The first thing to understand is WHO CONTROLS THE RIGHTS OF USEAGE OF THE WATERS AND THE SEABED OF PUGET SOUND
1. First, the waters. Generally speaking, all of the waters of Puget Sound are subject to the laws and rules of the U.S., the State, the U.S. Coast Guard and the U.S. Army Corps of Engineers and are considered "navigable waterways" under U.S. law. They are subject to international navigation rules known as the COLREGS (International Regulations for the Prevention of Collisions at Sea).
2. Second, the seabed.
TIDELANDS. In Washington State, a large percentage of the seabed out to a line defined as "extreme low tide line", is owned by the "uplands" owner, i.e. the owners of the land coming down to the shore. State DNR publication These seabeds are called by most people the "tidelands." These are therefore "private property."
SEABED BEYOND OR DEEPER THAN "EXTREME LOW TIDE LINE." This is the seabed that is always covered by water. It is owned by the State of Washington and managed by the Washington State Department of Natural Resources. The DNR in turn is obligated to work with other "interested parties" e.g. the Tribes, the USCG, the USCE, Fish and Wildlife and others to be sure that the use of the seabed by anyone does not infringe on the rights or uses of others. HOWEVER, in the case of moorings, the state considers that the owner of the adjoining uplands and tidelands have some precedence in the use of the non-tidal seabed, between the two property lines projected seaward from the owner's uplands property, as long as that use does not unduly interfere with the rights of other users of the surrounding waters.
Which leads us to the two types of possible moorings: LEGAL AND NOT LEGAL.
NON-LEGAL MOORINGS. Any mooring which has been placed anywhere in Puget Sound in waters that are beyond the extreme low water, i.e. in a location that never dries out between tides, without a permit from the state, is illegal,
unless the person who places and owns the mooring can prove some sort of ownership of that seabed, which in this state for a private citizen is not likely. There are a number of contractors who will be happy to come out and drop an anchor, usually a one-ton ecology block, with chain and a buoy, anywhere you tell them to drop it. Or boat owners have used a variety of ingenious methods of floating out and sinking various kinds of weights with attached chain and buoy. The truth is that the majority of moorings in this state are illegal. Although state resources for enforcing the law have been very weak and citations for such violations seem to be rare, recent legislation in Olympia is slowly changing that. It is expected that there will be more oversight and citations as time goes on. Two of the driving issues are the large number of abandoned moorings and, worse, abandoned boats that litter our state's waterways. And of perhaps even greater importance, the very negative impact the majority of illegal moorings have on the eelgrass and macroalgae (kelp) beds that are crucial to the wellbeing of our salmon and many other fish species.
All of the small bays around Puget Sound have multitudes of moorings, with a majority lacking formal state permits. Around Camano Island, the shallows in front of the Country Club and just off the county park at Utsalady are prime examples.
Camano Sail and Power, LLC will not place moorings which lack all of the appropriate permits due to the risk to our Coast Guard license. Normally, that will be an approval of the eelgrass/macroalgae survey, issued by Fish and Wildlife; the actual lease agreement from the Department of Natural Resources; and possibly an O.K. from the county, the Corps of Engineers, and the Tribes.
LEGAL MOORINGS
Tidelands. If you are the owner of tidelands, you may install a mooring anchor on that part of the seabed that lies above extreme low water, i.e. on seabed that dries out during one of the lowest of tides, without a permit. If you do not own the tidelands, then clearly you need the permission of the owner of those tidelands.
Below tidelands. That is, in waters that never dry out. First, you must be the owner of the adjoining uplands. Second, you need a permit from the Department of Natural Resources. Our information as of 2009 is that they will allow one mooring per waterfront lot at no DNR charge beyond the fees for the initial permit. We believe that additional moorings per one lot will be charged an annual lease fee. In order for the DNR to grant a permit, they need the approval of Fish and Wildlife that an appropriate eelgrass and macroalgae survey has been done and that the mooring will not be closer than 25 feet to either of these species. Sometimes, the county and the Corps of Engineers get involved but that seems so far to be mostly a formality. DNR and F/W are the biggies.
O.K., SO NOW WHAT?? If you do not care if the mooring is legal or not, then you do whatever you need to do and cross your fingers. If you do care about legality, then we would be happy to talk to you.
Keep in mind that, unlike an illegal mooring, a legal mooring adds both intrinsic and extrinsic value to your property.
The first step is to determine if you own the adjoining lot, waterfront and tidelands.
The second step is to have Camano Sail and Power do a preliminary survey to determine if either eelgrass or kelp might be a problem.
The third step, assuming everything looks like a "go" based on the preliminary survey, is for Camano Sail and Power to conduct a formal eelgrass and macroalgae
survey using two scuba divers and/or underwater cameras and our powerboat. Assuming that you own the uplands and waterfront and tidelands or have formal permission to use the seabed in front of someone else's property, this seabed survey will determine if there are kelp or eelgrass beds present in the water where you propose to set the mooring. The DNR and Fish and Wildlife will not permit moorings that substantially endanger or degrade these two very important fish habitats We prepare a report to the Fish and Wildlife. Because Camano Sail and Power works closely with this agency and are careful to follow their protocol for these surveys, they are unlikely to object if we determine that an appropriate location is available for a mooring.
The fourth step is to make a formal application to the DNR and other involved agencies for a permit to install a mooring. At this point, once the DNR has your application and the approval of F and W in hand, they circulate it to other interested agencies and groups, including the Tribes. This is often just a customary formality resulting in no objections. But, depending on the location, someone like the Tribes could make a request for some change in your plans. This is uncommon but not unheard of.
The fifth step is for us to determine what size boat you plan on mooring (state law limits boat size to 60 feet) and during which months (summer months have fewer high wind and wave incidents compared to fall, winter and spring and the design of the mooring must take the season into account).
The sixth step is for Camano Sail and Power LLC to design the mooring that is satisfactory given the depth of water, tidal range, size of boat, expected weather, and following the guidelines set out by the DNR etc.
The fifth step is for us to install the mooring in a manner that is approved by the DNR.
BOTTOM LINE These numbers are approximate because of all of the variables involved, and are for clients on Camano Island.
1) Preliminary consultation to gather information from client on their planned uses of the mooring. no charge
2) Preliminary survey to get an idea about the distribution of the eelgras and/or kelp and to decide if
the project should continue. $200. if Camano Island. Time and mileage if
elsewhere
3) Provide client with a firm-price estimate of the cost of the entire project no charge
4) Two-person seabed survey by Camano Sail and Power and/or an independent subcontractor $1000-2000
5) Completion and submittal of sea bottom survey to Fish and Wildlife and application to DNR by
Camano Sail and Power on behalf of client. Also applications etc to other agencies if needed. $200 plus any fees charged by the government agencies
6) Design and installation of anchor and buoy system (includes a one-year complimentary inspection) $1500-3000
BOTTOM BOTTOM LINE. The very simplest installation where the client is on Camano Island, no unusual situations are encountered like unexpected deep water, a very bad lee shore requiring an extra stout mooring, or difficult, time-consuming or potentially dangerous working conditions perhaps requiring the services of a third person for safety, the total cost could be as low as $2900. An especially difficult project could be as much as approximately $5400.
1. First, the waters. Generally speaking, all of the waters of Puget Sound are subject to the laws and rules of the U.S., the State, the U.S. Coast Guard and the U.S. Army Corps of Engineers and are considered "navigable waterways" under U.S. law. They are subject to international navigation rules known as the COLREGS (International Regulations for the Prevention of Collisions at Sea).
2. Second, the seabed.
TIDELANDS. In Washington State, a large percentage of the seabed out to a line defined as "extreme low tide line", is owned by the "uplands" owner, i.e. the owners of the land coming down to the shore. State DNR publication These seabeds are called by most people the "tidelands." These are therefore "private property."
SEABED BEYOND OR DEEPER THAN "EXTREME LOW TIDE LINE." This is the seabed that is always covered by water. It is owned by the State of Washington and managed by the Washington State Department of Natural Resources. The DNR in turn is obligated to work with other "interested parties" e.g. the Tribes, the USCG, the USCE, Fish and Wildlife and others to be sure that the use of the seabed by anyone does not infringe on the rights or uses of others. HOWEVER, in the case of moorings, the state considers that the owner of the adjoining uplands and tidelands have some precedence in the use of the non-tidal seabed, between the two property lines projected seaward from the owner's uplands property, as long as that use does not unduly interfere with the rights of other users of the surrounding waters.
Which leads us to the two types of possible moorings: LEGAL AND NOT LEGAL.
NON-LEGAL MOORINGS. Any mooring which has been placed anywhere in Puget Sound in waters that are beyond the extreme low water, i.e. in a location that never dries out between tides, without a permit from the state, is illegal,
unless the person who places and owns the mooring can prove some sort of ownership of that seabed, which in this state for a private citizen is not likely. There are a number of contractors who will be happy to come out and drop an anchor, usually a one-ton ecology block, with chain and a buoy, anywhere you tell them to drop it. Or boat owners have used a variety of ingenious methods of floating out and sinking various kinds of weights with attached chain and buoy. The truth is that the majority of moorings in this state are illegal. Although state resources for enforcing the law have been very weak and citations for such violations seem to be rare, recent legislation in Olympia is slowly changing that. It is expected that there will be more oversight and citations as time goes on. Two of the driving issues are the large number of abandoned moorings and, worse, abandoned boats that litter our state's waterways. And of perhaps even greater importance, the very negative impact the majority of illegal moorings have on the eelgrass and macroalgae (kelp) beds that are crucial to the wellbeing of our salmon and many other fish species.
All of the small bays around Puget Sound have multitudes of moorings, with a majority lacking formal state permits. Around Camano Island, the shallows in front of the Country Club and just off the county park at Utsalady are prime examples.
Camano Sail and Power, LLC will not place moorings which lack all of the appropriate permits due to the risk to our Coast Guard license. Normally, that will be an approval of the eelgrass/macroalgae survey, issued by Fish and Wildlife; the actual lease agreement from the Department of Natural Resources; and possibly an O.K. from the county, the Corps of Engineers, and the Tribes.
LEGAL MOORINGS
Tidelands. If you are the owner of tidelands, you may install a mooring anchor on that part of the seabed that lies above extreme low water, i.e. on seabed that dries out during one of the lowest of tides, without a permit. If you do not own the tidelands, then clearly you need the permission of the owner of those tidelands.
Below tidelands. That is, in waters that never dry out. First, you must be the owner of the adjoining uplands. Second, you need a permit from the Department of Natural Resources. Our information as of 2009 is that they will allow one mooring per waterfront lot at no DNR charge beyond the fees for the initial permit. We believe that additional moorings per one lot will be charged an annual lease fee. In order for the DNR to grant a permit, they need the approval of Fish and Wildlife that an appropriate eelgrass and macroalgae survey has been done and that the mooring will not be closer than 25 feet to either of these species. Sometimes, the county and the Corps of Engineers get involved but that seems so far to be mostly a formality. DNR and F/W are the biggies.
O.K., SO NOW WHAT?? If you do not care if the mooring is legal or not, then you do whatever you need to do and cross your fingers. If you do care about legality, then we would be happy to talk to you.
Keep in mind that, unlike an illegal mooring, a legal mooring adds both intrinsic and extrinsic value to your property.
The first step is to determine if you own the adjoining lot, waterfront and tidelands.
The second step is to have Camano Sail and Power do a preliminary survey to determine if either eelgrass or kelp might be a problem.
The third step, assuming everything looks like a "go" based on the preliminary survey, is for Camano Sail and Power to conduct a formal eelgrass and macroalgae
survey using two scuba divers and/or underwater cameras and our powerboat. Assuming that you own the uplands and waterfront and tidelands or have formal permission to use the seabed in front of someone else's property, this seabed survey will determine if there are kelp or eelgrass beds present in the water where you propose to set the mooring. The DNR and Fish and Wildlife will not permit moorings that substantially endanger or degrade these two very important fish habitats We prepare a report to the Fish and Wildlife. Because Camano Sail and Power works closely with this agency and are careful to follow their protocol for these surveys, they are unlikely to object if we determine that an appropriate location is available for a mooring.
The fourth step is to make a formal application to the DNR and other involved agencies for a permit to install a mooring. At this point, once the DNR has your application and the approval of F and W in hand, they circulate it to other interested agencies and groups, including the Tribes. This is often just a customary formality resulting in no objections. But, depending on the location, someone like the Tribes could make a request for some change in your plans. This is uncommon but not unheard of.
The fifth step is for us to determine what size boat you plan on mooring (state law limits boat size to 60 feet) and during which months (summer months have fewer high wind and wave incidents compared to fall, winter and spring and the design of the mooring must take the season into account).
The sixth step is for Camano Sail and Power LLC to design the mooring that is satisfactory given the depth of water, tidal range, size of boat, expected weather, and following the guidelines set out by the DNR etc.
The fifth step is for us to install the mooring in a manner that is approved by the DNR.
BOTTOM LINE These numbers are approximate because of all of the variables involved, and are for clients on Camano Island.
1) Preliminary consultation to gather information from client on their planned uses of the mooring. no charge
2) Preliminary survey to get an idea about the distribution of the eelgras and/or kelp and to decide if
the project should continue. $200. if Camano Island. Time and mileage if
elsewhere
3) Provide client with a firm-price estimate of the cost of the entire project no charge
4) Two-person seabed survey by Camano Sail and Power and/or an independent subcontractor $1000-2000
5) Completion and submittal of sea bottom survey to Fish and Wildlife and application to DNR by
Camano Sail and Power on behalf of client. Also applications etc to other agencies if needed. $200 plus any fees charged by the government agencies
6) Design and installation of anchor and buoy system (includes a one-year complimentary inspection) $1500-3000
BOTTOM BOTTOM LINE. The very simplest installation where the client is on Camano Island, no unusual situations are encountered like unexpected deep water, a very bad lee shore requiring an extra stout mooring, or difficult, time-consuming or potentially dangerous working conditions perhaps requiring the services of a third person for safety, the total cost could be as low as $2900. An especially difficult project could be as much as approximately $5400.
OUR MOORING SYSTEM
NEW NEW NEW, COMING SOON TO THIS PAGE
NEW NEW NEW, COMING SOON TO THIS PAGE
We
have been developing a new and improved mooring that will
materially enhance the habitat for mobile sea life around your mooring
anchor and make Fish and Wildlife even happier. The basic mooring
is still two railroad wheels but they are now spaced about six inches
apart vertically, providing several cubic feet of shaded hidey-hole for
fish, octopusses, etc., Our new mooring is called a MICRO-REEF MOORING ANCHOR. We will have pictures of the new anchor shortly. (*No change in prices)
Our mooring system minimizes at least six big problems associated with more traditional mooring systems: 1) chain corrosion; 2) sea-life growth on the mooring components; 3) wave and wind shock loads on your boat's deck cleat and other equipment; 4) loss of effective weight of the mooring anchor due to the inherent buoyancy of all materials when immersed in water; 5) "footprint" on the sea bed; and 6) scouring of the seabed by the constantly moving mooring line.
CHAIN CORROSION Using a nylon mooring line almost completely removes corrosion from the mooring equation, most importantly in the near-surface oxidizing environment where most chain systems eventually fail. We use galvanized shackles and swivels at the float and anchor end as there is no other good option for those points for now. We use 3-feet of 1/2 inch galavanized proof chain to run through the mooring float and this is sufficiently oversized that this chain and the other very oversized components have approximately zero chance of failure due to wear or corrosion in between each year's inspection. Metal components below the oxidizing layer of ocean water and especially on the bottom, do not "oxidize" because they are typically in a "reducing environment."
SEA LIFE GROWTH ON COMPONENTS Large pesky sea life like mussels seem to shun the nylon, possibly due to its constant small stretching/relaxing motions which may make it difficult for them to get a foothold. The jury is still out on this and time will tell if this is truly the case.
WAVE AND WIND SHOCK LOADS ON YOUR BOAT'S GEAR Nylon provides a superior stress-relieving elastic property that greatly reduces the jerks and snaps transmitted from the mooring to your boat's mooring cleat. The big-boat (tug boats, freighters etc) operators have recognized this for years and have utilized the inherent elasticity (and corrosion resistance) of fabrics like nylon to more evenly distribute shock loads while towing etc.
Chain has essentially no inherent elastic property. Our one-inch 30,000-pound breaking limit nylon has over 40% stretch before it even comes close to its breaking point.
LOSS OF EFFECTIVE ANCHOR WEIGHT As you may recall from your high school physics, all materials immersed in a fluid (in this case sea water) lose weight due to the inherent buoying property of the water acting on the immersed body (remember Archimedes and the gold in the king's crown? and Archimedes thinking about how the water rose and overflowed when he took a bath?? http://en.wikipedia.org/wiki/Buoyancy) Anyway, the closer the density of the object being immersed to the density of the fluid, the more that object is buoyed up by the fluid. Now, by buoying we do not mean "floating"; we mean loss of effective weight. For example, we all know that a rock (about 2.5 times the density of water) sinks "like a rock" (sorry, could not avoid the pun). Ice, however, being frozen water, is just slightly less dense than water and thus it floats, but just barely: most of an iceberg is under the water where you cannot see it.
Many of other mooring systems use concrete as the mooring anchor. We use steel.
Concrete buoyancy Typical concrete, without any other material inside like steel, loses around 40 percent of its air-weight when immersed in fresh water. When immersed in the slightly more dense sea water, it loses slightly more. So, if you now have a 2,000 pound (air weight) chunk of concrete on the bottom as your anchor, you really only have about 1200 pounds holding your boat.
Steel Camano Sail and Power uses steam-cleaned steel railroad wheels ("choo-choo 'shrooms")covered with a rust-resistant rubber coating for our anchors. The much denser steel loses only about 10 percent of its air weight. These 38-inch steel wheels weigh 750 pounds each in the air. In sea water they still weigh around 675 pounds each. We weld two wheels together for the typical mooring, which then has an immersed weight of approximately 1350 pounds.
FOOTPRINT ON THE SEA BOTTOM Our steel "Choo-choo 'shrooms", due to their higher density, occupy a far smaller footprint for the same effective holding power compared to the large concrete ecology blocks used by others.
SCOURING OF THE SEA BED The nylon mooring line is completely buoyed off the bottom,. even at low tide, eliminating destructive scour of the sea bed.
CHAIN CORROSION Using a nylon mooring line almost completely removes corrosion from the mooring equation, most importantly in the near-surface oxidizing environment where most chain systems eventually fail. We use galvanized shackles and swivels at the float and anchor end as there is no other good option for those points for now. We use 3-feet of 1/2 inch galavanized proof chain to run through the mooring float and this is sufficiently oversized that this chain and the other very oversized components have approximately zero chance of failure due to wear or corrosion in between each year's inspection. Metal components below the oxidizing layer of ocean water and especially on the bottom, do not "oxidize" because they are typically in a "reducing environment."
SEA LIFE GROWTH ON COMPONENTS Large pesky sea life like mussels seem to shun the nylon, possibly due to its constant small stretching/relaxing motions which may make it difficult for them to get a foothold. The jury is still out on this and time will tell if this is truly the case.
WAVE AND WIND SHOCK LOADS ON YOUR BOAT'S GEAR Nylon provides a superior stress-relieving elastic property that greatly reduces the jerks and snaps transmitted from the mooring to your boat's mooring cleat. The big-boat (tug boats, freighters etc) operators have recognized this for years and have utilized the inherent elasticity (and corrosion resistance) of fabrics like nylon to more evenly distribute shock loads while towing etc.
Chain has essentially no inherent elastic property. Our one-inch 30,000-pound breaking limit nylon has over 40% stretch before it even comes close to its breaking point.
LOSS OF EFFECTIVE ANCHOR WEIGHT As you may recall from your high school physics, all materials immersed in a fluid (in this case sea water) lose weight due to the inherent buoying property of the water acting on the immersed body (remember Archimedes and the gold in the king's crown? and Archimedes thinking about how the water rose and overflowed when he took a bath?? http://en.wikipedia.org/wiki/Buoyancy) Anyway, the closer the density of the object being immersed to the density of the fluid, the more that object is buoyed up by the fluid. Now, by buoying we do not mean "floating"; we mean loss of effective weight. For example, we all know that a rock (about 2.5 times the density of water) sinks "like a rock" (sorry, could not avoid the pun). Ice, however, being frozen water, is just slightly less dense than water and thus it floats, but just barely: most of an iceberg is under the water where you cannot see it.
Many of other mooring systems use concrete as the mooring anchor. We use steel.
Concrete buoyancy Typical concrete, without any other material inside like steel, loses around 40 percent of its air-weight when immersed in fresh water. When immersed in the slightly more dense sea water, it loses slightly more. So, if you now have a 2,000 pound (air weight) chunk of concrete on the bottom as your anchor, you really only have about 1200 pounds holding your boat.
Steel Camano Sail and Power uses steam-cleaned steel railroad wheels ("choo-choo 'shrooms")covered with a rust-resistant rubber coating for our anchors. The much denser steel loses only about 10 percent of its air weight. These 38-inch steel wheels weigh 750 pounds each in the air. In sea water they still weigh around 675 pounds each. We weld two wheels together for the typical mooring, which then has an immersed weight of approximately 1350 pounds.
FOOTPRINT ON THE SEA BOTTOM Our steel "Choo-choo 'shrooms", due to their higher density, occupy a far smaller footprint for the same effective holding power compared to the large concrete ecology blocks used by others.
SCOURING OF THE SEA BED The nylon mooring line is completely buoyed off the bottom,. even at low tide, eliminating destructive scour of the sea bed.
PICTURES OF A TYPICAL SYSTEM
