Belvedere Municipal Code Ch. 20.06 Standards for Installation of Buoys, Piers, Gangways, Floats, Hoists…

STANDARDS FOR INSTALLATION OF BUOYS, PIERS, GANGWAYS, FLOATS, HOISTS AND RELATED STRUCTURES ON WEST SHORE ROAD

Sections:

• 20.06.010 Findings.

• 20.06.020 Applicability.

• 20.06.030 Definitions.

• 20.06.040 Buoys.

• 20.06.050 Piers, gangways floats and pilings.

• 20.06.060 Hoists.

The City Council has held extensive public hearings regarding the imposition of standard regulations for the design, use and maintenance of new piers, gangways, floats, hoists and buoys to be installed adjacent to waterfront properties in the R-1W zone (West Shore Road). The City Council finds that such regulations are necessary. The purposes of these regulations are:

1. To ensure that waterfront property owners on West Shore Road have reasonable access to the offshore area through the use of buoys, piers and related structures;

2. To minimize hazards and clutter created by such structures; and

3. To minimize their interference with the views and privacy of neighboring property owners. Specifically, the City Council finds as follows:

• A. The waterfront properties along West Shore Road enjoy spectacular views of San Francisco and Richardson Bays, along with varying views of Mount Tamalpais, Sausalito and the San Francisco skyline.

B. Substantial oral and written testimony by residents of West Shore Road indicates that these views are one of the most valued attributes of their properties, and contribute substantially to the values of these properties.

C. Substantial oral and written testimony by West Shore Road residents also demonstrates that the installation of piers at a height exceeding ten feet above mean lower low water (MLLW) at the pier walkway is likely to substantially obstruct these extraordinary views. Based upon this evidence, the City Council finds that in order to mitigate the adverse impact of new piers on existing scenic vistas, new pier structures built in the R-1W zone should not be permitted to be built to a height exceeding ten feet above MLLW.

D. Many long-time residents of the West Shore Road waterfront testified that in their personal experience, they have observed that piers built to a height of ten feet above MLLW or less at the pier walkway have not suffered or caused major damage during high water conditions. An independent engineer consulted by the City has opined that a pier that is 9.5 feet above MLLW in height will afford a reasonably low risk of storm damage which could be further minimized by the use of open, permeable decks and other design elements.

E. Written and oral testimony presented by and on behalf of residents supports the contention that installation of a pier at a height less than twelve feet above MLLW at the pier walkway may subject residents and property along West Shore Road to an unreasonable risk of hazards caused by high water conditions.

F. The existence of conflicting evidence concerning the risk presented by a pier built to a maximum height of ten feet above MLLW persuades the City Council that environmental review should be conducted for each application for a new pier and related structures pursuant to this ordinance, to determine whether the maximum permitted height of ten feet above MLLW will result in significant hazards to persons and/or property from high water conditions. (Ord. 99-6 § 1, 1999.)

This Chapter shall apply only to waterfront properties in the R-lW zone. This Chapter shall apply to any permit for new construction that is applied for on or after the effective date hereof; provided that any structures existing on the date of adoption of the ordinance codified in this Chapter that would otherwise be subject to the provisions of this Chapter, including existing piers, hoists, gangways, floats and buoys, shall be exempt from the provisions of this Chapter, and if destroyed may, following grant of design review approval, be rebuilt to their existing dimensions. (Ord. 99-6 § 1, 1999.)

For purposes of interpreting and applying this Chapter, the following terms shall have the meanings indicated below:

• A. “Float” means a floating platform built on flotation devices, designed to rise and fall with the tide.

• B. “Pier” means a stable platform supported by pilings which is separate from the house deck and connected to the house or deck by a set of stairs.

• C. “Gangway” means a ramp from a deck or pier to a float. (Ord. 99-6 § 1, 1999.)

A. Placement of Buoys. Only one buoy may be installed within the boundaries of each property along West Shore Road. The buoy anchor shall be placed and maintained on the center line extension of the owner’s lot and along the center line of the West Shore channel (“the installation point”). Buoys shall be installed on a buoy chain allowing a change of location of the buoy of no more than thirty feet in any direction from the installation point at mean lower low water.

B. Maintenance. Buoys shall be maintained in a safe and secure condition. All buoy chains and fittings are subject to constant wear and corrosion and shall be periodically replaced when worn to an unsafe degree. The recommended period for inspection of block, chains and buoy fittings is at least once every two years.

C. Uses. Buoys shall be used to moor pleasure boats only. All moored boats shall be seaworthy. No derelict or unlicensed boats shall be moored. Boats over forty feet in length and fifteen feet at the beam may be moored on a temporary basis only, not to exceed seven days per month. (Ord. 99-6 § 1, 1999.)

A. Quantity Allowed. Not more than one pier, one gangway and one float shall be permitted on any one parcel of property.

B. Size, Design and Placement. Piers, gangways, and floats shall be subject to design review pursuant to Chapter 20.04. Piers shall extend no farther into Richardson Bay than the line described in Exhibit “A” attached the ordinance codified in this Chapter and incorporated in this Section by reference. Piers, gangways and floats shall not encroach into the sideyard setback or come closer than five feet from the extended side property lines of each parcel. No structure except a float shall extend beyond the rear property line. Piers, gangways, floats and railings shall be finished in neutral, nonreflective colors approved by the Planning Commission as part of the design review approval. Railings and pickets on piers and gangways shall be constructed so as to minimize visual impact to neighboring properties, while still meeting building code standards.

C. Height of Piers. Piers shall be built at a height not exceeding ten feet above MLLW at the pier walkway. The application for a pier shall be accompanied by an engineer’s report certifying the safety of the pier design and construction at the proposed height. Environmental review of the application shall be conducted under the California Environmental Quality Act, and if that review results in a determination that the pier, as designed and constructed, will result in a significant unavoidable adverse environmental impact, then the application shall be denied.

D. Maintenance and Repair. All piers, gangways, and floats shall be maintained in a safe condition and in a state of good repair and finish.

E. Pier Use. Piers shall be used for recreational purposes only, such as for boating, fishing, sunbathing, swimming and related activities to enjoy the water and view. No object or structure on a pier shall extend more than thirty inches above the pier walkway. Piers shall not be used for storage of derelict boats, general storage, major boat repair or construction or any commercial use. No petroleum product or chemical toxicant shall be stored on a pier, gangway or float, or in a dock box or locker thereon.

F. Floats. The maximum size of a float shall be two hundred forty square feet. Floats must be secured in position by at least two properly driven pilings. Uncovered Styrofoam or molded expanded polystyrene foam (MEPS) flotation billets shall not be permitted. Boats may be water berthed at floats on a temporary basis only. No lines shall be placed between a buoy or a buoyed boat and a float, pier, or house deck, as such line can obstruct West Shore channel navigation.

G. Gangways. The maximum length of a gangway shall be thirty feet. The gangway railing shall be no higher than the minimum height allowed by applicable building codes. If the gangway has a hoisting device, no part of the hoisting structure shall be higher than fourteen feet above MLLW. In its hoisted up position, the highest element of the gangway shall be no higher than fourteen feet above MLLW.

H. Pilings. Pilings shall be installed to a height of fourteen feet above MLLW, except that pilings supporting piers may be installed to a height greater than fourteen feet above MLLW but not exceeding thirty inches above the pier walkway. Materially damaged or structurally impaired pilings shall be repaired, removed or replaced. (Ord. 2000-1 § 2, 2000; Ord. 99-6 § 1, 1999.)

A. Types Allowed. All hoists shall be subject to design review pursuant to Chapter 20.04. Motorized boat hoists located beyond the rear deck of the house may be of the fork lift-cantilever style of boat hoist, similar to the hoists made by Levitator, Williamson, Ace, or Mechanical Methods, and another style of hoist may be allowed in a specific case if the Planning Commission determines it meets the objectives of this Chapter. Motorized boat hoists of any style that do not unreasonably interfere with neighbors’ views and/or privacy may be located on the side of a house. Small nonmotorized hoists of any style may be used to lift small boats or gangways. All types of hoists shall be subject to Subsection B of this Section.

B. Capacity and Location. No more than two boat hoists may be located beyond the rear deck of the house. In addition, not more than one boat hoist may be located on the side of a house. No single hoist shall have a lifting capacity of greater than six thousand pounds, and if two hoists are used as a single system, the total lifting capacity shall not exceed six thousand pounds. No hoist shall extend into a sideyard setback, unless a variance therefor is granted by the City.

C. Boat Sheds Not Allowed. No boat sheds may be constructed on piers, pilings or floats. Hoists may not be converted into boat sheds with canvas, wood, metal or any other type of covering.

D. Maximum Height of Boat in Hoist.

1. Any boat maintained in a hoist shall be maintained at an elevation no higher above the water than necessary for the safe hoisting of the boat, but in no event shall a hoisted boat exceed a height of fourteen feet above MLLW, measured to either the gunnels, the top of the cabin, or the bottom of the windshield, whichever is higher.

2. At the time of design review for the hoist, the Planning Commission shall require that an elevation marker be installed on the hoist to indicate the maximum boat height allowed by this Section.

3. Notwithstanding the foregoing, on a temporary basis during storm activity, boats in hoists may be lifted higher than the maximum height established by this Section, as necessary for the protection of the boat, providing, however, that as soon as practicable following the threat of storm activity, the hoisted boat shall be lowered to the maximum hoisted height permitted.

4. This Section does not apply to any existing hoist, even if rebuilt or replaced after adoption of the ordinance codified in this Section. (Ord. 2000-1 § 1, 2000; Ord. 99-6 § 1, 1999.)

The Belvedere Municipal Code is current through Ordinance 2026-01, passed July 13, 2026.

Disclaimer: The City Clerk’s office has the official version of the Belvedere Municipal Code. Users should contact the City Clerk’s office for ordinances passed subsequent to the ordinance cited above.

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