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EX-31.1 - CERTIFICATION OF MICHAEL M. SACHS PURSUANT TO SECTION 302 - TOWER PARK MARINA INVESTORS LPd439306dex311.htm
EX-32.1 - CERTIFICATION OF MICHAEL M. SACHS PURSUANT TO SECTION 906 - TOWER PARK MARINA INVESTORS LPd439306dex321.htm
Table of Contents

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

 

FORM 10-Q

 

 

(Mark One)

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended: September 30, 2012

 

¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from:              to              .

Commission File Number: 0-17672

 

 

TOWER PARK MARINA INVESTORS, L.P.,

a California Limited Partnership

(Exact name of registrant as specified in its charter)

 

 

 

California   95-4137996

(State or other jurisdiction of

incorporation or organization)

 

(IRS Employer

Identification No.)

16633 Ventura Boulevard, 6th Floor Encino, California 91436-1835

(Address of principal executive offices) (Zip Code)

(818) 907-0400

Registrant’s phone number, including area code

 

 

Indicate by check mark whether the issuer (1) filed all reports required to be filed by Section 13 or 15(d) of the Exchange Act during the past 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days    Yes  x    No  ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Date File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  ¨    No  ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

Large accelerated filer   ¨    Accelerated filer   ¨
Non-accelerated filer   ¨  (Do not check if a smaller reporting company)    Smaller reporting company:   x

Indicate by check mark whether registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act.):    Yes  ¨    No  x

APPLICABLE ONLY TO ISSUERS INVOLVED IN BANKRUPTCY

PROCEEDINGS DURING THE PRECEDING FIVE YEARS:

Indicate by check mark whether the registrant has filed all documents and reports required to be filed by Sections 12, 13 or 15(d) of the Securities Exchange Act of 1934 subsequent to the distribution of securities under a plan confirmed by a court.    Yes  ¨    No  ¨

As of September 30, 2012, Tower Park Marina Investors, LP had 4,508 units of limited partnership interest outstanding.

 

 

 


Table of Contents

TABLE OF CONTENTS

Report on Form 10-Q

For quarter ended September 30, 2012

 

PART I.    FINANCIAL INFORMATION    Page  

ITEM 1.

  FINANCIAL STATEMENTS   
  Balance Sheets as of September 30, 2012 and December 31, 2011      2   
  Statements of Operations for the three months ended September 30, 2012 and 2011      3   
  Statements of Operations for the nine months ended September 30, 2012 and 2011      4   
  Statements of Cash Flows for the nine months ended September 30, 2012 and 2011      5   
  Notes to Financial Statements      6-14   

ITEM 2.

  MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS      15-17   

ITEM 3.

  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK      18   

ITEM 4.

  CONTROLS AND PROCEDURES      18   
PART II.    OTHER INFORMATION       

ITEM 1.

  LEGAL PROCEEDINGS      19   

ITEM 1A.

  RISK FACTORS      19   

ITEM 2.

  UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS      19   

ITEM 3.

  DEFAULTS UPON SENIOR SECURITIES      19   

ITEM 4.

  SUBMISSION OF MATTERS TO VOTE OF SECURITY HOLDERS      19   

ITEM 5.

  OTHER INFORMATION      19   

ITEM 6.

  EXHIBITS AND REPORTS ON FORM 8-K      19   

SIGNATURES

     20   


Table of Contents

TOWER PARK MARINA INVESTORS, L.P

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

BALANCE SHEETS

 

ITEM 1. Financial Statements

 

ASSETS    September 30,
2012
    December 31,
2011
 
     (Unaudited)        

Cash and cash equivalents

   $ 220,000      $ 97,000   

Accounts receivable net of allowance for doubtful accounts of $23,000 in 2012 and $36,000 in 2011

     27,000        29,000   

Receivable from Affiliates

     —          290,000   

Tower Park Marina, net (Note 2)

     124,000        136,000   

Other assets, net (Note 3)

     75,000        40,000   
  

 

 

   

 

 

 

TOTAL ASSETS

   $ 446,000      $ 592,000   
  

 

 

   

 

 

 

LIABILITIES AND PARTNERS’ EQUITY (DEFICIT)

    

Accounts payable and accrued expenses

   $ 219,000      $ 256,000   

Deferred gain on sale of Tower Park Marina (Note 2)

     968,000        1,130,000   

Deferred rentals

     23,000        24,000   
  

 

 

   

 

 

 

Total liabilities

     1,210,000        1,410,000   
  

 

 

   

 

 

 

Commitments and contingencies (Note 5)

     —          —     

Partners’ deficit:

    

Limited partners’ deficit, $5,000 per unit, 4,508 units authorized, issued and outstanding

     57,000        4,000   

Deferred contributions

     (27,000     (27,000
  

 

 

   

 

 

 

Limited partners’ equity (deficit)

     30,000        (23,000

General partners’ deficit

     (794,000     (795,000
  

 

 

   

 

 

 

Total partners’ deficit

     (764,000     (818,000
  

 

 

   

 

 

 

TOTAL LIABILITIES AND PARTNERS’ EQUITY (DEFICIT)

   $ 446,000      $ 592,000   
  

 

 

   

 

 

 

See accompanying notes to financial statements.

 

- 2 -


Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

STATEMENTS OF OPERATIONS

For the three months ended September 30, 2012 and 2011

(Unaudited)

 

     2012      2011  

Revenues:

     

Slip rental

   $ 187,000       $ 180,000   

Dry storage

     37,000         30,000   

Fuel service

     104,000         104,000   

Interest and other income

     3,000         4,000   
  

 

 

    

 

 

 

Revenues from operations

     331,000         318,000   
  

 

 

    

 

 

 

Expenses:

     

Slip rental

     8,000         9,000   

Dry storage

     5,000         5,000   

Fuel service

     78,000         86,000   

Cost of operations

     189,000         167,000   

Management fees (Note 4)

     15,000         15,000   

Depreciation

     10,000         9,000   
  

 

 

    

 

 

 
     305,000         291,000   
  

 

 

    

 

 

 

Net income

   $ 26,000       $ 27,000   
  

 

 

    

 

 

 

Allocation of net income

     

Limited Partners

   $ 26,000       $ 27,000   

General Partners

     —           —     
  

 

 

    

 

 

 
   $ 26,000       $ 27,000   
  

 

 

    

 

 

 

Limited Partners’ net income per unit:

   $ 5.77       $ 5.99   
  

 

 

    

 

 

 

Total units outstanding

     4,508         4,508   
  

 

 

    

 

 

 

See accompanying notes to financial statements.

 

- 3 -


Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

STATEMENTS OF OPERATIONS

For the nine months ended September 30, 2012 and 2011

(Unaudited)

 

     2012      2011  

Revenues:

     

Slip rental

   $ 512,000       $ 503,000   

Dry storage

     99,000         94,000   

Fuel service

     161,000         152,000   

Interest and other income

     9,000         9,000   
  

 

 

    

 

 

 

Revenues from operations

     781,000         758,000   
  

 

 

    

 

 

 

Expenses:

     

Slip rental

     14,000         32,000   

Dry storage

     9,000         14,000   

Fuel service

     130,000         135,000   

Cost of operations

     505,000         482,000   

Management fees (Note 4)

     40,000         39,000   

Depreciation

     29,000         26,000   
  

 

 

    

 

 

 
     727,000         728,000   
  

 

 

    

 

 

 

Net income

   $ 54,000       $ 30,000   
  

 

 

    

 

 

 

Allocation of net income:

     

Limited Partners

   $ 53,000       $ 30,000   

General Partners

     1,000         —     
  

 

 

    

 

 

 
   $ 54,000       $ 30,000   
  

 

 

    

 

 

 

Limited Partners’ net income per unit:

   $ 11.76       $ 6.65   
  

 

 

    

 

 

 

Total units outstanding

     4,508         4,508   
  

 

 

    

 

 

 

See accompanying notes to financial statements.

 

- 4 -


Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

STATEMENTS OF CASH FLOWS

For the nine months ended September 30, 2012 and 2011

(Unaudited)

 

     2012     2011  

Cash flows from operating activities:

    

Net income

   $ 54,000      $ 30,000   

Adjustments to reconcile net income to net cash used for operating activities:

    

Depreciation

     29,000        26,000   

Amortization of deferred gain

     (162,000     (162,000

Provision for doubtful accounts

     3,000        3,000   

(Increase) decrease in accounts receivable

     (1,000     25,000   

Increase in other assets

     (35,000     (38,000

Decrease in accounts payable and accrued expenses

     (37,000     (261,000

(Decrease) increase in deferred rentals

     (1,000     10,000   
  

 

 

   

 

 

 

Cash flow used for operating activities

     (150,000     (367,000
  

 

 

   

 

 

 

Cash flows from investing activities:

    

Receivable from Affiliates

     290,000        (190,000

Improvements to marina facilities

     (17,000     (15,000
  

 

 

   

 

 

 

Cash flows provided by (used for) investing activities

     273,000        (205,000
  

 

 

   

 

 

 

Cash flows from financing activities:

     —          —     
  

 

 

   

 

 

 

Net increase (decrease) in cash and cash equivalents

     123,000        (572,000

Cash and cash equivalents at the beginning of period

     97,000        844,000   
  

 

 

   

 

 

 

Cash and cash equivalents at the end of period

   $ 220,000      $ 272,000   
  

 

 

   

 

 

 

See accompanying notes to financial statements.

 

- 5 -


Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

1. Summary of Significant Accounting Policies and Partnership Matters

Description of the Partnership

Tower Park Marina Investors, L.P. (formerly PS Marina Investors I), a California Limited Partnership (the “Partnership”), was organized under the California Revised Limited Partnership Act, pursuant to a Certificate of Limited Partnership filed on January 6, 1988 to acquire, own, and operate and to a lesser extent, develop marina facilities.

The General Partners in the Partnership are Westrec Investors, Inc. (formerly PS Marina Investors, Inc.), a wholly-owned subsidiary of Westrec Properties, Inc. (“Westrec”), and B. Wayne Hughes, a shareholder of Westrec until June 1990. Effective March 1, 1997, the limited partners approved the substitution of Tower Park Marina Operating Corporation, a wholly-owned subsidiary of Westrec Financial, Inc., for Mr. Hughes.

The Partnership was formed to sell a maximum of 12,000 units of limited partnership interest at $5,000 per unit ($60,000,000). The General Partners have contributed a total of $1,000. On November 27, 1989, the Partnership’s offering was terminated with 4,508 units issued, resulting in $22,540,000 of limited partner funds being raised (before commission discount of $3,000 granted to an investor). Half of each Limited Partner’s total capital contribution was deferred. The final installment was due on August 1, 1990, and $27,000 of such deferrals remain outstanding.

Basis of Presentation

The unaudited financial statements of Tower Park Marina Investors, LP at September 30, 2012 and for the nine months ended September 30, 2012 are presented in accordance with accounting principles generally accepted in the United States of America for interim financial reporting and have been prepared pursuant to Article 10 of the Securities and Exchange Commission’s Regulation S-X. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation of the financial position, results of operations and cash flows for the periods presented have been included. The results of operations for the nine months ended September 30, 2012 are not necessarily indicative of the results that may be expected for the full year ending December 31, 2012. These unaudited financial statements should be read in conjunction with our audited financial statements for the year ended December 31, 2011 included in our Annual Report on Form 10-K.

Cash and Cash Equivalents

Cash and cash equivalents consist of all amounts on deposit in interest bearing and non-interest bearing demand deposit accounts as well as highly liquid investments purchased with an original maturity of three months or less.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

1. Summary of Significant Accounting Policies and Partnership Matters (continued)

 

Tower Park Marina

Tower Park Marina is stated at cost to the Partnership. Provision for depreciation and amortization is calculated using the straight-line method. Depreciable lives for the major asset categories are as follows:

 

Asset Category

   Depreciable Life  

Furniture, fixtures and equipment

     7 years   

Leasehold interest

     life of lease   

Revenue Recognition

Revenue from slip rentals and dry storage are recognized over the length of the contract term. Fuel service revenues are recognized at point of sale.

Use of Estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from these estimates.

Offering and Organization Costs

Costs incurred in preparing Partnership documents, prospectuses and any other sales literature, costs incurred in qualifying the units for sale under federal and state securities laws and costs incurred in marketing the units have been charged to the limited partners’ equity to the extent the total does not exceed 5% of the gross proceeds of the offering. The amount by which these organization and registration costs exceeded 5% of the gross proceeds of the offering were borne by Westrec Investors, Inc.

Cash Distributions

The General Partners interest in Cash Flow from Operations (as defined) and Cash from Sales or Refinancing (as defined) is 1%.

Allocations of Net Income or Loss

As set forth in the Partnership Agreement, net income and net loss shall be allocated 99% to the Limited Partners and 1% to the General Partners.

Earnings Per Unit

Per unit data is based on the weighted average number of the Limited Partnership units outstanding during the nine months ended September 30, 2012 and 2011, 4,508.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

1. Summary of Significant Accounting Policies and Partnership Matters (continued)

 

Fair Value Measurements

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants at the measurement date. Assets and liabilities that are measured at fair value are reported using a three-level fair value hierarchy that prioritizes the inputs used to measure fair value. This hierarchy maximizes the use of observable inputs and minimizes the use of unobservable inputs. The three levels of inputs used to measure fair value are as follows:

 

Level 1

   Quoted prices in active markets for identical assets or liabilities.

Level 2

   Observable inputs other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.

Level 3

   Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs.

An asset’s or liability’s level within the fair value hierarchy is based on the lowest level of any input that is significant to the fair value measurement. At each reporting period, we perform a detailed analysis of our assets and liabilities that are measured at fair value. All assets and liabilities for which the fair value measurement is based on significant unobservable inputs or instruments which trade infrequently and therefore have little or no price transparency are classified as Level 3.

The Partnership has segregated all financial assets and liabilities that are measured at fair value into the most appropriate level within the fair value hierarchy based on the inputs used to determine the fair value at the measurement date in the table below. Assets and liabilities are classified in their entirety based on the lowest level of input that is significant to the fair value measurement. The Partnership has no non-financial assets and liabilities that are measured at fair value.

The table below sets forth a summary of the fair values of the Partnership’s financial assets as of September 30, 2012.

 

Assets

   Total      Level 1      Level 2      Level 3  

Cash equivalents

   $ 147,000       $ 147,000         —           —     
  

 

 

    

 

 

    

 

 

    

 

 

 
   $ 147,000       $ 147,000         —           —     
  

 

 

    

 

 

    

 

 

    

 

 

 

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

1. Summary of Significant Accounting Policies and Partnership Matters (continued)

 

The Partnership believes that the carrying value of its cash, accounts receivable, accounts payable and accrued liabilities as of September 30, 2012 and December 31, 2011 approximate their fair values because of the short-term nature of those instruments.

Concentration of Credit Risk

Financial instruments that potentially subject the Partnership to concentration of credit risk are cash and cash equivalent deposits in excess of federally insured limits. From time to time the Partnership may have bank deposits in excess of federally insured limits. The Partnership evaluates these excess deposits, and transfers amounts to other banks if it considers such transfers necessary.

Recently Issued Accounting Standards

In December 2011, the FASB issued ASU No. 2011-11, Balance Sheet (Topic 210): Disclosures about Offsetting Assets and Liabilities. Offsetting, otherwise known as netting, is the presentation of assets and liabilities as a single net amount in the statement of financial position (balance sheet). Unlike IFRS, U.S. GAAP allows companies the option to present net in their balance sheets derivatives that are subject to a legally enforceable netting arrangement with the same party where rights of set-off are only available in the event of default or bankruptcy.

To address these differences between IFRS and U.S. GAAP, in January 2011 the FASB and the IASB (the Boards) issued an exposure draft that proposed new criteria for netting that were narrower than the current conditions currently in U.S. GAAP. Nevertheless, in response to feedback from their respective stakeholders, the Boards decided to retain their existing offsetting models. Instead, the Boards have issued common disclosure requirements related to offsetting arrangements to allow investors to better compare financial statements prepared in accordance with IFRS or U.S. GAAP. ASU 2011-11 requires an entity to disclose information about offsetting and related arrangements to enable users of its financial statements to understand the effect of those arrangements on its financial position. An entity is required to apply the amendments for annual reporting periods beginning on or after January 1, 2013, and interim periods within those annual periods. An entity should provide the disclosures required by those amendments retrospectively for all comparative periods presented. The Partnership is currently assessing the impact that the adoption will have on its financial statements.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

1. Summary of Significant Accounting Policies and Partnership Matters (continued)

 

There were no other new accounting pronouncements that are expected to have a material impact or have potential material significance to the Partnership.

Taxes Based on Income

Taxes based on income are the responsibility of the individual partners and, accordingly, are not reflected in the accompanying financial statements.

 

2. Tower Park Marina

On March 27, 2007, the Partnership completed the sale of substantially all the assets of Tower Park Marina and RV Park to Kampgrounds of America (“KOA”) for $13,500,000 in cash. Net cash received was reduced to $13,459,000 due to property taxes and closing costs borne by the Partnership amounting to $41,000. The assets sold included the land and improvements known as Tower Park Marina, the Partnership’s 51% interest in the Little Potato Slough Mutual Water Company, the Partnership’s leasehold interest in the lease between the California State Land Commission (as landlord) and the Partnership (as tenant), dated as of January 14, 1999, approximately 100 acres of undeveloped land, and certain personal property associated with the foregoing. The gain was further reduced by $416,000 of deferred maintenance repairs identified by KOA. The Partnership agreed to make these repairs over the next several years. As of September 30, 2012, $307,000 has been spent towards this commitment.

The Partnership recognized a gain of $8,117,000 and deferred gain of $2,152,000 from the sale. The proceeds from the sale were used primarily to repay the Partnership’s note payable and the payable to affiliates, and in April 2007, the Partnership made a distribution of $3,642,000 to its partners.

In connection with the sale, the existing lease agreement between KOA and the Partnership, under which the Partnership had leased the RV Park and retail store at Tower Park Marina to KOA, was terminated. Pursuant to a new lease, KOA leased back to the Partnership the marina facilities and dry storage buildings that make up a portion of the property that was sold. In accordance with ASC Topic 840, Leases, $ 2,152,000 of the gain from the sale was deferred and will be amortized as a reduction in rent expense over the ten-year term of the lease agreement. The amount of the gain that was deferred was based on the Partnership’s ten year lease commitment, discounted at 10%.

For the three and nine months ended September 30, 2012 and 2011, $54,000 and $162,000 respectively, of the deferred gain from the sale was amortized for each period, and is reflected in cost of operations. The remaining unamortized gain balance was $968,000 at September 30, 2012, and $1,130,000 at December 31, 2011.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

2. Tower Park Marina (continued)

 

At September 30, 2012 and December 31, 2011, the remaining assets related to Tower Park Marina that remain as part of the Partnership are composed of the following:

 

     2012     2011  

Leasehold interest

   $ 27,000      $ 27,000   

Floating docks

     76,000        76,000   

Furniture, fixtures and equipment

     243,000        243,000   

Vehicles

     36,000        36,000   

Construction in progress

     17,000        —     
  

 

 

   

 

 

 
     399,000        382,000   

Less accumulated depreciation

     (275,000     (246,000
  

 

 

   

 

 

 
   $ 124,000      $ 136,000   
  

 

 

   

 

 

 

See Note 5 for a discussion of the Partnership’s continuing obligations with respect to the marina and adjacent property.

 

3. Other Assets

Other assets as of September 30, 2012 and December 31, 2011 are composed of the following:

 

     2012      2011  

Fuel inventory

   $ 24,000       $ 15,000   

Prepaid lease expense (KOA)

     30,000         —     

Other prepaid expenses

     21,000         25,000   
  

 

 

    

 

 

 
   $ 75,000       $ 40,000   
  

 

 

    

 

 

 

Fuel inventory is stated at the lower of cost (average cost method) or market (replacement or net realizable value).

 

4. Related Party Transactions

The Partnership has an agreement with Westrec Marina Management, Inc., an affiliate of Westrec, to manage the day-to-day operations of the marina for a fee equal to 6% of the marina’s monthly gross revenues (as defined in the agreement). Management fees for the three and nine months ended September 30, 2012 and 2011 were $15,000 and $40,000, $15,000 and $39,000, respectively.

In connection with their services in negotiating and obtaining permanent financing from an unaffiliated lender, the General Partners or their affiliates are entitled to receive an amount equal to 1% of the principal amount of the financing or refinancing, less any fees paid to other loan brokers. No loan brokerage fees were paid to the General Partners or their affiliates for the three and nine months ended September 30, 2012 and 2011.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

4. Related Party Transactions (continued)

 

Receivable from affiliates at December 31, 2011 represent transfers totaling $290,000 which has been advanced to an affiliate of Westrec Investors, Inc., the General Partner of the Partnership. Michael M. Sachs is the sole shareholder of Westrec Investors, Inc. These transfers have been characterized as a receivable from affiliates on the balance sheet and are accruing interest at prime rate plus one percent (4.25% at December 31, 2011), however, said transfers are in direct conflict with Section 13.3 of the Partnership Agreement. The $290,000 receivable was repaid on February 15, 2012.

 

5. Commitments and Contingencies

The operations at Tower Park Marina are influenced by factors that affect the boating industry both locally and nationally, with activity at Tower Park Marina increasing seasonally during the period April through October of each period.

The Partnership operates a portion of Tower Park Marina on approximately 14 acres of waterfront property under a lease with the California State Land Commission (the “CSLC Lease”). As mentioned in Note 2 above, the Partnership’s leasehold interest in the CSLC lease was sold to KOA on March 27, 2007.

Simultaneously with the sale of Tower Park Marina, the Partnership leased back a portion of the property consisting of the marina facilities and dry storage buildings. The marina operations will include all areas currently operated as part of the marina operations and approximately 7 acres of additional land for a future dry storage building, boat repair area and maintenance yard. The lease has a ten-year term with three (3) 5-year options to extend. The basic rent will be increased 3.5% per each lease year, adjusted every five years. Basic rent was $25,000 per month for the first five years of the lease and was increased to $29,692 in April 2012. Included in lease expense in cost of operations for the three and nine months ended September 30, 2012 is $89,000 and $254,000 paid to KOA. For the three and nine months ended September 30, 2011, $75,000 and $225,000, respectively, was paid to KOA.

The Partnership will be required during each year of the lease (i) to make payments of approximately $40,000 to KOA with respect to KOA’s obligation under the CSLC lease and (ii) to expend at least $50,000 for capital expenditures and/or major repair/maintenance projects. Included in lease expense in cost of operations for the three and nine months ended September 30, 2012 and 2011, is $10,000 and $30,000, $10,000 and $32,000, respectively related to the CSLC lease and approximately $279,000 has been spent on maintenance projects since the inception of the lease.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

6. Segment Reporting

The Partnership has been aggregated into three reportable business segments (Slip rental, Dry storage and Fuel service): Slip rental reports the water-based boat Slip rentals and Dry storage reports the land based boat storage operations at the marina. The Fuel service segment reports the operations of the fuel dock at the marina.

The accounting policies of the reportable segments are the same as those described in summary of significant accounting policies. The Partnership evaluates the performance of its operating segments based on income from operations before depreciation and amortization.

Summarized financial information concerning the Partnership’s reportable segments is shown in the following table. The “other” line item includes results of insignificant operations and as it relates to segment profit (loss), income and expenses not allocated to reportable segments.

Segment Information (in 000’s)

 

     For the nine-months ended
September 30,
    For the three-months ended
September 30,
 

Revenues

   2012     2011     2012     2011  

Slip Rental

   $ 512      $ 503      $ 187      $ 180   

Dry Storage

     99        94        37        30   

Fuel Service

     161        152        104        104   

Interest income

     9        9        3        4   
  

 

 

   

 

 

   

 

 

   

 

 

 

Total Revenue

   $ 781      $ 758      $ 331      $ 318   
  

 

 

   

 

 

   

 

 

   

 

 

 

Profit (Loss)

        

Slip Rental

   $ 498      $ 471      $ 179      $ 171   

Dry Storage

     90        80        32        25   

Fuel Service

     31        17        26        18   

Other (1)

     (565     (538     (211     (187
  

 

 

   

 

 

   

 

 

   

 

 

 

Total Profit (Loss)

   $ 54      $ 30      $ 26      $ 27   
  

 

 

   

 

 

   

 

 

   

 

 

 

 

     September 30,
2012
     December 31,
2011
 

Assets

     

Slip Rental

   $ 103       $ 103   

Unallocated amount (2)

     343         489   
  

 

 

    

 

 

 

Total Assets

   $ 446       $ 592   
  

 

 

    

 

 

 

 

  (1) These items are not provided to management on a segment basis and are not used by management to measure segment profit or loss. These include general and administrative expenses.
  (2) Information about assets is not included in the measure of segment profit or loss that is reviewed by management. However, certain information is provided to management and is thus provided here.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

(formerly PS MARINA INVESTORS I)

a California Limited Partnership

NOTES TO FINANCIAL STATEMENTS

September 30, 2012

(Unaudited)

 

7. 401(k) Plan

The Partnership sponsors a 401(k) Plan (the Plan) which is a qualified defined contribution plan under section 401(k) of the Internal Revenue Code. Full time employees who are at least 21 years of age and have completed one year of service, are eligible to participate in the Plan. Participants of the Plan may choose to contribute up to 50% of their compensation per year, as defined by the Plan, up to a maximum of $16,500 for each calendar year. The Partnership matches 50% of the employee’s quarterly contribution up to $1,250 per year. The Partnership’s matching contribution, which was included in cost of operations, was $150 and $450, $ 200 and $700, respectively, for the three and nine months ended September 30, 2012 and 2011.

“Rollover Contributions” from other qualified plans are accepted by the Plan. The Partnership does not match contributions of this type.

 

8. Going Concern

The Partnership’s marina is not generating satisfactory levels of cash flows and cash flow projections do not indicate significant improvement in the near term. These circumstances raise substantial doubt about the Partnership’s ability to meet its financial obligations going forward and to continue as a going concern. The Partnership’s ability to continue to operate through 2012 and beyond is contingent on, among other factors, the improvement in the economy and a resulting improvement in Tower Park Marina operations. Management is actively working to improve operating results at the property with staffing reductions and changes in operating procedures. The financial statements do not include any adjustments to reflect the possible future effects on the recoverability and classification of assets or the amounts and classification of liabilities that may result from the possible inability of the Partnership to continue as a going concern.

 

9. Subsequent Events

The Partnership has evaluated subsequent events for recognition or disclosure in the financial statements filed on Form 10-Q with the SEC and no events, other than those described in these notes, have occurred that require disclosure.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

PART I. FINANCIAL INFORMATION

September 30, 2012

(Unaudited)

 

ITEM 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

This quarterly report on Form 10-Q includes certain “forward-looking statements”. These statements are usually identified by the use of words such as “believe”, “will”, “anticipate”, “estimate”, “expect”, “project”, “plan”, “intend”, “should”, “could”, or similar expressions. These statements are based on management’s current expectations and assumptions and are subject to uncertainty and changes in circumstances. Although we believe that the assumptions underlying the forward looking statements contained in this report are reasonable, actual results may differ materially from these expectations due to changes in global, economic, business, competitive, market and regulatory factors. We undertake no obligation to update publicly any forward-looking statements for any reason even if new information becomes available or other events occur in the future.

As discussed in greater detail below, the Partnership’s sole remaining property, Tower Park Marina, was sold to KOA on March 27, 2007. In connection with that sale, the Partnership agreed to lease the marina components of the property for 10 years.

The operations of Tower Park Resort are influenced by factors affecting the marina and boating industries nationally, as well as by local market and weather conditions. As a result of poor economic conditions in California, the demand for both wet and dry storage continues to decline. Since the sale of the property in 2007, the Partnership has seen the occupancy of the permanent wet slips decline from 95% in March 2007 to 77.4% as of September 30, 2012. Dry storage has suffered similarly. In order to attract new customers, the marina has been forced to run promotions and discount its slip and dry storage rates significantly. The lower occupancy rates at Tower Park Resort are consistent with those experienced by other marinas in the area.

In an effort to partially offset the lower revenues that were being generated, operating hours have been reduced during the off-season, and the marina is only open 5 days a week. These reductions have resulted in decreasing payroll and other operating costs. In addition, the Partnership’s monthly lease payment to KOA increased in March of 2012; from $25,000 per month to $29,692 which translates to $56,304 of additional lease expense annually

Also negatively affecting cash flow for the Partnership is the increasing audit costs and the increasing SEC filing requirements and costs.

In conclusion, barring a dramatic improvement in economic conditions, the Partnership’s cash and other liquid assets will be exhausted within the next 24 months.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

PART I. FINANCIAL INFORMATION

September 30, 2012

(Unaudited)

 

ITEM 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations (continued)

 

Results of Operations for the nine months ended September 30, 2012 and 2011

The revenues and expenses of the Partnership for the nine months ended September 30, 2012 are generated from the marina and dry storage operations of Tower Park in the Sacramento – San Joaquin Delta near Sacramento. As of September 30, Tower Park Marina had the following occupancies:

 

     2012     2011  
     Available     Occupied     Available     Occupied  

Wet slips

     232  (1)      81.5     232  (1)      78.9

Dry storage

     149        67.1     149        63.8

(1) non-transient slips only

For the nine months ended September 30, 2012, revenues from operations for Tower Park increased $23,000 to $781,000. The marina raised its gasoline and diesel prices in response to increasing fuel costs in the area, resulting in a $9,000 increase in fuel service revenue. Slip rental revenue and dry storage revenues also increased $9,000 and $5,000, respectively, due to increased marketing efforts by marina staff and improvements in the economy.

The Partnership’s net profit from operations of $54,000 for the nine months ended September 30, 2012 is a $24,000 improvement over the same period a year ago. The property has made some aggressive changes in the past year in response to the slow economy and declining revenues. These changes are reflected in the decline in operating costs in the first half of the year. In addition to eliminating certain positions, the property also reduced its operating schedule from 7 days a week to 5 days a week, in an effort to reduce its off-season operating costs. Some of the operating cost declines were offset by the scheduled increase in lease expense discussed above.

The Partnership’s cash balance increased $123,000 to $220,000 for the nine months ended September 30, 2012. This reflects the repayment of the $290,000 outstanding Receivable from Affiliates, offset by $150,000 in cash flows used for operations, and $17,000 used for marina facility improvements.

Liquidity and capital resources

The Partnership had net loss from operations for the nine months ended September 30, 2012 of $79,000 (net income/loss before depreciation and amortization of deferred gain), which was covered from existing cash balances. The Partnership has implemented cost reductions where possible, and the resulting improvements will allow sufficient liquidity to cover any operating deficits for the next year.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

PART I. FINANCIAL INFORMATION

September 30, 2012

(Unaudited)

 

Liquidity and capital resources (continued)

 

On March 27, 2007, the Partnership completed the sale of substantially all the assets of Tower Park Marina and RV Park to Kampgrounds of America (“KOA”) for $13,500,000 in cash. The sale requires the Partnership to make approximately $400,000 in repairs to the property and resulted in a gain of approximately $8,117,000 and deferred gain of $2,152,000. The proceeds from the sale were used to repay the Partnership’s note payable and the payable to affiliates. In April 2007, the Partnership made a distribution of $3,642,000 to its partners.

As part of the sale, the Partnership agreed to lease back the marina and dry storage facilities that comprise a portion of the property. The lease has an initial term of ten years and three five (5) year options to extend. The lease requires minimum monthly payments of $25,000 for the first five years. This monthly lease payment to KOA was increased in March 2012 to $29,692 per month. The Partnership is also required to reimburse KOA approximately $40,000 for its annual obligations with respect to the CSLC lease. In addition, the Partnership is required to spend a minimum of $50,000 per year on maintenance repairs and improvements. These contractual obligations are summarized below:

Tabular Disclosure of Contractual Obligations

 

     Total      Less than
1 Year
     Years
2-3
     Years
4-5
     More than
5 Years
 

Operating Leases:

              

KOA Lease

   $ 1,603,000       $ 89,000       $ 712,000       $ 713,000       $ 89,000   

Maintenance reserve

     109,000         109,000         —           —           —     

CSLC Lease Reimbursement

     180,000         10,000         80,000         80,000         10,000   

Capital Improvement Commitment

     221,000         13,000         100,000         100,000         8,000   

Other Long-Term Liabilities Reflected on the Partnership’s Balance Sheet under GAAP

     —           —           —           —           —     
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

Total

   $ 2,113,000       $ 221,000       $ 892,000       $ 893,000       $ 107,000   
  

 

 

    

 

 

    

 

 

    

 

 

    

 

 

 

The Partnership had a remaining cash balance of $220,000 as of September 30, 2012. Because of the current economic conditions and the negative effect it has had on the Partnership’s operations, combined with the increased lease obligations payable to KOA, we do not believe the Partnership is in a position to meet its financial obligations going forward.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

September 30, 2012

(Unaudited)

 

ITEM 3. Quantitative and Qualitative Disclosures about Market Risk

Market risk is the potential loss arising from adverse changes in market rates and prices, such as foreign currency exchange and interest rates. All Partnership transactions are payable in U.S. dollars. The Partnership holds most of its cash in a money market account. We do not consider the effects of interest rate movements to be a material risk to our financial condition. We do not hold any derivative instruments and do not engage in any hedging activities.

 

ITEM 4. Controls and Procedures

Disclosure Controls and Procedures

As required by Rules 13a-15 and 15d-15 of the Securities Exchange Act of 1934, the Partnership has evaluated, with the participation of management, including the Chief Executive Officer and the Chief Financial Officer, the effectiveness of its disclosure controls and procedures (as defined in such rules) as of the end of the period covered by this report. Based on such evaluation, the Chief Executive Officer and Chief Financial Officer concluded that the Partnership’s disclosure controls and procedures are effective to ensure that information required to be disclosed by the Partnership in reports prepared in accordance with the rules and regulations of the Securities and Exchange Commission (“SEC”) is recorded, processed, summarized and reported within the time periods specified by the SEC’s rules and forms.

Our management, including the Partnership’s Chief Executive Officer and Chief Financial Officer, does not expect that the Partnership’s disclosure controls and procedures will prevent all errors and all fraud. A control system, no matter how well conceived and operated, can provide only reasonable, not absolute, assurance that the objectives of the control system are met. Further, the design of a control system must reflect the fact that there are resource constraints, and the benefits of controls must be considered relative to their costs. Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute assurance that all control issues and instances of fraud, if any, within the Partnership have been detected. These inherent limitations include the realities that judgments in decision-making can be faulty, and that breakdowns can occur because of simple error or mistake.

Additionally, controls can be circumvented by the individual acts of some persons, by collusion of two or more people, or by management override of the control. The design of any system of controls also is based in part upon certain assumptions about the likelihood of future events, and there can be no assurance that any design will succeed in achieving its stated goals under all potential future conditions; over time, controls may become inadequate because of changes in conditions, or the degree of compliance with the policies or procedures may deteriorate. Because of the inherent limitations in a cost-effective control system, misstatements due to error or fraud may occur and not be detected.

Changes in Internal Control Over Financial Reporting.

There have been no significant changes in the Partnership’s internal control over financial reporting that occurred during the third quarter of 2012 that have materially affected, or are reasonably likely to materially affect, the Partnership’s internal control over financial reporting. The Partnership continues to review its disclosure controls and procedures, including its internal controls over financial reporting, and may from time to time make changes aimed at enhancing their effectiveness and to ensure that the Partnership’s systems evolve with its business.

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

September 30, 2012

(Unaudited)

 

PART II. OTHER INFORMATION

 

Item 1. Legal Proceedings

Not Applicable

 

Item 1A. Risk Factors

Risk factors associated with the Partnership were disclosed in Item 1A of the Partnership’s Form 10K for the year ended December 31, 2011.

No legal actions have been brought against the Partnership as a result of the loans that were made to (and repaid by) the General Partner. In the event of such action, all legal and other costs incurred by the Partnership would be reimbursed by the General Partner, and would not result in any cost to the Partnership.

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

Not Applicable

 

Item 3. Defaults Upon Senior Securities

Not Applicable

 

Item 4. Submission of Matters to Vote of Security Holders

Not Applicable

 

Item 5. Other Information

Not Applicable

 

Item 6. Exhibits and Report on Form 8K

 

  a. Exhibits

 

31.1    Certification of Michael M. Sachs pursuant to Rules 13a-14 and 15d-14 under the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1    Certification pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

 

  b. Reports on Form 8K

Not Applicable

 

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Table of Contents

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

September 30, 2012

(Unaudited)

SIGNATURES

Pursuant to the requirements of the Exchange Act, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

DATED: November 14, 2012

TOWER PARK MARINA INVESTORS, L.P.

a California Limited Partnership

BY:     Westrec Investors, Inc.
    General Partner
BY:     /s/ Michael M. Sachs      
    Michael M. Sachs
    President

 

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