‘How to convert a marina into a vacation rental resort in 7 easy steps’

Step 1 – Find a full service marina that for over three decades has provided local fisherman and visitors with services such as:

• A tackle shop with tackle and fishing gear, bait, food and drinks,
• A docking station with diesel, and non-ethanol fuel,
• A boat launching ramp and storage area for vehicles and trailers,
• Forklift services and dry rack storage for boats (optional),
• Inboard diesel and outboard engine mechanic shops on site (optional),

Step 2 – Make sure the zoning at your marina allows residential living units. If it does not, request the property be rezoned.

• If you are not skilled at rezoning, hire a consultant who knows more than the County.
• The consultant will use arcane ‘land use’ jargon and envision lofty improvements for the community.
• The rationale for rezoning should be, “This property was never supposed to be zoned what it was decades ago.” Focus on obscure ‘non conformities’ not the new development the rezoning allows.
• If the neighbors complain the consultant should argue that this is just the first step; specifics can be negotiated at the next step – the development agreement.
• Keep the rezoning under the radar if possible. Once the zoning is changed you have the right to build whatever is permitted regardless of community opposition or promises you made.

Step 3 – Find an old mobile home park, preferably one where the rents are low. Get the County to confirm how many permanent dwelling units are there (these are the market rate ROGOs you are looking for). Negotiate an option to purchase the park for a little more than the current rents make it worth.

Step 4 – Back at the marina, start creating the perception of a private club and restrict or eliminate public access. Limit use of the fuel dock and seawall to ‘members only’ or remove them completely. Do the same with the boat ramp – say it is unsafe. (You will see why later)

Step 5 –At the mobile home park, request ‘free’ affordable ROGO’s from the County to deed restrict the mobile home living units. The County will try to spread affordable across the income categories but since the deed restricted units must come up to code or be replaced, convince the County it is only economical to do so at the highest income category – moderate. Ask that all the new affordable ROGOs be for ‘moderate income’ but don’t settle for less that 50% moderate – no one else has. This purchase and upgrade of a mobile home park can be a ‘break even transaction’ if you later decide to sell it, especially if do not accept any ‘very low income’ affordable ROGOs. Bottom line, you will get your market rate residential building rights quickly and cheaply.

NOTE: Rents at the mobile home park will undoubtedly have to go up but the accommodations will be nicer! Tell folks the new units are for teachers and sheriff’s deputies.

Step 6 –Back at the marina (by now you should be calling it a ‘resort with a private marina’) after the rezoning is complete and public access has been eliminated, submit a development agreement using the County’s affordable housing incentive program to transfer the market rate ROGO’s from the mobile home park to the marina (whoops, I meant resort).

This is where the magic happens so pay attention! The affordable housing incentive program prefers the market rate ROGOs transfer to single family lots and sets a transfer ratio of 1 mobile home deed restriction for each transfer to a single family lot. If the transfer is to a working waterfront, the requirement increases – two deed-restricted mobile homes are required for each market rate ROGO transferred. Now you see why the amenities at the marina no longer allow public access – the marina no longer qualifies as a working waterfront. If possible, keep this under the radar.

Step 7 – At the ‘resort’ you will use the transferred ROGOs to build large residential units, preferably with ‘lockouts’ for each of the bedroom suites. Build a gate at the entrance to the development with a sign that says, ‘Owners and Guests only.’ You can now rent these ‘residences’ to tourists on a short term basis just like a hotel, but since they are larger you can call them hotel suites and charge more money.

BONUS POINTS– Because of the County’s moratorium on new hotel rooms, transient units (one required for each hotel room) are going for about $100K each if you can find them. You didn’t have to purchase any transient units for your resort. You converted affordable ROGOs into hotel suites! Sweet!

And there you have it – a waterfront resort in seven easy steps. This may sound complicated but you would be amazed how easy it is. Look around – it is happening in the Lower Keys right now.

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