RES 98-34 FLEXIBLE FIRE FLOW REQUIREMENTS IN PLATS AND PLANNED UNITED DEVELOPMENTSRESOLUTION NO. ~8-34
A RESOLUTION of the City of Bainbridge
Island, Washington adopting flexible fire flow
requirements for residential buildings in plats
and Planned Unit Developments.
WHEREAS, the Mayor appointed representatives to serve on a 90 day Fire
Flow Committee in March 1998 to review existing fire flow requirements and to
recommend a course of action; and
WHEREAS the Fire Flow Committee was comprised of 11 members
representing the City of Bainbridge Island, the Bainbridge Island Fire Department,
private water companies, the Land Use Users Group, and individual citizens; and
WHEREAS, the Fire Flow Committee reached a consensus in support of
flexible fire flow requirements for residential buildings; and
WHEREAS, the underlying concept of the flexible residential fire flow
requirements is to provide a level of fire protection that is commensurate with the fire
risk within established residential zoning classifications; and
WHEREAS, the flexible residential fire flow requirements take into account
that some portions of Bainbridge Island may not yet have a water system in place
which is capable of flowing 1,000 gallons per minute (GPM); and
WHEREAS, the flexible residential fire flow requirements only apply to new
plats and Planned Unit Developments (P.U.D.'s); now, therefore
THE CITY OF BAINBRIDGE ISLAND WASHINGTON DOES RESOLVE AS
FOLLOWS:
Section 1: Requirements for Residential Areas Zoned R-0.4 to R-1.
A. Definition of Zone: The regulations contained in this section apply to short or
long plats or P.U.D.'s in areas zoned R-0.4 to R-l--one (1) unit per two and one-half
acres to one (21) unit per acre.
B. Fire Risk: Risk assessment is based on probability of fire extending from it's
origin to other dwellings established by distance between dwellings and from
property lines. Overall risk is low for this area due to large lots with greater
distance from other dwellings.
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C. Protection Requirements:
1. If water is available for fire fighting within 1000 feet of the property line of the
plat or P.U.D. and is ~ 500 GPM then:
a. the water line must be extended with hydrants consistent with Sections
13.10.045 and 13.10.060 of the Bainbridge Island Municipal Code; or
b. sprinkler system must be installed in dwellings; or
c. dwellings must be located to provide a minimum 40 foot distance
from all property lines and access easements or rights of ways or 50 foot
distance from existing dwellings, whichever applies. Public rights of ways,
private access roads and/or open space may be used to establish distances
from existing dwellings. Minimum distances may be reduced up to 50% if
non-combustible roofing material (e.g., no cedar roofing material) is used, if
the Fire Marshal determines that the fire risk is not significantly increased.
2. If water is not available for fire fighting within 1000 feet of the property line of
the plat or P.U.D. and/or is < 500 GPM then:
a. a sprinkler system must be installed in dwellings; or
b. dwellings must be located to provide a minimum 40 foot distance
from all property lines and access easements or rights of ways or 50 foot
distance from existing dwellings, whichever applies. Public rights of ways,
private access roads and/or open space may be used to establish distances
from existing dwellings. Minimum distances may be reduced up to 50% if
non-combustible roofing material (e.g., no cedar roofing material) is used, if
the Fire Marshal determines that the fire risk is not significantly increased.
3. Emergency private access grade:
a. Existing private access: If access grade is greater than 12.%, sprinklers
shall be required in any new dwelling. Exception: In lieu of installing
sprinklers, and assuming access grade is between 12-15%, the access
shall be widened and paved with increased turning radius acceptable to the
Fire Marshal, and the access grade shall be reduced if determined
necessary by the Fire Marshal.
b. New private access: Roads shall be constructed not to exceed a 12%
grade or sprinklers shall be required in any new dwelling. Exception: In lieu
of installing sprinklers, and assuming access grade is between 12-15%, the
entire access road shall be paved.
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Section 2: Residential Areas Zoned R-2.
A. Definition of Zone: The regulations contained in this section apply to short and
long plats or P.U.D.'s in areas zoned R-2--two (2) units per acre.
B. Fire Risk: Risk assessment is based on probability of fire extending from it's
origin to other dwellings established by distance between dwellings and from
property lines. This area is considered a moderate risk with a greater number of
choices for protection based on availability of fire flow.
C. Protection Requirements:
1. If water is available for fire fighting within 600 feet of the property line of the
plat or P.U.D. and is >1000 GPM, the water line shall be extended with hydrants
consistent with Sections 13.10.045 and 13.10.060 of the Bainbridge Island
Municipal Code.
2. If water is available for fire fighting within 1000 feet of the property line of the
plat or P.U.D. and is 500 -999 GPM then:
a. the water line must be extended with hydrants consistent with Sections
13.10.045 and 13.10.060 of the Bainbridge Island Municipal Code; or
b. a sprinkler system must be installed in dwellings; or
c. a 12 foot wide paved road access must be installed, with turn-outs at 300
foot intervals, to within 150 feet of the most remote portion of the dwellings
and non-combustible roofing material shall be used; or
d. dwellings must be located to provide a minimum 40 foot distance
from all property lines and access easements or rights of ways or 50 foot
distance from existing dwellings, whichever applies. Public rights of ways,
private access roads and/or open space may be used to establish distances
from existing dwellings. Minimum distances may be reduced up to 50% if
non-combustible roofing material (e.g., no cedar roofing material) is used, if
the Fire Marshal determines that the fire risk is not significantly increased.
3. If water is not available for fire fighting within 1000 feet of the property line of
the plat or P.U.D. and/or is < 500 GPM then:
a. a sprinkler system must be installed in dwellings; or
b. a 12 foot wide paved road access must be installed, with turn-outs at 300
foot intervals, to within 150 feet of the most remote portion of the dwellings
and non-combustible roofing material shall be used; or
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c. dwellings must be located to provide a minimum 40 foot distance
from all property lines and access easements or rights of ways or 50 foot
distance from existing dwellings, whichever applies. Public rights of ways,
private access roads and/or open space may be used to establish distances
from existing dwellings. Minimum distances may be reduced up to 50% if
non-combustible roofing material (e.g., no cedar roofing material) is used, if
the Fire Marshal determines that the fire risk is not significantly increased.
4. Emergency private access grade:
a. Existing private access: If access grade is greater than 12%, sprinklers
shall be required in any new dwelling. Exception: In lieu of installing
sprinklers, and assuming access grade is between 12-15%, the access
shall be widened and paved with increased turning radius acceptable to the
Fire Marshal, and the access grade shall be reduced if determined
necessary by the Fire Marshal.
b. New private access: Roads shall be constructed not to exceed a 12%
grade or sprinklers shall be required in any new dwelling. Exception: In lieu
of installing sprinklers, and assuming access grade is between 12-15%, the
entire access road shall be paved.
Section 3: Residential Areas Zoned R-2.9 to R-14, and All Commercial and Industrial
Zones.
A. Definition of Zone: The regulations contained in this section apply to short and
long plats or P.U.D.'s in areas zoned R-2.9 to R-14--(2.9) units per acre to fourteen
(14) units per acre, and to residential short and long plats and P.U.D.'s in all
commercial and industrial zones.
B. Fire Risk: Risk assessment is based on probability of fire extending from it's
origin to other dwellings established by distance from other dwellings. As the
number of dwellings or other structures per acre increases so does the risk,
therefore this area is considered high risk with very specific requirements and
limited choices.
C. Protection Requirements:
1. If water is available for fire fighting within 1000 feet of the property line of the
plat or P.U.D. and is >1000 GPM, the water main shall be extended with
hydrants consistent with Sections 13.10.045 and 13.10.060 of the Bainbridge
Island Municipal Code.
2. If water is available for fire fighting within 1000 feet of the property line of the
plat or P.U.D. and is 500 - 999 GPM, the water main shall be extended with
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hydrants consistent with Sections 13.10. 045 and 13.10. 060 of the Bainbridge
Island Municipal Code and a sprinkler system shall be installed in all new
dwellings.
3. If water is not available for fire fighting within 1000 feet of the property line of
the plat or P.U.D. and/or is <500 GPM, then no development may take place
until protection requirement 1. or 2. is achieved.
4. Emergency private access grade:
a. Existing private access: If access grade is greater than 12%, sprinklers
shall be required in any new dwelling. Exception: In lieu of installing
sprinklers, and assuming access grade is between 12-15%, the access
shall be widened and paved with increased turning radius acceptable to the
Fire Marshal, and the access grade shall be reduced if determined
necessary by the Fire Marshal.
b. New private access: Roads shall be constructed not to exceed a 12%
grade or sprinklers shall be required in any new dwelling. Exception: In lieu
of installing sprinklers, and assuming access grade is between 12-15%, the
entire access road shall be paved.
Section 4: Residential Fire Sprinkler System Installation and Monitoring of Backflow
Prevention Devices.
A. Definition of Backflow Prevention Device: A device used to prevent water within
a fire sprinkler system from contaminating the distribution system of a public water
supply, as defined in Section 13.20.010 of the Bainbridge Island Municipal Code.
B. Whenever a sprinkler system is installed in a dwelling, an approved backflow
prevention device shall be installed on the water supply piping in accordance with
requirements from the local water purveyor. Prior to final occupancy, the dwelling
owner and/or builder shall have the backflow prevention device tested by a state
certified tester. The test results shall be forwarded to the Building Official who will
forward copies to the water purveyor and the Fire Department.
C. The backflow prevention device is required to be tested on an annual basis.
Therefore, within thirty days of notification from the water purveyor, the dwelling
owner shall be responsible for having the device tested by a state certified tester.
The test results shall be sent to the water purveyor as required.
D. If for any reason, the owner fails to have the backflow prevention device tested
and the water purveyor shuts off the water, the City's Code Enforcement Officer will
be notified by the water purveyor. The Code Enforcement Officer has the option of
posting the dwelling to indicate it is not safe to occupy. The Code Enforcement
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Officer will also notify the Fire Department and other government agencies, as
necessary, to inform them of any water line shut off or posting of a dwelling.
E. The City's Building Official is responsible for creating and maintaining a list of
certified inspectors for backflow prevention devices. The list is needed to provide a
quick reference for property owners, water purveyors, and other government
agencies.
PASSED by the City Council this ~',~'~day of/~ 1
i 998.
APPROVED by the MayoF this ~~ day of/~/~Y-,~~1998,
ATTEST/A UTHENT ICAT E:
n P. Kasper, City Clerk
APPROVED AS TO FORM:
Rod P. Kaseguma, City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
RESOLUTION NO.:
7-30-98
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98-34
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