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Standards for float homes vary from one municipality to another, and are non-existent in others. The floating home association has collaborated with the Association of Marine Surveyors of B.C. in developing a list of standards for float homes for consideration by the B.C, Provincial Ministry of Municipal Affairs, Building Standards Branch. These standards are similar to those adopted by the Fraser River Harbours Commission, the City of Richmond and others. These standards apply to new construction, and may or may not apply to existing float homes. 1. Requirements / Standards for Float Homes: (a) A float home shall not be located other than within land designated in the [municipality name] zoning and developed bylaw as permitting Waterborne residential use. (b) A float home shall contain not more than one dwelling unit, nor shall it exceed in height three stories. (c) The floatation system shall be designed according to accepted marine engineering and architectural principles, and shall be approved by a qualified member of the Association of Marine Surveyors or the Professional Engineers Association of British Columbia. (d) The floatation device shall be durable and not subject to deterioration by water, mechanical damage due to floating debris, electrolytic action, water-borne solvents, organic infestation or physical abuse, to the satisfaction of a marine surveyor or professional engineer. (e) Where solid floatation devices are not used, an adequate portable bilge pump shall be maintained in proper working order and sounding pipes provided for each compartment. Material and construction to maintain a minimum of 12" of freeboard, and less than two inches of trim and list. Logs, untreated wood and exposed foam is not considered suitable. (f) The overall buoyancy and stability of the floats and superstructure shall be sufficient (in the opinion of a marine surveyor) to accommodate local wind and water turbulence, moving and launching, wave action, tides, loads imposed by vessels and walkways moored to the structure, and snow loads, or the possibility of water flooding associated with fire fighting. (g) The floatation system of a floating home shall be designed as an independent unit to work in conjunction with the superstructure and to provide overall stability of the float home. Special Note: Positive floatation is required to qualify for a CMHC mortgage. Floatation Systems: www.floatingstructures.com (h) The framing of the float home shall conform to either of the following standards:
(i) All fastenings shall be hot dip galvanized marine grade bronze, copper, stainless steel or other material suitable for marine use. (j) All electrical systems on float homes shall comply with CSA residential standards intended for connection to a 120/240 volt, 3 wire, single phase AC supply. Electrical equipment on board shall be restricted to those appliances which conform to the standards of the Canadian Electrical Code. (k) All float homes shall be connected to an approved source of potable water, and shall have plumbing systems which conform to either of the following standards:
(l) Liquid petroleum gas, including propane naphtha, butane, natural gas and gasoline systems shall not be permitted on float homes unless the design and installation of the entire lighting, heating and cooking systems have been inspected and approved by the local fire authorities. (m) Fireplace and flue construction shall comply with the relevant section of the British Columbia Building Code. (n) All float homes shall be equipped with smoke alarms to the satisfaction of the local fire authorities. (o) Guard rails at least 1.1 metres (3.609 feet) high shall be provided at the edges of all decks not encompassed be the exterior walls of the float home superstructure and otherwise shall be provided as required by the British Columbia Building Code. (p) Safety equipment within a float home shall include one fire extinguisher of a type and in a location to be established by the local fire authority, one axe for cutting mooring lines, and one life ring 76 centimetres (30 inches) in diameter. (q) A float home shall have prominently affixed to it a numbered and dated decal issued by the Building Inspector to indicate that he is of the opinion that the float home has met the standards required in the Agreement.
(a) The float home must have been completely finished both inside and out prior to 30 June 1990. (b) The float home must have been occupied and in actual use as a dwelling unit prior to 30 June 1990. (c) The float home's floatation system shall be certified by a qualified member of the Association of Marine Surveyors or the Professional Engineers Association of British Columbia as having been constructed to acceptable marine engineering standards. (d) The superstructure of the float home shall have been certified as to its structural integrity be a qualified member of the Architectural Institute of British Columbia or the Professional Engineers Association of British Columbia. (e) The internal layout of the float home, including physical, electrical and plumbing arrangements, shall be certified by a qualified member of the Professional Engineers Association of British Columbia as to its safeness for the intended life of the structure. Proposals for equivalency shall be submitted to the Building Inspector for his consideration and approval. (f) Equivalent to part 9 of the B.C. Building Code, with some additions (for compliance with marine code) and exceptions as allowing no railing on deck less than 18" wide or less than 3'3" above the water, and allowing wood stoves as primary heat source.
(a) No person shall construct marina or make structural or mechanical renovations to a marina without first obtaining the necessary permits from the Building Inspector. (b) Each marina shall continuously conform to a moorage site plan which has been approved by the municipal council. The site plan shall include:
(c) Any deviations from the plans approved by the Building Inspector shall be authorized in writing by him before construction proceeds. (d) Submissions for approval of marina plans shall be made to the Building Inspector. (e) No person shall operate a marina unless he is the holder of a valid business license issued by the [municipality name]. (f) The Medical Health Officer and the Building Inspector shall be authorized and directed to make such inspections as are necessary to determine compliance with the regulations, and they shall have free access to the marina at all reasonable times for this purpose. (g) Each marina owner or operator shall be responsible for the dredging and maintenance of the marina to the standards prescribed by the Fraser River Harbour Commission. (h) The owner of a marina shall provide adequate staff to supervise the operation of the marina and to maintain the operation in conformity with the standards described herein. (i) Each marina owner or operator shall maintain a current register of every float home moored at the marina to record:
(j) The register shall be available for inspection by municipal officials at any time.
4. Site Development Standards: (a) The planning of floating communities shall be carried out in conjunction with any upland development in order that facilities and services can be easily and readily shared. (b) The water level at zero tide (hydrographic datum - the level of the lowest normal tides) shall be sufficient to provide 0.6 metre (1.968 feet) of water depth beneath all watercraft and float homes moored in the marina. (c) The upland area shall be landscaped to the satisfaction of the [municipality name]. (d) Open space on the upland portion of the marina site shall be made available for regulated public access and shall be located in order to provide visual access to the water. (e) Road access to the site of the marina shall be provided by the developer by a route approved by the Municipal Engineer. (f) Off-street parking spaces shall be provided in accordance with the requirements of [municipality zoning and bylaw regulation].
(a) The minimum distance between the floats or walls of adjacent float homes shall be 3 metres (9.843 feet). (b) The minimum distance between the walls of float homes on opposite sides of a moorage walkway shall be 3 metres (9.843 feet). (c) Float homes shall have sufficient direct access to open water, as determined by the local fire authorities, to allow for access in and out of moorage berths in a case of emergency. Each float home shall abut open water of a least 6 metres (19.685 feet) in width. (d) Access shall be provided to at least two adjoining sides of the float home be walkways either on the base of the structure itself or on the floats of the marina. Access on the structure shall be a minimum of 1 metre (3.937 feet) in width. (e) At least one habitable room within a float home shall overlook an unobstructed area having a width of 5 metres (16.404 feet) measured horizontally at right angles to the exterior wall of the room, and having a breadth equal to the full length of the exterior wall of the room.
(a) A float home shall have access to the upland area by a float or wharf of at least 1.5 metres (4.921 feet) in width, except where entry is gained directly to the float home by a gangway in which case the gangway shall be not less than 1 metre (3.937 feet) in width. (b) Float walkways shall be a minimum of 1.5 metres (4.921 feet) in width. Slip walkways or finger piers shall be a minimum of 1 metre (3.937 feet) in width. (c) All walkway surfaces shall be covered with a nonslip surface and shall be stable.
(a) An adequate supply of pressurized potable water shall be available at all marinas at a walking distance of not greater than 150 metres (492.126 feet) from any watercraft moored at the marina. (b) Potable water shall be available 24 hours a day and should be conveyed in such a manner as to maintain the quality of water from its source. (c) All moorage spaces for float homes shall be provided with potable water connections. (d) The potable water supplied to dockside watering points and watercraft connections shall be protected with backflow prevention devices and to the standards provided by the British Columbia Plumbing Code. (e) Fire standpipes, hydrants or other fire fighting apparatus shall be provided to the approval of the municipals fire department. Pressure and flow shall at all times be adequate to meet fire fighting requirements. (f) All water supply mains shall be located beneath the walkway surface of the dock walkway or, alternatively, if above the level of the walking surface, shall not diminish the effective width of the dock walkway below the width required in Section 6 "Resident Access".
(a) All float homes shall have provision for connection to an approved municipal sewage system; or into an alternative sewage system approved by; either the Medical Health Office or the Waste Management Branch, B.C. Ministry of the Environment. (b) The discharge into the water of sewage or oil from watercraft moored at marinas shall be prohibited. The owner of a marina shall post notices in conspicuous locations prohibiting such discharge. (c) Pump-out facilities shall be conveniently located at marinas for the convenience of watercraft equipped with holding tanks. These facilities shall discharge into an approved sewage system and shall be designed, operated and maintained to prevent discharge of sewage onto docks or into adjacent water. (d) Pump-out facilities provided at marinas shall be available for use 24 hours a day every day on which the marina is operated. (e) All sewer laterals shall be located beneath the walking surface of the dock walkway.
9. Solid Waste Collection and Disposal: (a) Marinas shall provide adequate closed containers for garbage, to be located where they are readily accessible and convenient to marina employees and watercraft users. (b) All garbage accumulated on watercraft shall be disposed of in garbage containers provided for the purpose or otherwise shall be disposed of on shore in a manner which shall preclude pollution. (c) Provision shall be made by the marina owner for regular servicing and emptying of garbage containers to prevent overflowing, foul odours, fly breeding and attracting of rodents. (d) Discharge of garbage from any watercraft moored at the marina or from marina docks shall be prohibited. The owner(s) of a marina shall post notice's in a conspicuous location prohibiting such discharge.
10. Rodent and Insect Control: (a) Marina grounds and buildings shall be free of insects and rodents of public health significance and of conditions which attract, provide harbourage or promote propagation of insects or rodents. (b) Bulkheads or similar structures shall be constructed so as to minimize opportunities for rat harbourage.
(a) All electrical installations at marinas shall be in strict accordance with the applicable electrical code. (b) Ground fault interrupters shall be used for all over-the-water marina circuits and for all power sources provided to float homes.
12. Washrooms: Not Applicable. (a) Buildings, docks, floats, gangways, piers, and ramps shall be kept in good repair and free of safety hazards. (b) All inclined walkways or ramps shall have non-skid surfaces and handrails. (c) All areas throughout the marina shall be illuminated by lights designed, constructed and maintained to provide a minimum average illumination of 22 lux with critical areas such as gates, ramps and safety stations being provided with 53 lux of illumination. (d) Marinas shall make adequate provision for lifesaving. Assist poles or ladders from floats into the water suitable to enable persons to regain the float unaided shall be provided at suitably located safety stations. At least one life ring with a diameter of 76 centimetres (30 inches) shall be provided at each safety station. (e) Fire fighting apparatus shall be provided in accordance with the National Fire Prevention Code. One smoke detector per floor, plus two fire extinguishers and fire axe on board. Life ring and bilge pumps are required (if pontoon or displacement barge). (f) The operation of fuel-powered generators shall be prohibited within a marina, except for the provision of emergency power. (g) A minimum of one public telephone shall be available at all times within the marina.
Additional Requirements: Fraser River Harbour Commission: where applicable, sprinkler systems required (new and existing float homes).
NEW CANADA MARINE ACT TO COME INTO EFFECT IN 1999 by Jeffrey Patterson The governance of Canada's ports will change dramatically beginning in 1999. Previous legislation governing the Port of Vancouver and the Fraser and North Fraser Harbour Commissions will be replaced by the provisions of the new Canada Marine Act. Having been passed by the House of Commons in December 1997 and more recently by the Senate, the new Act received Royal Assent in June 1998 and is planned to come into force in January 1999. As previously announced, all but six British Columbia ports coming under the authority of the federal Department of Transport are being devolved to local and regional authorities. Until desolved they will come under the authority of the Minister of Transport and Part II of the new Canada Marine Act. Other federal port facilities, including most of those accommodating the B.C. fishing fleet, will continue to be operated under the authority of Fisheries and Oceans Canada. While residents of the waters governed by the three new Greater Vancouver port authorities may not immediately notice a difference in their lives, the new legislation promises a governance structure that is more open to local and resident influence. The structures being dismantled could be little influenced by users of the waters, and they were largely immune from local influence. Regimes largely anathema to float home livers thrived in this atmosphere, as ports and commissions often did everything in their power to reduce moorage opportunities in the interests of furthering navigation and industrial development. The new authorities should be more readily available to do the things we want them to do. Of course, the waters administered by the authorities will continue to be heavily regulated, as their role as ports is in the national interest to a much greater extent than other public ports or fisheries and oceans ports. It is nevertheless up to us to try to influence the activities of the new port authorities in the full knowledge that there are competing demands for uses of the waters of greater Vancouver. The following section by section analysis summarizes some of the key provisions. Comments in parentheses reflect the views of the author. Part 1 (Sections 5 - 64) applies to ports administered by port authorities, including the six (Nanaimo, Port Alberni and Prince Rupert in addition to the three in Greater Vancouver) named in British Columbia. 14 Directors: Seven directors will normally be appointed for three year terms to each port authority. Three or four are appointed by governments: one nominated by the federal minister; one or two, as provided in letters patent, by the province; and one collectively by the municipalities mentioned in letters patent. The remaining three or four will be nominated by the federal minister in consultation with users or classes of users. 15 Experience of Directors: They shall generally accepted stature within the business community or transportation industry. 16 Excluded Persons: Port users and their employees are ineligible (N.B.: Partly because Vancouver is more blessed with numbers of port authorities than other port area residents in Canada, they may benefit from the fact that users of another port may be eligible to be a director for a port in which they are not a user). 34 Annual Meeting: Directors shall call annual meetings open to the public (first one within 18 months and thereafter at least every 15 months). 37 Financial Management: Annual financial statements (as prescribed) shall be available to all attending the annual meeting. 45(3) Property: Port authorities may lease land for the terms specified in letters patent (terms longer than the 20 years currently common will not be allowed unless permitted in the letters patent). Terms of up to 65 years are reportedly being sought by Vancouver area ports. The lands administered by Fraser Port Authority on the Fraser River from Tilbury Island to the mouth are provincial Crown lands, and B.C. will determine lease terms and conditions. Port authorities may grant leases themselves and need not seek permission from the Minister of Transport or the Crown. They may not dispose of real property, although they may inform the Minister that property is no longer needed for port purposes (following which it may be taken back by the Minister and disposed of under the Surplus Crown Assets Act or transferred to another - presumably local - Minister of the Crown). They may dispose of property that they administer that is not federal property in any way they please, subject to the limitations of their administration of that property (including provincial Crown lands?). 48 Land Use Plan: A detailed land use plan that contains objectives and policies for the physical development of the real property that it manages and that takes into account relevant social, economic and environmental factors shall be prepared within 12 months of receipt of letters patent. The proposed plan will be available to public at least 60 days prior to plan coming into force. A public meeting will be held. All non-conforming uses are "grand-fathered" one more time (so get those float homes moored at choice locations where you want them on the eve of the plan's coming into effect?) 50 Fees: A port authority may not unjustly discriminate among users or classes of users, give an undue or unreasonable preference to any user or class of users or subject any user or class of user to undue or unreasonable disadvantage except on a basis that is generally commercially acceptable (will this thwart plans of North Fraser Harbour Commission to establish a 40% utility surcharge for float homes over charges to recreational boats?). 52 Complaints about Fees: Any interested person (this includes float home residents and their association) may at any time file a complaint with the Canada Transportation Agency. The Agency shall consider the complaint without delay and report its findings to the port authority, and the port authority shall govern itself accordingly. 53 Fees by Contract: A port authority may agree by a contract that the parties may agree to keep confidential to fix fees that are different from the fees established (does this vitiate the intent of the other sections related to fees?). 62 Regulations: Port authorities may make a number of regulations described in subsections (a)-(g), including the use and environmental regulations of a port and the stewardship obligations of a port (this clarifies ability to regulate discharge and emission of polluting substances). Part II (Sections 65 - 76) applies to other ports, including those being devolved to local and provincial administration, administered by the Minister of Transport. 71 Property: Federal property may be leased for 20 years or for longer periods with the approval of the Governor in Council (Cabinet). Property may also be disposed of by sale or by transfer to a province (the latter would include municipalities and regional districts with provincial consent). Conditions may be written into agreements of sale or transfer. The Freedom of Information Act will apply to the new port authorities, although commercial contracts will be exempt. Time will tell whether the exception will be used to cut special deals with some individuals. Of course, any special considerations tend to come to light when a piece of land or company is put up for sale in the market place. Readers wishing further information or clarification may contact the author (tel: 604-231-8760; fax: 604-231-8761; e-mail: jpatters@intergate.bc.ca), obtain a copy from their Member of Parliament or go to a library with federal acts on deposit.
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