F.A.Q.

August 2005 (First Set of FAQs

September 2005 (Second Set of FAQs)

January 2006 (Third Set of FAQs)

As you may have already heard, The Town of Bolton, through its L.D.C. (Local Development Corporation) is actively pursuing the acquisition of Norowal Marina in partnership with the New York State Department of Environmental Conservation. This is the first installment in what will be a series of public informational bulletins designed to help answer your questions and lay to rest any mis-information about the acquisition. We will be using a F.A.Q. (Frequently Asked Questions) format in an effort to be as clear and direct as possible. We will not have answers to all of your questions as this is still very much, a work in progress. We will continue to update you with these bulletins as new information becomes available and important decisions are made.

A. Norowal is the largest public lake access site on Lake George. With parking for 250 vehicles, its close proximity to the island campsites, and docking for 35 seasonal boats. The Norowal site supplies marine access to Lake George for more people than any other site.

A. Last year Norowal parked 19,650 vehicles, launched 3513 boats, and supplied docking for 35 seasonal boats and 456 transient boats. In July and August Norowal supplies short term dockage for 150 boats per day.

A. Norowal is owned and operated by Walter (Buzz) Lamb Jr. Mr. Lamb is retiring and has been actively trying to sell Norowal Marina for about 18 months. The current trend towards private development (over 20 commercial lakefront properties in Bolton have become private) of lakefront properties prompted the Town Board to obtain a feasibility study to consider both the potential impact and options. The study concluded if Norowal was to become “privatized” public access to Lake George would be greatly diminished and Bolton would incur a negative economic impact.

4. Q. What if Norowal was purchased by a private individual and kept as a marina?

A. Only joint ownership between the State and the L.D.C can guarantee long-term public access. The best any private owner can do is to guarantee public access while they own the property. No one can guarantee what a future owner may or may not do. Only the L.D.C and N.Y.S can guarantee public access in perpetuity. Also a not for profit ownership can make maximum public access its sole mission. Private operators are guided by maximizing profits not access. They may find other uses for marina resources, which may negatively impact access to the lake and other town businesses.

5. Q. Can’t permanent public access be achieved through Zoning or deed restrictions?

A. Zoning amendments and deed restrictions can be changed. They do not guarantee access in perpetuity as N.Y.S and L.D.C ownership would. They also do not guarantee marina resources are utilized to maximize public access.

A. Private development around the shoreline along with government regulation has made the development of new marina properties all but impossible. In all likelihood, Norowal will be impossible to replace and this valuable resource would be lost to the public forever.

A. A local development corporation is an organization created by special state statues. It is a quasi-governmental organization created for the purpose of promoting business development opportunities within a town.

A. The Town of Bolton and the Bolton Local Development Corporation are separate organizations working in concert for the same purpose of promoting business development in the Town of Bolton. Two elected members of the Town Board serve as officers on the Local Development Corporation board.

A. The current contract purchase price is $4.5 million. The L.D.C.’s contribution will be $2.5 million with N.Y.S. DEC proposing to contribute $2 million.

A. Anticipated marine revenues will pay operating costs plus the L.D.C.’s share of the purchase price.

13. Q. How much might the Town lose if the Norowal site is no longer on the tax rolls as a private enterprise?

An increase in the tax rate will not be needed to meet this loss of revenue, however, if the property tax rate was increased to make up for the tax loss it would cost the owner of a $500,000 property less than $10.00 per year. Also, a local development corporation although “tax exempt” may still pay it’s “fair share” to the municipality as a payment in lieu of tax thereby sustaining the revenue stream to all taxing authorities.

14. Q. How much of an impact would losing Norowal have on Bolton’s economy?

A. Norowal brings approximately 40 – 50,000 people a year to Bolton Landing. While it is difficult to estimate a precise number as to how much they may contribute to Bolton’s economy a very conservative figure would be $2 million dollars. The loss of that much income in a town of Bolton’s size could only be described as economically devastating. In time, many of the goods and services now available to Bolton’s residents and guests might no longer exist. It should also be noted that Norowal guests spend an average of 4 days in Bolton.

A. It would not be possible for N.Y.S. to put together an operational plan, arrange the financing and complete the contract within time requirements for purchase. If access to Lake George thru Norowal Marina and the related revenue is to be preserved, the L.D.C. will have to make it happen. I

A. The L.D.C. has reached an agreement with DEC that the marina will be a public access site to Lake George in perpetuity. The L.D.C will operate the site, collect the fees and DEC will contribute $2 million toward the purchase.

A. Basically what you see is what you get. Norowal is 4.3 acres, with 5 docks, upper and lower parking areas, 4 marina buildings, and one house (Carl Lamb’s). All of these areas, which have been functioning as part of the marina operation, would be sold to the L.D.C.

This is the second installment of the Bolton Local Development Corporation’s informational flyer. As in the first edition we will be using the F.A.Q. format. If you missed the first edition it is available on the Bolton website at www.townofboltonlanding.com or at the Town Clerk’s office. We hope you find it both informative and useful.

A. The BLDC received a grant of occupancy tax money from the town in the amount of $75,000. The expenditure of this money was restricted to the pursuit of the Norowal acquisition. It should also be noted that occupancy tax moneys can only be used for tourism related activities.

A. Grants of occupancy tax money may be needed in the early stages of operation. Eventually the marina operation will become self-sufficient.

A. An LDC is a “not for profit” corporation. When income exceeds expenses the BLDC will use that income to fund other local development projects in the Town of Bolton. Low interest loans for local businesses and funding expanded recreational opportunities are the type of activities these funds are typically used for. When the mortgage is paid off the BLDC will be able to contribute over $200,000 a year to these efforts.

A. An LDC has no authority to have a referendum. Only through town government can a referendum be initiated and only when the Town incurs a long-term debt, because the Town is not incurring any debt there cannot be a referendum.

2-5. Q. If the BLDC defaults on its mortgage payments will the Town be obligated?

A. No. The BLDC is solely responsible for it’s obligations. The Town is not the guarantor of the BLDC’s loan.

A. No. The terms of sale for Norowal marina require that it be purchased by a “stock acquisition”. In other words the purchaser must acquire the business and it’s assets by purchasing the corporate stock. State law prohibits towns from making stock acquisitions, LDCs are the vehicles typically used by communities to facilitate such acquisitions.

A. DEC will acquire a conservation easement from the LDC that will limit the use of the site to a public access marina and prevent the site from being developed for other purposes. This will help to insure it will always be a public access in perpetuity. DEC will also maintain a presence at the site, the details of which have not been finalized yet.

A. Parking, launching, dock space rental (both seasonal and transient), pump outs, winter self-storage and the retail sales of very basic marine supplies (lines, bilge plugs, PFD’s, etc.). Fuel sales, boat washing stations and winter ice access are also being considered.

A. It is not uncommon for governmental and quasi-governmental agencies to provide, operate and manage public access facilities. Nationwide, launch sites, parks, campgrounds, museums, learning centers, historic sites, and libraries are routinely operated by such agencies. In the private sector, return on investment and profitability determine the viability of a business operation. Because the returns may not justify the investment, in many of these types of operations the private sector cannot be relied on to supply these services. Not for profit organizations routinely run these types of operations and charge admission and user fees to recoup operating and maintenance expenses.

Please join us and bring your questions and comments to a public informational meeting with the BLDC. September 29^th at 7:00pm at the Town Hall. Hope to see you there.

January 2006 - This is the third installment of the Town of Bolton Local Development Corporation’s informational flyer.

The marina acquisition is still a work in progress. At the State level, the Conservation Easement is still awaiting the NY Comptroller’s Office review, (it has been approved by DEC and the Attorney General) and we are still awaiting the New York State’s $2 million dollar contribution. At the marina level, the BLDC’s business plan is being implemented and preparations are being made for an April opening. (More to follow)

The public marina has historically and popularly been known as “Norowal” for decades. Consideration may be given to retaining that name or changing it as the issue presents itself.

Manager, Assistant Manager, Dock Attendants, Parking Lot Attendants, Maintenance Personnel.

You are invited to submit a resume at any time. Interviews for manager and assistant manager will commence within the next few weeks. Once a manager and assistant manager are selected they will participate in the interviewing for the other positions. At the present time all employment opportunities require at least a High School Diploma or G.E.D. Marina operation will commence in April.

Self-service boat launching and parking, dock rental (seasonal & short term), the sale of fuel and a limited range of boating related items.

There will be a limited amount of dock space available for the 2006 season. Space will be awarded on a first come first served basis, subject to suitability of vessel and space available. Request can be sent to Norowal P.O. Box 6 Bolton Landing NY 12814.

*Applicants that cannot be accommodated with space will be automatically placed on a waiting list in the order that they are received.

$145 a linear foot. There will also be additional charges for vessels with a beam over 8’.

All launching fees will include one launch and one retrieval (round trip). Car top vessel $11.00 - Powerboat or PWC $22.00 – Sailboat $44.00 – Parking is $10.00 per day per vehicle.

3-9 Q. Is any of this year’s Town Property Tax increase due to the purchase of Norowal?

No. Town Property Tax revenues, sales tax revenues and the general fund monies were not requested nor received. The BLDC received a $45,000 Town loan used as a down payment and an additional loan of $32,000 to cover other expenses. Both of these loans have been repaid.

Yes, some Occupancy Tax money was used ($75,000). Occupancy Tax revenues can only be used for tourism related purposes and may not be used by the town to fund town services nor reduce Town Property Taxes. Occupancy Tax revenues are not properly considered “Town general revenues”.

Mr. Lamb did a great job of selling off most of the inventory, but there is still some items left. We are in the process of assessing what is left and what is the best way to liquidate it. We will keep you informed.

3-13 Q. Will the DEC be operating a “Ranger Station” at Norowal this summer?

Although the DEC will have office space at the Norowal site, their immediate and complete activities “on site” are still under consideration.