Gibsons Landing Harbour Upgrade Project : project ... · Project Completion Report . Prepared for . Island Coastal Economic Trust . Prepared by the Project Team and Submitted by:

Gibsons Landing Harbour Upgrade Project

December 12, 2013

Project Completion Report

Prepared for

Island Coastal Economic Trust

Prepared by the Project Team and Submitted by:

Joseph Wright Project Manager Gibsons Landing Harbour Authority P.O. Box 527 Gibsons, BC, V0N 1V0 (604) 886-8017 [email protected]

mailto:[email protected]

ICET Project Completion Report, December 12, 2013 Page 2

Table of Contents

Page

Project History and Conceptualization …………..………………………………..3 Project Objectives …………………………………………………………………..4 Overall Schedule ……………………………..……………………………………4 Details of Project Schedule and Completion ……………………………………..4 Completion of Project Objectives …………………………………………………6 Project Objectives Not Completed ………………………………………………..7 Expected Outcomes (Benefits) …………………………………………………….7

1. Project Employment …………………………………………………….7 2. Float Utilization ……………………………………………………….8

2.1 Fishing …………………………………………………………8 2.2 Fishing Fleet Maintenance ……………………………………….9 2.3 Barging …………………………………………………………….9 2.4 Recreational Users ……………………………………..……….9

3. Revenue Strategy …………………………………………………..10 4. New/Future Programs ………………………………………………10

Final Project Costs ………………………………………………………………11 Lessons Learned …………………………………………………………………12 Project Pictures …………………………………………………………………..13


Project History and Conceptualization

The Gibsons Landing Harbour Authority manages the Federal Government (Small Craft Harbours) Dock located in the harbour of Gibsons Landing. This dock and its related floats, a major component of the working harbour, has long been home to commercial marine activities as well as resident and non-resident pleasure craft.

The Town of Gibsons Harbour Area Plan, November 2011, summarizes the multifaceted use of both the Gibsons Marina and the Small Craft Harbour (SCH) facilities. The latter is home to most of the commercial vessels. That Plan highlights a key driver for this Proposal: “There are limited marine services supplied in the harbour and therefore revenue from regular vessel maintenance and related services is largely lost to the local economy.” It also summarizes the issue driving the long term GLHA strategy very succinctly: “Demand for berths far exceeds the harbour’s capacity.” The GLHA Strategic Plan lays out a four-stage process to upgrade the dock and relevant facilities. This Project focused on the first phase of the long term plan, for which the key drivers were: (a) improvements for harbour operations for the commercial fishery, (b) enhanced maintenance operations for the fishing fleet, (c) better access for barging services to West Howe Sound, and (d) better support for private boater transient and stopover moorage, with other functions enabled. The benefits to the fishing fleet come from large improvements in loading and unloading efficiencies with reduced spoilage. They also derive from enhancement of the current services provided to the fishing fleet including marine diesel maintenance, and general vessel maintenance (welding, refrigeration, fishing gear maintenance and upgrading, provisioning, etc.). Barging, a critical service for Gambier, Keats and Paisley Islands, is improved from being restricted to 3 m tides or higher, to full tidal access. Tourism growth in Gibsons Landing will come from recreational boaters who will benefit from increased capacity for stopover, and overnight moorage.

In 2012, funding applications were made and three agencies supported the project, with additional contributions from the Gibsons Landing Harbour Authority. The contribution budget as proposed was as follows:

• Gibsons Landing Harbour Authority $115,000 • Department of Fisheries and Oceans $580,000

(Small Craft Harbours – capital) • Department of Fisheries and Oceans $45,000

(Small Craft harbour – “in kind” engineering) • Island Coastal Economic Development $330,000 • WestCCAP Community futures $250,000

The total Project budget as proposed was $1,320,000.


Project Objectives

The Project objectives were to implement the first of four phases of the GLHA Strategic Plan. Specifically, the objectives for this Project were to:

• Add infrastructure to provide adequate dock space for loading and unloading of commercial fishing vessels.

• Create additional work space to attract commercial fishing vessels to make efficient use of the specialized marine trades in Gibsons.

• Enhance accessibility to Gibsons for boaters and barge users.

• Significantly enhance economic revitalization of Gibsons Landing (lower Gibsons) through increased capacity for transient and overnight moorage.

• Improve safety by separating commercial and public use of the dock.

• Enhance existing services already provided by GLHA.

• Create opportunities for new services such as float plane access and future passenger ferry service to downtown Vancouver.

• Complement the objectives in the Town of Gibsons Harbour Area Plan.

To accomplish the above objectives, the elements of the Project included addition of a drive-on concrete float, a vehicle access ramp plus abutment to the existing dock facilities, an anchoring system, and electrical and mechanical systems on the new float, specifically power and water.

Overall Schedule

The Project started formally in December of 2011. A detailed plan outlining all stages of the GLHA harbour upgrade vision was written in early 2012. Over the following months three individual proposals were written, one for each of the anticipated funding partners, following their individual processes. Funding approvals from ICET and Community Futures were obtained during the summer and fall of 2012. The approval process was culminated by a letter from Small Craft Harbours on December 4, 2012 giving their approval and outlining some necessary steps for formal Project initiation.

“Substantial Project Completion” was achieved on May 30, 2013 following the Official Opening Ceremony. After installation of the electrical services on the float, "Project Completion” was declared on November 25, 2013 by the Project Team at the regular meeting of the GLHA Board.

Details of Project Schedule and Completion

Professional services for the Project were obtained from several sources. The GLHA Board has engineering and project management expertise and two Board Members were assigned to these roles.


In August 2009 the GLHA had contracted with an environmental consultant, Balanced Environmental Services, to produce an Environmental Impact Assessment for a similar project in the harbour. It was believed by the Project Team that that report was still valid and that only minor efforts would be required to update that report for the current Project. Accordingly, Balanced Environmental Services was engaged to update their earlier report, a task they completed in September 2012. Similarly, in the same earlier time frame engineering firm, Moffat & Nichol, had been contracted to produce a wave action analysis for a larger float that had been envisaged for the harbour. They were engaged to update the original wave action analysis which had focused on a quad float to the currently proposed dual float for this Project. The new wave action study was delivered to the GLHA in November, 2012. Connected to the Environmental Assessment Report, Navigable Waters Protection approval for the Project was achieved on January 23, 2013.

In 2012 Small Craft Harbours had a small inventory of floats from which one could be allocated to the GLHA Project. As a result no new engineering and construction was required for this aspect of the proposed installation.

The key new engineering required for this Project was to design an access ramp that would connect the current GLHA main dock to the new float. Herold Engineering was contracted to do this design work in January 2012. It was decided by the Project Team, in conjunction with input from Herold Engineering, that a modification of the ramp that had been designed for Fanny Bay would provide a very good option for the GLHA Project. Sufficient design details were completed by late December 2012 for the ramp and abutment to be put to tender. After considering several proposals, a contract for construction of the ramp system was awarded to Pacific and Industrial Marine of Duncan, B.C. in January 2013.

A challenging decision was to decide on the type of anchoring system to be used for the new float. Two options were chains and anchors, and piles. Critical issues centered around the potentially high force of wave actions under extreme conditions. A number of meetings were held with Herold Engineering, and with Small Craft Harbours before the final decision to use piles was made.

The GLHA Project Team issued a Request for Proposals for the float and ramp installation, including anchoring in February 2013. Several competing bids were evaluated and the GLHA Project Team awarded the contract, including moving the float from its storage location in Steveston Harbour to Gibsons, to Vancouver Pile Driving. Vancouver Pile Driving arrived on site on March 17, 2013 and pile driving for the ramp abutment support began on March 18.

The ramp was delivered by barge from Duncan on March 21, 2013. The first float anchoring pile was driven on March 26, 2013 with all piles driven by March 28. Final cutoff of piles to design height, filling with pebble crush for wave action damping, were completed on April 11, 2013. Due to some minor delays in fabrication, the float/pile guides installation was not completed until May 6, 2013.


An Official Opening Ceremony for the new float and ramp attended by all Partners was held on May 29, 2013 with representatives from the GLHA, the Town of Gibsons, ICET and Community Futures addressing an audience of local Gibsons residents. The Project was declared to have reached “Substantial Completion” by the Project Engineer and the rest of the Project Team on May 30, 2013 following the official opening since other than electrical services, the float and ramp were opened for business.

Electrical services for the float hit numerous delays. Although that work could not commence until the float and ramp installation was complete, a number of issues including design and fabrication of new service delivery electrical boxes, and float electrical service outlet pedestals delayed the project through the summer. Finally, coordination with BC Hydro which specified a new dock service transformer delayed final completion until November, 2013. Finalization of electrical services installation allowed for “Project Completion” to be declared by the Project Engineer and the Project Team on November 25, 2013 at the regular GLHA Board Meeting.

Completion of Project Objectives

The primary objectives of this first phase of the GLHA Harbour Upgrade were to acquire and install a new side-by-side dual drive-on concrete float and to design and install a highway-rated access ramp from the existing wharf, thus to provide an enhanced facility in support of the commercial fishery. This has been achieved.

The new float with its access ramp allows for commercial vehicles to load and unload cargos to the fishing fleet at water level, and there is sufficient space on the float for more than one truck to be loading at one time. This greatly enhances the efficiency of off-loading catch from the fishing fleet to refrigerated and other transport vehicles. In addition, it provides very efficient loading or changing of gear as the seasonal aspects of the fishing industry occur.

Maintenance of the fishing fleet is greatly improved through the direct access to the vessels by service vehicles and staff, including diesel and marine maintenance personnel, refrigeration services, and other support activities. Safety on the dock is much improved since hot welding activities are now carried out on a concrete float as opposed to the wooden floats in other areas of the harbour where work was previously done. Separation of the new float from the public access areas on the overall harbour dock provides additional safety improvements. Feedback from the fishing fleet has been very positive over the few months that the new float has been operational.

A significant aspect of the new float is that it provides 24 hour access to the GLHA docks by barges independent of tidal conditions. This provides much improved barge services to the western side of Howe Sound including Gambier Island, Keats Island, and Paisley Island.

Given the seasonal nature of the local fishery there is good flexibility in the summer recreational boater period for transient and overnight moorage on the new float that does not interfere with the fishing fleet. The new float allows for additional boat access,


and larger private vessels to moor temporarily in the Lower Gibsons Harbour and this has already shown some increases in boater traffic.

Project Objectives Not Completed

The overall vision driven by the GLHA Strategic Plan is to enhance all aspects of marine life in the Gibsons Harbour including, in particular, enhanced services for the fishing fleet, but also overall recreational boater use and tourism. This project, although it does provide some additional capability for recreational boaters, could not fully address the broader set of objectives. Passenger-only ferry service is a long term dream for Gibsons, but while it could be enabled by the new float and ramp, it is only likely to happen over time, and would be better served with additional dock (float) space. Seaplane access to Lower Gibsons is not easily feasible on the new float due to safety considerations. However, concurrently with this project, the GLHA managed to acquire a separate dedicated small float and install it with its own access ramp nearby to the new float of this project.

The longer term aspirations of the Town of Gibsons through their Harbour Area Plan are in line with the new capability of this project float and ramp, but much more extensive facilities will be required to complete their objectives. The GLHA is working with the Town of Gibsons towards this longer term vision.

Expected Outcomes (Benefits)

1. Project Employment

First of all, the float was provided by the Department of Fisheries, Small Craft Harbours Division. The float was built for SCH by Vancouver Pile Driving. We do not know how many person-hours of labour were involved, but the float is large and there would have been considerable work required. The float was towed from its storage location at Steveston to Gibsons, taking about 6 to 8 hours in total.

The ramp was designed by Herold Engineering Limited of Nanaimo, BC, and built by Pacific Industrial Marine of Duncan, BC. We do not have precise numbers of person-hours required by either company. The ramp design was based on several prior installations but with modifications to fit the Gibsons Landing Harbour Authority requirements. The ramp was built in approximately two months, probably requiring about 30 person-weeks of effort. In addition to the design work, Herold Engineering provided on-site engineering services for the project installation phase. Total time was likely in the order of six person-weeks including off-site engineering work separate from the design stage. The ramp was barged from Duncan, taking about 6 hours in total, including loading and unloading.


The ramp and dock installation was done by Vancouver Pile Driving, taking approximately three weeks in total. We estimate that about 9 persons per day were employed working single shifts with some overtime over the three week period.

Other Project employment included an environmental review, a wave action study, and monitoring of the critical activity around pile driving for potential environmental impacts. We also ordered one concrete truck, and four truckloads of pea gravel for use in the piles. In total the estimated time was two person weeks for the environmental review, two person weeks for the wave study, and two person days for the concrete and pea gravel. These numbers are estimates only and could be refined if necessary. The town of Gibsons also spent time monitoring the project from an environmental impact point of view. Our estimate would be that about 4 person-days of work were required.

Finally, the electrical services installation work required an estimated three weeks of work by a two-person crew, plus one day of work by a 6 person BC Hydro crew.

For the operation of the float and ramp the busiest period is during the summer months when both commercial fishery vessels as well as private vessels are interested in dock space. This past summer a student was employed full time to help manage the increased traffic flow on the overall dock infrastructure.

The employment numbers listed above are conservative estimates based on the best information the GLHA Project Team has. Ignoring the employment numbers for float construction, an estimate for employment related to this Project is of the order of 100 person weeks of time, including that of the summer student employed by the GLHA.

2. Float Utilization

2.1 Fishing

The commercial fishing fleet was the first user group to take advantage of the new Phase “A” float. The new float has been used extensively by the Gibsons Harbour fishing fleet since its installation. The GLHA is monitoring usage.

The commercial prawn season takes place in the months of May and June. Fishermen used the float to add gear and supplies to their vessels prior to the season opening and, during the season delivered fresh and frozen product to temperature controlled trucks waiting on the float. During their peak season there was significant use including as many as three to four boats moored on the float at unloading time. All reported great improvements in loading and unloading efficiency over the docks prior to the new float installation.


Approximately 8 fishing vessels fished the Howe Sound area, typically each vessel average 230 kg of product per day, fresh product was delivered daily while frozen at sea product was delivered in 2,300 to 4600 kg lots. GLHA estimates that 90,900 kg of fresh and frozen product crossed the Phase “A” float during the 2013 season, the wholesale value of which is approximately $2,000,000.

At season end the prawn boats used the floats to unload their gear and in some cases changed their vessels over to salmon and tuna set-ups for fisheries commencing in July. Other commercial fishers using the float included salmon gillnetters who used the float to lay their nets out for inspection and repair. Halibut and black cod fishers made use of the float for loading and unloading gear and shrimp fishermen for delivering product and net inspections and repairs.

2.2 Fishing Fleet Maintenance

There has been consistent and steady use of the new float for fishing vessel maintenance. Service personnel are very happy with the new convenience of being able to drive their vehicles and to park beside the boats on which they are working.

2.3 Barging

The GLHA has seen steady and growing use of the float for barge loadings and unloadings. Some use has been restricted to date because the height of the float from the water requires a hinged barge ramp and to date only one of the local barges has this capability. Two other barge service providers are in the process of upgrading their barge ramps so we expect increased usage over the coming months.

2.4 Individual Users

There has been constant use of the new float for non-commercial loading of boats. Most of this has been by residents of the Howe Sound Islands loading furniture, building supplies, and appliances, etc.

2.5 Recreational Users

We have also seen considerable other non-commercial usage of the float, particularly during the summer recreational boating period. There were frequent overnight users, especially larger boats than the harbour had been able to accommodate prior to the new float being installed. The highlight this summer was a 42 m long private yacht from the New York City Yacht Club, which moored for several days. Without the new float this vessel would not have visited Gibsons.


3.0 Revenue Strategy

The GLHA strategy during the summer months has been to charge for regular commercial and non-commercial use of the float but not for the fisheries since we wanted to encourage their exploration of the advantages of the new float and ramp. Charges for fishing fleet usage were implemented beginning September 1, 2013. The GLHA actually started receiving fees for usage in April and we have the following summary of revenues.

Revenue Apr-June July-Aug Sept-Nov YTD

Stop Overs $232.50 $1,269.00 $592.17 $2,093.67 Moorage $389.80 $2,675.81 $3,712.38 $6,777.99 Commercial Fees $445.00 $780.00 $600.00 $1,825.00 Loading/Unloading $1,194.52 $1,455.96 $1,678.70 $4,376.37

Total $2,261.82 $6,180.77 $6,583.25 $15,073.03

4. New/Future Programs

Having operated the Phase “A” float through one boating season, opportunities have been identified that will provide new services to the boating public, increase revenue to the Harbour Authority, and increase tourism to the Town of Gibsons economy.

Commencing in the spring of 2014 subject to priority use by the fishing fleet, the GLHA will offer reserved transient moorage on the Phase “A” float to larger pleasure craft vessels. Reserved moorage is in high demand for vessels over 15 m in length. Vessels of this size have difficulty finding transient moorage as they are simply too large. Existing marinas along the Sunshine Coast have been unable to keep up with the demand from these larger vessels.

The new reservation program will:

• bring additional revenue to the Harbour Authority. • introduce a segment of the boating public an opportunity to visit a small coastal

community • provide assurance to the boat owner he can secure overnight moorage in

advance. • raise the profile of the Town of Gibsons and increase tourism.


Final Project Costs

The following Financial Statement summarizes the Project Expenditures and Project Budget along with the Project Income, basically the Project funding as at November 30, 2013. In the final tally, shown below we did not include the “in kind” engineering work provided by Small Craft Harbours. It was substantial and in line with the original proposed project budget. The GLHA increased its contribution of funds to meet the final cash outlays for the Project.

Gibsons Landing Harbour Authority Phase “A” Harbour Upgrade Project

Financial Statement November 30, 2013

Project Expenditures Project Budget

Drive-on Float $567,385 $550,000 Ramp – Fabrication and Installation $302,557 $380,000 Anchoring System $237,500 $190,000 Mechanical/Electrical $158,010 $150,000 Engineering/Environmental $44,986 $50,000

Totals $1,310,438 $1,320,000

Project Income – Funding

Island Coastal Economic Trust $326,668 1 Community Futures $250,000 DFO – Small Craft Harbours $566,410 Gibsons Landing Harbour Authority $167,360

Total $1,310,438

1 Financial Note: The contribution from ICET includes a $29,668 holdback subject to formal ICET acceptance of this Completion Report


Lessons Learned

The Project benefitted very much from a highly motivated and proactive Project Team comprised from the GLHA Board. We were fortunate to have Board Members who had significant project management experience as well as engineering expertise. The fact that the Team members were voluntary allowed for significant cost savings over an alternative which would have been to hire these services.

Despite the Team experience, we underestimated the amount of time and effort that was required to draft and present the proposals to our funding partners. Each had different requirements and processes, and each had its own schedule for proposal evaluation and eventual funding.

The ramp and float installation process was very efficient, helped by the onsite presence of at least three Team members full time over the three weeks that was required. We were much less efficient in the follow-up installation of electrical services, having underestimated the time requirements for delivery and installation of special order parts.

We learned through the Project steps that very good communication amongst all the funding partners was necessary and we became more proficient in this regard as the Project schedule progressed.


Project Pictures

Figure 1 Vancouver Pile Driving at Gibsons Harbour

Figure 2 Driving the Header Piles


Figure 3 Unloading Ramp onto the Wharf

Figure 4 Driving the 1st Pile on Float


Figure 5 Float With Two Piles Set

Figure 6 Vibro Hammar on Fourth Pile


Figure 7 Diesel Hammer on Fourth Pile

Figure 8 Float With Four Piles Set


Figure 9 Float With All Piles Driven

Figure 10 Ramp Abutment in Place


Figure 11 Ramp Installation

Figure 12 Ramp in Place


Figure 13 Some of the Project Team

Figure 14 Laying the Deck


Figure 15 Cutting the Piles to Height

Figure 16 Removing Redundant Column Section


Figure 17 Ramp in Place - Side View

Figure 18 Float and Ramp With Piles Cut to Height


Figure 19 Prawn Boat Moored at float

Figure 20 Prawn Traps Being Loaded


Figure 21 Prawn Boats at the Float

Figure 22 Barge Unloading


Figure 23 Largest Private Yacht to Use New Float

Figure 24 Action on the Float


Figure 25 Light Standards and Illuminated Power Stations on the Float

Figure 26 Float Power Station

Documents

Gibsons Landing Harbour Upgrade Project : project ... · Project Completion Report . Prepared for . Island Coastal Economic Trust . Prepared by the Project Team and Submitted by: