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28.05.020 Moorages.

City code section

(Amended by Ordinances 180917, 181437, 183597, 187664, 191154, and 192002, effective January 10, 2025.)

  1. A.  Retroactive requirements required of existing moorages.
    1. 1.  Identification.  All moorages must be provided with identification as specified in Section 28.06.070.
    2. 2.  Fire protection standpipe.  The following described fire protection standpipe system are required at all moorages having any portion of a floating structure more than 250 feet from the point of fire apparatus set up. The standpipe system must be installed within one year of notification to the owner by the Harbor Master of the requirement for such system; or an agreement allowing for deferred installation of the fire protection system to a timeline acceptable to the Harbor Master must be established within 90 days of the notification that such an installation is required.  Prior to installation of any standpipe system, a permit must be obtained from the Fire Marshal.  Except where otherwise provided in this code, the design and installation of the standpipe system must be in accordance with the latest edition of NFPA 14:  “Installation of Standpipes and Hose Systems”, as adopted by Title 31 Fire Regulations and the following:
      1. a.  Water for fire protection standpipes must be supplied by one of the following methods:
        1. (1)  From FDC from a fire hydrant providing at least 500 GPM at 20 PSI and located within 300 feet from the closest point of fire department access to a moorage exit ramp.
        2. (2)  Pumped from the Willamette or Columbia Rivers or associated bodies of water with an on-site pump or pumps capable of delivering 250 GPM at 100 PSI to the most hydraulically remote outlet on the standpipe system. Pumps must be of a type approved by the Harbor Master and must be listed for their intended use.
      2. b.  Fire protection standpipes must have a fire department connection located within 150 feet of fire apparatus set up and not more than 150 feet from the top of the moorage access ramp. The fire department connection must be of a double clapper design.
      3. c.  When required by the Harbor Master a fire department connection must be located to provide reasonable access for a fire boat.
      4. d.  System capacity controlled by a fire department connection may not exceed 750 gallons unless approved by the Harbor Master.
      5. e.  Fire protection standpipes must have pipe sized to provide 250 gallons per minute at 100 PSI at the most hydraulically remote outlet on the standpipe system. The maximum input pressure at the fire department connection must be 150 PSI.
      6. f.  Fire protection standpipes must have adequate drain valves, or alternate systems as approved by the Harbor Master, installed to ensure complete drainage.
      7. g.  Fire protection standpipes must have gate valve assemblies made of non-corroding metal, 2-1/2 inch I.D. with National Standard male threads and metal caps. Valve assemblies must be spaced a distance apart as follows:
        1. (1)  For moorages having marine service stations, floating homes or other type of structures having permanent living quarters, valves must be located every 100 feet and within 50 feet of the end of walkways.
        2. (2)  For moorages serving only boathouses and covered moorages housing personal watercraft and pleasure boats, valves must be located every 150 feet and within 75 feet of the end of the walkways.
        3. (3)  For moorages having only open moorage of pleasure boats, standpipes will only be required along the marginal walkway with valves required only at intersecting main walkways, providing the main walkways do not exceed 100 feet in length from their intersection with the marginal walkways, or not less than every 200 feet and 100 feet from the end of marginal walkways not having intersecting main walkways. Main walkways in excess of 100 feet in length from their intersection with the marginal walkway must have standpipes installed with valves located every 200 feet along the main walkway and not more than 100 feet from the end of the main walkway. Existing moorages not in compliance with the above requirements must bring their standpipes systems into compliance at the time that 50 percent or more of a walkway is repaired or improved or as otherwise provided under agreement with the Harbor Master.
        4. (4)  For moorages with sections of differing use, each section is required to have a standpipe system matching the requirements of a moorage having that use. Existing moorages not in compliance with the above requirements must bring their standpipe systems into compliance at the time that 50 percent or more of a walkway(s) serving each type of use is repaired or improved or as otherwise provided under agreement with the Harbor Master.
      8. h.  Piping materials, whether new or replacement, must be protected against corrosion by hot dip galvanizing or by use of HDPE piping.  If HDPE piping is used it must be installed underwater with a minimum of 12 inches of water cover over the main runs and must be supported so that the pipe will not broach the surface of the water when the pipe is not charged with water. Where flexible hose couplings are used they must have swaged on fittings.
      9. i.  Moorages used exclusively for loading and off-loading of boats and transient tie-up moorages do not require the installation of a standpipe system when approved by the Harbor Master.
      10. j.  Standpipe systems must be inspected and tested annually in accordance with the current edition of NFPA 25, "Standards for the Testing of Water Based Fire Protection Systems" as adopted by Title 31 Fire Regulations. Tests and inspections must be done in a manner prescribed by the Fire Marshal. If requested, the City may perform annual service tests upon the property owner/operator signing a waiver of liability and upon payment of a fee to the Fire Marshal, as provided in Title 31. If connection to the City water supply is necessary to facilitate any method of testing standpipes, Water Bureau Water Quality Inspections must be contacted in each instance. Additionally, State approved backflow protection must be provided.
    3. 3.  Smoke/heat vents and Curtain Boards.  All existing covered moorages must be provided with smoke/heat vents and curtain boards as specified in Section 28.06.050, when required by the Harbor Master. Where existing moorages do not have the required vents and curtain boards, these elements must be installed within two years of notification to the owner by the Harbor Master of the requirement for the vents and curtain boards or an agreement allowing for deferred installation of the vents and curtain boards to a timeline acceptable to the Harbor Master must be established within 90 days of the notification that such an installation is required. Building permits are required for the installation of vents and curtain boards.
  2. B.  Regulations pertaining to repairs to moorages and marinas.
    1. 1.  Repairs requiring the replacement of 50 percent or more of the piling within any 12-month period must be made in accordance with the provisions for new construction and will require a building permit. Permits are also required from the Army Corps of Engineers.
    2. 2.  Repairs requiring the replacement of less than 50 percent of the piling within any 12-month period may be made with like or better materials in a like manner without obtaining a building permit provided the design of the piling is certified by an Oregon registered engineer who is responsible for observing the installation. Upon completion of the installation of the replacement piling a plan of the marina or moorage showing the location of all replaced piles and a summary letter of compliance from the engineer responsible for the design must be submitted to the City Administrator for inclusion in the permanent records. Permits are required from the Army Corps of Engineers.
    3. Exception: Up to a maximum of 10 percent of the piling within a moorage or marina may be replaced within any 12-month period without an engineer being responsible for the design of the piling and the observation of installation provided an engineer does review the installation and provides a summary letter stating that the replacement piling will provide structural capacity equal to or greater than the replaced piling. The summary letter from the engineer must be submitted to the City Administrator for inclusion in the permanent records. Permits are required from the Army Corps of Engineers.
    4. 3.  Walks and walkways and their supporting structure: The following repairs of existing walkways are allowed within any 12-month period without the benefit of a permit provided:
      1. a.  Replacement of no more than 50 percent of the decking, stringers and floatation logs or other floatation material with like or better materials in a like manner. Substantiating data may be required to determine compliance with this Section.
      2. b.  Repair or replacement of less than 50 percent of the concrete portions of an individual concrete float with like or better materials in a like manner.  Substantiating data may be required to determine compliance with this Section.
    5. 4.  Other work not specifically exempted from permit requirements by this Title but that is exempted from permit under the Specialty Codes is also exempted from the requirement for permit.
    6. All work exempt from permit must be performed in compliance with the provisions of this Title and the Specialty Codes as applicable and may not cause an unsafe or overloaded condition.
  3. C.  Alterations and additions to moorage and marinas.
    1. 1.  Walkways and supporting structure.  Any alterations or improvements within any 12-month period that involve a total of less than 50 percent of the structural components, except piling as stated in Subsection 28.05.020 B., may be made with like or better materials in a like manner without requiring a permit provided the alteration or improvement does not increase the area of the walkway or cause an unsafe or overloaded condition. Increase in the area of a walkway will be treated as an addition and must comply with Subsection 28.05.020 C.2. Exemption from the permit requirements of this Title does not authorize any person to do work in any manner in violation of the provisions of this Title or any other rules or regulations of the City, the State of Oregon, or the Federal government.
    2. 2.  Additions must be made in accordance with the provisions for new construction. Gangways and standpipes required as a result of any addition must be provided in conjunction with such addition and must be constructed and installed in accordance with the provisions for new construction as specified in Section 28.06.060.

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