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FAQ
Frequently Asked
Questions
YOU MAY HAVE A FEW
QUESTIONS ABOUT THE DOCK
CLUB @ PINE KNOT LANDING
Q. WHAT IS THE PROJECT?
A. This is the first “Deeded Dockominium” project on the west
coast. The concept is popular in the mid west and the eastern
seaboard. The project already has over $2 million in dredging
(11,000 truckloads of material removed) and $2.2 million in docks
built. At completion, with much already completed, the project will
have about $12 million in improvements with a full service harbor
including slips, a fuel dock, service slips, marine hardware shop,
rental boats, a tour boat, restrooms, boardwalks, kiosks, a possible
restaurant location and small commercial storefronts. There will be
650 equal undivided interest deeded owners on 2 1/2 acres fee
land and 2 1/2 acres of purchased land leases.
Q. WHAT DO I GET AS AN DOCK CLUB
MEMBER ?
A. As an member, you will get “fee simple” deeded equal undivided
interest ownership in the facility, full time management and
security, parking passes and designated owner parking, access
codes to restrooms for owners only, key cards for the members
only entrance, access to the members only area on The Dock Club
website, marine hardware store, service shop, individual dock
boxes, and other members only benefits.
Each owner, by grant deed, owns 1/650th of the Pine Knot Landing
Marina facility (there will be 650 moorage units – including slips
and end ties). This includes 1/650th ownership in fee land, Dock
Club Association easements, lease holds and agreements with the
Master Lease Holder, dock systems, structures on fee land,
Commercial Boat Landing Permit and amendments. The Master
Lease is operated by the developers and operates by agreement,
which includes the store fronts, concessions (boat rentals, tour
boats, mechanical services, etc) and restaurant services. The Dock
Owners Association owns the very valuable Commercial Boat
Landing Permit, one of the important ingredients in the facility
operation.
Q. DO I NEED TO BE A PROPERTY OWNER
IN BIG BEAR TO OWN A DOCK CLUB
UNIT?
A. No, in fact, we have owners from all over the Inland Empire and
the mountain communities, the High Desert, Los Angeles County,
Orange County, San Diego, and parts of Nevada and Arizona. They
were not originally Big Bear property owners. This is where they
have chosen to do their boating. There are about 35,000 potential
non-lakefront properties in the valley and the lake can handle
about 2,800 slips at full build out according to the Big Bear
Municipal Water District (MWD). Today, all the marinas are full each
year, so slip supply and demand is becoming more of an issue each
year.
Q. HOW DOES THE DOCK CLUB COMPARE
WITH OTHER MARINAS IN BIG BEAR?
A. It doesn’t. Our facilities are in a league above anyone else on
the lake. Our location has several unique amenities that no one
else is offering in the Big Bear area. Our facility has a 24 hour
monitoring system; a member accessible web camera system; fully
paved parking, trailer, and boat storage areas; convenient access to
the heart of Big Bear, and state-of-the-art dock construction, just to
name a few. Some of our competitors don’t even offer restrooms,
have docks that are beached in small droughts, and their docks
have visible safety hazards.
Q. HOW DOES THE PURCHASE PRICE
COMPARE TO LAKE ARROWHEAD?
A. Simply, the Dock Club is lower cost and provides more
amenities. Compare the parking and restrooms (or lack thereof) at
Lake Arrowhead. Security concerns, as well as maintenance and
replacement reserves are also addressed at the Dock Club at Pine
Knot Landing.
Q. WHO CONTROLS PARKING AND HOW
IS PARKING ALLOTTED?
A. As part of the City of Big Bear Lake’s Conditional Use Permit and
approvals, The Dock Club has designated owner parking and a total
of 317 full sized spaces. Parking control is monitored at peak times
by an attendant with owners having priority on parking.
Q. WHY IS THERE A COMMERCIAL SIDE
TO THE PROJECT AND NOT ENTIRELY
FOR PRIVATE USE?
A. As part of the approval process, the City of Big Bear Lake and
the Village Specific Plan required public access. Quasi public access
was developed mostly on the west side of the facility. Within the
project you will find boardwalks, controlled parking, reduced
concession numbers, both public and private restrooms, total
parking and vehicle access control, the courtesy dock and a 24
hour monitoring system of the grounds.
Q. AS AN OWNER CAN I MOOR MY BOAT
IN THE WATER YEAR ROUND?
A. No. Due to the harsh mountain winter conditions boats stored in
Big Bear Lake need to be winterized and covered. We offer dry
storage both with and without a trailer. Also many owners elect to
have a boat lift installed, winterize and cover their boat and store
their boat in their slip.
Q. AS AN OWNER CAN I PARK MORE
THAN ONE VEHICLE OR HAVE GUEST
PARKING?
A. The on-site parking ratio is based on use on an average
weekend. An owner will enjoy a 2 car parking per owner on most
weekends. On busy weekends and holidays a 1-car-per-owner
provision applies, however parking priority goes to the owners.
Q. MAY I RENT OR LEASE MY SLIP OR
MOORAGE UNIT?
A. Yes “Owner Rent Backs” need to be, at minimum, seasonally.
However, every boat owner using the facility, both owners and
renters are required to carry a $500,000.00 liability insurance
policy, which names the Dock Club as additionally insured.
Q. MAY I STAY ON MY BOAT
OVERNIGHT?
A. Yes, staying on board overnight is allowed within the limits as
described in the association rules which include notifying the
General Manager of your intent to stay overnight. You may stay
overnight for up to seven consecutive nights or a total of thirty
nights per season. The season for Dock Club members runs from
April 1 to November 1 of any given year. Live-ins on your boat are
not allowed. The Association discourages any and all laundry
hanging from the yardarm.
Q. IS THIS LIKE A TIME SHARE?
A. Not at all. This is a 365-day a year, 24 hour-a-day accessible
deeded interest ownership. You may do all the things with this
deed that you can for any property you own. You can attach it to
your home to increase the value, you may will it, sell it or give it
away as a gift.
Q. IS THIS A GOOD INVESTMENT?
A. The DRE does not allow the developer to promote the project as
an investment; however we can give you indicators that show
yearly price increases, we can show very favorable supply and
demand ratios.
Q. WHEN WILL THE PROJECT BE
FINISHED?
A. The project has seen great leaps toward its completion. There is
no way to accurately know when the project will be completed,
however we expect construction to be finished by approximately
2016.
Q. WHO WILL RUN AND OPERATE THE
RESTAURANT?
A. The restaurant and administrative buildings will be the last to be
built. The restaurant, which is tenant driven, will be subleased but
will meet certain criteria such as experience in the industry, (3)
three meal restaurant and dinner house, dockside catering, owner
discount and reservation priority.
Q. WHAT ABOUT RE-SALES?
A. To date a few re-sales have taken place. Most re-sales have
been owners that have moved away from the area or that sold due
to health reasons.
Q. WHY ARE THE ASSOCIATION DUES SO
LOW?
A. Currently the dues are $39.42 per month, billed annually for a
total of $ 478.00. Because the facility has shared expenses of
maintenance and operational costs with the Master
Lease/Concessionaire based on actual division of costs, the
association fee is considerably less than the actual cost.
Q. WHAT OTHER FEES ARE INVOLVED AS
AN OWNER IN THE DOCK CLUB?
A. There will be a property tax on the recorded grant deed. There
is the possibility of a self-assessment for future improvements or
unpredicted maintenance such as the low water dock moves out as
experienced in 2004.
Q. WHAT ABOUT INSURANCE AND
LIABILITY CONCERNS?
A. Owners or rent back tenants are required to carry $500,000
coverage on their boat naming the Dock Club as additionally
insured. The owners are well protected by their non-profit status
and the layering of coverage by The Dock Club, Development
Company, concessions and the MWD. It would be difficult to
penetrate the varying layers of insurance coverage and the
nonprofit status of The Dock Club. 5
Q. HOW LONG OF TERM IS THE
COMMERCIAL BOAT LANDING PERMIT
FOR?
A. It is in perpetuity, originally developed by the prior owners of the
lake (the orange growers in Redlands) Bear Valley Mutual Water
Co. and conveyed when the Big Bear MWD took control of the lake
in 1977.
Q. HOW WAS THE HARBOR DESIGN
DEVELOPED AND WHO WERE THE
AGENCIES INVOLVED?
A. The design has been in the works for over a decade. Some of
the agencies involved are The Big Bear Municipal Water District, the
City of Big Bear Lake, Dept. of Real Estate, Dept. of Fish and
Game, County Flood Control, U.S. Fish and Wildlife Service, Army
Corps on Engineers, Water Quality Control Board, Cal Trans, and
AQMD Etc.
Q. HOW WAS THE 18-FOOT HARBOR
DEPTH DETERMINED AND CAN IT BE
CHANGED?
A. Historical lake records were reviewed since the last dam was
built in 1912 to determine the lake level fluctuations and it was
determined that an 18-foot deep harbor would accommodate all
but the most severe drought conditions.
Q. DOES THE COMMERCIAL BOAT
LANDING PERMIT ALLOW THE MARINAS
TO “CHASE THE WATER” IN LOW WATER
CONDITIONS?
A. Yes, our permit has a “zone of influence” included which allows
us to operate to the centerline of Big Bear Lake if necessary. This
means that even if the lake is at extremely low water conditions,
we can place our dock systems in deeper water.
Q. CAN I PLACE A LONGER BOAT IN A
SHORTER SLIP?
A. It is best to have the entire boat protected inside the slip;
otherwise part of the boat will extend into the fairways and be
more susceptible to being hit by other boats maneuvering in the
fairways. We require the length of boat be the same or shorter
than the slip designation, however we do make exception for boats
up to 26’ (the maximum length allowable on Big Bear Lake) in the
24’ slips due to the wider fairways. 6
Q. WHAT TYPE OF STORAGE AND
UTILITIES WILL MY SLIP HAVE?
A. Each slip has its own locking dock box located at the head walk
of each slip. Also, you will have access to electrical power, water,
and lighting. Each dock system will have a wheeled tote for moving
gear out to your slip or back to the car, as well as fire suppression
equipment.
Q. IS THE LAUNCH RAMP AVAILABLE TO
THE PUBLIC?
A. No, launching is not open to the public – only to owners and
facility renters. All launching and de-launching is performed by the
service department personnel with a dedicated launch vehicle. This
service provides a considerable insurance discount to the
Association.
Q. DOES THE MARINA OFFER FUEL?
A. Yes, in fact we have one of three fueling facilities on the lake,
which is part of the concessionaire’s operation.
Q. DOES THE MARINA OFFER PUMP-OUT
FACILITIES?
A. Pump-out facilities are being looked at for the future, depending
on the need. We do have a company that will come in and pump
your boat out on a fee basis.
Q. WHO OWNS THE LAKE?
A. Property owners of the Big Bear Valley own Big Bear Lake. They
govern the lake by way of the MWD formed in 1964 with the
express purpose of maintaining lake levels for recreational use.
Q. WHAT IS THE MWD/S CURRENT LAKE
RELEASE POLICY?
A. Occasionally a controlled small amount is released as part of a
judicial order to maintain the downstream fishery. Water is also
released in overflow/full-to-capacity situations. Today, no water
from Big Bear Lake is used for downstream irrigation purposes.
Q. WHAT DETERMINES LAKE LEVELS?
A. Natural precipitation is the only way water enters the lake.
Evaporation can result in a loss of almost 30 million gallons per day
on a hot summer day. The average loss during a summer season is
about 3 feet in elevation. 7
Q. HOW MUCH WATER IS USED FOR
SNOWMAKING?
A. Each of the two ski areas is allowed up to 500 acre feet per year
(one acre foot is about 327,000 gallons and the lake holds over
72,000 acre feet when full). Only last year have either of the areas
used their full allotment.
Q. HOW MUCH OF A PROBLEM ARE THE
LAKE WEEDS IN BIG BEAR LAKE? AT OUR
DOCK?
A. In 2001 the MWD began using an aquatic herbicide known as
Sonar to combat weed growth with excellent results. The target
areas that year were Metcalf Bay, Boulder Bay and then areas
between Logonita Point and Sawmill Cove, and each year new
areas are to be treated. These efforts have proved effective,
lowering the infected areas from over 1000 acres in 2000 to now
less than 284 acres during 2011. The money that has been
traditionally used for mechanical weed harvesting is now being
utilized in the Sonar weed eradication program, targeting Eurasian
Milfoil, the most prevalent type of weed. For more detailed
information on the problem and the MWD’s removal action check
out this link on the 2011 Lake Weed Removal Summary.
Q. WHY DON’T WE JUST DREDGE THE
LAKE BOTTOM?
A. In addition to the enormous costs involved, the main issue is
where to put the dredge material. Wildlife habitat and foraging
islands along with recreational islands have been proposed built of
dredge materials. Fortunately, just in the last two years, the Army
Corps of Engineers has taken an interest in helping the MWD solve
this problem. Reconnaissance Studies are being completed;
however, this is a long-term project – and solution, which will
probably take a number of years to see any actual work begin.
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