28.06.050 Fire Safety.

City Code Section

(Amended by Ordinances 180917, 181437 and 191154, effective March 1, 2023.)

  1. A.  Fire apparatus access roads.  Access to moorages must be by fire apparatus access roads having all-weather driving surfaces capable of supporting a 23-ton load.  Such roads must be a minimum 20 feet wide with not less than 13 feet-6 inches overhead clearance.  They must be provided from the nearest public way to the head of the gangway.  Fire apparatus turnarounds will be required on any fire access road having a dead end exceeding 300 feet.
  2. B.   Moorage exits.  Two exit gangways are required whenever any one of the following conditions apply:
    1. 1.    Except as noted in item 2, if a marginal walkway exceeds 250 feet in length or if any point on the marginal walkway would be more than 250 feet from a gangway, additional gangways must be provided.  When two or more gangways are required or provided, there must be a gangway located at the extreme ends of the marginal walkway unless an alternate location is approved by the Harbor Master based on site specific conditions.
    2. 2.    Uncovered moorages for the moorage of pleasure boats (open moorage configuration) and having not more than two floating homes (for owner and caretaker, for instance) must have additional gangways if the marginal walkway exceeds 500 feet in length or if any point on the marginal walkway would be more than 500 feet from a gangway.  When two or more gangways are required or provided, there must be a gangway located at the extreme ends of the marginal walkway unless an alternate location is approved by the Harbor Master based on site specific conditions.
    3. 3.    Total distance from the nearest point of apparatus set-up (usually at the head of a gangway) to the most remote portion of the moorage exceeds 800 feet.
  3. C.   Distance Between Moorages.  A new moorage or the expansion/modification of an existing moorage may not interfere with safe fireboat access to an existing neighboring moorage.  The Harbor Master will determine minimum separations necessary to maintain fireboat access to existing moorages.
  4. D.   Distance between floating homes, tender houses, combo-structures and boathouses.
    1. 1.    Floating homes, tender houses, combo-structures and boathouses at new moorages must be spaced a minimum of 10 feet apart between the nearest exterior walls and 8 feet apart between the nearest roof, deck (which is elevated above the level of the walking surface of the float), balcony or other architectural projections.
    2. 2.    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 may not project beyond the edge of the float supporting the structure into the area above a main or marginal walkway or extend beyond the legally established boundaries of the slip in which the floating structure is located.
    3. 3.    Separation distances may be reduced to 6 feet apart between the nearest exterior walls and 4 feet apart between the nearest roof, deck (which is elevated above the level of the walking surface of the float), balcony or other architectural projections when one of the following is provided:
      1. a.    A complete sprinkler system is installed in compliance with NFPA 13R Standards (2007) is installed in the structure(s) which create the reduce clearance conditions; or
      2. b.    Exterior walls with a fire resistance rating of one-hour with protected openings (fixed 1/4 inch wire glass in 16 gauge steel frames and 45-minute door assemblies) are to be provided at the locations where the reduced clearances occur for the new or relocated structure(s) which causes or creates the reduced clearance.
  5. E.    Distance between floating structures other than floating homes, tender houses, combo-structures and boathouses:
    1. 1.    Floating structures at new moorages that are used as other than floating homes, tender houses, combo-structures and boathouses must be spaced a minimum of 20 feet apart between the nearest exterior walls and 16 feet apart between the nearest roof, deck (which is elevated above the level of the walking surface of the float), balcony or other architectural projections.
    2. 2.    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 may not project beyond the edge of the float supporting the structure into the area above a main or marginal walkway or extend beyond the legally established boundaries of the slip in which the floating structure is located.
    3. 3.    Separation distances may be reduced to 10 feet apart between the nearest exterior walls and 8 feet apart between the nearest roof, elevated deck, balcony or other architectural projections provided:
      1. a.    Exterior walls where reduced clearance occurs are of one hour fire resistive construction for the new or relocated structure(s) which causes or creates the reduced clearance.
      2. b.    Window openings in the exterior walls where reduced clearance occurs may not be more than 25 percent of the wall area and must be three-quarter-hour (3/4 hour) listed assemblies for the new or relocated structure(s) which causes or creates the reduced clearance.
      3. c.    Door openings on the exterior walls where reduced clearance occurs must be protected with one hour listed assemblies for the new or relocated structure(s) which causes or creates the reduced clearance.
    4. 4.    Separation distances may be reduced to 6 feet apart between the nearest exterior walls and 4 feet apart between the nearest roof, elevated deck, balcony or other architectural projections provided:
      1. a.    The building is fully sprinklered in compliance with NFPA 13 Standards (2007) including any exterior overhang or projection; and
      2. b.    Exterior walls where reduced clearance occurs are of 1-hour fire resistive construction without openings for the new or relocated structure(s) which causes or creates the reduced clearance.
  6. F.    Occupancy separation for combo-structures.  A covered boatwell, in a combo-structure, enclosed on more than two sides must be separated from the habitable space by a wall having 5/8 inch thick type ‘X' water resistant gypsum board on the boatwell side.
  7. G.  Occupancy separations for floating structures used as other than floating homes, tender houses, combo-structures and boathouses:  An occupancy separation must be provided between different occupancy groups in a floating structure used as other than floating homes, tender houses, combo-structures and boathouses when required by the Specialty Codes.  Such occupancy separations must meet the fire resistance as specified in the relevant Specialty Codes.
  8. EXCEPTION:  A covered boatwell which serves only one dwelling unit in a floating structure containing three or more dwelling units will be permitted to have a separation between the boatwell and the unit served which complies with Subsection 28.06.050 F., provided such boatwell is separated from other units in the structure as required by the Specialty Codes for unit separations.
  9. H.  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.  Prior to the installation of any standpipe system a permit must be obtained from the Fire Marshal.  Except as otherwise provided in Title 28 the design and installation of the standpipe system must be in accordance with the latest edition of NFPA 14:  "Installation of Standpipe and Hose Systems", as adopted in Title 31 and the following:
    1. 1.  Water for fire protection standpipes must be supplied by one of the following methods:
      1. a.  From Fire Department connection 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. b.  Pumped from the Willamette or Columbia Rivers or associated bodies of water with on site pump or pumps capable of providing 250 GPM at 100 PSI to the most hydraulically remote outlet on the standpipe system.  Pumps are to be of a type approved by the Harbor Master and must be listed for their intended use.
    2. 2.  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 connections must be of a double clapper design.
    3. 3.  When required by the Harbor Master a fire department connection must be located to provide reasonable access for a fire boat.
    4. 4.   System capacity controlled by a fire department connection may not exceed 750 gallons unless approved by the Harbor Master.
    5. 5.  Fire protection standpipes must have pipe sized to provide 250 gallons per minute at 100 PSI pressure at the most hydraulically remote outlet on the standpipe system.  The maximum input pressure at the fire department connection must be 150 PSI.
    6. 6.  Fire protection standpipes must have adequate drain valves, or alternate systems as approved by the Harbor Master, installed to ensure complete drainage.
    7. 7.  Fire protection standpipes must have gate valve assemblies made of corrosion resistant 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. a.  For moorages having marine service stations, floating homes or other type of structures, having permanent living quarters, valves are to be located every 100 feet and within 50 feet of the end of walkways.
      2. b.  For moorages serving only boathouses and covered moorages, valves are to be located every 150 feet and within 75 feet of the end of the walkways.
      3. c.   For moorages having only open moorage of pleasure boats, standpipes will be required along the marginal walkway with valves required at intersecting main walkways, or not more than every 200 feet and 100 feet from the end of marginal walkways.  Where main walkways extend more than 100 feet from their intersection with the marginal walkway, standpipes must be provided along the main walkways with valves located every 200 feet and not more than 100 feet from the end of the main walkway.
      4. d.   For moorages with sections of differing use, each section is required to have a standpipe of differing use, each section is required to have a standpipe system matching the requirements of a moorage having that use.
    8. 8.  Piping materials 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.  Adequate anchorage of HDPE piping must be provided to prevent uncharged piping from broaching the water surface.  Where flexible hose couplings are used they must have swaged on fittings.
    9. 9.  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. 10.  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 in City Title 31.  Tests and inspections must be done in a manner prescribed by the Fire Marshal, as provided.  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.
  10. I.  Smoke/heat Vents and Curtain Boards.  Covered moorages must have smoke/heat vents and curtain boards installed as follows:
  11. EXCEPTION:  Smoke/heat vents and curtain boards will not be required if the Harbor Master determines that the roof configuration of the covered moorage (such as a shed roof without fascia boards) will not trap smoke and heat under the roof.
    1. 1.  Curtain Boards. Curtain boards must be installed to subdivide the enclosed roof areas of covered moorages not more than every 100 linear feet for moorages with slips of 45 feet or less in length and not more than every 75 linear feet for moorages with moorage slips of more than 45 feet in length.
      1. a.  Curtain boards must extend from eave to eave.
      2. b.   Curtain boards must be installed flush to the underside of the roof sheathing and extend down to the lowest point of the roof line, but must be maintained no lower than 8 feet above any walkway.
      3. c.  Curtain boards must be of galvanized sheet metal, water resistant gypsum board or other similar approved material that will provide equivalent performance and moisture resistance.
      4. d.  Curtain boards must be sealed to resist the passage of smoke and fire.
    2. 2.  Smoke/heat Vents.  Smoke/heat vents must be installed within each area of the roof of a covered moorage that is separated by curtain boards.
      1. a.  Smoke/heat vents must be centered between curtain boards and be installed with a minimum ratio of 1 square foot of vent opening to every 50 square feet of area under the roof.
      2. b.  Smoke/heat vents must be installed at the highest point of the roof or as approved by the Harbor Master.
      3. c.  Smoke/heat vents must be listed drop out or automatic opening assemblies with a minimum dimension of 4 feet.
    3. 3.  Smoke/heat vents and curtain boards must be shown on the permit documents issued for construction of the moorage cover.
  12. J.  Covered Moorage - Limitations on service, repair and fueling.
    1. 1.   Except at duly authorized fuel docks, fueling of boats is prohibited under Section 19.16.135.
    2. 2.   Storage of flammable or combustible liquids must comply with Section  19.16.135.
    3. 3.   Only minor service, repair or exchange of parts for maintenance of a vessel, boat or watercraft is allowed under the roof structure at a covered moorage.
      1. a.  Minor service, repair or exchange of parts includes but is not necessarily limited to the following:
        1. (1)  Changing engine/motor oil, replacing hydraulic fluids, lubrication of engine or drive train.
        2. (2)  Replacement of running gear or safety equipment that does not require alteration or modification to the structure of the craft.
        3. (3)  Repairs to the fiberglass, steel, wood or composite hull, superstructure or other structural component of a boat up to an area not to exceed 9 square feet.
        4. (4)  Painting, varnishing or similarly finishing elements such as handrails, rubrails, toeboards, etc., or minor touch up of paint, varnish or other similar finish to an area not to exceed 9 square feet.
        5. (5)  Replacement of parts of the engine or drive train that does not require the disassembly of the engine or drive train.
      2. b.   Minor service, repair or exchange of parts does not include the following:
        1. (1)  Any operation that requires hot work, including but not limited to welding and cutting.
        2. (2)  The disassembly of motors, engines or drive trains for repair or overhaul.
        3. (3)   The replacement of structural components of a boat such as framing members, engine mounts, deck supports, etc.
        4. (4)  The application of paint, varnish or other similar finish to hulls, decks, or superstructure in excess of the area specified in Subsection a. above.
        5. (5)   Repairs to the fiberglass, steel, wood or composite hull, superstructure or other structural component of a boat in excess of the area specified in Subsection a. above.
      3. c.   The Harbor Master has the authority to interpret if work being undertaken in a covered moorage is in compliance with these limitations.

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