POINT ARENA CITY COUNCIL
AGENDA ITEM SUMMARY
AGENDA ITEM: VIII B
MEETING DATE: 3/25/2025
TITLE
Receive Report and Provide Direction Regarding the Arena Cove Harbor Access and Resiliency Plan for Point Arena Cove
RECOMMENDED ACTION
• Provide direction regarding planning for a potential campground at the “Rock Wall” property in Point Arena Cove.
o Does the Council want to continue to consider operating a campground? o If yes, the number and type of spaces – Tents, RVs, Cabins? o If yes, with what level of amenities: port-a-potties, plumbed bathrooms, showers, water and power at every site, etc.
• Provide direction and input regarding Arena Cove Stewards’ requested improvements to pier deck.
• Other direction or input regarding the project.
ANALYSIS
Background
On November 30, 2023, the State Coastal Conservancy authorized a $485,000 grant to the City of Point Arena to complete the Arena Cove Harbor Access and Resiliency Plan (project). The project includes preparing the plans and specifications and all environmental review and permitting for the following:
pier repairs, harbormaster office, public restroom/shower on the pier, Rock Wall property public restroom/showers, commercial fishing ice machine and shed, improved ocean access to Arena Cove by small craft, and lower cost overnight accommodation in the Cove.
Grant Requirements
The current workplan requires the City to prepare the Arena Cove Harbor Access and Resiliency Plan to include plans, designs, and environmental review for the improvements to the Point Arena Pier, Harbor, and Cove for commercial and recreational purposes in the City of Point Arena, Mendocino County (the “project”). Specific elements of the planning project include:
1. Engineering services for pier structural components.
2. Design/architectural plans for pier harbormaster office and public restroom/shower.
3. Design/architectural plans for Rock Wall property public restroom/showers.
4. Design plans for commercial fishing ice machine building.
5. Design plans for improved beach access to Arena Cove beach.
6. Community plan for lower cost overnight accommodation in the cove; and
7. Environmental surveys, environmental review, and permit application materials.
Work Status Update
This is a brief work status update since the last report to City Council in December of 2024. • Moffet and Nichol started their work on the project and completed a site visit to update their understanding of the Pier’s condition since they prepared the Point Arena Pier Condition Assessment Report. They anticipate completing the 90% design and engineering drawings by May of 2025.
• The consultant team (Moffet and Nichol, MJC) discussed various alternative locations for a separate small craft boat launch (from shore north of the pier or from the south side of the pier) and determined that neither alternative is feasible as follows. • The site north of the pier is subject to heavy tidal forces and people entering the water would have to venture under the rotten deck of the Boat House building which is also private property.
This is not considered a safe option.
• The Pier itself was not engineered to support an additional dock on the south side of the pier.
The cost of the engineering is outside of Moffet and Nichol’s scope of work. • When this information was relayed to the Stewards, they agreed that setting a time for small craft use of the floating dock would also work.
• MJC completed a site plan for the pier deck which includes requested upgrades to facilities (Attachment 1). MJC has identified potential vendors and products for the specifications for the upgrades/repairs to the pier deck.
• The Coastal Commission approved a CDP exemption and CEQA exemption for the replacement of the hoist and floating dock.
• MJC completed a Campground Feasibility Analysis for a possible campground located at the Rock Wall property in the harbor (Attachment 2).
Campground Feasibility Analysis
The campground project at the Rock Wall parcel is likely the only controversial work task in this project.
This task is also key to the award of State Coastal Conservancy funding, because public access is a fundamental purpose of the Conservancy.
MJC completed a market, feasibility and operations study for a full-service campground (Attachment 2). The study includes the following key findings:
• The area has a robust camping market with 286 tent/RV sites and 46 rustic cabins, which generate an estimated $2.9 million in annual revenue. However, with just two camping sites, Point Arena does not currently participate in this market. • Higher amenity campsites generate more income ($7,400/site) than those with just basic amenities ($4,500/site).
• At 1.6 acres the Rock Wall property could accommodate 8 to 16 campsites. • The Rock Wall site has some camping drawbacks (adjacency to the Port Road and vehicular traffic noise, lack of ocean views, and lack of privacy for individual campsites) and some advantages (less wind, access to new trail to the National Monument, walking distance to the pier, walking distance to restaurants).
• Estimated gross revenue would be around $106,000 per year, with operational expenses of approximately $53,000 per year.
• A five-year start-up operations budget illustrated net revenues ranging from $23,000 to $54,000 per year.
• Recommendations for campground operations.
This report was submitted to the Arena Cove Advisory Committee, and a member of the public recommended that the City start small with just some tent camping sites and port-a-potties. A smaller operation without the amenities of showers would produce less income and have a proportional reduction in some costs.
• A campground with ten tent-camping spaces would generate roughly $50K in revenue/year and $29K in expenses/year.
Recommendations:
• If City Council decides to move forward with a campground, staff recommends that plumbed restrooms be provided as part of the project. Plumbed restrooms are more sanitary and ultimately less expensive to operate than Port-a-potties. Showers are not necessary. Please know also that the Coastal Commission would pay for the construction of the restrooms and other improvements required to transform the Rock Wall property into a campground such as picnic tables, fire rings, signage, interpretive panels, water spigots, landscaping. • Cabins, if desired, should be minimalist to minimize cleaning and repair costs. They should not include bathrooms, kitchens or furnishings. Perhaps just electric plugs and bed platforms on which a camper might use their own blow-up mattress or Therma-rest.
FISCAL IMPACT
This project will be completely funded through the Coastal Conservancy Grant. Grant funds will also cover all City staff time associated with the Project.
ATTACHMENTS
1. Pier Deck Site Plan and list of improvements.
2. Campground Feasibility Study
CITY MANAGER SIGNATURE
_________________________________
Peggy Ducey, Interim City Manager
Drawing No.
Scale
Project Manager
Drawn By
CAD File Name A1
Marie Jones
MAS
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Pier Pla
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P
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a
Pie
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2 0
2 5
P
ort Rd, P
oint Arena, C
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9 5
4 6
8 No. Date Issue Notes
Total Sheets
Project Sheet 1
Size 11x17 M
arie
J
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7 0
7-3
5 7-6
4 0
8 Publish Date 2/7/25
SHED
WEATHER
STATION
BOAT HOIST
(E) SINK REMOVE
(N) FISH
CLEANING
SINK
FLOATING
DOCK GANGPLANK
(N) BOLLARDS
(E) LADDER
(E) Fish Replace Like for Like Cleaning Station
(Replace)
NEW LIGHT
FIXTURE
0" 10'0" 20'0" 30'0" 40'0" 50'0" 60'0" 70'0" 80'0" 90'0" 100'0" 110'0" 120'0" 130'0" 140'0" 150'0" 160'0" 170'0" 180'0"
PRODUCT HOIST
(E) LADDER
Remove
(E) Antenna
(E) LIGHT STANDARD
REPLACE
LIGHT
FIXTURE
NEW LIGHT
FIXTURE
for Floating Dock
(E) LIGHT STANDARD
REPLACE
LIGHT
FIXTURE DOCK LIFTING MECH.
(E) LIGHT STANDARD
REPLACE
LIGHT
FIXTURE
(E) LADDER
Remove
(E) LIGHT STANDARD
REPLACE
LIGHT
FIXTURE
MATCH
2 3'-8"
0 10 20 30 40 50 FT
END OF PIER
(N) CHRISTY
BOX FOR WATER
SHUT-OFF
EXPANSION JOINT
(N) SKIFF STORAGE
ADA
FISHING
SPOT
(N) ADA
ACCESSABLE
FISH CLEANING
STATION
(E) SINK REMOVE
(N) FISH
CLEANING
SINK
GANGPLANK
TO PARKING
140'0" 150'0" 160'0" 170'0" 180'0" 190'0" 200'0" 210'0" 220'0" 230'0" 240'0" 250'0" 260'0" 270'0" 280'0" 290'0" 300'0" 310'0" 320'0" (E) LIGHT STANDARD
REPLACE
LIGHT
FIXTURE
(E) LADDER
Replace Like for Like
(N) ADA PARKING
(E) PROTECTED WALKWAY
(REMOVE & REPLACE)
SKIFF HOIST
HARBOR MASTER BUILDING
OFFICE
MATCH
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ARENA COVE PIER RESILIENCY/REVITALIZATION PLAN/CHECK LIST.
ADVISORY COMMITTEE INPUT. Preliminary walk and review on the pier on Saturday 11-23- 24, reconfirmed and organized on 12/6/2024. The following people provided input: Peter Bogden, Doug Burkey, Bill Arana, Allan Jacobs, Billy Arana, Chris Sangiovanni, Marie Jones, Cynthia Sharon (general contractor).
Responsibility of Moffat and Nichol to design/engineer and spec.
Responsibility of Marie Jones Consulting to sub-out or spec.
1. PIER STRUCTURE
Item Location Description
a Replace pier railings Throughout Peir Replace all railing, hold downs, posts for railing throughout the pier.
b Install new railings Skiff Boat Hoist
and ladder removal
locations.
Install new railing (same type as the rest of
the pier) where there is currently a chain at
the skiff hoist and the expansion gap.
c Develop solution for pier
surface
Entire pier The pier was resurfaced with extra asphalt
from the parking lot resurfacing project. The
asphalt is uneven and blocks a portion of
every weep hole. Is the pier rated/designed
for the extra weight of the asphalt?
Determine what, if any, solution should be
undertaken (grind asphalt and replace, or
new rubberized chip seal surface on top of
existing, other?)
d Pier separating from
parking lot at top of ramp
at expansion gap plates.
Eastern edge of pier Wave action has undermined the soil on the ramp up to the pier. This has been backfilled
as a stop gap measure. Need to design a
permanent solution.
e Design system to lock
floating dock in the up
position.
At the western edge
of the floating dock
bay on the pier
Floating dock lock.
f Replace or repair floating
dock pier pylon support
bracket.
Floating Dock. Support brackets must be replaced.
g Replace or repair concrete
curb that supports floating
dock in the up position
At the western edge
of the floating dock
bay on the pier
The concrete curb support system is cracked
in two places and should be replaced.
h 2nd expansion gap 25ft up
the pier needs to be redone.
25 ft up the pier Fix expansion gap.
i Install removable bollards At eastern and
western end of pier
Install removable bollards at the eastern end
of pier to stop autos from driving onto the
pier at night. Install removable bollards on
the western end of the pier to keep people
from driving into the active fishing area.
j Fisherman walkway
curb/set back.
Along the southern
side of pier
Replace the wooden walkway curb on the
eastern side of the pier and add a new
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walkway curb setback all the way to the end
of the pier.
g Painting and striping and
reflexive tape needed.
Along entire pier Stripe pier for two-way traffic.
h Remove ladders Two middle ladders
on the south side of
the pier
Remove ladders and close gap with rail
extensions.
i Replace ladders.
Redesign ladder at floating
dock.
Two on the western
end and two on the
eastern end of pier.
Replace remaining four ladders.
j Skiff Storage Structure East of Skiff Hoist Add a skiff storage structure that can hold eight skiffs in the upright position.
k Trash Enclosures West end of pier. Replace trash enclosures with vermin and storm proof enclosures.
l Security cameras At harbor masters,
west and east end
of pier.
Replace security cameras with cameras that
have night vision. Add two new cameras at
the east and west end of pier. Increase video
backup capacity.
m Signage. Throughout pier. Install one new weatherproof Kiosk at the harbormaster’s office for changing
information.
Install “Rules of the pier sign” regarding
loading, unloading, process, procedures at
pier entrance.
Install caution signs.
n Blue Shed South side of pier
opposite
bathrooms.
Remove Blue shed and replace with ADA
accessible fishing area.
p Rip Rap and Cripple Wall
at Pier onramp
Pier onramp Moffet and Nichle has confirmed that the
existing rip rap and cripple wall are
adequate.
q Install Small Craft Dock Determined to be infeasible.
2. PLUMBING
Item Location Description
a Main Water Shutoff Valve Southeast corner of
pier
Replace shut off valve, enclose it in a
concrete Christy box (vandalism and storm
proof).
b Add sub shutoff valve Add to mechanical
room
Shut off valve plumbed to turn off all water on
the pier except bathrooms.
c Replace bathroom faucets
and fixtures
Two bathrooms Replace all bathroom faucets and fixtures (toilets, sinks, shower and sink faucets, coin
meter for showers).
d Sewer and water supply
lines
From the pier
entrance to the
bathrooms.
Relocate sewer and water lines from under
the pier to a chase along the eastern edge of
the pier (inboard to the railing). This would
require a sewage pump and holding tank,
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which would be difficult to place on the pier.
This may be more difficult than leaving the
existing system.
e Fish cleaning station Western end of pier Replace cleaning station with a new stainless sink and foot pedal operated sink faucet.
f Replace all hose bibs Throughout pier Standard hose bib fixtures. g ADA Fish Cleaning Station Eastern end of pier Add an ADA accessible fish cleaning station to the ADA fishing location.
3. ELECTRICAL
Item Location Description
a Main panel Harbormasters
office
Replace electrical panels.
Add 20-amp breaker to main panel to power
outlets dedicated to outside activities.
Ensure adequate capacity to power
outdoor events.
Add a three-phase connection to connect a
three-phase back-up generator in a power
outage to run boat hoist.
b Solar Panels Office & baths Add solar panels on roof of office and baths. c Pier Lighting Replace all outdoor lighting (posts and on the outside of the building) with marine
grade stainless steel or fiberglass fixtures.
Light posts seem fine.
Put all outdoor pier lighting on one circuit.
d Receptacle Box Product Hoist Enclose receptacle box in a stainless-steel box.
e Hoist Lighting Under pier deck by
floating dock
Install a new exterior light (switched at
harbormaster’s office) to provide
illumination on the floating dock.
f Bathroom Lighting Bathrooms Replace all bathroom lighting fixtures. j Sewer lift station electrical
panel
Sewer Lift Station Relocate sewer lift station electrical panel into a new secure above-ground structure
adjacent to the sewer lift station. Include
generator connection.
h
4. OFFICE, BATHROOMS, MECHANICAL ROOM
Item Location Description
a New roof Harbormasters
office
Construct new sloped/shed roof to
accommodate solar panels on harbormaster’s
bathroom building. Add rain gutter. Roof
should provide overhang for doors.
b Repair existing structure Eastern wall of
building
Replace the top four courses of concrete
blocks of eastern wall due to (earthquake
induced?) cracks.
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c Make bathrooms ADA
compliant
Bathroom interior Remove middle knee wall to make
bathrooms ADA compliant.
d Doors and door jams Office, bathrooms
and utility rooms
Replace all four doors and door jams with
stainless steel/all fiberglass doors.
e Office Windows Harbormasters
office
Replace four windows with stainless steel
frames.
f Bathroom Lighting Bathrooms Replace all bathroom lighting fixtures. j Bathroom Vents Bathrooms Install functional bathroom vents. h Bathroom Floors Bathrooms Retexture floor in 1st bathroom.
Re-slope and retexture floor in 2nd bathroom.
i Glass blocks Bathrooms Replace all glass blocks.
5. GREEN BUILDING & ROCK WALL BATHROOM & PROPERTY
Item Location Description
a Demolish Green Building East end of parking
lot.
Demolish the building because it is in bad
condition and is impacted by ocean surge
and flooding conditions. Relocate electrical
panels or build a new smaller structure for
them in the same location (TBD).
b Demolish Rockwall
Bathroom
Rockwall property The bathroom is not repairable, and it should be demolished.
c Construct new
multipurpose Rockwall
building
Near the central
entrance to
Rockwall property.
Design and construct a new building to
include harbor facility storage, primary
electrical panel, campground bathrooms.
d Install new sewer line,
electrical and water service
New building at
Rockwall Property
Install sewer line from new building to sewer
lift station. Install new water connection and
primary electrical panel for the Pier facility
at new building.
e Relocate recycling facility Parking lot The recycling facility is too close to Arena Creek. This facility should be moved to
another City Property. This area can then be
used for boat storage or picnic tables.
f Add harbormaster/
campground manager
housing
Rockwall Property Consider adding a park model RV to the Rockwall Property to provide on-site
nighttime security for the harbor and
campground.
g Campground Rockwall Property Consider establishing a campground at the Rockwall Property.
h Boat Storage Rockwall Property Continue to use the western portion of the Rockwall property for drydock storage
during the winter.
i Fencing Rockwall Property Install security fencing around the drydock storage area.
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Arena Cove Campground
Market Study, Feasibility Analysis &
Operations Plan
Prepared by Marie Jones Consulting
December 2024
Purpose
This market and feasibility study is intended to provide the City Council and community members with a realistic understanding of the pros and cons, feasibility, market analysis and an operation strategy to establish a campground at the rockwall property at Arena Cove. This study has been funded by a State Coastal Conservancy grant.
Market Analysis
The South coast of Mendocino County and the North coast of Sonoma County offer many opportunities for camping in tents, RVs and small rustic cabins. • This area currently offers 286 tent/RV sites, 46 rustic cabins and two group campsites in five private Hipcamp sites, six private campgrounds, and two public campgrounds.
• These camping facilities generate an estimated $2.9 million in annual revenue ($5,500/campsite).
• As illustrated in the table below, most of the campsites, and resulting economic benefits, are concentrated in Manchester and Gualala.
• Point Arena has the fewest campsites, and the lowest total revenue, of all four communities with just 1 percent of the area’s campsites.
Location
Number
of Sites
% of total
Sites
Average
Nightly
Rate
Estimated
Total Income
% of total
Income
Estimated
Income/
campsite
Gualala 144 36% 58 $ $ 1,000,752 34% 5,118 $
Manchester 224 56% 73 $ $ 1,792,020 60% 6,884 $
Point Arena 2 1% 48 $ $ 9,120 0% 4,560 $
Anchor Bay 30 8% 57 $ $ 171,648 6% 5,472 $
Total all 400 100% $ 59 $ 2,973,540 100% $ 5,508
Distribution of Campsites and Camping Income, South Coast Communities, 2024 2 | Page
• On average, each individual campsite and RV spot on the South coast generates an estimated $5,000 to $5,370 in revenue for the May to September camping season, while each group campsite generates about $24,000/year. Each rustic cabin generates about $10,700/year.
• Campgrounds with higher level amenities (showers, plumbed restrooms, recreational access, and views) had higher revenues ($7,390/site) and price points ($81/site/night) than those with basic amenities (fire ring, picnic table, portapotties) ($4,489/site; $48/site/night).
For the detailed spreadsheet analysis of area campgrounds, please see the table at the end of this memo.
Analysis of Rockwall Property as a Campground
The rockwall property in Point Arena Cove is relatively small for a campground at just
1.6 acres. By contrast, Manchester Beach Mendocino Coast KOA is 19 acres and offers 46 cabins, 65 RV spaces and 84 tent sites, or 10 sites/acre. Manchester State Park Campground is 6 acres and offers 28 campsites, or 5 sites/acre. • The Rockwall Property at 1.6 acres could offer between 8 and 16 campsites to stay within this general ratio.
• The Rockwall Property would offer some excellent amenities, including showers, potable water, plumbed bathrooms, and access to the coastal bluffs, beach, pier, and the town for supplies, restaurants, entertainment, etc.
Location
Number
of Sites
% of total
Sites
Average
Nightly
Rate
Estimated
Income/
campsite
Tent Sites 286 72% 54 $ $ 5,018
High level
amenities 213 53% 82 $ $ 7,390
Low level
amenities 136 34% 48 $ $ 4,489
RV Sites 249 62% 58 $ $ 5,370
Rustic Cabins 46 12% 112 $ $ 10,752
Group Camping 2 1% 400 $ $ 24,000
Total 400 100% 88. $ 23 $ 9,503
Note: Many tent sites also accommodate RVs, so there is duplication in these two categories. Hence the column does not total to 400.
Campsites and Camping Income, by Type
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• The Rockwall property does have some definite drawbacks, including adjacency to the Port Road and vehicular traffic noise, lack of ocean views, and lack of privacy for individual campsites.
Colocation of Campground with Boat Storage
This site is currently utilized for boat storage (winter) and event parking. This site can continue to be utilized for these activities, as follows:
• The campground can be seasonally operated from May 15 through September 15 to maximize revenue and minimize expenses.
• Events can be held in April, September and October.
• Boat storage is primarily required in the winter months, and the current paved location can continue to be used for boat storage.
Draft Site Plan
The site plan below provides a general overview of how the site could be organized for camping. The site plan has grouped the RV sport adjacent to Port Road to minimize noise to the site (noted by green rectangles). Cabins would be located to the west adjacent to the creeks for easy access to existing parking and creek views (blue squares).
Campsites would be located along the creek to the east (purple squares). Required landscaping is noted by green squiggles.
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Campground Operations
Revenue. The table below illustrates likely revenues of $106,500/year from operation of an Arena Cove campground. This revenue projection includes 90 percent occupancy in summer (June to Labor Day) and 25 percent occupancy in May and September, which is typical occupancy for coastal campgrounds.
Likely Revenue at Full Operation
# Spaces Rate
High Season
(90%
occupancy)
Shoulder
Season (25%
occupancy) Total
Tent Camping 6 $ 54.00 $ 26,244 $ 4,860 $ 31,104
RVs 6 $ 58.00 $ 28,188 $ 5,220 $ 33,408
Cabins 4 $ 80.00 $ 25,920 $ 4,800 $ 30,720
Transient Occupancy Tax $ 9,830
Shower fees (1$/shower) $ 1,530
Firewood ($15/bundle) $ 4,890
Total 16 $ 80,352 $ 14,880 $ 106,592
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Expenses. The table below details typical expenses for a campground. It is possible that one person can play the role of both the campground host and manager, which would reduce costs somewhat. Expenses would average $53,000/year.
Expenses Cost Assumptions
Payroll
Campground Host $ 8,750
Campground host 1/4 time position for 6 months @ $35/hour. Duties include daily visits to check campsite, clean bathrooms, deliver firewood, sweep out cabins, light landscaping, minor repairs.
Reservations and
Campground Manager $ 8,000
Manager 1/5 time position for 6 months @$40/hour. Duties include answering questions and calls, managing budget, ordering supplies, maintaining website, managing employees, and paying bills.
Insurance 10,000$ Liability Insurance
Transient Occupancy Tax $ 9,830 11% for cabins, 10% for camping (pass through).
Utilities
Water $ 2,500 Confirm cost
Electricity $ 2,000 Site Lighting, bathroom lighting, plug power for RVs & cabins Propane $ 3,000 Hot water for showers only
Telephone $ 300 To manage reservations and problem solve issues on site.
Firewood $ 3,668 Cost of four cords of firewood. Can also be supplied by an independent operator.
Marketing
Website Maintenance $ 350
Fees to Booking Channels $ 3,809 Fees to various booking channels. Most take 3 to 5% of reservation fees.
Professional Fees
Accountant $ 1,500
Total 53,707$
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Operations Proforma. The table below illustrates the operations proforma for the rampup of campground operations, as the campground will not immediately experience 90 percent summer occupancy. As illustrated in the proforma, even at very low occupancy (50 percent), the campground should produce a $23,000 net profit. After a couple of years of successful operation and good reviews, higher occupancies will be achieved, and the campground should produce about $50,000 net profit/year. These funds could be utilized to help defray other costs of the Arena Cove Enterprise Fund.
Five Year Operations Budget: Point Arena Cove Campground 2027 2028 2029 2030 2031
Occupancy Assumption 50% 70% 80% 90% 100%
Revenues
Tent Camping $ 15,552 $ 21,773 $ 24,883 $ 27,994 $ 31,104 RVs $ 16,704 $ 23,386 $ 26,726 $ 30,067 $ 33,408
Cabins $ 15,360 $ 21,504 $ 24,576 $ 27,648 $ 30,720
Transient Occupancy Tax $ 4,915 $ 6,881 $ 7,864 $ 8,847 $ 9,830 Shower fees (1$/shower) $ 765 $ 1,071 $ 1,224 $ 1,377 $ 1,530 Firewood ($15/bundle) $ 2,445 $ 3,423 $ 3,912 $ 4,401 $ 4,890 Total $ 55,741 $ 78,038 $ 89,186 $ 100,334 $ 111,482
Expenses
Payroll
Campground Host $ 8,750 $ 9,013 $ 9,283 $ 9,561 $ 9,848 Reservations and Manager $ 8,000 $ 8,240 $ 8,487 $ 8,742 Insurance $ 10,000 $ 10,300 $ 10,609 $ 10,927 $ 11,255
Transient Occupancy Tax $ 4,915 $ 6,881 $ 7,864 $ 8,847 $ 9,830 Utilities
Water $ 1,250 $ 1,750 $ 2,000 $ 2,250 $ 2,500
Electricity $ 1,000 $ 1,400 $ 1,600 $ 1,800 $ 2,000
Propane $ 1,500 $ 2,100 $ 2,400 $ 2,700 $ 3,000
Telephone $ 150 $ 210 $ 240 $ 270 $ 300
Firewood $ 1,834 $ 2,567 $ 2,934 $ 3,301 $ 3,668
Marketing
Website Maintenance $ 350 $ 361 $ 371 $ 382 $ 394
Fees to Booking Channels $ 1,905 $ 2,666 $ 3,047 $ 3,428 $ 3,809 Professional Fees
Accountant $ 750 $ 1,050 $ 1,200 $ 1,350 $ 1,500
Total $ 32,404 $ 46,298 $ 49,789 $ 53,305 $ 56,846
Total Net Revenue $ 23,338 $ 31,740 $ 39,397 $ 47,029 $ 54,636 7 | Page
Recommendations
Management. If the City decides to move forward with this project, it should establish an effective campground management strategy. The campground should have a manager onsite or nearby to engage in daily visits, cleaning, maintenance and address site issues.
This could be achieved in a variety of ways:
• Purchase a Park Model RV for the property to house an on-site campground host, hired specifically to manage the campground.
• Add campground management to the harbormaster’s duties and provide housing for the harbormaster at the campground in the Park Model RV. This would likely reduce costs and improve the income of the harbormaster. • Subcontract the operation of the campground to a third-party operator (perhaps a local hotel) to manage the campground on a contract basis. The contract could stipulate either hiring an on-site manager or having a person complete a site visit at least twice daily.
Site Improvements. Recommended improvements for a successful campground operation, include:
• Build rustic cabins and/or establish RV spaces along the rock wall by Port Road to create a sound buffer and privacy for the campground.
• Landscape to provide privacy between adjacent campsites and along the rock wall to provide visual privacy to the campground.
• Install a bathroom with showers and provide one fire ring and picnic table for each campsite.
• Provide electricity and water hook ups/spigots for RVs and Cabins.
Operations.
• Establish an automated, web-based reservation system that syncs with existing camping reservation channels (Hipcamp, Dyrt, Airbnb, etc.). • Provide higher level amenities (showers, power, potable water) for higher rates. • Operate from May through Labor Day to maximize revenues and minimize costs. • Consider group rental of the entire campground for events (weddings, family gatherings), and charge a $1,000 to $2,000 event fee in addition to the regular camping rate.
• Consider group campouts for student groups in May.
• Establish significant landscaping to provide site separation, privacy and more of a “wild feel” to the campground.
• Decide if the operator will provide trash service. Trash service is expensive but minimizes littering.
Conclusion
Point Arena currently underperforms as a camping destination on the South Coast.
However, there is sufficient market demand for Point Arena to establish a “profitable” campground. Such a campground could be managed as part of the Enterprise Fund with 8 | Page
City hired staff or it could be managed by a third party as a ground lease. In either case, the City should be able to realize between $25,000 and $50,000 in annual net revenues from a campground in Point Arena Cove.
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Point Arena Area - Campground Market Study
Campground Name Location
Number
of Sites Camping Type
Average
Nightly
Rate
Summer
Occupancy
(JuneAugust)
Shoulder
Season
Occupancy
(May, Sept)
Estimated
Income
Estimated
Income/
campsite Amenities
Hipcamps
Faultline Farm Manchester 1 Tent, RV 45.00 $ 90% 25% 4,320 $ 4,320 $ Toilet, waterLocus Solas Point Arena 1 Tent, RV 45.00 $ 90% 25% 4,320 $ 4,320 $ pets, picnic table, mountain view, no toiletRaven's Nest Point Arena 1 RV 50.00 $ 90% 25% 4,800 $ 4,800 $ pets allowedForest Ocean Retreat Gualala 3 Tent, RV 49.00 $ 90% 25% 14,112 $ 4,704 $ Fire ring, port-a-potty, pets, ocean viewPickle Barrel Cabin & Camp Anchor Bay 2 Tent, RV 54.00 $ 90% 25% 10,368 $ 5,184 $ Fire ring, toilet. Water, pets, forest view Private Campgrounds
Manchester Beach Mendocino Coast KOA
Manchester 84 Tent 77.00 $ 90% 25% 620,928 $ 7,392 $ Pets, picnic tables, barbeque grill, firepit Manchester Beach Mendocino Coast KOA
Manchester 65 RV 95.00 $ 90% 25% 592,800 $ 9,120 $ Electricity, cable, pets, picnic tables, barbeque grill, firepit Manchester Beach Mendocino Coast KOA
Manchester 46 Cabins 112.00 $ 90% 25% 494,592 $ 10,752 $ Kitchens, bath with shower, sleeps 4, bring own linens Anchor Bay Campground Anchor Bay 28 Tent, RV 60.00 $ 90% 25% 161,280 $ 5,760 $ Restrooms, showers, beach access, water, electricity, picnic table, river access and view.Gualala River Redwood Park Gualala 120 Tent, RV 90.00 $ 90% Closed 874,800 $ 7,290 $ Electricity and water, picnic table and fire ring, 30 sites with river view.
Gualala River Redwood Park
Gualala 2 Group campsites 400.00 $ 50% Closed 48,000 $ 24,000 $ Privacy, water, electric, picnic yables, fire ring, personal restroom, sink, river access and view.
Public Campgrounds
Gualala Point Regional Park Gualala 19 Tent 35.00 $ 90% 25% 63,840 $ 3,360 $ Picnic tables, fire ringsManchester State Park Campground Manchester 28 Tent, RV, group campsites 35.00 $ 90% Closed 79,380 $ 2,835 $ Picnic tables, fire rings Total Gualala 144 58.00 $ 1,000,752 $ 5,118 $ Total Manchester 224 72.80 $ 1,792,020 $ 6,884 $ Total Point Arena 2 47.50 $ 9,120 $ 4,560 $ Anchor Bay 30 57.00 $ 171,648 $ 5,472 $ Total all 400 88.23 $ 2,973,540 $ 7,218 $