© 2008 TheDockClub.com     All Rights Reserved

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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© 2008 TheDockClub.com  All rights reserved

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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