Boatyard - Proposed Cover-All

BIAC is proposing to purchase (Spring '07) and install an open ended 60' x 96' Cover-All structure that will protect our shells from the sun, wind, rain, and dust. It would look something like this from the air. Our footing details are complete, yet before we order the Cover-All and proceed with footings we need to pass three criteria with Redwood City Planning:

1. Architectural Approval (done Tuesday 4/10/07)
2. Setback Variance Approval (in process, halted due to #3)
3. Fire Control Approval (see below)

The setback variance is needed because our land is only 65' wide and code states that buildings in our area must have a 50' setback from the street. We would need to get an exception from RWC, yet this seems more achievable than the fire control issue.

Fire control measures are a bit trickier (OK, a lot). Though this is a fabric and steel open ended structure, it is great than 3000 square feet (60x96 = 5760) and will exist for more than 180 days (non-temporary). The initial RWC Planning findings for fire control are daunting:

PROPOSED NEW CANOPY OVER THE EXISTING BOAT STORAGE

1. The proposed new canopy over the existing boat storage area is considered as a membrane-covered cable or frame structure. The following comments shall apply to membrane structures erected for a period of 180 days or longer.
2. Membrane structures shall be classified as Type V-N construction. (UBC Appendix 3112.1)
3. Membranes shall be either noncombustible or flame retardant. (UBC Appendix 3112.2)
4. All membrane structures shall be structurally designed in accordance with criteria approved by the building official and developed by an engineer or architect licensed by the state to practice as such. (UBC Appendix 3115)
5. An approved automatic fire sprinkler system shall be installed in the new structure. (Ordinance 2242)
6. The required fire flow of 3000 gpm at the minimum residual pressure of 20 psi shall be required. (UFC Appendix Ill -A)
7. The storage of boats on single or multiple-level racks in structures may increase the required fire flow.
8. A minimum of three fire hydrants with an average spacing of 400 feet between hydrants shall be available to the building. (UFC Appendix Ill-B)
9. All valves controlling the water supply for automatic fire sprinkler systems and water flow switches on all fire sprinkler systems shall be electronically monitored.(UBC 904.3.1)

The RWC findings above are prohibitive for BIAC and we are seeking to mitigate these requirements. One example of a Cover-All in use very close to what we propose is at the Foster City Fire Dept.

If BIAC must install sprinkler and hydrant systems, the Cover-All seems doomed - our current utility lines cannot support this. Bringing in new 8" water lines would be both time and cost prohibitive. We are told by RWC Public Works that new water lines would have to be trenched from the intersection of Blomquist and Maple at a predicted cost of about $750K.

Hope: The Docktown property is for sale and many development proposals are being floated before RWC at this time. It is likely that any new development at Docktown would require bringing appropriate water supply lines to Docktown. These water lines would pass BIAC and solve one part of our hinderance. So patience here may be our best ally here, for we cannot proceed with a Cover-All with our current infrastructure.

Meanwhile, here are some proposed alternatives to a full boatyard Cover-All:

1. A structure covering the sweep shells that is <3000 sq ft.
2. Individual canopies spread over the tops of each rack
3. Buy fabric shell covers for those assets needing protection.