boat slips were rented last season. Of the 527 unrented slips, 275 are at Skipper Bud's, 72 are at Bay Harbor Marina, 71 at Wheeler's Landing, 42 at Sunset Shores Yacht Club, 40 at the Bay City Yacht Club, 29 at the Saginaw Bay Yacht Club,and 4 at Pier 7.

    The city has received $55,000 in state Department of Natural Resources grant funds and earmarked $25,000 from local coffers for the feasibility study by Public Sector Consultants, Inc. in July and preliminary engineering report. The feasibility study's cover sheet states it was prepared for Rowe, Inc., a civil engineering firm, of Flint.

    The commission's decision does follow the city's 2005-2009 Recreation Plan that states:

    "Uptown at River's Edge Public Space/Riverwalk

    "Uptown at RiversEdge is a 48 acre parcel of land with prime waterfront property, located between Ninth Street, Water Street, Saginaw Street and the east bank of the Saginaw River.

    "A mixed use of the property is anticipated to include residential, commercial and civic developments to include a marina. The City of Bay City intends to environmentally remediate the site and construct public infrastructure to include a public plaza and a continuation of the Riverwalk directly adjacent to the Saginaw River that will provide access for fishing opportunities. A connection to the adjacent Doubletree Hotel and Conference Center site is also proposed. The goal is to create a waterfront promenade with a mix of residential, commercial, and destination entertainment and recreational facilities. Site reclamation began in 2004 and improvements in the initial phase will occur during a three year time period."

    OK, if we're stuck on tourism, convinced that's the only answer to deindustrialization, why not a waterpark hotel on the Uptown site? Frankenmuth's $12 million waterpark hotel is drawing 100,000 visitors a year paying an average of $120 a night per person. A waterpark hotel feasibility study would certainly show more feasibility and financial return than a marginal marina market, wouldn't it?

    Why not do a feasibility study on turning the site into a major industrial/commercial exhibition center? The huge former Industrial Brownhoist buildings remaining are similar to those at the World Columbian Exposition in Chicago in 1893, says City Planner Jim Bedell. Why not focus on restoration of the buildings that would give Bay City a place for display of huge equipment, large boats, etc., unmatched anywhere in the area?

    How about looking at use of the site for storage and trans-shipment of containers from overseas, using the "short sea shipping" concept estimated to triple traffic on the St. Lawrence Seaway in the next two decades?

    What about considering a technology/research park like that proposed 20 years ago by the Environmental Protection Agency, a project shifted south by Congressional action after U.S. Rep. J. Bob Traxler retired? Wouldn't the riverfront location would be a drawing card for upscale companies wishing to relocate from the urban jungle of Wayne, Oakland and Macomb counties, Ann Arbor, or elsewhere in the country?

    And what happens if water levels rise, as they always do cyclically, taking away the advantage of floating docks?

    It would seem that, considering the crucial nature of this project to the local economy, that other potential uses should be considered for the Uptown site before a decision is set in stone. After all, the recreation plan was completed without any feasibility studies, which, apparently, puts the proverbial cart before the proverbial horse.

    Let's think about this before we start digging.###

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    Dave Rogers

    Dave Rogers is a former editorial writer for the Bay City Times and a widely read,
    respected journalist/writer in and around Bay City.
    (Contact Dave Via Email at carraroe@aol.com)

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