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Author /Local: Charles King/6276
TO: Standing Committee on City Services and Budgets
SUBJECT: Heather Civic Marina 1998 Moorage Rates and Other Fees
A. THAT the 1998 moorage rates and other fees at Heather Civic Marina be increased by 1.5%, reflecting a general inflationary increase, and that the boat lift fee structure be revised as indicated in this report. Proposed fees are outlined in Appendix III to be effective April 1, 1998.
B. THAT the proposed rate changes be posted at the Heather Civic Marina.
C. THAT Council approve expenditures in the amount of $127,200: $35,000 for general repairs to the floats and other improvements, and $92,200 for upgrading the electrical services to the floats to correct multiple tripping of breakers and to provide additional 30 AMP power to some of the recreational boaters; source of funding to be the Marina Operating Budget.
The City Manager RECOMMENDS approval of A, B and C above.
Moorage rates at Heather Civic Marina have been adjusted annually to reflect cost increases and current market conditions. It has been City policy that the Heather Civic Marina moorage rates reflect but do not lead the market. On the other hand, Council has instructed staff to bring the City’s fees and charges up to market levels, where those levels exist, and this report follows that instruction.
This report recommends adjustments to moorage and boat lift fees at Heather Marina for 1998 as well as expenditures to upgrade the marina floats, electrical services and upland areas.
The City of Vancouver owns two marinas, Heather and Burrard, both situated in False Creek. These marinas are managed by the Park Board and together account for over 50% of the moorage available in False Creek.
Heather Marina is an asset of the Property Endowment Fund (PEF), and is operated as a business rather than a public service. It is 23 years old and contains 251 berths, which include 26 liveaboard berths. Moorage and other fees are generally set at or near market levels such that operating expenses are covered and the net income accrues to the PEF. Moorage and other fees are set annually by Council.
In March, 1997, Council approved a 4.5% increase for moorage and other fees at the Marina. At this time Council instructed staff to provide a report back on:
(a) the general condition of the marina and any service, repair, and maintenance improvements that are required at Heather Civic Marina, and
(b) whether the City should consider utilizing a private operator to operate the Marina.
This report outlines a proposed fee schedule for 1998 and responds to the issue of improvements. With respect to the improvements required for the Marina, the Park Board commissioned two consultant reports which detail a complete review of the condition of the facility. However, in responding to the question of privatization, staff are currently reviewing the merits and implications of this and propose to report back as part of the 1999 fee review.
Moorage fees at the Heather Civic Marina account for about 90% of the marina’s revenues. These fees reflect the marina’s operating costs as well as the market for moorage in False Creek and the Greater Vancouver area. Appendix I provides a comparison of rates at marinas in the area.
Based on a review of the budget expenditures, a review of the market, and previous pricing policy, the Director of Finance recommends that the moorage rates at the Heather Civic Marina be increased by 1.5% for 1998. This increase will bring rates to $7.23 per foot per month (exclusive of GST) for recreational boaters, and $ 7.58 per foot per month (exclusive of GST) for boaters who liveaboard. Liveaboard rates are 5% above general moorage fees because they are paid on a monthly rather than an annual basis. Table 1 details the current and proposed fees.
Table 1: Heather Marina Rate (per foot per month)
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The 1.5% increase is within recent fee increases which have tended to follow factors such as inflationary cost increases and moorage market conditions. Rates since 1994 have increased as follows:
The proposed fee increase for 1998 ensures that Heather Marina meets its budget estimates for 1998 and is in keeping with comparable facilities in the region. A moorage fee of $7.23per foot per month would be $0.45 greater than Burrard’s ($6.78), $0.02 less than Spruce Creek Marina’s, and slightly less than the rates for comparable moorage at the False Creek Yacht Club.
A historical comparison of rates charged at the City’s marinas is included in Appendix II, noting that the Park Board set a 1998 rate increase of 1.5% for moorage fees at the Burrard Civic Marina late in 1997. The difference in the rates between Heather Marina and Burrard Marina reflect a generally superior facility at Heather Marina.
Heather Marina offers a boat lift service so that boat owners can lift their boats out of the water to undertake repairs and maintenance. The annual revenue for this service is modest, about $10,000, or 1.3% of revenues. The boat lift service is unique in the area since it allows boat owners to lift boats for a short term at a low rate.
The proposed rate schedule for Heather Marina is competitive because it meets the needs and offers financial savings for a certain market segment. It also meets the needs of Heather Marina because, unlike the Granville Island Travelift which can lift, detach and store many boats for repairs, the Heather Marina boat lift cannot detach boats from the lift once they are taken out of the water. Therefore, only one boat can be serviced at a time. For this reason pricing has been structured to allow boat owners to pay for the service used on an hourly or overnight basis. Conversely, the pricing at Granville Island is based on a flat lift fee and storage fee. Table 2 summarizes the proposed boat lift fee schedule for Heather Marina.
Table 2: Heather Civic Marina Proposed Boat Lift Fees
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Service Provided 1997 Fees 1998 Fees
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1 hr lift Members 33.21 40.00 increase to 2 hrs.
1 hr lift Non-Members 38.09 50.00 increase to 2 hrs
5 hr lift Non-Members 77.15 100.00
Overnight Members 66.41 108.00
Overnight Non-Members 77.15 135.00
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The fee schedule has been revised to reflect market practices in the nearby area and to better meet the needs of those who use the service. It serves a number of purposes:
·First, users of the system have indicated a need for a 2 hour lift to get short-term repairs completed since 1 hour is not sufficient. The new fee structure offers better service without affecting revenue for three reasons: (1) many boat owners exceed the 1 hour time by a small amount but the Marina does not charge for this; (2) the 1 hour rate is eliminated and replaced with a higher two hour rate; and (3) the 5 hour and overnight rates are increased by 20% and 75% respectively.
·Second, the proposed 1998 boat lift fee schedule offers a preferential rate for members, approximately 20% lower.
·Third, the fee structure offers reduced rates as the use of service increases. Members pay $20.00 per hour for 2 hour service down to $6.00 per hour for overnight service.
Chart 1 provides an overview of the proposed boat lift fee schedule for Heather Marina in the context of the only competitor in the nearby market, Granville Island Travelift. Heather Marina offers a rate schedule that is more economical than Granville Island Travelift for those boat owners that need short-term lifts. As well, the overnight rate is lower than that charged by Granville Island and Heather Marina is not proposing a variable charge based on boat length because there are no additional costs incurred to lift boats of different lengths out of the water. However, the maximum boat length that Heather Marina can accommodate is 37 feet. Overall, the Heather Marina boat lift rates are competitive and provide members with a service that they will not find in the area.
REVIEW OF HEATHER MARINA CONDITION
Following Council’s instruction for a report back on the overall condition of the marina, the Park Board commissioned two consulting firms to assess Heather Marina and make recommendations on improvements. A summary prepared by the Park Board is attached for information purposes. Copies of the consultant reports are on file in City Clerk's office.
The conclusion from Westmar Consultants is that Heather Marina is in good overall condition based on its age and current usage. There was evidence of an ongoing maintenance and a repair program, and the facility is in safe and operational condition. The consultant was also satisified the the facilities at the marina, including the gangways and floats reflected current standards for public marinas. It is estimated that the cost to replace the floats entirely would be in the range of $2.7 million, however, it was estimated that the need for this replacement was approximately 10 years away.
The consultant did recommend that several items be attended to immediately and has estimated the costs of these repairs and upgrades to the floats at about $20,000. In addition the Park Board has requested funding for changes to the marina entrance and some dock improvements in the 1998 budget at a cost of $15,000. It is recommended that these repairs and upgrades be funded by the Marina Operating Budget.
As second consultant reviewed the condition of the electrical system that services the marina and its tenants. Cochrane PBK Consultants proposed four options to upgrade these services. The recommendation of staff is an electrical upgrade to correct multiple tripping of breakers and to provide additional 30 Amp power to some of the recreational boaters at a total cost of $92,200. This improvement eliminates a chronic problem with the electrical system in the winter months and reflects the immediate needs of some boat owners for additional power without a complete replacement of the system that will be lost when the floats are replaced in approximately 10 years.
Already completed improvements to the Marina in 1996 and 1997 have included upgrading laundry washers and dryers; reserve parking for marina users; improvements to washrooms; renovations to boat lift; redesign of bicycle rack and other items.
One outstanding issue relates to the installation of air pressurizing equipment to the existing fire fighting water system at a cost of $75,000. Staff propose to investigate this matter further with the Risk Management Department, the Fire Marshall, Heather Marina Staff and boaters to determine all risk factors and procedures as well as alternatives before a final decision is made to Council. This would likely occur within the next few months.
CONCLUSION
It is being proposed to increase moorage fees by 1.5% reflecting inflation and to ensure consistency with increases at Burrard Marina. As well, the boat lift fee schedule has been revised to offer improved service without affecting revenue. There is also a need to undertake approximately $127,200 in improvements to the Marina to ensure that the facility is kept in good working condition. Finally, staff will report back on the merits and implications of privatization as part of the 1999 fee review.
APPENDICES I, II AND III, A, B AND C AND ATTACHMENT ARE AVAILABLE AT THE CITY CLERK'S OFFICE
APPENDIX IV
February 24, 1998
TO: City Services and Budgets Committee
FROM:Joe Vaz, Manager of Income Operations, Park Board
SUBJECT:Heather Civic Marina - Repairs, Maintenance and Service Improvements
BACKGROUND
The City of Vancouver owns the Heather Civic Marina and the Park Board owns the Burrard Civic Marina, both located in False Creek. The marinas are managed by the Vancouver Board of Parks and Recreation and represent approximately 50% of the existing moorage in False Creek.
The Heather Marina is approximately 23 years old, and is comprised of 251 berths, which include 26 live-aboard berths. Amenities include shower facilities, a laundry room, an office area, bicycle parking, sewage pumping and a boat lift.
The Heather Civic Marina is an asset of the Property Endowment Fund (PEF). Moorage and other marina fees are set annually by Council, following the approval of a staff report.
The staff report is prepared in February, and its recommendations are based on Council Policy and comparisons of fees obtained from other marinas in a similar market. Fees are approved for the boating season starting on April 1st and ending March 31st .
COUNCIL POLICY
The 1997 Administrative Report on Moorage rates stated the following policy:
" Moorage rates at Heather Civic Marina have been adjusted annually to reflect cost increases and current market conditions. It has been city policy that the Heather Civic Marina moorage rates reflect but not lead the market. On the other hand, Council has instructed staff to bring the City’s fees and charges up to market levels, where those levels exist, and this report follows that instruction".
Accordingly the 1997 staff report recommended:
A.THAT the 1997 moorage rates and other fees at Heather Civic Marina be increased generally by 10.2%, and that parking and facility surcharge fee for live-aboard patrons be increased by 12.4%, all to be effective, April 1, 1997.
B.THAT the rate differential between members and non members for boat lift elevator fees be eliminated, and that the rates be increased as discussed in this report.
C.THAT the proposed rate changes be posted at the Heather Civic Marina.
It is to be noted that the rate of inflation used by the Park Board to increment its fees of the Burrard Marina were between 1.5% and 2% for the same fiscal year.
Many delegations of the Heather Marina patrons, complaining of the proposed fee increase were received at the meeting of the Standing Committee on City Services and Budgets of March 13, 1997. Following this meeting Vancouver City Council adopted the recommendations of the committee for a reduced fee increase of 4.5% for moorage rates, parking, live-aboard and other fees.
An additional recommendation was also approved.
THAT staff provide a report back on:
a)the service repair and maintenance improvements required at Heather Civic Marina: and
b)whether the City or the private sector should operate the Marina.
This report refers to a) above. The discussion for privatization is the subject of another additional report prepared in February 1998.
MARINA STANDARDS
The complaints received from delegations at the Standing Committee on City Services and Budgets of March 13, 1997 focused mainly on the following:
·inadequate maintenance of moorage floats,
·wasted water during the winter months by leaving taps running to prevent freezing pipes,
·electrical service to moorage berths was deficient due to circuit breakers cutting off the electrical supply to a significant number of boaters at the same time,
·possible faulty circuits creating an unsafe situation,
·miscellaneous cleanliness issues.
To address the above issues the Manager of Income Operations, Park Board, in conjunction with the Supervisor of Maintenance, Park Board, the marina operators and the Comptroller of Budgets and Research resolved to hire independent qualified consultants.
The consultants were charged with the responsibility to ascertain if the marina meets established code, what would be required to bring the marina to existing industry standards, and what improvements would be needed to enhance the services and the facility beyond the current standards.
Due to the scope of the work envisaged, and the specific knowledge base required, the study was divided between two external consultants. Both firms have extensive experience in their respective fields, enjoy a good reputation and have been engaged in previous work with the Park Board. The engagement process was done according to established purchasing guidelines, and on the basis of quotes from qualified firms.
The firm of Westmar Consultants Inc. was retained to:
inspect and assess the condition of the concrete floats, mooring structures, and ancillary services. The comprehensive inspection would develop a data base of the inventory of the floats, timber piles and associated utilities with respect to the condition of each item. Based on the results, a prioritized program of maintenance and repair work could be implemented.
Westmar used a team of divers in their inspection of submerged services.
Included in the survey were appropriateness of lighting to the floats, as well as the questioned need for continuos discharge of water from water lines in the winter months.
The firm of Cochrane PBK Engineering Ltd was assigned to:
review the existing power system, analyze the reasons for power failure to boaters, to describe in detail the alternative solutions, and to provide cost for the options.
The only item being assessed by Park Board engineering staff would be the performance and the life expectancy of the sewage pumps (to be noted that all the submerged sewage pipes and accessories, were investigated by Westmar Consultants Inc.).
THE FINDINGS
FLOAT CONDITION AND RELATED SERVICES
Conclusions
The Westmar report includes an executive summary (see Appendix A). The complete consultant’s report is available for review.
Westmar concluded that: the Heather Civic Marina is in good condition based on its age and current usage. There was evidence of ongoing maintenance and a repair program, and the facility is in a safe and operational condition.
The firm recommended an immediate expenditure of $19,600. (including a 25% contingency, but excluding GST) for miscellaneous repairs. The replacement of two floats ($23,400.) at the south end of the main float is also recommended but the consultant stated that if usage of this area continues minimal, this item can be deferred until such time as overall moorage replacement is required.
These two floats are not in danger of sinking or listing dangerously.
Westmar further stated that:
·float sizes meet current industry standards,
·sewage transfer system for live-aboard moorage on "O" float is in good condition,
·water supply lines are in good condition,
·the fire protection system, wich includes the water lines and fire fighting stations located on the floats is in good condition and in general conformance with the National Fire Protection Act No.303.
·lighting is generally in good condition but replacement of damaged and aging luminaires is recommended, as well as installation of conditional fixtures on the main float.
Funding
The marina budget includes one allocation for float maintenance in the amount of $12,000. per annum. The level of expenditure differs each year as it depends on the many unforeseen circumstances such as level of damage cause by drift logs , adjustments required for listing floats etc.. The budgeted amount has been adequate in previous years, however, it is recommended that the required $20,000. be funded from a 1998 NNR for the repairs. This would ensure that there isenough funds left in the account for regular annual maintenance.
We further suggest that the replacement of the two floats should be deferred. They are sited in an area where usage is minimal and do not pose a risk. They would be reassessed every year and replacement would depend on their rate of deterioration.
THE SEWAGE PUMPING SYSTEM
Westmar was mandated to inspect all piping relating to the sewage system, and they reported that the sewage transfer system for live-aboard moorage on "O" float is in good condition.
The only remaining component of this system are the two pumps, housed in a purpose built compound at the north east side of the marina near the gangway. The pumps ensure proper flow and disposal of the sewage into the city drains.
The pumps date back to 1985, but have been regularly maintained. The Board’s Supervisor of Maintenance reports that the pumps are in good condition and that they should only be replaced when deemed beyond repair. Continuing care of the pumps is part of the existing marina’s maintenance budget.
POTABLE WATER SUPPLY
From November to February a small amount of water is kept flowing through the live-aboard water distribution system, and allowed to drain freely into the marina basin. This ensures a continuos flow that will prevent the pipes from freezing.
Although reliable, this method is costly, contrary to the City’s water conservation effort and deemed unacceptable by some of our marina patrons.
The determination of an exact cost of the wasted water is difficult. Analysis of marina invoices revealed that the cost of water for the 4 winter months was $7,010. ($1,752./month). For the remaining 8 months the cost was $7,387.($923./month).
A conservative estimate for the wasted water can be made by calculating the difference between the two monthly rates, and multiplying it by (4) the number of winter months the water is kept running($829. x 4 months = $3,316.).
The value of the wasted water is however greater then $3,316. since in the Summer months the marina is busy with recreational boaters in addition to the live-aboard patrons. In the winter only the live-aboard patrons would be using water in any significant quantity.
We will assume that the value of the wasted water is approximately $5,000. per annum.
The consultant estimated that a recirculating water system capable of preventing the water discharge would cost approximately $60,000. ($66,744. if engineering, supervision and GST are included).
The pay back period on the initial investment would be 13.3 years.
With a recirculating system the maintenance costs will increase minimally.
We are unable to establish a viable business case based on the above pay back period. In addition, the consultant has advised that the residual life expectancy of the floats is 10 years.
We recommend that a recirculating system not be installed at this time, and that a review of the issue be initiated prior to the redevelopment of the marina.
Our maintenance staff have installed faucets in past years attempting to reduce the flow of the wasted water, however, patrons have tampered with them and shut them off on several occasions, causing costly failure of the lines due to freezing.
Our maintenance staff will be installing, under regular maintenance, new flow reducers that are tamper proof. Assuming that this minor modification works well, we will achieve a reduction in costs and water consumption.
THE FIRE PROTECTION SYSTEM
The system comprises of a water supply system controlled by valves located under the decking adjacent to the operator’s office, with water lines ending in fire hoses at the moorage floats.
Although this item was not raised by the patrons, it was nevertheless an important component of the overall assessment of marina services, by the staff. The consultant stated that the system is ingood condition an in conformance with the code.
To prevent damage to the fire lines leading to the floats by freezing water, the system (from the operator’s office to the floats) is drained in the winter months (4 months only). This is known to the Fire Marshall, and under his guidance additional signage and easier access to the valves through a hinged floor cover has been provided. At any other time the system is fully charged with water, from the main valves to the moorage floats.
The floats are additionally equipped with fire extinguishers rated for any type of fire.
Nevertheless, in the Winter there is no immediate supply to the floats’ fire hydrants until the water is turned on. This may take a few minutes depending where the personnel is located when a fire starts, and how fast they can get to the upper office area and switch the water on.
The procedure for draining the fire line occurs between November and February. This is a time of less activity in the marina.
A marina operator is on site 7 days/week, for one full shift, at this time of the year.
Additional to the land access to the marina, by the fire department, there are two fire fighting boats located in the False Creek inlet. One, operated by the Fire Marshall is docked at the Burrard Marina, the second boat is operated by the Coast Guard and is moored at the coast guard station, also adjacent to the Burrard Marina. False Creek is well served by fire fighting equipment that can approach the Heather Marina docks by land as well as sea.
The consultant estimated at $75,000. the cost to provide an air pressurized system that would resolve the issue. Air under pressure is locked between the main valves and the lines to the floats.
Since the water has been replaced by air, freezing damage to the pipes will not occur. The main valve remains open and the water will be discharged as soon as any of the floats’ fire hoses is turned on. This system will only be operational for 4 months in the winter.
Additional maintenance costs would be incurred to activate, shut down and repair the new system.
A justification for the above expenditure can be argued on the following grounds:
·possible additional damage to patrons boats due to the additional time taken to switch the system on.
·damage to adjacent buildings, depending on the size and location of the fire,
·potential injury or loss of life,
·loss of marina equipment,
·loss of revenues while replacements are being procured and installed.
However, there are fire fighting extinguishers on every float and a case may be made that, when a fire reaches a significant danger level, the Fire Marshall’s staff would be better equipped to deal with it, than marina staff or patrons. There is good response by sea from the fire boats, as an additional fire fighting method.
The Fire Marshall’s staff are experts on switching the system on.
The Fire Marshall is cognizant of our situation, and the marina is in compliance with code.
Regular maintenance and checks are carried out on the fire fighting equipment.
Nevertheless, safety issues and current WCB requirements are an important part of a well equipped and well operated marina. The issue of improved safety should not be solely dependant on a business case.
The winter months are now over and the system will be switched on for the season.
We recommend that staff involve The Risk Management Department, The Fire Marshall, Heather Marina staff and boaters to determine all risk factors and procedures before a final decision is made by the City. The resolution of the above stakeholders would be made known to Council around May 1998.
THE ELECTRICAL SYSTEM
Conclusions
The Cochrane PBK report includes an executive summary (see Appendix B). The complete consultant’s report is available for review.
The scope of the consultant’s work did not include a full review of the live-aboard patrons’ power supply since it has operated satisfactorily and has a power distribution system separate from the recreational boaters.
The problems encountered in the past have been related to the power supply to recreational boaters. A total of ten 15 amp circuits (each recreational boat is connected to a single 15 amp circuit) are connected to a 60 amp breaker. When many boats are plugged in at the same time and drawing current, the 60 amp breakers have tripped. This causes not one boater but all ten boaters to loose power.
In the winter months the breakers will trip on average four times per week ( daily, under very cold weather, as boaters plug more services into the line).
Additionally, a trend has been established for sailing enthusiasts to purchase bigger boats with more appliances and electrical equipment.
The consultant provided four options to correct this problem:
Option 1 - Separate Wiring for Each Tenant. Removal of the 60 amp feeder breakers, directly to the transformers on the main floats. The boaters remain with a 15 amp circuit.
Advantages -
·This option would ensure that any excessive current being drawn by a boat would only trip the applicable berth breaker, and would not inconvenience other patrons.
·This solution is the least expensive and has been estimate to cost $58,000. (including PST, but excluding GST and engineering fees and supervision estimated at $3,000.).
Disadvantages -
·The consultant advises that this method does not address the issue of planned replacement of the transformer kiosks, which are at year 23 of a 25-30 year normal life expectancy.
·The patrons will continue to be limited to a 15 amp , 120 volt circuit, with possible tripping of individual breakers when electric current needs, exceed the available breaker capacity.
Option 2 - Provide 30 amp Receptacles and Upgrade the Distribution System Capacity. Includes new conduit and conductors from the main marina breakers to the boats’ receptacles.
Advantages -
·This option would supply new 30 amp wiring circuit and individual breakers for every recreational boater.
·It would provide enhanced power circuits not only through new float transformer kiosks but also through the main breaker coming to the marina.
·It resolves the problem of the life expectancy of the float transformer kiosks and electrical distribution to floats.
Disadvantages -
·This option represents a significant capital expenditure. The estimated cost to change all the existing recreational berths to this system is $326,000. plus $26,000. for engineering fees and project supervision, and additional GST.
·It requires a policy change so as to allow each recreational boater to have a 30 amp, 120 volt power cord.
Option 3 - Provide Infrastructure Only for 30 amp Receptacles on Floats. Includes new circuits from the boats’ receptacles to the float transformer kiosks.
Advantages-
·This option would supply a new 30 amp service, with conduit and conductors to all boaters, would maintain the 15 Amp individual breakers to all recreational boaters, and would have the ability to upgrade to 30 Amp receptacles approximately 20% of all recreational boaters.
·Lesser cost than option 2, estimated at $124,000. plus an additional $10,000 for engineering fees and project supervision, plus GST.
Disadvantages -
·This method does not address the issue of planned replacement of the float transformer kiosks, and does not increase the capacity for the total conversion to 30 Amp per boat.
Option 4 - Provide Reduced Infrastructure to Allow for 30 Amp Receptacles. Utilizes some of the existing circuits including the existing 60 amp feeder breakers, adds new 60 amp feeder breakers which could configure 4 x 15 Amp circuit per 60 Amp feeder.
Advantages-
·This option would supply new 30 amp service to some boaters, and would also maintain individual breakers for all recreational boaters.
·The cost is estimated at $83,000. plus $6,500. for engineering fees and project supervision, and additional GST.
Disadvantages -
·This method does not address the issue of planned replacement of the float transformer kiosks.
·The existing feeders up to the float transformer kiosks will remain, as well as the majority of the distribution system on the floats.
Discussion
The need to adequately address the growing demand for power and the diminishing life of the system needs careful analysis.
The floats are 23 years old. Westmar has estimated that their residual life expectancy is approximately 10 years.
The consultants Cochrane PBK estimate that life expectancy of a similar electrical system is from25-30 years. Accordingly, we have from 2 to 7 years of residual life left.
Assuming that a float replacement program will start within 10 years any new electrical cable and circuitry with a life expectancy of 30 years would have to be prematurely removed from the floats. Even at best, and assuming that much could be reused, there would be significant labour charges to dismantle, put back in place and replace damaged parts of such a system.
On the other hand, it is the operators understanding that only a percentage of recreational boaters actually need a 30 amp circuit. The problems have resulted mainly from the tripping of many breakers at the same time, and if that was resolved, most of the recreational boaters would be satisfied with the service.
The intent would be to provide 30 amp service for the boaters that really need the service, resolve the breakers tripping problem, and defer the total replacement of the electrical system to coincide with the float replacement program.
The system is safe. Westmar reports that there are no problems with the cabling except for some better fastening that can be resolved under regular maintenance.
Funding
Justifying funding for the upgrade on the basis of generating additional revenues and an acceptable pay back period is difficult in the above context, since the marina cannot re-sell power at a profit. Power received from B.C. Hydro is individually metered to the live-aboard patrons, and averaged to the recreational boaters through a separate section meter, but in both instances, is sold at cost.
The conduit and cabling replacements will be required as part of on going maintenance and are due to the expiring life of the system.
The case for providing more power to recreational boaters, and the correction of the breakers’ tripping problem, should be considered as an overdue service improvement to ensure that Heather Marina meets current industry standards until a redevelopment is undertaken.
Electrical consumption would be part of separate calculation, and we would ensure that the marina recovers any additional electricity costs from boaters using the enhanced service.
The Preferred Solution - Option - 4
Although option 1 is the least expensive it does not deal with the 30 amp requirement for some of the boaters. We have estimated that 20% of the boaters may require that service.
Option 4, estimated at $92,200. ($83,000. plus $6,500. for engineering fees and project supervision, including PST, and City’s portion of the GST) is the next least expensive and is recommended for the following reasons:
·solves the breaker tripping problems,
·allows for partial provision of 30 amp power,
·provides partial cable replacement to the distribution system on the floats,
·prevents premature total electrical system replacements and reinstallation,
·allows for better electrical system planning by accommodating new float arrangements and newer float technology when floats have to be replaced,
·accepts that proper maintenance will ensure the continuation of a safe and improved service until its final replacement.
SUGGESTED INSTALLATION SCHEDULE
1 - Float maintenance items: Items highlighted in the Westmar report should be done immediately upon Council approval of a $20,000. NNR.
2 - Electrical Upgrade: Would be carried out in the Spring before the busy boating season starts, pending approval of a $92,200. NNR.. There may be some minimal disruption when replacing the deck receptacles.
CLEANING STANDARDS
The cleaning of the marina washrooms and showers, laundry room and the operator’s office are done by an outside firm, Dianne and Don’s Building Maintenance.
The marina operator has received no complaints regarding this service and monitors regularly the work performed.
The floats are pressure washed annually by the marina operators and no complaints were received in 1997.
IMPROVEMENTS TO MARINA SERVICES
An annual conditional survey is conducted, and staff receive input from patrons. An improvements’ plan is formulated and funding for the renovations and equipment is requested through the NNR process.
Appendix C, provides a summary of service improvements for the recreational boaters as well as specific improvements to live-aboard patrons.
These have included:
·new laundry washers and dryers 1995,
·two dedicated parking stalls near marina gates 1996,
·renovated washrooms and showers in 1996,
·negotiated cheaper TV hook up system with Rogers for live-aboard patrons 1996 (previous charge by Rogers to each patron was approx. $29.00/month. Through our arrangement is now $13.00/month). Started 1996,
·renovations to boat lift 1997 (approx. Cost $60,000.00),
·construction of glazed hood between dock’s entrance and office, with addition of ice freezer (sale of ice to boaters).1997,
·patrons bicycle rack being redesigned (ready by Feb. 1998),
·possible upgrade of electrical service (future, 1998),
·proposed relocation of main gate to allow for additional wheel barrow storage and de-congestion of the bicycle storage area (future, 1998).
THE COMMUNICATION PROCESS
A meeting will take place with representatives of the live-aboard patrons and the recreational boaters to discuss the contents of this report. Additionally to this report, interested marina members will received the consultants’ reports.
SUMMARY
The consultants report concluded that the Heather Civic Marina is in a good condition considering its age and current usage, and that there is evidence of ongoing maintenance and a repair program. The facility is in a safe and operational condition.
Staff recommend that $20,000. should be provided through an NNR for 1998 to provide immediate repairs. Other float repairs would be funded through the existing marina’s 1998 operational budget.
The greatest challenge relates to the medium and long term provision of power to all boaters.
The existing electrical wiring has to be replaced within the next 7-12 years. Additional powerrequirements by recreational boaters is an established trend, due to purchases of larger vessels with more electrical equipment and appliances. The tripping of section breakers potentially affecting up to ten boaters at the same time is not an acceptable level of service in a modern marina.
Although ensuring the provision of individual 15 Amp breakers is the low cost solution, (option 1.) the need to provide additional 30 Amp power remains unresolved.
Due to the low residual life expectancy of the floats (10 years) , the cost effective solution is to use some of the existing service and add only the required amount of wiring and equipment to ensure that individual breakers are provided and that some of the service is converted to 30 Amp.
A complete enhancement of the service with all recreational berths converted to a 30 Amp circuit would only be installed when a major redevelopment of the marina floats take place.
The cost of the preferred solution (#4) is estimated at $92,200. and staff recommend that funding should be provided through an NNR in 1998.
The electricity consumption charges applicable to the berths converted to 30 Amps would be adjusted on a cost recovery basis.
It is to be noted that conversion of some berths to the enhanced service would only be done at the request of the boaters, and no additional electrical consumption fee would apply if they wish to remain on the 15 Amp service.
We estimate that approximately 20% of all recreational boaters can be converted to the new 30 Amp power supply. No more conversions would be considered until the new marina redevelopment occurs.
The preferred option ensures a permanent solution to multiple location breakers’ failure, and provides for gradual addition of 30 amp power, as a service choice, for recreational boaters.
We recommend that staff involve The Risk Management Department, The Fire Marshall, Heather Marina staff and boaters to determine all risk factors and procedures, before a final decision is made by the City, on the installation of an air pressurizing equipment to the existing fire fighting water system. The review of the above stakeholders would be made known to Council around May 1998.
The cleanliness of the marina areas has not been an issue in 1997.
Staff will continue to improve services, as demonstrated by the actions taken since 1995 detailed as Appendix C, and will monitor patrons needs through meetings, and by keeping abreast ofindustry developments.
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