QUEEN MARY
OUTLINE FOR A BASE MAINTENANCE PLAN
Prepared by Edward M Pribonic PE
December 4 1992
INTRODUCTION
The purpose of this document is to provide an outline and guide for developing an effective and efficient Base Maintenance Program for the Queen Mary, grounds, and support facilities. This outline is further intended to provide an understanding of the level of maintenance required under the terms of the Lease and Operations Agreement.
It is not intended nor is it practical to attempt to describe every conceivable type of equipment used in this facility. Those items which are included and discussed here will serve as specific examples for describing the level and frequency of maintenance to be applied to all equipment within the facility.
This outline also includes some reference (where applicable), to specific codes, standards and specifications which, when mentioned, shall become a requirement of the Program. To effectively implement the maintenance levels specified in this outline, a dedicated adequately staffed and properly trained maintenance group shall be established in compliance with the Lease and Operations Agreement.
Inspection checklists of specific equipment shall be developed. Periodic inspections complying, at a minimum, with those checklists and other Codes, Specifications or Standards shall be carried out with representatives of the Tenant’s Operator ("Operator") and the City of Long Beach which is the Landlord in said Lease and Operations Agreement ("City") or ("City of Long Beach")
Equipment which is either added or removed shall be done with the approval of the City. Any new equipment shall be subject to the terms described herein, those developed in the final Base Maintenance Plan, and any requirements as described in the Lease and Operations Agreement.
All repair materials shall be new, all replacement parts shall be original manufacturer or owner approved equal, and all repairs shall be done in a first quality, professional manner. The ultimate objective of this outline and the Base Maintenance Plan is to guarantee that this facility shall be safe, operational, reliable, and shall not deteriorate in overall condition during the term of the Lease and Operations Agreement.
I. OVERVIEW / GENERAL REQUIREMENTS
A. Maintenance Plan
The Operator shall be required to develop an annual Base Maintenance Plan which represents the best estimate of the real property maintenance and repair tasks to be accomplished at the site during a fiscal year. The purpose of the plan is to ensure that sufficient resources are programmed and budgeted in a timely manner to achieve an adequate, verifiable level of maintenance for the Facility. The plan shall include an organizational chart, department identifications, manpower levels, and craft skill levels in each department. The Plan shall specify maintenance frequency for all areas and establish minimum annual budgets for ongoing maintenance, preventive maintenance, and capital improvements.
The Plan shall also include a system to identify and complete any backlog of maintenance and repair that remains at the end of the fiscal year. Included in the Base Maintenance Plan shall be a Long Range Maintenance Plan which identifies the projected requirements for maintenance and repair of the real property at the site for the 3 year period following the current year. This Long Range Plan can be updated on an annual basis with the submission of each years Base Maintenance Plan.
B. Routine Requirements
The routine requirements for maintenance are considered to be all tasks and procedures necessary (whether on a regular recurring basis or as an unexpected situation arises) to maintain safety, cleanliness, good reputation of, and good operation of the facility.
Key requirements are listed but not necessarily limited to those below:
1. Maintain the functionality and good appearance of all buildings, structures, fences, etc..
2. Clean and maintain roadways, parking lots, and access routes.
3. Water, trim, fertilize, and otherwise care for all trees, shrubs, flowers grass, etc.
4. Maintain and efficiently operate all associated support facilities and equipment for the facility.
5. Clean, repair and paint all exterior areas of the Vessel.
6. Maintain clean and accessible Vessel entry and exit ways.
7. Maintain all on-board areas and equipment.
8. Maintain Hotel and Food facilities to the highest Industry standards of hospitality, health, safety and cleanliness.
9. Maintain the Vessel structure so as to prevent damage or further deterioration.
10. Maintain the Cathodic protection system for the hull and other corrosion protection systems.
11. Maintain Asbestos monitoring and containment procedures.
12. Maintain the "moat" clean of trash and debris.
13. Any changes to the Base Maintenance Plan as accepted by the City, shall require the review and written approval of the City.
C. Aesthetics & Cleanliness
The Facility shall be kept at the highest level of cleanliness in all areas. Cleanliness shall be consistent in guest and non-guest areas. Roadways, parking lots, walkways, gutters, gangways, elevators, and escalators shall be kept clean at all times. Adequate trash containers shall be provided at locations throughout the facility. These containers shall be themselves maintained in a good and clean condition and be emptied frequently so as not to be found full at any time.
Aesthetics of the entire facility are of supreme importance. Routine maintenance shall include painting, scrubbing, and maintaining all fixtures and ship’s contents in top condition.
II. LEGAL AND CODE COMPLIANCE
A. Compliance with Legal Requirements
The Operator shall at all times be in full compliance with all applicable Federal, State, California Coastal Commission, City of Long Beach, Harbor Commission and Local Laws, Codes, and Regulations.
The City of Long Beach recognizes building authority over the facility and enforces the Uniform Building Code and Uniform Fire Code in reviewing all uses, conditions, and construction.
B. Improvements and Revisions
The Operator is required to follow all requirements of the City Building Dept. when planning modifications or construction.
Prior to submitting documents to the City Building Dept., all proposals for major modifications or revisions to the architecture or aesthetics of the facility must be submitted to the Administrator of the Operating Agreement for review and approval.
III. SHORESIDE FACILITIES
A. Entrance
The entrance parking toll booths shall be maintained in a good condition with sound roofs, safe and functional electrical systems, communications, lighting and security. The external portions of the structures shall be well maintained and aesthetically acceptable to the City.
Directional signs shall be maintained in their proper location and position, free of dirt and graffiti. Illuminated signs shall be kept in working order.
B. Pavement
All pavement shall be kept in good and safe condition free of damage, depressions, buckling, cracks and spalling. Curbs and gutters shall be free of damage, cracks, and be in proper alignment.
Surface maintenance and periodic conditioning shall be in accordance with Specifications for Asphalt Paving, City of Long Beach Department of Public works.
All markings and striping shall be brightly and neatly painted and be clearly legible. Size and color markings shall be as per the City of Long Beach Department of Public Works.
C. Utility Connections
All utilities are provided to the vessel from on shore. Electrical power, natural gas, potable water, sewage connections chilled water, and steam enter the Vessel via umbilical connections on the port side. There are two main electrical supply conduits and twelve other utility umbilicals ranging in size from 2 ½" to 12" in diameter.
All connections shall be inspected annually for corrosion and damage due to their proximity to the water and the movement of the vessel.
All hoses, conduit, fittings, valves and other hardware shall be repaired or replaced at once if damage or extensive deterioration is discovered.
D. Gangways
Gangways provide all access to and from the Vessel for guest and employees. They shall be maintained in excellent condition at all times. Pavement and floor coverings shall be free of damage, buckling, depressions or lifting of any surfacing material.
Gangway structures shall be inspected thoroughly on a quarterly basis for such defects as cracks, sagging, twisting, broken welds or fasteners, corrosion or any other sign of problems or neglect.
Findings of this type shall be documented as specified in Section V, Item B: Inspections, and reported to the City. Necessary repairs shall be implemented immediately.
IV. SHIPBOARD: GENERAL
A. Safety
Safety of guests and facility personnel shall be of the utmost concern to the Operator. All public access ways and Public areas shall be maintained to the highest safety standards possible. The Operator shall designate a Safety Supervisor (or equivalent), who shall be responsible for monthly safety inspections and reports. The Safety Supervisor shall also be responsible for effecting repair procedures to areas of safety concern.
Safety conditions and procedures shall comply with the Uniform Building Codes, Regulations of the Dept. of Public Safety, U.S. Coast Guard, Fed. OSHA, Cal. OSHA, and all other agencies having jurisdiction.
Copies of all safety inspection reports and subsequent repair completion reports shall be forwarded to the City of Long Beach.
B. Food Facilities
All food facilities shall be maintained to the standards of the City of Long Beach Health Department.
All food equipment shall be properly maintained according to manufacturers instructions and highest industry standards.
All food preparation areas shall be kept properly clean on a continuous basis. Violations cited against the Operator for any infraction of the Health regulations, may be grounds for specific action against the Operator by the City of Long Beach.
Records of all inspections and repairs must be kept on the premises for inspection by the City.
C. Exiting and Signage
The Operator shall prepare before public use, an exiting Plan for the Vessel addressing various exiting code requirements. The intent shall be to develop and practice a method of effective compliance with codes while safely exiting all persons from the Vessel in the event of an emergency. The Plan must be approved by the City. All exiting, emergency, and directional signage shall be properly displayed, accurate and clean. Illuminated signs shall be operational at all times.
D. Interior Architecture and Antiquities
The Vessel and other facilities shall be maintained under the Program such that deterioration is arrested, and disfigurement and discoloration are controlled.
Woods, moldings, and other joinery shall be maintained on a regular basis according to procedures which are harmless to their condition. Repairs shall be done by craftsmen skilled in the techniques applicable to the situation; i.e. wood finish repair, brass repair or refinishing, glass repair, antique restoration, etc.
The quality of such workmanship is subject to the inspection and approval of the City.
Repairs or modifications to any original architectural, aesthetic, or decorative element fixture or furnishing of the Vessel must be requested in advance, in writing, to the City explaining the need, the method and the expected results of such work. No work can begin prior to receipt of written approval from the responsible City agent.
All antiqlues, furnishings, fittings, and equipment are the property of the City of Long Beach. Proper care for such items is mandatory. Items cannot be sold, loaned, or otherùcrise removed from the Vessel without proper written approval of the City.
The Operator shall be required to maintain a property manifest listing the location and condition of all FF&E within the Facilities.
The ship structure is different than that of a building. In essence, the hull and strength deck form a huge girder. All steel members, hull places, and frames should be considered to be critical structural elements.
No modifications of any type should be considered without a complete structural analysis by an appropriate Professional Engineer.
A number of studies have been prepared on the Vessel’s structural condition since being berthed in Long Beach. The conclusion of each report has been consistent that the structure is sound and has no significant limitations or problems in its current use.
However, due to the ocean environment, there are many types of corrosion taking place on the Vessel and associated facilities.
Holding corrosion in check will maintain the structural integrity of the facilities. The chief means of protecting exposed (non-wetted) areas is provided by protective coatings. Paint systems are the primary coatings at this facility.
Paint and other coating systems shall be used in full compliance with the material manufacturers instructions.
The Operator shall, as part of his Base Maintenance Plan, utilize the services of a Marine Paints manufacturer (or representative), and a Coatings application contractor to establish inspection requirements, Coating selections, surface preparation requirements, and Coating application procedures.
Coatings to be used shall be manufactured in accordance with ASTM standards. Surface preparations shall be in accordance with SSPC standards.
B. Inspections
Because of rapid corrosion, continuous inspection is a basic requirement of the maintenance program for waterfront steel structures. The inspection program shall identify all deficiencies and degree of hazard and determine proper corrective action.
Visual inspection may be the primary inspection technique for most steel elements. Where visual inspection is limited, impractical or inconclusive, Ultrasonic testing shall be used.
Inspections shall be performed quarterly by a properly trained inspector following an Owner approved checklist and completing and filing an appropriate inspection report.
C. Modifications
Consideration of any modification involving any structure must be proposed to the City in writing. No modification can be undertaken without prior written approval from the City.
Approved modifications must be further approved by all appropriate code agencies.
VI . CORROSION
A. Aesthetic Quality
Corrosion, even of minor extent, shall be addressed quickly to prevent discoloring and disfiguring. Maintenance shall be thorough and consistent. Paint conditions such as mismatched color, fading, rust staining, peeling, and flaking will not be acceptable.
B. Bilges
The Vessel’s bilges have historically been the areas of the most significant corrosion due primarily to a lack of proper maintenance.
The bilge pumping systems shall be kept in operating condition and the bilges kept free of excess water. They shall be kept dry above the pump system low water level.
The bilges shall be kept free of foreign objects, debris, and sediment. Improper sources of water into the bilges such as condensate drains or leaking pipes shall be eliminated.
Inspection of bilges shall be carried out monthly following an approved checklist and concluded by completing a written inspection report.
C. Vessel Exterior
Hull and superstructure areas above the waterline shall be kept free of corrosion as outlined in Section V. Items A. and B., and item A. of this section.
Areas of extensive pitting or depressions, shall be filled with a suitable material, leveled and smoothed before painting or coating.
The Vessel exterior shall be inspected as specified in Section v. Item B.
D. Wetted Hull and Propeller Box
The only effective corrosion control system for the wetted hull and propeller box exterior is the Impressed Current Cathodic Protection system.
A Cathodic Protection system and filtered, chlorinated fresh water system protect the interior of the propeller box.
Monitor both Cathodic Protection systems rectifier outputs on a monthly basis and complete a report of the data. Perform diver inspections every 18 months of the systems anodes, hull, and propeller box interior in accordance with an approved checklist and conclude by completing a written inspection report.
E. Decks
There are four decks exposed to the environment. The are: Sun, Promenade, Main, A-deck. Wooden decks, handrails, doors and exposed wood wooden elements shall be kept free of mechanical damage, decay, infestation, splits, burns, and looseness.
Repair of the teak wood deck caulking shall be done as necessary, and the decks oiled or otherwise properly conditioned as required.
Inspection of wooden elements shall be carried out quarterly following a checklist and conclude by completing a written inspection report.
F. Tanks
The top of the various fuel, oil, water, etc., tanks are also the bottom of the bilges. Proper maintenance of the bilges will consequently address maintenance of the tanks.
Some of the tanks contain ballast in the form of sterilized drilling mud. Inspection procedures for the bilges shall address inspection of the tanks as well. Tanks shall be inspected for corrosion and leakage. Tanks shall be maintained in the same manner as the bilges.
G. Moorings
Two 35-foot wide steel breasting dolphins position the Vessel. The structures have Cathodic protection, however, it may be minimally effective since the dolphins are nor submerged.
The structures shall be inspected and maintained as specified in Section V., Items A and B.
H. Expansion Joints
Three expansion joins that traverse the width of the Vessel allow the superstructure to move with respect to the structural girder (hull and strength deck)
The expansion joints shall be inspected and maintained as specified in Section V. Items A. and B., to prevent leaks through and around the joints.
I. Corrosion Control Systems
All Cathodic Protection systems components shall be inspected by qualified personnel or a contracted corrosion control company.
Because of the criticality of these systems, the following minimum requirements shall be complied with:
1. Rectifier outputs and setting shall be recorded monthly.
2. Rectifier preventive mechanical maintenance should include annual cleaning of the air inlets and stacks of air cooled units.
3. Structure to electrolyte (water) potential readings shall be measured quarterly at established test points.
4. Submerged sacrificial anodes shall be inspected every 6 months for consumption, and replaced as necessary. During the inspection dive, the divers shall vent all accumulated gas from the stern tube.
5. All wiring shall be inspected every 6 months for loose, frayed or broken wires, loose connections and corrosion. Clean, tighten, repair, or replace as required.
VII. MECHANICAL
A. Air Handling Equipment
All air handling equipment, supply fans, exhaust fans, air handlers, and fan coil units, shall be maintained in good working condition. All equipment shall be kept free of rust, corrosion and standing water. All dampers, control valves and controls shall operate properly.
All drip pans a(n)d drain lines shall be clean and functional. Motors and bearings shall be kept lubricated.
All duct insulation shall be kept in good condition. Repair or replace insulation as necessary to maintain insulating and vapor barrier properties.
Inspect and change air filters as required.
Keep all coils clean for maximum operating efficiency.
Place all air handler equipment on a scheduled maintenance program. Provide regular scheduled inspections and maintain inspection and repair records.
B. Piping and Plumbing
Repair all leaks as soon as they are discovered. Whenever possible, repairs should be made using new American standard size pipe and fittings. The replacement of odd or obsolete British sizes and material, particularly lead, should be an important objective of the repair program.
The use of plastic piping and plumbing materials is acceptable only when used for small repairs in systems presently fabricated of those materials.
A scheduled valve maintenance program is to be initiated which includes regular inspection and exercising of all valves. Non functional valves shall be repaired or replaced as they are found.
All repairs and new installations must be made in compliance with the Uniform Building Code, Uniform Plumbing Code, and Uniform Mechanical Code.
C. Bilge Pumping System
The bilge pumping system shall be fully functional and maintained on a scheduled program.
Piping within the bilge system is to be maintained as specified above to assure a water tight and working system for all bilge pumps.
The bilge systems shall also have a scheduled maintenance program. Inspection and repair records shall be kept for all bilge systems.
D. Sewage System
Maintain all sewage systems and chemical treatment equipment in the vest possible condition. Monitor pump stations daily and perform inspections monthly.
E. Central Plant
The Central Plant provides chilled water to the air handlers on board the Vessel. It also provides steam to the Vessel. The Plant shall be operated by qualified licensed operating engineers. Equipment shall be maintained under the Base Maintenance Program. Major equipment shall be inspected semi-annually using an inspection checklist and followed by a written inspection and repair report.
VIII. ELECTRICAL,
A. Scheduled Maintenance
The electrical systems for the site shall include all cable, conduit, switch-gear, emergency generators, panels, breakers connectors, and connected equipment such as comprises any part of the distribution and use of electricity throughout all facilities at the site.
The Operator shall establish a Planned Electrical Maintenance Program of inspections, preventive maintenance, repair and replacement. Inspection and repair records shall be kept as part of the program.
All electrical maintenance shall be performed by qualified, licensed electricians.
Minimum requirements for the program shall include, but not be limited to:
Annually
1. Clean breakers by vacuum and/or blowing.
2. Test all breakers. For breakers 200 AMP and larger, perform infrared and mechanical tests.
3. Inspect all breakers for damage or corrosion.
4. Check for and repair any loose connections.
5. Test motor overloads.
6. Test ground fault equipment.
7. Check the grounding system.
8. Inspect wiring and electrical controls for loose connections, charred, broken, or wet insulation, evidence of short circuiting, and other deficiencies. Tighten, repair, or replace as reqilired.
9. Inspect conduit and supports for corrosion, missing or unsecured covers and fittings.
10. Inspect receptacles, panels, and fittings for dirt, moisture, corrosion, hot spots, burning, arching, etc., and repair or replace.
11. Inspect area lighting, flood lights and all other lighting fixtures for dirt, moisture, corrosion, loose connections, and illumination level.
12. Inspect the two main 3750 KVA feeders connecting the Vessel to the shoreside power. Make any necessary repairs.
Quarterly
14. Perform a full load test on all generators.
Weekly
15. Check the battery and oil on each emergency generator. Start the emergency generator and run it for 15 minutes observing the equipment.
B. Code Compliance
All electrical repairs or construction shall be in compliance with the Uniform Building Code and the National Electric Code, latest edition recognized by the City of Long Beach.
IX. ASBESTOS CONTAINING MATERIALS
A. Identification and Location of Conditions
The presence of ACM is well documented on the Queen Mary. A number of studies have been done over the years to locate and identify the various forms of ACM, and the Condition of the material in place.
The most recent and extensive study was done in 1989 for the Disney Company. That study makes specific recommendations for handling the ACM.
In addition to the various studies, the Vessel’s Fire Marshal and Loss Prevention Coordinator have accumulated extensive records relative to ACM, air monitoring, sampling, and inspections.
B. Asbestos Management Plan
As a part of the Base Maintenance Program the Operator shall develop an asbestos management plan which defines procedures for working around ACM. At a minimum, the Plan shall include the following considerations:
1. A Plan for response to damaged ACM.
2. A regular inspection program.
3. A training program for employees.
4. Policies and procedures for repair of ACM.
5. A review procedure for all planned work.
6. An information policy for employees, and contractors relative to ACM presence.
7. A continuing monitoring and record keeping program as required by ACM governing agencies.
8. Recommendations regarding abatement with respect to the use and operations of the Queen Mary.
9. A priority list of actions relative to ACM.
C. Modifications and Removal
All repairs, modifications, or removal of Asbestos containing material must be done in compliance with all Federal, State, and regional regulations administered by CALOSHA, DHS, and the SCAQMD.
X. SPECIAL AREAS
A. Exhibits
All items on exhibit shall be cleaned and inspected on a regular basis as a part of the Base Maintenance Plan.
Any repairs required of exhibit items shall be performed by an appropriate qualified craftsman.
The Operator shall be required to maintain an exhibit artifact property manifest listing the location and condition of all exhibit artifacts within the facilities.
The Operator shall maintain an owner approved security program for the protection of exhibits, artifacts, and antiquities.
B. Masts and Rigging
Inspect and maintain all masts, rigging, cargo booms, bracing structures, and guy wires in accordance with the specifications of Section V. STRUCTURAL.
C. Stacks
Stacks shall be inspected according to the structural inspection criteria of the Base Maintenance Plan. Inspections shall be done annually following an approved checklist and concluded with a written inspection report.
D. Elevators and Escalators
All currently operating elevators and escalators shall be maintained in an operable and safe condition.
Repairs or upgrades to original equipment shall be in accordance with the direction of the State Elevator Division.
XI. SHIP AESTHETICS
A. Housekeeping
The Operator shall keep all areas of the Vessel, both Guest and non-Guest areas, clean and free of trash and damage.
Public areas shall be properly lighted, and contain clear directional signage. Public restrooms shall be inspected on an hourly basis throughout the operating day, and cleaned and re-supplied as necessary.
Interior finishes such as carpeting, wall coverings, and draperies shall be regularly cleaned. When worn to an unacceptable condition, those finishes shall be replaced. Replacement finishes shall be of equal or better quality than that replaced. Selection of style, color, pattern, etc., shall be compatible with the area theme and architecture.
B. Bird and Pest Control
The Operator shall take reasonable measures to eliminate bird roosting on accessible areas of the Vessel. Bird droppings shall be removed at once from all accessible areas.
The Operator shall maintain an active pest control program of regular treatments and procedures to keep the Vessel and other facilities free of pest infestation.
Any use of chemicals shall be carried out under the direction of Licensed personnel and in compliance with all applicable laws and regulations.
C. Decorative Lighting
All light fixtures shall be kept clean, polished, and in safe working condition.