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POL Government Elected Officials Auditor Griffin-Valade Charter, Code & Policies City Code & Charter Online Code & Charter Title 28 Floating Structu Chapter 28.05  Regulations Pertaining to Existing Construction
28.05.010 Floating Structures.

 

(Amended by Ordinance No. 181437, effective December 21, 2007.)

 

A.  Retroactive improvements required of floating structures.

1.  Identification.  All floating structures shall be identified by number or letter or combination thereof, corresponding to their location in a moorage.

 

2.  All floating homes, boathouses and combo-structures shall have a state issued identifying number plate displayed in a location that is readily visible from the walkway providing access to the structure.  Failure to properly display the required identifying number plate and/or produce the certificate of title issued by the State when requested to do so by the Harbor Master or a Certified Structural Inspector of the Bureau of Development Services shall be cause for the violator to be cited for the violation and for appropriate enforcement action to be taken as provided for in Section 28.03.050.  The violation shall also be reported to the State Marine Board, the County Marine Patrol and the County Assessor.

 

3.  Moorage owners/operators shall maintain a moorage map with each mooring site identified by number or letter or combination thereof and which identifies each floating structure by mooring site number or letter and by the identifying number.  Such maps shall be updated as changes occur in the layout of the moorage or location of the floating structures in the moorage.  Such map shall be available for Harbor Master review when requested.

B.  Separation required between floating existing structures.

1.  The separation existing on January 1, 2008 between one floating structure and another may be maintained provided such separation is:

a.  Documented on the moorage map that is maintained by the owner/operator of the moorage facility; and

 

b.  Provided that the Harbor Master determines that such spacing does not pose a high fire or life safety risk.  A copy of the updated moorage map shall be provided to the Harbor Master by not later than January 1, 2008 which shows the conditions and uses in place as of January 1, 2008.  The Director shall refer to this map in determining whether an existing structure is grandfathered under Title 28.

2.  Floating homes and combo-structures relocated within a moorage shall meet the following separation requirements:

a.   For moorages constructed prior to November 3, 1990, the distance between units relocated within a moorage shall not be: less than the distance between units that pre-existed prior to the move if the distance is less than 6 feet between the nearest exterior walls and 4 feet between the nearest roof, deck, balcony or other architectural projection; or less than 6 feet between the nearest exterior walls and 4 feet between the nearest roof, deck, balcony or other architectural projection if the pre-existing distance is greater than or equal to 6 feet between the nearest exterior walls and 4 feet between the nearest roof, deck, balcony or other architectural projection.

 

b.  For moorages constructed after November 3, 1990, the distance between units relocated within a moorage shall not be: less than the distance between units that pre-existed prior to the move if that distance is less than 10 feet between the nearest exterior walls and 8 feet between the nearest roof, deck, balcony or other architectural projection; or less than 10 feet between the nearest exterior walls and 8 feet between the nearest roof, deck, balcony or other architectural projection if the pre-existing distance is greater than or equal to 10 feet between the nearest exterior walls and 8 feet between the nearest roof, deck, balcony or other architectural projection.

Where it is impractical to meet the separation specified in Section 28.05.010 B. due to structural limitations of the mooring site, the Harbor Master may approve a separation less than that specified.  Such approval for reduced separation shall be clearly documented on the moorage map and on the notification for the relocation that is provided to the Director, as provided in Section 28.03.020.

 

3.  A floating structure used for other than a floating home, combo-structure, boathouse or tender house which is relocated from one mooring site to another within a moorage shall comply with the separation distances required for new construction as specified in Section 28.06.050.D.  Where it is impractical to meet the separation specified in Section 28.06.050.D due to structural limitations of the mooring site, the Harbor Master may approve a separation less than that specified, but in no case shall the separation be less than that which existed prior to the relocation or less than specified in Section 28.06.050 D, whichever is smaller.  In no case shall such reduction pose unacceptable levels of fire or life safety risk as determined by the Harbor Master.  Such approval for reduced separation shall be clearly documented on the moorage plan and on the notification of the relocation which is provided to the Director, as provided in Section 28.03.020.

 

4.  Existing or new floating homes, combo-structures, boathouses and tender houses relocated from a mooring site in one moorage within or outside the City to a mooring site in a different moorage within the City shall be spaced a minimum of 6 feet apart between the nearest exterior walls and 4 feet apart at the nearest roof, deck (which is elevated above the level of the walking surface of the float), balcony or other architectural projections, unless the moorage in which the relocation takes place was constructed after November 3, 1990 with separations between floating structures required to be greater than six (6) feet wall to wall or four (4) feet projection to projection, in which case the separations as required when the moorage was constructed shall apply.  In lieu of the required separations specified in this section the relocated structure may be provided with the alternative protection system as required by Section 28.05.010 C.  A permit is required for any such move as provided in Section 28.03.020.

 

5.  A floating structure, either new or existing, used for other than a floating home, combo-structure, boathouse or tender house which is relocated from one moorage within the City to another moorage within the City shall comply with the separation distances required for new construction as specified in Section 28.06.050 D.  A permit must be obtained for any such move as provided in Section 28.03.020.

 

6.  Projections such as but not necessarily limited to eaves, roof overhangs, decks, balconies or other architectural projections for newly constructed floating structures, for additions and alterations to existing floating structures and for moved or relocated floating structures shall not project beyond the edge of the float supporting the structure into the area above a main or marginal walkway, nor may such projections extend beyond the legally established boundaries of the mooring site.

 

7.  New, main floor additions to existing floating homes, combo-structures, boathouses and tender houses of up to a total of twenty-five percent (25%) by area, may be built with the same separation between the floating structure being expanded and the next adjacent floating structure as exists on January 1, 2008 and which is documented on the moorage map.  A permit is required for any such expansion as provided in Section 28.03.020.  No further additions beyond the original twenty-five percent (25%) may be made without complying with the separation as specified in Section 28.05.010 B.7.

 

8.   New, main floor additions to existing floating homes, in excess of twenty-five percent (25%) by area, and second floor additions of any size, shall be spaced a minimum of 6 feet apart between the nearest exterior walls and 4 feet apart at the nearest roof, deck (which is elevated above the level of the walking surface of the float), balcony or other architectural projections, unless the moorage in which the relocation takes place was constructed after November 3, 1990 with separations between floating structures required to be greater than 6 feet wall to wall or 4 feet projection to projection, in which case the separations as required when the moorage was constructed shall apply.  In lieu of the required separations specified in this section the relocated structure may be provided with the alternative protection system as required by Section 28.05.010 C.  A permit is required for any such expansion as provided in Section 28.03.020.

 

9.   Any addition to an existing floating structure other than a floating home, combo-structure, boathouse or tender house shall meet the separation requirements as required for new construction specified in Section 28.06.050 E.  A permit is required for any such expansion as provided in Section 28.03.020.

C.   Alternate protection systems to minimum separation between adjacent floating homes and combo-structures.

1.    When the wall to wall separation is less than 6 feet but more than 3 feet, or the separation between roofs, decks (which are elevated above the level of the walking surface of the float), balconies or other architectural projections is less than 4 feet but more than 2 feet, the structure being moved or added to shall be equipped throughout with a complete automatic sprinkler system installed in compliance with NFPA 13R Standards (2007) or all of the following for fire life safety protection:

a.    All windows in the affected wall or walls shall be 1/4 inch thick, fixed, wireglass in 16 gauge steel frames, or alternatives approved by the Harbor Master or the windows shall be listed 45 minute assembly.  If this requirement negates natural ventilation requirements as specified in the building code, a manually activated mechanical ventilation system providing two air changes per hour with twenty percent (20%) outside air shall be provided.

 

b.  All doors in the affected wall or walls shall be 1-3/4 inches thick, solid core, and be self closing.  Door lights shall be limited to twenty-five percent (25%) of the door area and be 1/4 inch thick, fixed wireglass in 16 gauge steel frames or alternatives as approved by the Harbor Master.

 

c.  A fire alarm system consisting of 110 volt rate of rise detectors placed on the outside of the exterior wall or walls in question and 110 volt, hard wired ionization type smoke detectors installed throughout the building interior shall be provided.  All detectors are to be interconnected to an interior and exterior alarm.  The number and placement of detectors shall be as determined by the Harbor Master.  The exterior alarm shall be capable of being heard for a distance of 150 feet.

2.  When the wall to wall separation is less than 3 feet or the roof separation is less than one foot, the structure being moved or added to, shall be equipped throughout with a complete automatic sprinkler system in compliance with NFPA 13R Standards (2007).