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PORT ROYAL PROJECT SUMMARY
Developer: Port Royal Holdings, LLC
Project Type: New construction
Project
To build the first of an eventual chain of luxury, uniquely themed waterpark resort & conference centers that
replicate the lost colonial era Caribbean City of Port Royal, Jamaica for leisure and business guests
generating multiple revenue streams from the following integrated resort facilities:
-400 room full service hotel - spa 4,300 sq ft
-indoor waterpark 100,000 sq ft -2 restaurants
-outdoor waterpark 5 acres -lounges & sports bar
-conference & banquet facility 25,000 sq ft -artificial lake
-family entertainment center 40,000 sq ft -amphitheater 16,000 seat
-retail space 11,700 sq ft -assorted outdoor recreational activities
Location
City of Jasper, Pickens County, Northern Georgia, approximately 60 miles from Atlanta the state capital.
Land
176 acre, irregular parcel of vacant, pristine, land, elevated topography providing excellent 360° distant
visibility with extensive street frontage.
Project Cost
$145,000,000 total project development budget that includes first year operating costs.
Finance Plan
Prudent leverage of equity, debt and identified government economic development assistance the project
is eligible for the highest return on equity.
Revenue Projections
Year 1 - $12.5 million net pre-tax annual income available for debt service from $38 million gross annual
revenue @ 59% occupancy.
Target Geographic Markets
Targeted leisure consumer households withing a 180 mile radius of the project site consisting primarily of
Georgia and parts of six other states (see attached map), containing 3.1 million income targeted households
out of 7 million total households. The project site is within the Atlanta-Sandy Spring-Marietta Georgia MSA
which has a diverse economy and a $270 billion GDP. Business guests will be marketed to nationally. Note,
2012 Canadian US inbound tourism spending totaled $13.2 billion from 151,183 nights and 22,371 visits to
the top 15 states accordingly, the developer’s business plan includes capturing a portion of the Canadian
US inbound tourism market.
Target Leisure Guests
50K minimum annual income households, all sizes, ethnicities and ages, for vacations and family/social
gatherings of all sizes (weddings, reunions, etc.).
Target Business Guests
For profit businesses and non-profit organizations (trade, fraternal and religious associations and institutions,
etc.) of all sizes and types, and government agencies for: conferences, retreats, training sessions, reunions,
employee incentives and fund raising events of all sizes.
Design & Construction
The resort is being designed and will be built by leading industry professionals for overall short and long-
term low operating costs, energy efficiency, sustainability and minimal environmental impact. The resort’s
structures and/or components will be factory engineered for enhanced quality, faster construction and
reduced liability exposure and material price increases.
Feasibility
The proposed project meets all of the criteria for a successful and profitable resort and waterpark
development investment due to the following conditions:
• the resort is being designed and will be managed by highly experienced industry operators;

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• the project is located in an underdeveloped, rural area, the local government has therefore pledged their
full support, which to date includes absorbing the costs of infrastructure improvements, and is developing
a package of additional economic incentives for the project;
• the project is eligible for, has already, and will apply for a number of federal, state and local government
tourism and rural economic development assistance programs;
• the resort will use factory engineered components to increase construction quality and speed, while
reducing finance costs and risks;
• no indoor waterpark/resort competition within the 60 mile primary target market area, the closest
waterpark resort is 140 miles away in Tennessee;
• overall national travel and leisure industry has rebounded from recession, hotel average daily room rates
and occupancy rates continue an upward trend;
• national waterpark attendance rates continue an upward trend;
• more US households are spending vacations locally within a 3- 5 hour drive from home “staycations”,
due, in part to increasing gasoline prices and other prevailing economic conditions.
Development Team
All of the project participants are highly skilled professionals with impeccable local, national and/or
international reputations. Together they are committing well over 200 years of collective experience and
professional expertise to the project’s ultimate success.
S & L Hospitality - development and resort management
Hotel & Leisure Advisors, LLC - feasibility and appraisal
Architectural Design Consultants, Inc. (ADCI) - lead Architect and engineer
Ross Consulting Engineers, PC- civil engineering
Aquatic Development Group, Inc. (ADG) - aquatics
Weber Group, Inc. - theme fabrications
Horizon Construction Group - construction general contractor
Harris Beach, PLLC - legal