§ 8.1.4. Fire protection level of service standards.

A.

Overview: The provision of adequate fire protection will be determined through the location of development, availability of a water supply for fire fighting, and access to development. Specifically, the type of dwelling units or non-residential construction, the surface and length of access roadways, and the fire fighting water supply availability will determine how fire protection is provided. Fire protection service is provided by one of three entities:

1.

A municipality or a special district/authority;

2.

A volunteer departments; or,

3.

The sheriff.

Emergency medical service is provided by a mix of ambulance service, fire districts and or "quick response teams". Access to a site as further defined in this section is required for emergency medical service.

B.

Applicability and relationship to adopted fire codes, enforceability.

1.

These standards apply to all applications for conservation development, planned land division, subdivision, minor special review, special review, site plan review, public site plan review, and special exception submitted under this code. These standards do not apply to Rural Land Plans submitted under section 5.8 of this code.

2.

The standards of this section shall be considered the minimum requirements even for those areas within the boundaries of a fire district that have adopted a fire code which is also adopted by the board of county commissioners.

3.

A fire protection plan shall be required for those developments that cannot comply with the requirements of this section of the code.

C.

In general:

1.

The fire district or other appropriate agency may, based upon their adopted fire code, request additional requirement for development proposals as a result of development location, size or type of construction, in which case one of the following shall occur:

• The applicant may agree to the higher standard, which would be implemented through a condition of approval , or

• The board of county commissioners, upon the recommendation of the fire district may impose a higher standard as a condition of the approval of the development proposal, or

• If not required as a condition of approval by the board of county commissioners the fire district may elect to enforce a higher standard through their own enforcement processes.

Disclosure documents required as a part of the final documents for a development application, recorded as part of the final approval, shall include language stating that the county will not enforce or be responsible for enforcing a higher standard unless required as a condition of approval by the board of county commissioners.

2.

Fire protection plans shall be reviewed by the appropriate district and a recommendation from the fire district shall be provided. If the fire district fails to provide comment or recommendations on the fire protection plan within the allotted review time, the review maybe performed by the Larimer County Sherriff, Office of Emergency Services.

3.

Fire protection plans proposed for areas of the county not within a fire district boundary, shall receive a review and recommendation by Larimer County Sherriff, Office of Emergency Services.

4.

The board of county commissioners shall approve proposed fire protection plans as a part of the development review approval of preliminary plat, special review, special exception or minor special review.

5.

The planning director shall approve proposed fire protection plans as a part of the approval of applications for site plan review and public site plan review.

6.

Fire fighting water supply connections for fire protection shall be approved by the water supply entity and that all physical connections (i.e. screw threads) shall meet the requirements of the fire protection provider.

D.

Standards for residential development in a GMA or other designated urban area.

1.

General Standards.

a.

New development within growth management overlay zone district areas (GMA districts) and other designated urban areas in the county's master plan (i.e. LaPorte) must be located within a five-mile travel distance of an existing, manned fire station.

b.

Development applications proposing access to serve 30 or more dwelling units, shall provide two access points. If the access serves less than 30 units, an approved secondary/emergency access may be required.

2.   

Water supply. Developments within GMA districts and other designated urban areas in the county's master plan, where a public water supply designed to provide water for fire fighting purposes is available must comply with the following requirements:

a.

The development must be connected to a public water system designed and constructed to supply a minimum fire flow of 1,000 (gpm) with a minimum residual pressure of 20 pounds per square inch (psi); and,

The development must provide fire hydrants spaced no more than 1,000 feet from each other and located to adequately serve residential structures.

b.

Residential fire sprinklers will be required when an adequate water supply is either unavailable or inadequate to supply fire fighting water to hydrants.

c.

A combination of access length and inadequate water supply may dictate the requirement for residential fire sprinklers.

3.

Fire fighting access.

a.

Will meet the Urban Area Road Standards.

b.

Will have a minimum travel way width of 20 feet, generally have full connectivity to a public road system.

c.

Secondary (emergency) access may be required.

d.

Will have no uninterrupted road segment which results in a dead end road length of more than 660 feet.

e.

All access roads shall be capable of supporting fire apparatus with a weight of 80,000 pounds.

f.

All dead end accesses, irrespective of length shall incorporate turnarounds with a minimum radius of 50 feet.

g.

A lesser standard may be approved by the board of county commissioners.

E.

Standards for non-residential development in a growth management area or other designated urban area.

1.

Water supply. All development which is subject to review as defined in Section 6.0 (Site Plan Review) of this code in Urban Areas of Larimer County shall:

a.

Be served by fire hydrants connected to a public water system designed and constructed to supply fire flows of 1,500 (gpm) at 20 pounds per square inch (psi) minimum residual pressure within 1,000 feet of said buildings .

b.

Shall include a fire sprinkler system designed and installed according to NFPA if a water system (hydrants) meeting these requirements is not available, or: the structure includes any fire containment area in excess of 5,000 square feet.

c.

If a public water system is not available the fire protection provider and chief building official must approve any fire protection plan or alternate system prior to installation.

2.

Fire fighting access.

a.

Will meet the Urban Area Road Standards.

b.

Have a minimum travel way width of 20 feet.

c.

Will generally have full connectivity to a public road system.

d.

Secondary (emergency) access may be required.

e.

There will be no uninterrupted road segment which results in a dead end road length of more than 660 feet.

f.

All access roads shall be capable of supporting fire apparatus with a weight of 80,000 pounds.

g.

All dead end accesses irrespective of length, shall incorporate turnarounds with a minimum radius of 50 feet.

h.

Access for fire fighting, equipment and firefighters shall be provided to all sides of any structure.

i.

A lesser standard may be approved by the board of county commissioners.

F.

Standards for residential development outside a GMA.

1.

General standards for a rural development or development outside a GMA.

a.

Developments outside GMA districts and other designated urban areas have no requirement for proximity to a fire station, due to the variety of jurisdictions, providers and character of the area.

b.

Development applications proposing access to serve 30 or more dwelling units, shall provide two access points. If the access serves less than 30 units, an approved secondary/emergency access may be required.

2.

Water supply for firefighting.

a.

When a public water supply with adequate pressure and flow for fire hydrants is available it shall be utilized. If hydrants are provided they must supply fire fighting water at 500 (gpm) at minimum 20 psi residual pressure and be spaced at no more than 1,000 feet between hydrants.

b.

Certain public water providers do not have systems designed to accommodate hydrants, in those cases residential fire sprinkler systems will be required.

c.

When a public water supply is not available, a fire protection plan must be developed by the applicant for review and recommendation by either the fire protection provider or the sheriff's department, emergency services. Elements that must be included in fire protection plan include but are not limited to the following:

• All development which use on-site water storage or residential fire sprinkler systems will be required to provide a funding mechanism to pay for periodic inspections and maintenance through the property owners association or equivalent entity created pursuant to section 12.6.6.

• All development will be required to provide on-site water storage totaling a minimum of 2,000 gallons per residential unit outside wildfire hazard areas and 3,000 gallons per residential unit within wildfire hazard areas. The fire authority responsible for serving the area or emergency services must review, approve and periodically inspect such on-site storage; and

d.

At the time of evaluating a development, if it is clear that structures will be separated by less than 200 feet, a residential fire sprinkler system meeting the requirements of this section shall be required.

e.

Residential fire sprinklers will be required in all cases when a public water supply is either unavailable or inadequate to supply hydrants or if a combination of access length and water supply dictate the need.

3.

Fire fighting access.

a.

Shall meet the Rural Area Road Standards required for fire protection

b.

Shall be a minimum travel way of 20 feet in width.

c.

Must not exceed 660 feet in length from a secondary access point.

d.

If the distance is more than 660 feet then residential sprinklers shall be required.

e.

All roadway construction shall be designed to support equipment/apparatus weight of 80,000 pounds, can be of an all-weather surface.

G.

Standards for Non-residential development outside of a GMA.

1.

Water supply. All development which is subject to review as defined in Section 6.0 (Site Plan Review) of this code, located in rural areas of Larimer County, shall be served by a public water system designed and constructed to supply fire flows of 1,000 (gpm) at 20 pounds per square inch (psi) minimum residual pressure within 1,000 feet of said buildings. If the water supply cannot meet this standard then plans for the building(s) must include a fire sprinkler system designed and installed according to the requirements of the fire protection provider, and an approved fire protection plan.

2.

Fire fighting access.

a.

Shall meet the Rural Area Road Standards

b.

When required for fire protection shall be a minimum of 20 feet in width.

c.

Shall not be more than 660 feet in length from a secondary access point.

d.

If the distance is more than 660 feet then fire sprinklers shall always be required.

e.

All roadway construction shall be designed to support equipment/fire apparatus weight of 80,000 pounds, and;

f.

Be an all-weather surface.

H.

Application requirements. In addition to any submittal requirements in the technical supplement to this Code, applicants must provide a narrative describing the proposed water supply for fire protection or a fire protection plan. Where applicable, the narrative must include a vicinity map showing the location of the fire station and route used for calculating the "proximity-to-fire-station" criteria.

I.

Definitions.

Fire sprinkler systems - All fire sprinkler systems, whether required by the applicable fire district or chosen by the applicant for a development as part of a fire protection plan, must be designed and installed to meet National Fire Protection Association (NFPA) standards.

Fire protection plan - A site/development specific plan for fire suppression and safety which addresses the following components:

1.

Water available for fire fighting by source.

2.

Maintenance of the water supply.

3.

Distance to supply.

4.

Distance between structures.

5.

Access to supply and structures.

6.

Special plans/designs to address the existence and mitigation of wildfire hazards.

7.

Entity responsible for providing fire protection services (fire district fire department or Larimer County Sheriff).

8.

The fire protection plan shall use national standards for gallons and flow duration as described in the International Fire Code (IFC) and, as appropriate, be prepared by a qualified and licensed engineer.

Emergency/secondary access - An all-weather surface access way which is intended only for emergency use; must have a travel surface of at least 20 feet in width capable of supporting fire apparatus up to 80,000 pounds (the weight standard may be altered on the approval of the fire service provider).

Adequate fire fighting water supply - A public or community water supply that can supply water to a fire hydrant at a pressure and flow rate of 1,000/1,500 gpm in GMA/urban areas and 500 gpm in outside of GMA areas. The residual pressure shall be 20 pounds per square inch (psi). This typically requires a minimum six-inch diameter water line that is designed to supply fire hydrants, and may require looping or other connections within a water system to ensure pressure and flow rates.

(Res. No. 02252003R002, 2-25-2003; Res. No. 12092003R001, Exh. A., 11-10-2003; Res. No. 05292012R004, Exh. A, 5-29-2012)