HomeMy WebLinkAbout27 - Balboa Yacht Basin Request for Proposals ProcessMarch 14, 2000
Council Agenda
Item No. 27
To: Mayor and Members of the City Council Revised
From: Timothy Riley, Fire and Marine Chief t)�
Subject: Supplemental Report on the Balboa Yacht Basin (BYB) Request for
Proposals Process
RECOMMENDATION
Reject all proposals and continue to operate the BYB using City staff,
or
Direct staff to negotiate with the most responsible respondent, The Bellport Group, for
management services for the BYB.
BACKGROUND
At the February 22, 2000 Study Session, staff presented the results of a request for
proposals to provide management services for the operation of the City properties,
collectively known as the BYB (please see the Study Session staff report for a detailed
analysis of the RFP process and its results.) At the Study Session, City Council
requested this item be brought to a regular City Council meeting for action, with the
following explanations:
Methodology for Analyzing the RFP Fiscal Responses:
In both the staff report and the attached spreadsheet displaying a summary of the
proposals, City staff presented the value of each response versus the current City
operation in terms of net value to the City. In review, they were:
City Operation
The Bellport Group
$853,094
$844,757
Beachamp
$817,074
Trident
$803,538
California Yacht Marinas
$793,602
Westrec
$720,024
Generally, each respondent stated they would require operational expenses plus a fee
for service with the exception of The Bellport Group, who provided total fee for service
including operational expenses. As directed by the RFP, none of the respondents
included a figure for infrastructure replacement or improvements. This is currently
covered through a designated City Capital Improvement Program. Therefore, the net
revenue to the City figure was derived using the following formula:
Current Gross Revenue (at 1,321,129)
minus current Operational Expenses (at $131,683)
minus current Capital Improvement rogram (at $100,000)
minus Debt Service ($236,372)
Concern for the Infrastructure Funding:
Councilmember Glover was concerned that City staff had previously reported that the
BYB was in disrepair and in need of significant capital outlay. This is correct. In
September, 1996, the City received a detailed infrastructure report on the BYB, warning
of significant infrastructure deterioration if immediate capital was applied towards its
repair and maintenance. This report came at a difficult time in City budgeting when
funds were not readily available. However, in July, 1999, the City Council adopted new
rates for the BYB, raising an additional $100,000 in revenue that was immediately
applied to the BYB. This has been applied to the areas prescribed by the report. It is
again recommended that this amount be applied in Fiscal Year 2000/2001. This $100,000
CIP will continue to be managed by City staff regardless of who manages the property.
Availability of RFP Responses for Public Review
Following the City Council Study Session of February 22, 2000, the RFP's were made
available at the City Clerks counter. Copies of the RFP were made available at the
management office of the Balboa Yacht Basin.
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March 14, 2000
Council Agenda
Item No. 27
To: Mayor and Members of the City Council
From: Timothy Riley, Fire and Marine Chief �7,Z
Subject: Supplemental Report on the Balboa Yacht Basin (BYB) Request for
Proposals Process
RECOMMENDATION
Reject all proposals and continue to operate the BYB using City staff,
or
Direct staff to negotiate with the most responsible respondent, The Bellport Group, for
management services for the BYB.
BACKGROUND
At the February 22, 2000 Study Session, staff presented the results of a request for
proposals to provide management services for the operation of the City properties,
collectively known as the BYB (please see the Study Session staff report for a detailed
analysis of the RFP process and its results.) At the Study Session, City Council
requested this item be brought to a regular City Council meeting for action, with the
following explanations:
Methodology for Analyzing the RFP Fiscal Responses:
In both the staff report and the attached spreadsheet displaying a summary of the
proposals, City staff presented the value of each response versus the current City
operation in terms of net value to the City. In review, they were:
City Operation $826,074
The Bellport Group $817,757
Beachamp $790,074
Trident $776,538
California Yacht Marinas $766,602
Westrec $693,024
Generally, each respondent stated they would require operational expenses plus a fee
for service with the exception of The Bellport Group, who provided total fee for service
including operational expenses. As directed by the RFP, none of the respondents
included a figure for infrastructure replacement or improvements. This is currently
covered through a designated City Capital Improvement Program. Therefore, the net
revenue to the City figure was derive the following formula:
Current Gross Revenue (at 1,321,129)
minus current Operational Expenses (at $131,683)
minus current Capital Improvement rogram (at $100,000)
to
Concern for the Infrastructure Funding:
Councilmember Glover was concerned that City staff had previously reported that the
BYB was in disrepair and in need of significant capital outlay. This is correct. In
September, 1996, the City received a detailed infrastructure report on the BYB, warning
of significant infrastructure deterioration if immediate capital was applied towards its
repair and maintenance. This report came at a difficult time in City budgeting when
funds were not readily available. However, in July, 1999, the City Council adopted new
rates for the BYB, raising an additional $100,000 in revenue that was immediatelyy
applied to the BYB. This has been applied to the areas prescribed by the report. It is
Mrecommended that this amount be applied in Fiscal Year 2000/2001. This $100,000
CIP will continue to be managed by City staff regardless of who manages the property.
Availability of RFP Responses for Public Review
Following the City Council Study Session of February 22, 2000, the RFP's were made
available at the City Clerk's counter. Copies of the RFP were made available at the
management office of the Balboa Yacht Basin.
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Study Session
February 22, 2000
Item No. S S 2
CCrPMER.aOE�11 8
To: Mayor and Members of the City Council�o ' da
From: Tim Riley, Fire and Marine Chief D)Z-
Subject: Balboa Yacht Basin Request for Proposals and City Managers
Recommendation to Maintain City Management
ACTION:
Reject all proposals and continue to operate the Balboa Yacht Basin using City staff.
BACKGROUND:
The City owned Balboa Yacht Basin at 829 Harbor Island Drive has a 173 slip marina, 44
storage garages, three apartments, a caf6, a yacht brokerage and a shipyard. Current
gross revenues from the site are approximately $1,321,121.00. The property is 47% state
tidelands and 53% City fee land. The state tidelands were acquired by the City in a
grant in 1919 and fee property in 1928. The original marina was built in the early 1940s
and was under master lease until July, 1981.
The master lease ended in July, 1981 and the City took over operations. In 1983 the
marina, the bulkhead and several of the leased buildings were rebuilt using 3.3 million
dollars from the State Boating and Waterways. During construction the site was
vacated except for the caf6 and shipyard. In 1985 the site was re- tenanted with all of the
current lessees.
In August 1999, the City received a letter of interest from the BellPort Group requesting
the City consider private management of the site. At their meeting on November 8,
1999, the City Council authorized the City Manager to solicit Requests for Proposal
(RFP) for management of the Balboa Yacht Basin consistent with City Council Policy F7,
without incentives to the proposers. An RFP was prepared and mailed to 12 interested
parties.
On January 6, 2000, an onsite meeting with all interested parties was held to answer any
questions they might have relative to the City's RFP. On January 21, as required in the
Request for Proposals, the City received five submittals. City staff reviewed the
submittals and the results are summarized on the attached Balboa Yacht Basin
Management Proposal spreadsheet. Respondents have been listed on the spreadsheet
based upon net return to the City (i.e. City produces largest net return; Westrec
produced least). Supporting documents are attached.
SUMMARY: •
Assdepicted on the attached spreadsheet, the City operation remains the most cost -
_- .— .-- effect:La thud to manage the Balboa Yacht Basin. The City operation provides a net
revenue to the Tidelands Fund of $826,074, with the next closest being The Bellport
Group at $817,757 and Beachamp Enterprises at $790,074. While both the Bellport
Group and Beachamp Enterprises proposals contain many tenant service
enhancements, City staff feels that the existing tenants are satisfied with the level of
services received today. Due to our lower rates, the Balboa Yacht Basin historically
enjoys a higher occupancy rate than our local competitors (currently at 100% with a
large waiting list.) Therefore, City Staff does not feel that the Balboa Yacht Basin would
benefit from any expanded marketing efforts that would come from being part of a
larger corporate family. Finally, City staff can glean the best ideas from each of the
proposals and begin to implement them as value added services without additional cost
to the City.
ATTACHMENTS
At- a- glance Comparison Spreadsheet
Summary of All Proposals
The Bellport Group Proposal
40
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CITY OF NEWPORT BEACH
Qualifications
Has managed the Balboa Yacht Basin facility since 1982.
Description of Services
Hours of operation:
The marina will be open Monday through Friday, 8 hours per day and Saturday and
Sunday 2 hours per day.
Tenant services:
1. 7 days a week availability.
2. Daily site management.
3. Site maintenance.
4. Temporary slip rentals.
5. Daily janitorial service.
6. Problem resolution.
7. Filling of all lease vacancies.
8. Accounts receivable reconciliation.
9. Tenant bulletin board.
10. Emergency telephone.
11. Hazardous waste removal.
12.24 -hour telephone line.
Marketing activities:
None, until a vacancy occurs, then local advertising.
Management reports:
Bi- annual slip fee survey.
Monthly tenant update.
Monthly accounts receivable report.
Monthly revenue reports.
Monthly maintenance costs reports.
Monthly salary and benefits reports.
1
0
•
•
• Responsiveness to the RFP
Complete, formatted per RFP.
Cost of Services
Expense of operations $131,683.
Proposed Term
Open ended.
References
N/A
Compliance with City Council Policy-L-7
N/A
r�L
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2
BELLPORT GROUP
Qualifications
No past history with the City of Newport Beach. Manages marinas for privately run
corporations, public marinas and unions. Their marina operations includes wet slips,
dry stack, shipyards, restaurants, yacht brokerage, storage units, garages, apartments
and commercial spaces. They currently operate eight marines in the United States and
two in Japan. The principles in the group appear to have extensive experience in
property management, hospitality and waterfront development. They are
headquartered in Newport Beach and manage five operations in Newport currently.
Description of Services
Hours of operation:
The BellPort Group is available 24 hours a day, seven days a week. They propose to
have personnel at the BYB everyday. The staffing will include a general manager. His
hours of operation and days of week on site have not been determined yet.
Tenant services:
1. Guest boater program
2. Creation of an environmental showcase to demonstrate to other marinas and boaters
that Newport Beach is serious about the Clean Water Act, EPA regulations and
cleaning up our harbor.
3. BellPort Group Gold Club Program
4. Concierge program
Marketing activities:
Provide local and statewide target marketing as needed to maintain high occupancy
levels and maximize revenues.
Management reports:
A marina management software system enables the proponent to fully and accurately
manage the marina occupants as well as properly service the tenants.
An operational audit that would include such areas as accounting, collections, janitorial,
parking lot, sweeping and landscaping in order to present potential alternatives that
could improve service and reduce costs.
0
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• Responsiveness to the RFP
Complete, well organized and correctly formatted.
Cost of Services
Option 1:
• Management contract without the implementation of an environmental training
center.
Basic fee (including all salaries and benefits of all personnel) $90,000 per year. This
limit will be increased 4 % a year.
BellPort Group will guarantee that maintenance and operations costs will not exceed
$50,000 per year (covering the same costs or type of expense as referred to in the
RFP) exclusive of capital projects. This limit will be increased 4% per year.
Option 2:
• Management contract with the implementation of an environmental training center.
• Basic Fee (including all salaries and benefits of all personnel) $130,000 per year. This
limit will be increased 4% a year.
• • BellPort Group will guarantee that Maintenance and operations costs will not
exceed $50,000 per year (covering the same costs or type of expense as referred to in
the RFP) exclusive of capital projects. This limit will be increased 4% per year.
Option 3:
• Management contract with the implementation of an environmental training center.
• $90,000 for salaries and benefits. This limit will be increased 4% a year.
• BellPort Group will guarantee that maintenance and operations costs will not exceed
$50,000 per year (covering the same costs of type of expense referred to in the RFP)
exclusive of capital projects. This limit will be increased 4% per year.
• BellPort Group received 50% of the operating profit that exceeds 1999's operating
profit. If operating profit does not exceed 1999's operating profit, we get nothing.
Proposed Term
Three year initial term with option of termination on 30 day notice if future profits do
not exceed the 1999 results obtained by the City.
References
Included are six letters of reference and nine points of contact for follow -up.
El
Compliance with City Council Policy F_7 t
In compliance.
L
•
5
0 BEAUCHAMP ENTERPRISES
Qualifications
It does not appear from their application that Beauchamp Enterprises has any past
history with the City of Newport Beach. They indicate that they are one of the largest
operators, owners and managers of marina properties on the West Coast. They
currently have five marina properties in addition to apartment properties, shopping
centers, office buildings and dental offices. They feel that their apartment properties
alone demonstrate their proven experience in building, operating and maintaining
similar facilities. They are currently operating a 1,000 slip marina in Dana West, 620
slip marina Harbor West Marina in San Diego, 550 slip marina West Marina 1 & 2 in
Ventura, and 437 mooring units at the San Diego Mooring Company.
Description of Services
Hours of operation:
The hours of operation will be seven days a week, 8:00 am to 5:00 pm office hours
including holidays. On site personnel will include a full time marina manager and a
• part time assistant.
Tenant services:
•
1. Seven days a week staffing will allow for increased communication with tenants and
manager accessibility.
2. Corporate web site for dispersing information and communicating with customers.
3. Quarterly tenant meetings.
4. Monthly newsletter.
5. Regularly updated bulletin board.
6. Monitor marine band VHF.
7. Telephone calls not directly answered by on -sight staff will be forwarded to
corporate office, no answering machine.
8. Tenant assistance and referrals from marine service companies.
9. Creation of a marine service referral book.
10. Parking lot management, possibly use of parking stickers.
11. Reciprocal privileges with other marinas managed by the applicant.
12. Provide oil and battery removal from site.
13. Resolve customer disputes and complaints.
14. Develop community service activities and social events for the tenants.
15. Coordinate boater education classes.
0
Marketing activities:
Market and advertise the property services and amenities offered.
Management reports:
1. Identify safety hazards, liabilities and conduct risk management.
2. Provide scheduled management reports on the status of the property.
3. Tracking and budgeting of maintenance repairs.
4. Provide a detailed analysis and cost effective options on how to address capital
expenses.
Responsiveness to the RFP
Complete except for references, formatted per RFP.
Cost of Services
0
The monthly management fee would be $3,000.00 per month (the minimum fee) or
2.75% of the gross monthly receipts collected from the property, whichever is greater.
Gross monthly collections shall include all cash received plus the value of any rent
abated within the leases, less security deposits. The minimum fee above shall be •
increased by 10% on each anniversary of the agreement.
Proposed Term
It is proposed that the agreement would be for an initial period of one year, with two
consecutive one year options.
References
Not provided.
Compliance with City Council Policy F -7
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0
•
THE TRIDENT GROUP INC.
Qualifications
Past history with the City: The Trident Group currently manages a building on Ocean
Blvd., owned by the City of Newport Beach.
The Trident Group is over 20 years old, primarily working in Southern California. They
currently supervise over 30 properties, valued in excess of $350,000,000.00 primarily
retail, office and apartments.
Description of Services
Hours of operation:
The applicant would keep the existing hours of operation with the suggestion of
summer /winter hours when appropriate. They will keep the existing staff for a 90 day
probationary review period. On site personnel will be Trident Group employees with
actual payroll costs reimbursed by the property. Included in payroll expenses are
• salary, taxes, workmen's compensation, insurance and benefits.
Tenant services:
1. Day to day interaction with tenants.
2. Policies on parking.
3. Control of pets and liveaboard situations.
4. Coordination implementation of maintenance programs.
5. Maintenance programs.
6. Proper documentation and tracking of all maintenance and repair.
7. Supervision of control of contracts.
8. Develop a positive interaction between management and tenants.
Marketing activities:
This proposal does not delineate any marketing activities.
Management reports:
Maintenance logs and records.
Accounting and management reports.
• Diligent studies.
Budgeting.
Lease form analysis. •
Long range management plans.
Annual on and off site auditing.
Operational controls.
Other:
Study and implement potential income opportunities such as; television and movie
filming, parking lot usage for boat owner and tenant socials, additional service
concessions of a seasonal nature that would benefit boat owners.
Responsiveness to the RFP
Sufficient information, not formatted per RFP.
Cost of Services
Operations expenses plus $3,700.00 per month or 3.75% of gross monthly collections.
Proposed Term
One year with 30 days right of cancellation by either party. •
References
Included in the proposal was a partial list of seven clients and their phone numbers.
Compliance with City Council Policy F -7
L9
•
CALIFORNIA YACHT MARINAS
Qualifications
California Yacht Marinas has no past history with the City of Newport Beach. They
currently have four marinas in Southern California, serving over 1,800 boaters. Their
portfolio includes self storage facilities, neighborhood shopping centers, restaurants,
auto malls, industrial properties with over 2,700 tenants.
Description of Services
Hours of operation:
The marina will be open 7 days, 8:00 am to 5:00 pm. On site staff will include a dock
master, office clerk and part time maintenance assistant.
Tenant services:
1. A clean and safe facility.
2. Educational and social events.
3. Bi- monthly news letter.
4. A reciprocal program with the four other marinas they manage.
5. On -site computerized marina management system which allows staff to accomplish
leasing of slips, meter reading billing, slip management collection of rents, deposit of
sheets to the City's controlled accounts.
Screening of all tenants.
Contract administration, weekly site inspections, building and rent collection,
general maintenance, full accounting.
6.
7.
Marketing activities:
None listed.
Management reports:
Daily reports to include account sununary reports, cash receipts, receipt and
adjustments and detailed charge reports. End of month reports to include account
summary, deposits, term tenant report, account detail by customer slip and by account
number, monthly adjustments and receipts, monthly aging and delinquency report,
informal, vacant slip by length, occupancy report, dock survey, active auto charges,
tenant name, address and detail report.
10
Responsiveness to the RFP •
Complete, formatted per RFP.
Cost of Services
Monthly management fee equal to 5% of the operating income from the Balboa Yacht
Basin. Operating income defined as the remainder of revenues after subtracting
operating expenses.
Proposed Term
Annual term that automatically renews for successive of annual terms unless a party
exercises it right to not renew.
References
The applicant had six pages of references dealing with marinas that they currently
operate and the city entity for whom they were operating the marina.
Compliance with City Council Policy F -7 •
•
oil
0 WESTREC MARINAS
Qualifications
Westrec Marinas has no past history with the City from a management standpoint.
They manage properties comprising of more than 15,000 wet and dry storage spaces,
making them the largest and most diverse of marinas in the world.
Description of Services
Hours of operation:
They would have a "presence' at the marina until 6:00 pm seven days a week.
Tenant services:
1. Thorough employee training with an emphasis on customer service.
2. Customer service cards.
3. Providing the tenants with a direct line to management for employee quality
• assurance.
4. Double booking of existing slips.
5. Enhanced marina security through periodic inspections.
6. 24 hour access to full customer help.
7. Provide tenant with beneficial and economically competitive boat services within
Newport Beach in the fields of engine repair, boat maintenance, bottom cleaning,
rigging and fuel services.
8. Regulation of vendors that come to the property.
9. A detailed maintenance plan that includes routine daily, weekly, monthly, semi
annually and annually inspections.
10. Emergency fire and rescue plan.
11. Emergency spill response.
Marketing activities:
1. A tailored marketing plan for the properties needs.
2. Benefits of being part of the Westrec marketing team that includes all of their
marinas
3. Company has global experience in marina operations and marketing.
4. In house marketing and advertising services, specializing in print, media, video,
web design and direct mail programs.
• 5. Public relations and special event planning with press releases including educational
seminars, fishing tournaments, boat shows, customer appreciation day, family
12
festivals and group excursion, community outreach programs, site specific
programs, club Westrec, including an information packet, member privileges,
quarterly newsletter, marketing web site.
Management Reports:
1. On -site accountability.
2. Regional review and consolidation.
3. Corporate reporting and budget analysis.
Responsiveness to the RFP
Complete, not formatted per RFP.
Cost of Services
Westrec will pay the City a minimum of $88,000.00 per month or $1,056,396.00 for the
right to operate the property. On receipt of the minimum rental the City will allocate
payments as follows: $19,700.00 for debt service, $8,300.00 for capital replacement
reserve and $60,000.00 as income. Westrec will pay the City 50% of all gross revenues
collected over the $1,320,000.00 annually adjusted on the quarterly extension basis.
Proposed Term •
Five (5) years.
References
A list of 16 marinas they manage in California and other states and contacts are
included.
Compliance with City Council Policy F -7
13
•
E 1n
January 21, 2000
RFP — Balboa Yacht Basin
Attn: Tim Riley, Fire & Marine Chief
City of Newport Beach
P. O. Box 17688
3300 Newport Blvd.
Newport Beach, CA 92658 -8915
Dear Mr. Riley:
It is with great pleasure that we submit our proposal for the management of the Balboa Yacht
Basin. We feel that we are uniquely qualified to accomplish the assigned task as well as help
the City achieve even greater success in other important areas, such as boating services, visitor
• hospitality, and water quality issues as they relate to Newport Harbor.
Our Company, BeIIPort Group, is a marina management company based on the premise that a
marina is not simply a parking lot for boats, but instead, are hospitality centers on the waterfront
that play an integral role in the harbors they serve. Our company is unique in the marine
industry for it is the only management company that is not predominantly in the business of
operating marinas that they either own or control under lease. Bellport Group relies solely on its
ability to bring superior management capabilities and services to owners of marinas, and our
success is based on their evaluation of our performance.
For the Balboa Yacht Basin, we are uniquely qualified. BeIIPort Group is headquartered in
Newport Harbor, and the owners are local residents. We are and have been deeply involved
with the City, the Community, and the Harbor for more than 38 years. We, the owners of
BeIIPort Group, can and will make the commitment to be active in the day -to -day operation of
your marina, and also be the primary interface with the City. We will bring a portfolio of services
and a level of staffing to Balboa Yacht Basin at a cost that no other company can offer. For
example, we are not limited to a part-time or even full -time maintenance person. The depth of
our company's local maintenance staff enables us to utilize qualified trained maintenance
personnel for specific maintenance duties. From painting to dock repair, the most qualified
person will be assigned to the task. Our existing marina operations in Newport Harbor also
allow us to offer the City, at no added cost, a fully staffed Concierge Program with local marine
vendors and a Guest Program designed to attract new and visiting boaters.
301 Shipyard Way, Newport Beach, California 92663
Tel. 949.723.7780 Fax 949.723.7786 � w.bellport- group.com
The RFP defines the scope of work to be the daily operation and on -going maintenance of the
marina and the management of the real property leases. Our general approach to this
assignment includes, but is not limited to, the following:
• Seven days per week service.
• Provide local and statewide target marketing as needed to maintain high occupancy levels
and maximize revenues.
• Establishing good communication with marina tenants which includes quarterly newsletters
that promote services in the marina as well as activities throughout the Harbor.
• Offer tenants and visiting boaters a wide range of services to enhance their boating
experience and help them properly maintain their boat.
• Training personnel in their specific job assignment by qualified professionals.
• Continuation of the administrative support that is presently provided by the marina staff.
• A stringent preventative maintenance program for the marina and the overall facility.
• Insure that the Basin Marine Shipyard and Galley Cafe Restaurant are in compliance with
their agreements with the City and that all garages and apartments are leased and the
tenants are provided proper service.
• Provide supervision and training for safety and first aid as well as for fire control and oil and
fuel spill contaminant practices.
• Supervision of the general condition of the entire property.
We will utilize our local resources and extensive marine and hospitality experience to ensure
that the Balboa Yacht Basin Marina maintains standards and offers services that make it the
model for City owned marinas on the West Coast. We outline this in much greater detail in the
Operational (technical) Approach section of this proposal. In this proposal, we have also
included some recommendations as to how the City can exert a leadership role in the growing
concern over water quality and marine - related environmental issues. A specific proposal is
included in this report as to how the City, at no cost to them, can initiate a program to encourage
and accommodate visiting boaters, making their stay in Newport Beach a pleasure instead of a
problem. BellPort Group has the resources to accomplish this where other companies cannot
because of the depth of our management and staff support available from our other operations
right here in Newport Beach.
Even though there are several other marina operators who will respond to this RFP, we feel that
BellPort Group is unique because of its wealth of experience and vested interest in Newport
Harbor. Our knowledge, commitment and local resources is your key to success in ensuring that
the Balboa Yacht Basin becomes the premier City -owned facility on the West Coast. We are
both the primary contacts and can be reached at (949) 723 -7780.
Sincerely,
WRichard S. Stevens
Chairman
Joseph J. Ueberroth
President
2
0
•
•
Qualifications
We are qualified to operate Balboa Yacht Basin based on the success of our current
portfolio of marina management contracts, the experience of the individuals on our
team, and our commitment, interest, and experience in this community.
BeIIPort Group Portfolio
BeIIPort Group manages marinas for families, corporations, cities and unions. The
facilities include wet slips, dry stack, shipyards, restaurants, yacht brokerages, storage
units, garages, apartments, and commercial spaces. We do not own any of the facilities
we manage, and have never had a management contract cancelled. The following is a
list of the facilities we have under management: (Please see Addendum A for the
requested client contact information.)
• Bair Island Marina — Redwood City
Balboa Marina — Newport Beach
Bayshore Marina — Newport Beach
Bayside Marina — Newport Beach
Lido Yacht Anchorage & Lido Dry Stack — Newport Beach
Lido Peninsula Marine and Commercial Center — Newport Beach
Peninsula Marina — Redwood City
Tomakomai — Japan
Uto Marina - Japan
Villa Cove Marina — Newport Beach
Note: The marinas in Japan are managed by Bellport Japan, a joint venture between
Bellport and Nishida Tekko. We believe that it is a testimonial to our Company that
Nishida Tekko chose to partner with us. Although Nishida Tekko is familiar with all the
major marina companies in the United States, they chose BeIIPort Group due to our
3
hospitality background, our proven ability to maximize operational efficiency, and our •
success in managing other people's facilities.
Our Team
BeIIPort Group is owned by Richard Stevens, Joseph Ueberroth, and Peter Ueberroth.
The ownership of BeIIPort Group has extensive experience in property management,
hospitality, and waterfront development.
• Richard Stevens served as President, CEO and Director of Fisher Island Club &
Resort, Fisher Island, Florida. This $500 million project includes 700 apartments,
200 hotel rooms, spa, 7 restaurants, 2 marinas, a golf course, a tennis club, ferry
service and a land development program. (1993 -1996)
• Richard Stevens managed and co -owned the Balboa Bay Club from 1963 until 1972
and then again from 1974 until 1976, including all aspects of the project. •
• Richard Stevens has also owned or managed major properties throughout the
United States including the $100 million Marina City Club, Marina Del Rey, CA., The
Jockey Club, Miami, FL, and the Disneyland Hotel, Anaheim, CA, including all shops
and facilities.
• Since 1991, the Ueberroth's have specialized in highly service oriented property
management companies. Their experience includes the building of a hotel company
from 14 properties to more than 1,400 properties. They were integrally involved in
the creation of Candlewood Hotels, an extended stay concept with more than 50
properties. They also formed the team that owns and operates the Pebble Beach
Company, which includes the operation of four golf courses, two hotels, and
numerous commercial properties.
rd
• BeIIPort Group has attracted executives that have extensive experience in managing
marina and club facilities as well as being versed in environmental marine related
issues.
• Jim Nicoletti, BeIIPort Group's Western Regional Manager, was a manager at the
Kona Kai Club and Marina at Shelter Island, San Diego, CA for 16 years prior to
joining BeIIPort Group. The Kona Kai had 1,500 club members, 211 hotel rooms, a
restaurant, convention center, a yacht club, yacht brokerages, and two marinas with
more than 500 slips.
• Sean Walsh, BeIIPort Group's Director of Administration and Manager of Special
Projects at Lido Peninsula, has been involved in the property management of Lido
Yacht Anchorage, Lido Dry Stack, and Lido Peninsula Marine and Commercial
Center for 9 years. He has been directly responsible for the management and
administration of multiple lessees, marketing, facility improvement projects, rental
0 collections and all aspects of property management.
• Carl Glasgow, BeIIPort Group's Director of Operations at Lido Peninsula, has been
involved in many different aspects of the marine industry for more than twenty years.
Carl also serves as BeIIPort Group's Environmental Officer due to his extensive
experience in marine environmental issues, which includes being an advisor to the
State of California Office of Oil Spill Prevention and Response and a committee
member for the Department of Transportation's Chemical Transporter Advisory
Council. He is also currently one of the most accredited Captains in the Harbor.
Carl served internationally as a licensed master of major vessels.
Commitment, Interest & Experience in the Newport Beach Community
Bellport Group
• Headquartered in Newport Beach
• Existing operations in the Harbor
• • Supports local charities and events (i.e. boat shows and marine activities)
5
Richard S. Stevens, Chairman
• Resident of Newport Beach
• Presently serving as a member of the Newport Beach Harbor Committee
• Presently serving as a member of the Newport Beach Chamber of Commerce
Marine Division
• Twice past President of the Newport Harbor Chamber of Commerce
• Citizen of the year, Newport Beach
• Past President, The Orange Coast Association
• Founder of the Chancellors Club, University of California, Irvine
• Recipient of Citation for Merit, University of California, Irvine
Joseph J. Ueberroth
• Resident of Newport Coast
•
• Currently serving on the Board of Directors of the Orangewood Children's
Foundation
• Currently serving on the Board of Directors of the Orange County Museum of Art •
• Currently serving on the Board of Directors of Big Brothers /Big Sisters of Orange
County
• Currently serving on the Board of Directors of the Ueberroth Family Foundation
that supports over 40 local charities.
• Polly Ueberroth, Joe's wife, is currently serving on the Board of Directors of
Discovery Science Center
Our executives are involved with the following local organizations:
• Marine Recreation Association
• Port Captains and Harbor Masters Association
• Newport Harbor Committee
• Boy Scouts of America Orange County Base Auxiliary Committee
• Marine division of the Newport Harbor Chamber of Commerce
11
•
• Please see Addendum A for recommendations and testimonials from the owners of the
marinas we manage, our tenants, and others that we have worked with in the past.
•
Technical Approach and Work Plan •
We propose to manage the Balboa Yacht Basin under a much more comprehensive
plan of operation than a marina of this size typically requires. Our plan encompasses
four primary elements:
1. Staffing, Training and Technology - A large local team of professionals supported by
technology.
2. The development and implementation of a Guest Boater Program to attract and care
for the visiting yachtsmen.
3. Creation of an Environmental Showcase to demonstrate to other marinas and
boaters that Newport Beach is serious about the Clean Water Act, EPA regulations
and cleaning up our Harbor.
4. Through the BeIIPort Group Gold Club Program, offer marina tenants and visiting
boaters discounts on goods and services. This not only engenders goodwill with the
boater but helps support our local business community. Savings on fuel, insurance •
and repair are significant.
Staffing, Training and Technology
The BeIIPort Group team is available 24 hours a day, seven days a week in Newport
Beach. We will have personnel on the Balboa Yacht Basin Marina's docks every day.
We will utilize our local maintenance crew to implement our Preventative Facility
Maintenance Program (PFMP). Members of our maintenance staff will be given
responsibility for the tasks in the area in which they specialize. Please see Addendum D
to review our preliminary PFMP for the Balboa Yacht Basin Marina.
The marina office will be staffed by a General Manager, Sean Walsh, and a marina
C/ administrative professional will support him. Sean Walsh will report to Jim Nicoletti, our
Regional Director of Operations, who lives at Balboa Yacht Basin Marina. Jim reports
to Joe Ueberroth and both will be directly involved in the operation of the entire facility. •
• In the event of an emergency or service need when the office is closed, calls are
directed to a BeIIPort Group phone service and qualified BeIIPort Group personnel who
live in the area will be dispatched to handle any problem. The owners of the Company
live less than 10 minutes away from the marina and are also on -call for emergencies.
Our training programs are designed to ensure that our management and marina policies
are known and followed. The training of new employees is split amongst three
departments - Operational /Maintenance, Human Resources, and Environmental
Management/Safety. Each department has its own manual and is headed by an
experienced professional.
BeIIPort Group has made a significant investment in technology to make sure that we
have the capability to properly service all of our tenants 365 days a year even when
problems occur. All of our marina offices are linked through a computer network
centralized in our corporate office, which enables us to provide uninterrupted service to
• tenants if personnel or system problems occur at a specific site.
A customized Marina Management Software system will be employed on -site to enable
our staff to fully and accurately manage the occupancy of the marina as well as properly
service the tenants. Our system also gives our staff the necessary tools to effectively
maximize slip occupancy and administer our slip sub -lease program to increase our
ability to accommodate visiting boaters.
Note: Although there is no cost allocated for many of the services that the City provides
to the marina, there is still a real cost that the City is incurring. As part of our
operation, we will offer to do an operational audit that would include such areas
as accounting, collections, janitorial, parking lot sweeping and landscaping in
order to present potential alternatives that could improve service and reduce
cost. Of course, it would be at the City's discretion to implement any of the
recommendations derived from the audit.
•
0
Guest Boat Program •
Newport Harbor is a difficult place for the visiting boater. Access to available short-term
or temporary slips is limited. There is no centralized source the visiting boater can
contact to make a slip reservation in Newport Harbor. Visiting boaters are further
frustrated because the vast majority of them arrive on the weekends, a time when many
of the marina offices in the Harbor are closed.
Due to BeIIPort Group's success in Newport Beach and its widespread marketing
program, our Company has become the place to contact to find a temporary slip in
Newport Harbor. (Please see Addendum 'C' for an example of our marketing of
Newport Beach). We have begun promoting that visiting boaters can contact our
corporate office and access our network of available slips. Even during peak boating
periods when our marinas are essentially full, we utilize the slips of permanent tenants
that are presently cruising to accommodate the visitor. No one likes to turn a boater
away so we request that our permanent tenants notify us when they leave their slip for •
an extended period of time. We put their slip back into inventory and sublet it on a
short-term basis to the visiting boater. We also share a percentage of the revenue with
the permanent tenant by applying a portion of the guest slip fee to their account.
Everyone wins with this program. We accommodate the visiting boater in an otherwise
sold out marina, reduce the cost of renting a slip for the permanent tenant, and expose
Newport Beach to additional commerce. If we are chosen to manage the City's marina,
we will incorporate the marina into our Guest Program.
For your consideration, we have an action plan to utilize our guest program for the
benefit of the entire community. The plan embraces the following programs:
o The creation of a Visiting Yachtsman Hot Line. BeIIPort Group will dedicate one of
its corporate telephone numbers to be used exclusively for yachtsmen who wish to
visit Newport Beach.
10
•
• • This telephone line will be answered "Newport Harbor Guest Slip Reservations" or
another community oriented name. The caller would be provided with any
information such as rates and locations of all of the slips that are presently available
that would accommodate their vessel. The boater would make the choice of which
marina they stay in. Any marina in the Harbor would be able to list their available
space with us.
• This program will relieve the Harbor Patrol of the time - consuming task of
recommending marinas or locating slips for visitors. If properly advertised by the
Newport Chamber of Commerce and other community organizations, we could
eliminate the current problem of locating temporary guest slips and avail our
community to new visitors.
• Bellport will provide this service to the City at no charge.
0
11
Environmental Compliance Action Program •
The increasing enforcement of the Clean Water Act, and other related legislation, will be
the leading cause of concern for Newport Harbor in the coming years. There are many
environmental laws and restrictions in place to protect California's water quality, fish and
wildlife. The enforcement of these laws has dramatically impacted San Diego Harbor,
and enforcement has already begun in Newport Harbor. Although the restrictions are
so stringent that complete adherence by boaters could actually prevent them from using
or maintaining their boats, it is apparent that the common practices currently being
utilized by boaters is not adequate and soon action will be taken against them for non-
compliance with the law.
BeIIPort Group's management philosophy is not one to wait and react only when we are
forced into compliance. We take a pro- active approach to solving problems, and work
with contractors, boaters, marina owners and governmental agencies to find solutions.
Our executives are actively involved in committees that are developing solutions to our .
environmental challenges. Balboa Yacht Basin Marina is a perfect opportunity for the
City of Newport Beach to create a model marina and lead the way for other local
marinas and shipyards into compliance with Federal, State and local environmental
laws.
We propose that the City of Newport Beach and BeIIPort Group join in an effort to
develop a Compliance Action Plan, Operational Standards and Best Management
Practices that will work for all Newport Harbor marinas, shipyards and marine related
businesses. In addition to implementing these standards at your marina, BeIIPort Group
will establish a training and demonstration program to be based at Balboa Yacht Basin
Marina that would cover topics ranging from measuring the effectiveness of pump out
facilities to hull cleaning to oil and fuel spill containment.
As part of this training and demonstration program, BeIIPort Group will author a manual
of Best Management Practices that can be utilized for any marina in Newport Harbor.
12
® Newport Harbors NPDES Federal discharge permit requires that the City provide
pollution prevention training and education to all local waterfront businesses. This Best
Management Practices manual will fulfill the City's education criteria in the NPDES
permit.
It is extremely important to our community that marina operators and boaters
understand how they can continue their activities in the Newport Harbor without
violating environmental laws before they are enforced.
We would also work with the City to address other environmental issues. A couple of
those issues are:
Storm Water Runoff
Storm water runoff affects every business that provides parking or on -land boat repair
16 adjacent to or near the waterfront. The CWA (Clean Water Act of 1970 33 USC 1251 et
seq.) is the primary law, which was enacted to restore and maintain the chemical,
physical and biological integrity of the surface waters of the United States. This law
l.J
requires that business entities remove the initial water pollution caused from rain runoff.
This law has significantly impacted the shipyards in San Diego. Many shipyards were
fined until a system was developed that brought them into compliance. To date,
Newport Harbor Shipyard is the only local shipyard that has pollution controls which
meet the standards set by the Santa Ana Regional Water Quality Control Board. This
shipyard currently has a zero discharge system where water runoff is collected, filtered,
treated and evaporated. (Rain runoff is collected in a portable storage tank, and then
treated.) The solid pollutants are disposed of through a licensed Treatment Storage and
Disposal facility (TSD). Our training center could educate local businesses in systems
that would bring their facilities into compliance before fines are levied.
13
Non -Point Source Pollution •
Non -point source pollution is the catchall for water pollution involving a broad range of
pollutants. Discharged detergents, petroleum, paint, solvents, plastic trash, sanding
debris, sewage, gray water, oily bilge water and fish waste are all categorized as non -
point source pollution. BellPort Group has assisted marina owners with a scope of
solutions ranging from implementing new marina rules designed to increase
environmental awareness and desired behavior to developing Best Available
Demonstrated Control Technology.
There are many actions that can be taken to support environmental compliance and
responsibility. This applies to marina operators, tenants and visitors. Among the
actions that can be taken are such things as amending slip moorage agreements to
incorporate a clause that prohibits the discharge of any pollutants into the harbor
including gray water and sewage. Another action is to periodically check for violation by
randomly inserting dye tablets in the marine sanitation devices aboard some of the
tenant and visiting vessels to identify polluters. The education of marina staff, tenants
and visitors is the key to successful pollution prevention.
These are just a couple of the environmental issues that would be addressed at the
training facility. By the City taking a proactive approach to solving the environmental
issues that face our Harbor, it would save our boating community and local business
from a real potential crisis.
14
LI
• Concierge Program
•
BeIIPort Group has created a concierge program, the BeIIPort Gold Club, which offers
quality goods and services to our tenants and visiting boaters at a discount. Members of
the BeIIPort Gold Club (no cost to the tenant) receive discounts on a wide range of
products and services including fuel, insurance, boat repairs, and equipment as well as
local shops and restaurants.
None of these preferred vendors have an exclusive agreement that bars the boat owner
from purchasing services from whomever they want. The success of our program,
however, shows that our members are looking to us for quality services and discounts.
The positive feedback received from our members has been tremendous.
15
Project Leader:
Asst. Project Leader:
General Manager:
Marina Administrative Professional:
Environmental Officer:
Human Resource Director:
Maintenance:
Staffing
Joe Ueberroth, President
Jim Nicoletti, Western Regional Manager
Sean Walsh
To be named
Carl Glasgow
Audrey Nave
The Bellport Maintenance Staff
Additional staffing, as needed, from Newport Beach based crew.
Note: See Addendum B for Biographies
All BellPort Group marina staff are fully trained and certified in CPR and marina
safety.
9
•
• Fees
•
BeIIPort Group offers the City three options for fee payment:
Option I:
• Management contract without the implementation of an environmental training
center.
• Basic Fee (including all salaries & benefits of all personnel) $90,000 per year. This
limit will be increased 4% a year.
• BeIIPort Group will guarantee that maintenance and operations costs will not exceed
$50,000 per year (covering the same costs or type of expense as referred to in the
RFP) exclusive of capital projects. This limit will be increased 4% per year.
Option II:
• Management contract with the implementation of an environmental training center.
• Basic Fee (including all salaries & benefits of all personnel) $130,000 per year. This
limit will be increased 4% a year.
• BeIIPort Group will guarantee that maintenance and operations costs will not exceed
$50,000 per year (covering the same costs or type of expense as referred to in the
RFP) exclusive of capital projects. This limit will be increased 4% per year.
Option III:
• Management contract with the implementation of an environmental training center.
• $90,000 for salaries & benefits. This limit will be increased 4% a year.
• BeIIPort Group will guarantee that maintenance and operations costs will not exceed
$50,000 per year (covering the same costs or type of expense as referred to in the
RFP) exclusive of capital projects. This limit will be increased 4% per year.
17
• BellPort Group receives 50% of the operating profit that exceeds 1999's operating •
profit. If operating profit does not exceed 1999's operating profit, we get nothing.
This approach is a shared incentive approach. We appreciate that the Council
expressed concern that the management company not be allowed to profit from simply
increasing prices. The flip side is that the public at large should not subsidize a small
group of boat owners by what amounts to a gift of public funds.
Our recommendation, which could apply to either option, would be to establish a pricing
"lid" which would guarantee a fair market rate. This would work as follows:
Once a year, rates will be reviewed and may be adjusted to no higher
than the average of a specific group of marinas: Balboa Bay Club,
De Anza, The Dunes, and Lido Yacht Anchorage.
Under Option III, BeIIPort Group will also agree to spend an amount no less than the •
maintenance costs of calendar year 1999. Thus, the City and the slip tenant are
protected from unwarranted price increases as well as the City being guaranteed that,
at minimum, the equivalent level of maintenance is continued.
Alternative Proposals
We have bid this proposal solely as a management contract. However, others may well
suggest alternative options including the payoff of the debt, long -term leasing of the
facility, etc. Please understand that we are qualified and willing to undertake any such
alternative plan of action, however, we have limited our presentation to proposing, as
the Council directed, the approach to that of a management contract. If the Council
decides to consider alternatives, then we would be happy to broaden our proposal. We
feel that the course of action that the City has decided on is the proper one, considering
the future best interests of the community.
•
EM
•
•
Term Of Agreement
We propose a three -year initial term. However, if future profits do not exceed the 1999
results obtained by the City, it would be grounds for termination of this contract by the
City with a 30 day written notice. Calculation of profit shall be the same as presented by
the City in this RFP and shall exclude any debt service, capital expense or depreciation.
M]
SUMMARY 0
Reasons why BeIIPort Group should be selected to manage the Balboa Yacht Basin:
1) BeIIPort Group exclusively manages marinas. It does not own them. All of
our known competitors for this contract predominantly manage marinas they
own or control. Therefore, all they have to do is please themselves. We are
continuously evaluated by third party owners, which impose a tougher
discipline on our organization. BeIIPort Group has never lost a client, and all
of our clients have renewed their contracts with us, to date.
2) We have produced major profit improvements in every marina we have taken
over excluding the impact of any rate increase. Our NOI (Net Operating
Income) as a percentage of sales is about 20% higher than the national
average for large marinas.
3) We are local, with local knowledge, experience and relationships. We are a
part of this community.
4) We are not a big, out -of -town organization. This contract is important to us.
However, because of our local base, we have more qualified personnel
immediately available to help out.
5) We are innovative and can execute such programs as our "visiting
yachtsmen" program, which would be difficult for others, including the City, to
do.
6) We are sensitive to the growing concern over. Clean Water and the
enforcement of Government Regulations, and we are proposing a plan
whereby the City, through us, can take a leading role in improving our Harbor.
7) Our proposal limits City costs and establishes a fair formula for the
establishment of slip rates.
•
20
• Addendum A
Client contact information
Dick Sim (949) 720 -2222
Keith Eyrich (949) 720 -2306
John L. Curci (949) 673 -1060
Letters of recommendation /testimonials
See attached
References
See attached
•
0 0
THE IRVINE MMIANY
Richard G. Sim
Group Presiaent
investment Progenies
January 7, 2000
Mr. Homer Bludau
City Manager
City of Newport Beach
3300 Newport Blvd.
P.O. Box 1768
Newport Beach, CA 92658 -8915
Dear Mr. Bludau:
I understand the City is considering the employment of a management
company to operate the city's Balboa Yacht Basin Marina.
We recommend that you strongly consider the BellPort Group of •
Newport Beach, California.
As you know, The Irvine Company, operating under the name of
California Recreation, owns and operates four marinas in Newport
Beach, For many years, we employed a professional property
management company to run these facilities for us.
Several years ago, our company felt we needed to make a change to
the management of our marinas to do a better job for our marina
tenants and the company. The result was that we selected BellPort.
Since their selection, BellPort has constantly out - performed prior years
results and forecasts, while increasing occupancies and improving our
relationship with the boat owners and the community.
We could have selected any other marina management company, but
We now know that we made the right choice by hiring BellPort.
Sinc ely,
l L ��
Rica d G. Sim
Newport Center Onve, P. O. So. 6370. Newport Beech, Caftforrna 92656 -6370 (9413( 720 -2222
Keith C. Eyrlch
Vice President and General Manager
IMne Business Properties Company
0
THE IRVINE COMPANY
January 18, 2000
Mr. Homer Bludau
City Manager
City of Newport Beach
3300 Newport Boulevard
P.O. Box 1768
Newport Beach, California 92658 -8915
Dear Mr. Bludau:
The BellPort Group has informed me that it is submitting a proposal to the City to
manage to the Balboa Yacht Basin Marina.
1 took over supervision of our marina properties some months ago as part of a portfolio
of business properties owned by our Company that includes hotels, golf courses,
marinas and recreation properties. In this capacity. I have worked closely with Joe
Ueberroth and Dick Stevens, BellPort principals, in monitoring the progress of the four
marinas they manage for us.
Under BellPort's management, our forecasts have been exceeded, our occupancies
increased, and services to our tenants improved.
I recommend that the City strongly consider BellPort for management of the Balboa
Yacht Basin Marina.
KCE /ss
•
Very truly yours,
Keith Eyrich
Vice President
550 Newport Center Drive, Newport Beach. CA 92660 • (949) 720 -2306 • FAX (949) 720-2218
LIDO PENINSULA MARINE CENTER •
NEWPORT HARBOR
SHI[NARD
January 6, 2000
City of Newport Beach
To whom it may concern,
Newport Harbor Shipyard is a full service shipyard and boat repair facility with a
5000 square foot marine store and engine shop. The shipyard encompasses
approximately one acre of land on Lido Peninsula in Newport Beach. We have
been in business since 1981.
The Bellport Group has been the property manager for approximately 1 year. Mr.
Dick Steven and his team are both professional and dedicated to maintaining,
what I think has become one of the premier marine facilities in the county.
Bellport has improved the infrastructure of the facility and their positive attitude of
solving complex problems around a marine environment is most welcome. The
Bellport Group is dedicated to the success of all of their tenants and Newport
Harbor Shipyard and the surrounding facilities have never looked better.
If I can be of further assistance feel free to call me at the following number:
(949) 723 -6800
Sincerely,
Jesse Salem
President
101 SHIPYARD WAY, BERTH B. NEWPORT BEACH. CA 92663 (949) 723 -bcK^
•
THE FICKER GROUP CONSULTING • PLANNING
• AUTOMOTIVE - RETAIL
RECREATION - WATERFRONT
P. -.:KEPI. AIA • NCAR' LAND USE - ARCHITECTURE
January 19, 2000
The Honorable John E. Noyes
Mayor of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92663
Dear John,
It is my understanding that a friend of mine, Dick Stevens, through his company, BELPORT GROUP, is
competing for a management contract for the City of Newport Beach Marina (Balboa Yacht Basin).
I wish to highly recommend Dick Stevens to you in your deliberations in that selection. I have worked
with Dick since the early '60s when he was associated with the Wrather Corporation. A lot of the
pioneering you see executed today in marinas was borne out of our research and planning at the Balboa
Bay Club.
Dick is a creative manager and in over 35 years of working together, I have found him to be a person of
hgh integrity and dependability.
Dick has always been professional in his work and has many times demonstrated exceptional
opportunities for profitability for many projects that were thought to be of doubtful fiscal opportunity.
I've worked with Dick not only at the Bay Club, but many other projects throughout the country,
particularly including the Queen Mary and development of that site, along with the Spruce Goose display
and the replanning and restructuring of the Marina City Club and its marinas.
Over the years Dick has demonstrated a great loyalty to this community which he thoroughly understands
acid it was through his effort almost single - handedly that brought the business community together to
build debt -free the Chamber of Commerce building. Dick continues his loyalty to the community and I
hope that your committee will view his selection in the same strong business light in which I recommend
him. I believe we would all benefit from that association.
I hope your year as Mayor is successful and I look forward to your leadership in making it a successful
one for our community.
Very b st personal regards,
BhRcker
• cc City Manager
417 THIRTIETH STREET - NEWPORT BEACH. CA 92663 - PHONE (714) 675.9628 • FAX (714) 675 -9638
MARINA DEL REY LESSEES ASSOCIATION
THE WORLD'S LARGEST MARINA •
January 12, 2000
City Manager
of Newport Beach
Newport Beach, CA
Dear Sir:
Marina del Rey is the largest small craft marina in the world.. It is owned by the County of Los
Angeles, but operated mostly through long -term (up to 60 years) leases by various leaseholders.
Marina del Rey is comprised of thousands of boat slips and apartments as well as numerous
restaurant and retail establishments. One of the best known developments in the Marina is the
Marina City Club, which included a major marina.
During the years of 1974 to 1980 it was ably managed by Mr. Dick Stevens. Under his
management, the Marina City Club became one. of the most desirable, recreational and •
residential destinations in the region. It was also a time, when the County and the Lessees
Association jointly pursued plans before the Coastal Commission, to revitalize and expand the
entire Marina. This was not an easy task given the many regulatory agencies, which play a role
in the operation of the Marina leaseholds. Mr. Stevens served twice as President of the Marina
del Rey Lessees Association. The Association provides an important link between government
and private enterprise.
Due to the past efforts of Mr. Stevens and others, the Marina is currently undergoing enormous
changes and needed improvements to continue as the "crown jewel" of Los Angeles County as it
is often described.
Sincerely yours,
8arna S. Szabo
Executive Director
BS:rz
11835 West Olympic Blvd., Suite 645. Los Angeles, CA 90064
TEL (310) 478 -5075 FAX (310) 479-66508
Marino Del Rey, Cohiornlo
The World's Largest $moll Crolr Horbor
January 6, 2000
aeL Rey shorzes
City of Newport Beach
Newport Beach, California
TO WHOM IT MAY CONCERN:
1201 1 i 1Grrino
.1lunrru tlal Rrr. Cnlil,rniu W1292
i I,C4
I a%. 13101 ?0/ -1711
I understand that you are presently considering awarding the
• management of your City Marina to an outside firm. I am writing
this letter to strongly support the proposal made to you by the
Bell Port Group of Newport Beach, headed by Richard S. Stevens
and Joseph J. Uberroth.
By way of my background in Marinas, I have been associated with
Marina del Rey since its planning some 40 years ago. I was among
a small group of investors who worked with the County of Los Angeles
to create Marina del Rey. I am one of the original lessees and presently
own several major leases in this harbor.
Approximately 20 years ago, a young man from•,Newport Beach, Richard
S. Stevens, was brought to the Marina by the Hughes Aircraft Company
to solve their problems with their multi - million dollar investment, Marina
City Club. Dick Stevens converted the economically distressed afore-
mentioned entity into a successful project. I consider him to be one of
the pioneers who have helped to make Marina del Rey a great success.
His skill in not only operating this major facility, including an important
Marina, was also evident with his community involvement and his negotiating
expertise. He founded the Marina Foundation that is still in existence and
served two terms as president of the Marina del Rey Lessees Association,
the business community's link to its landlord, the County of Los Angeles.
I can assure you t if ick Stevens and his partners commit to operate
your Marina 'I be a resounding success!
• S
Jerry 1�_. Epstei
JBE:mrn
The following references are from California Governmental Agencies regarding work •
of a similar nature undertaken by the BellPort Group or its principals.
1) County of Los Angeles, Department of Beaches & Harbors
Contact: Stan Wisniewski, Director
Phone: (310) 305 -9522
Reference: Mr. Stevens was involved with the County who owns and
operates Marina Del Rey while serving as President of the Marina City
Club & President of the Lessees Association.
2) City of Newport Beach
Contact: Councilman Dennis O'Neil
Phone: (949) 798 -0734
Reference: Mr. Stevens has had extended involvement with the City of
Newport Beach while President, Co -owner and Manager of the Balboa •
Bay Club located on City property (1964- 1976).
3) Port of San Diego
Contact: John Pearson
Phone: 619- 686 -6291
Reference: Mr. Nicoletti's experience while serving as General Manager
of the Kona Kai Club and Marina, Shelter Island, located on Port property.
4) State of California, U.S. Coast Guard and Port of Long Beach.
Contact: Lt. Cdr. Daniels
Phone: (562) 980 -4450
Reference: Commander Daniels was the Federal On Scene Coordinator
and observed all emergency response activity by Captain Glasgow's •
response teams.
• 5) Fish & Game
Contact: Captain Lisa Curtis
Phone: (562) 590 -5132
Reference: Captain Curtis was the State of California's (Department of
Fish and Game's Office of Oil Spill Prevention and Response)
representative on numerous spills that Captain Carl Glasgow managed.
She also sat on several interagency committees with Captain Glasgow
that established policies regarding marine pollution.
6) Newport Beach Fire Department
Contact: Drake Muat
Phone: (949) 644 -3104
Reference: Captain Drake Muat provided technical assistance and
training to Captain Glasgow's response personnel.
•
•
Addendum B
Biographies
See attached
0
0
E
i BIOGRAPHY
Richard S. Stevens
Dick Stevens is one of the world's leading authorities and executives in the resort, club,
marina, and hospitality industries. His more than 35 years experience in creating and
operating some of the most prestigious clubs in America is a testament to his vision and
skills as both a manager and entrepreneur. Dick is credited as being the key creative
force behind the development of the urban private club when he expanded the world -
famous Balboa Bay Club in Newport Beach, CA, in a unique exclusive recreational and
residential complex.
• BellPort Group
Chairman
• The Contrarian Group
Principal
• Balboa Bay Club, Bay Clubs International, related companies
President, Director, Co- owner, Developer, Operator
• Wrather Corporation (Amex) and related companies
Sr. Vice President, Director, COO, Hotels and Real Estate
President, Wrather Hotels
President, Disneyland Hotel
President, Wrather Development
President, Wrather Port Properties (Queen Mary, Spruce Goose)
• Irvine National Bank
Founding Director, Chairman
• Marina City Club and related companies
President, COO
• The Jockey Club, Miami, Florida
President, CEO, Owner
• Cabin Bar Ranch (495,000 acre operating cattle ranch)
Owner
• Fisher Island Club and Island Developers, Inc.
President, CEO, Director
• Los Angeles Olympic Organization Committee, 1984
Commissioner, Modern Pentathlon
Vice President, External Affairs
Dick's community involvements have included:
• Presently serving as a member of the Newport Beach Harbor Committee
• Presently serving as a member of the Newport Beach Chamber of Commerce
Marine Division
• Twice past President of the Newport Harbor Chamber of Commerce
• Citizen of the year, Newport Beach
• Past President of The Orange Coast Association
Biography •
Joseph Ueberroth
Joe Ueberroth has specialized in the operations and finance of businesses in the leisure
industry. As a Partner of the Contrarian Group, a Newport Beach investment firm, he
has been integrally involved in the turn around, the management, the acquisition, the
initial funding, and the public offering of numerous companies. Some of his
involvements have included:
• Acquisition of the Pebble Beach Company
• Led the turn around of a national production and events company for venture
capital and pension investors
• Acquisition of Sato Travel — A travel company with over a billion dollars in
revenue
• The public offering and following acquisitions of Ambassador International — a
public, Newport Beach based travel company
• Led the Contrarian Group investment in GetThere.com — Now a public internet
company that provides business to business solutions in the travel industry
• Served on the Board of Directors of Bellingham Marine
Joe Ueberroth is the President of BeIIPort Group and is responsible for the Company
operations.
He currently serves as a member of the Board Directors of the following companies:
• BeIIPort Group
• Bellport Japan — a joint venture between the BeIIPort Group and Nishida Tekko
• International Greenhouse Products
• IGTX— an internet company in the transportation business
• Station Pacific — an advertising company affiliated with Dentsu, Japan's largest
advertising company
Joe is involved with the following local charities:
• Currently serving on the Board of Directors of the Orangewood Children's
Foundation
• Currently serving on the Board of Directors of the Orange County Museum of Art
• Currently serving on the Board of Directors of Big Brothers /Big Sisters of Orange
County
• Currently serving on the Board of Directors of the Ueberroth Family Foundation
that supports over 40 local charities •
BIOGRAPHY
Jim Nicoletti
Jim Nicoletti has 21 years of experience working in the marina industry. In his career,
Jim has been responsible for such activities as obtaining required local and state
permits, developing marketing programs, facility management and operations, sales,
and yacht club relationships.
His experience includes:
• BellPort Group
General Manager of four marinas
Corporate Director of Operations
• Kona Kai Club, Resort and Marina
Chief Engineer: 1983 -1987
Project Coordinator for a $60 million resort renovation: 1988 -1990
• Director of Operations: 1990 -1992
Club and Marina Manager: 1993 -1998
• Marina Cortez, San Diego (650 slips)
Dockmaster
During his career, Jim has been involved with the following Associations:
• Marine Recreation Association
• Newport Harbor Committee
• San Diego Port Tenants Association (Marina Committee)
• San Diego DockMaster Association
• Kona Kai Anglers Board of Directors
•
BIOGRAPHY •
Carl Glasgow
Carl's long range involvement in the marine industry includes Advisory and Director
positions in the area of hazardous materials response. He has created training and
safety programs for responders. Carl was also a Fleet Officer involved in international
offshore ship activities as well as a Captain of exclusive, short duration charters based
in Newport Beach. His experience includes:
• BellPort Group
Director of Operations
• Southern California Ship Service
Master and Marine Environmental Response Director
• Ancon Marine, Inc.
Response Manager
• Pacific Oilspill Response Team
General Manager
• Tidewater Marine, Inc. •
Fleet Officer
• Hornblower Cruises and Events
Master
Carl has also acted as advisor to:
• State of California, United Coast Guard and various ports regarding
hazardous materials response
• State of California Office of Oil Spill Prevention and Response
Certifications:
• Environmental Auditing
• Hazardous Materials Emergencies in Ports, CST1
• Hazcat
• Radiological monitoring, biohazards and infectious waste handling
• Candidate for certificate in hazardous materials management
•
BIOGRAPHY
Sean Walsh
Born in Newport Beach, Sean has nine years of marina experience in the Newport
Harbor. He has been involved in all aspects of Lido Yacht Anchorage, Lido Dry Slip and
Lido Peninsula Marine and Commercial Center in various capacities. His experience
includes:
• BellPort Group for Lido Yacht Anchorage, Dry Stack and Commercial Center:
Director of Administration
Special Projects Manager
• Lido Peninsula Company, LLC
Marine and Commercial Center Manager
In his positions, Sean has been and continues to be responsible for the following:
• Management of all commercial leases
• • Leasing and maintaining garage and locker facility
• Maximizing occupancy for anchorage and dry stack facilities
• Involvement with management and maintenance of the anchorage and dry
stack facilities
• Purchasing agent for the facilities
• Budget Preparation
• Management of all special projects
Sean has participated with the following organizations and charities:
• Boy Scouts of America, Orange County Sea Scouts Base Auxiliary
Committee
• Environmental Quality Affairs Committee, Newport Beach
• Hoag Hospital 552 Club
Ll
BIOGRAPHY
Audrey Nave
Audrey Nave has had 30 years of experience in business including Human Resources,
Administration and Operations in various industries. Audrey spent five years consulting
in the area of Human Resources and Administration for various organizations. She has
also been involved in the writing of employee handbooks and Injury and Illness
Prevention Programs as well as employee development and training programs. Her
experience includes:
• BeIlPort Group
Director of Human Resources
• Brandy's Friends
Director of Administration
• Mercury Distributing Company
Vice President of Operations & Director of Human Resources
She actively participated in various organizations throughout her career including:
• P.I.R.A.
• Women in Business
• Women in Management
Her volunteer work has included:
• Brandy's Friends Rehab Center, Laguna Beach
• The Lupus Foundation
• Make A Wish Foundation
1
Marketing
See attached
•
Addendum C
R
Where Cus tom er Service is Priority One
�'? 1
At BellPort we recognize
the investment you have
f
made to own a boat. We also
._.
understand die commitment
Y-"
required to properly maintain
i' tit t i' r Ft'
and protect that investment,
`^ -s
i t Y v i
and it is that understanding
that is the Foundation of our
T x
philosophy in our mtnio-
w
ment to
._,
t
you.
i� 14 t I
If you are ready for a place
r [ ._ Cf C r `r
where you can be comfortable
that your investment is prop-
erly cared for, if you are ready
for a place where customer
service truly is a priority, or if
you are just visiting Newport'
and in need of safe, tempo-
rary guest moorage, then you
are ready for BellPort.
We have the facilities, the
professional staff and the
commitment to make your
experience an enjoyable one.
With five marinas, 735 slips,
180 dry slip slors, and a list
of amenities which are unique
to their locations, we simply
have options unavailable
anywhere else.
For many years we have qui-
edv provided the service and
amenities our tenants require.
If you would like to learn
more about the BellPorr
Group Marinas, we invite you
to stop by one of our loca-
tions, call and speak with our
staff or visit our website at
www.bellport -group.com.
BeWbite
Mi Casa es Su Casa...
...for a night, for a week, ..forever.
"Mi Casa es Su Casa,° a tra-
ditional and welcome invita-
tion to friends who are travel-
ling and away from home. If
your cruising plans take you
away from your home port, The BellPort Group
of marinas extends an open invitation to visit one
of our marinas when you re in the area. Whether
you're heading for the waters off Mexico, San
Diego or just want to spend a relaxing weekend
in Newport Beach, we have the facilities, the
professional staff and the commitment to make
your experience an enjoyable one.
Guest Moorage
Guest Slips from 20 to 94 ft
Power and Sail Welcome
With five marinas close to the
Newport Harbor entrance, 735
slips and 180 dry slip slots, and
a list of amenities which are
unique to their locations, we
have options not available anywhere else.
If you are ready for a place where you can be
comfortable, where your investment is proper-
ly cared for, where customer service truly is a
priority, or if you are just visiting Newport
Beach and in need of a safe, temporary guest
moorage, then you are ready for BellPort.
Remember, "Our house is your house ".
Bayshore Marina
Bayside Marina &4%A
Balboa Marina Lido Yacht Anchorage , •
Villa Cove Marina Lido Dry Slip
949.644.9730 949.673.9330 www.beliport-group.com
Guests receive a temporary Gold Club membership for discounts on fuel, services, restaurants and shops.
Addendum D •
Preventative Facility Maintenance Program (PFMD)
See attached
0
BellPort Group
PREVENTATIVE FACILITY MAINTENANCE PROGRAM
Preliminary for Balboa Yacht Basin Marina
FACILITY MAINTENANCE
Introduction:
High standards and quality workmanship are implemented to insure that all our clients enjoy only the
finest marina facility and service we can provide. Quality workmanship is derived from our maintenance
team maintaining a "pride of ownership" attitude. Positive attitudes, continuous training and management
support enables our staff to provide the quality of service our clients deserve.
Routine daily cleanings and anticipated maintenance projects are scheduled to insure. the least
inconvenience and imposition possible to our clients. Maintenance projects and restroom cleanings are
not conducted during peak marina use periods.
Productivity and cost effectiveness is always our goal provided it can be achieved without compromising
the quality or high standards of service we are committed to provide. Supervisors on a daily basis, to
insure safety standards are met, productivity is maintained and service is uninterrupted monitor all work.
Each employee utilizes a daily time sheet, which enables him or her to communicate potential facility
problems, service issues, or material needs.
0 Scheduling:
Operating Marinas as in any Hospitality business requires service 365 days per year. Certain holidays and
weekends can be our highest use time periods therefore, maintenance and janitorial service will be
provided on those days.
JANITORIAL SERVICE
DAILY ROUTINE
Marina office
• Clean all telephones utilizing disinfectant spray
• Vacuum entire office
• Empty waste baskets, replace bag insert as needed
• Dust all vertical surfaces of desks, file cabinets, chairs, tables and other office furniture
• Dust picture frames
• Clean entrance door windows
• Restock the restroom with paper products and appropriate amenities
• Clean restroom (toilets, sink and damp mop floors *)
• Clean restroom mirrors
Printed 1/21/2000 Page 1 of 7
BellPort Group
PREVENTATIVE FACILITY MAINTENANCE PROGRAM •
Preliminary for Balboa Yacht Basin Marina
o Damp wipe all horizontal surfaces including the coffee station removing coffee rings and spillage
as needed
• Clean exterior staircase handrails, wipe down with damp cloth
• For security purposes ensure that all windows are locked
• Leave lights on in back office
• Turn on ventilation and air conditioning system
Marina Restrooms and Showers
Apply these cleaning standards and procedures to each restroom facility
*Be sure to wear protective gloves
• Restock towels, tissue and hand soap as needed
• Empty sanitary napkin receptacles and clean using a disinfectant cleanser*
• Empty Trash Receptacles and disinfect as needed*
• Scour And Sanitize All Basins*
• Toilets and urinals to be cleaned and sanitized inside and outside*
• Toilet seats to be cleaned on both sides using a disinfectant cleanser * •
• Dust partitions, top of mirrors and frames
• Wipe clean all splash marks from walls around basins
• Clean and polish mirrors
• Mop and rinse restroom floors with a disinfectant*
DAILY:
• Police parking lot and landscape areas for trash and glass
• Empty trash receptacles on docks
• Police docks and pick up any trash
• Wash down ramp as needed
• Wash down deck surface and walkways around building
• Wash and clean fence and handrail on walkway in front of building
• Sanitize pay telephones
• Remove flotsam and any other debris from slips and waterways
WEEKLY:
• Wash exterior of company truck and wipe down interior
• Spot sweep manna parking lot and bulkhead walkways as needed
• Clean and inventory all dock carts •
• Hose off deck surface and walkways around marina office building
Printed 1/21/2000 Page 2 of 7
BellPort Group.
• PREVENTATIVE FACILITY MAINTENANCE PROGRAM
Preliminary for Balboa Yacht Basin Marina
• Polish all chrome fixtures in restrooms
MONTHLY:
• Accomplish all high dusting not reached in the daily routine cleaning
• Remove fingerprints and marks from around light switches, door frames and on doors
• Dust and wipe window blinds
• Clean and wash all trash receptacles on dock
QUARTERLY:
• Clean dock boxes and utility cabinets
SEMI - ANNUAL:
IJ
•
• Steam clean office carpets
• Clean dock Rub Rail utilizing biodegradable soap and deck brush
Printed 1/21/2000 Page 3 of 7
BellPort Group.
PREVENTATIVE FACILITY MAINTENANCE PROGRAM
Preliminary for Balboa Yacht Basin Marina
MAINTENANCE SERVICE
DAILY:
Schedule work assignments for janitorial and maintenance crew
Conduct slip inventory and facility inspection
• Report vacancies and occupancy discrepancies to marina administrator
• Check waterlines on boats and report any listing vessels to Manager
• Organize garden hoses around dock boxes and insure electrical cords are not creating
hazards on walkways
• Inspect and secure all utility vault covers
• Remove all dinghies or hand -power boats that have been placed on dock fingers
• Inspect all wood comer gussets
• Inspect rub rail for secure continuity
o - Visually inspect all hose bibs and assign repairs as necessary
Enforce marina rules and parking regulations as necessary
o Report or post notices on unauthorized vehicles parked in parking lots
Check oil level in pump at pump -out station •
Inspect all restroom facilities to insure quality of janitorial service
WEEKLY:
• Inspect parking lots and buildings to insure adherence to Preventive Maintenance Program
• Inspect physical condition of all docks, ramps and bulkheads
• Procure materials for scheduled maintenance projects
• Check defective lights or lighting
• Inspect fire safety equipment on all docks and repair deficiencies. Visually check water pressure at
fire cabinet and insure 65 pounds per square inch pressure
o Safety equipment deficiencies are top priority and require immediate attention
• Conduct dock and parking lot light check and replace bulbs as necessary
• Inspect dock ramp non -skid surface and re -paint if needed
• Inspect wood decking for loose nails and repair as needed
MONTHLY:
• Inspect and clean water and electrical flex supply lines at ramps and clean as necessary
QUARTERLY:
• Conduct physical condition of docks. Inspect dock whalers, flotation, rub rail and replace as •
necessary
Printed 1/21/2000 Page 4 of 7
BellPort Group
• PREVENTATIVE FACILITY MAINTENANCE PROGRAM
Preliminary for Balboa Yacht Basin Marina
• Conduct electrical equipment inspection and conduct polarity test. Replace all wom electrical
receptacles and breakers as necessary. Tighten loose wiring as needed.
• Conduct hose bib pressure leak test on all marina and repair as necessary
• Conduct maintenance service on all padlocks and door locks
• Conduct preventative maintenance service on all gate valves, water shut offs to all marinas and
buildings
• Clean with pressure washer at headwalks near parking lot
• Re -paint restroom floors
• Re -paint non -skid on aluminum ramps
• Re -paint safety yellow guard posts
• Re -paint red No Parking Fire Lane curbs Inspect dock boxes hinges and repair as needed
SEMI - ANNUALLY:
• Clean dock boxes and apply wax or polish utility and fire cabinets
• Clean and wax or polish pile caps
ANNUALLY:
• • Clean rub rail
• Scrape dock flotation, remove any barnacles or algae growth
•
• Scrape barnacles from pilings
• Clean ramp handrails and repaint
• Re -paint security fences and railings
• Re -brand Pull Boxes
• Re -paint interiors of buildings
• Re -paint electrical switch gear, transformers and utility cabinets (gray)
• Inspect comer gusset and grease pile rollers
• Re -paint slip numbers on dock at end ties
• Re -paint wood comer gusset and pile gaskets using gray nonskid paint
• Re -paint exterior wood stairs at marina office using gray nonskid paint
• Service exhaust fans, change filters and clean as necessary
• Service restroom shower valves, grease and clean as needed
• Inspect and repaint parking lot light standards as needed
• Conduct annual electrical equipment inspection including transformer, switchgear and mechanical
lug inspection. (Only properly trained staff using industry standard lock out tags as safeguards
may conduct annual inspection)
• Re -paint exterior buildings every two years
Printed 1/21/2000 Page 5 of 7
BellPort Group.
PREVENTATIVE FACILITY MAINTENANCE PROGRAM •
Preliminary for Balboa Yacht Basin Marina
*In the absence of the janitors, the maintenance person will perform the following duties:
• Vacuum and mop floors
• Empty trash
• Clean restrooms in office
• Clean and sanitize restrooms
• Sweep parking lots
• Pick up trash on docks, parking lots and landscaped areas
• Remove flotsam and jetsam from waterways
•
•
Printed 1/2112000 Page 6 of 7
BellPort Group -
• PREVENTATIVE FACILITY MAINTENANCE PROGRAM
Preliminary for Balboa Yacht Basin Marina
LANDSCAPE MAINTENANCE
WEEKLY:
• Trim hedges along sidewalk and prune back plants in planter areas
• Check irrigation system for malfunctions or leaks and repair or replace as needed
• Remove any trash from planters and under hedges
• Remove trash and debris from planter areas as needed
• Use blower to clear parking area of debris
• Dispose of all trimmings, trash and debris
• Water hedges and planted areas by hand as needed
• Groom flowerbeds around brokerage building and hand water
• Trim ivy along bulkhead, in parking lot dividers and under palms
• Trim bushes near restaurant
• Mow lawn as neccessary
• Check irrigation system for leaks and/or malfunction and repair or replace as needed
• MONTHLY
• Trim trees behind building
BI- ANNUALLY
• Apply weed killer in planters at all locations
• Apply insecticide as needed at all locations
• Apply weed killer to growth in sidewalk, pavement edges and cracks
ANNUALLY
• Trim large trees (use contractor for trees over 12 feet tall)
Printed 1/21/2000 Page 7 of 7