HomeMy WebLinkAboutDTS-08-021 - Fire Protection Requirements for New Development1
h~TC~NER . , .
Development &
Technical Services
Report To: Mayor Zehr and Members of Council
Date of Meeting: January 14, 2008
Submitted By: Tim Beckett, Fire Chief
Prepared By: Phil Mellor, Chief Fire Prevention Officer (519-741-2927}
Ward(s) Involved: All
Date of Report: January 8, 2008
Report No.: DTS-08-021
Subject: FIRE PROTECTION REQUIREMENTS FOR NEW
DEVELOPMENT
RECOMMENDATION:
"That Council Policy I-1035 (Emergency Access and Multiple Unit Identification Signs) be
repealed and replaced with the Emergency Service Policy attached to Development &
Technical Services Department Report DTS-08-021."
BACKGROUND:
At the Council meeting Monday November 26, 2007 staff presented Development & Technical
Services report DTS-07-141. Council directed staff to discuss the proposed Emergency Service
Policy with representatives from the development industry and the Cities of Cambridge and
Waterloo in an effort to gain input and consensus from all.
REPORT:
Staff has consulted with all of the surrounding municipalities to ascertain what instruments they
had put in place to address the important requirements described in the proposed Emergency
Service Policy. Replies were received from the municipalities of Waterloo, Cambridge, Guelph,
Stratford, Wilmot, Woolwich and Centre Wellington with all in agreement with the policy
requirements. The respondents further indicated that they were also requiring and enforcing the
same requirements through Subdivision and Development Agreements as is proposed by this
policy.
Staff also attended a meeting of the Waterloo Region Home Builders Association Liaison
Committee on December 14, 2007. Committee members were walked through all four sections
of the policy, highlighting all changes from current practice specifically. The general consensus
from the committee members was that the proposed policy would not require anything strikingly
different than what already current practice but with increased clarity. The one exception was
Subsection 3.6 which describes what exemptions to the emergency access requirements would
DTS - 08-021
January 8, 2008
Paae 2 of 2
be supported by staff and under what conditions, which the committee members felt needed
further clarification and the assurance that staff would also consider other exemptions and
alternative measures. The committee members were encouraged to respond with proposed
changes to the policy by the first week in January, 2008. From the reply received and
discussions with the Liaison Committee and Building Department the following changes have
been made to the proposed policy:
1. Approvals by the Chief Fire Official will be made in consultation with the Chief Building
Official.
2. Minor changes to the positioning and spacing of Fire Route signs required by Section 2.
3. Complete rewording of Subsection 3.6 to provide greater clarity and flexibility for
developers wishing to apply to Council for an exemption to the emergency access
requirements contained in the policy.
FINANCIAL IMPLICATIONS:
None.
COMMUNICATIONS:
As well as the original consultation with all affected departments, representatives of the local
development industry and all surrounding municipalities have now been consulted and have had
input into the proposed policy.
CONCLUSION:
The adoption of the attached Emergency Service Policy will consolidate requirements for
emergency access and fire fighting into a single document that can then be shared with
Planning, Building and Fire Officials and incorporated into the City of Kitchener Urban Planning
Guidelines. The requirements contained within the policy will help in providing a safer, better
protected community through enhanced delivery of emergency services while, at the same time,
providing staff with clear, concise direction that will help provide consistent non-emergency
service delivery and greater customer satisfaction.
Tim Beckett, Fire Chief Phil Mellor, Chief Fire Prevention Officer
Appendix "A", Report DTS-08-021
EMERGENCY SERVICE POLICY
1. Water Supply
Fire Hydrants
1.1 finless otherwise approved by the Chief Fire official in consultation with the
Chief Building t~fficial, any development served by private access roads, in
which the individual buildings do not exceed 600m2 in building area or three
storeys in building height and are used for residential, business and personal
services, retail sales, or low to medium hazard industrial occupancies, shall
be provided with fire hydrants in conformance with the following:
a} Afire hydrant shall be located within 90m of the principal entrance to each
building. Where portions of the building are completely cut off from the
remainder of the building, a fire hydrant shall be located within 90m of the
principle entrance to each area. The distance from the hydrant to the
principle entrances) shall be measured using the path that the fire hose
would have to be actually laid along, not in a straight line. Refer to
diagrams on pages 10 & 11)
b} If additional private fire hydrants are required to meet the requirements of
this Subsection the developer shall provide them at their own expense.
c) Private fire hydrants shall be constructed and installed in conformance
with the City of Kitchener Standard Specifications for Watermains
available from Kitchener utilities. (See page 2 for contact information}
d} Private fire hydrants shall be located with the 100mm Stortz connection
facing the private access road.
e} Private fire hydrants shall be located within 5m of the private access road,
no closer than 3m to any building, and kept visible and accessible at all
times.
1.2 Fire flowfrom the fire hydrants shall be determined to be sufficient forfire
fighting activities in accordance with City of Kitchener Fire Flow Analysis
Submission Requirements. A Fire Flow Analysis Report shall be submitted
to the City of Kitchener utilities Engineer for approval. See page 2)
1.3 Private fire hydrants shall be tested and maintained annually in
conformance with the Fire Code.
FIRE FLOW ANALYSIS REPORT -SUBMISSION REQUIREMENTS
PURPOSE: The goal of the Fire Flow Analysis Report is to demonstrate that the fire load for the
development, including existing buildings, will not exceed the water available for fire protection
from the municipal distribution system.
MINIMUM REQUIREMENTS: The following is the minimum requirements of the Fire Flow
Analysis Report for review by the City of Kitchener:
• Site plan detailing the water service, nearest municipal hydrants on the street, test
hydrants, private hydrants, etc.
• Detailed description of the building construction materials and intended use.
• Calculation of fire load of the entire site development including new and existing buildings
(summary only for sprinkler calculations).
• Details of hydrant fire flow test including time and date of test, persons conducting test,
residual and pito pressure readings, graph of results (minimum three flow points plus
static pressure), clear sketch of flow and residual test hydrant locations.
• Ilse metric units (L/min for flow and kPa for pressure).
• Plot the fire load on the hydrant fire flow test results graph. For sprinkler systems, provide
the envelope of flow and pressure requirements including simultaneous fire department
needs at private and municipal fire hydrants.
• fist the application of codes, standards and/or guidelines used in the report preparation.
The minimum requirements must satisfy the latest edition of the Ontario Building Code.
The Fire Underwriters Survey is also an acceptable standard.
• Unless otherwise demanded by sprinklered system, the fire load must be supplied by the
water distribution at a minimum pressure of 140 kPa in the main at the fire hydrant
(municipal or private) to provide fire protection. This minimum pressure must be available
on the day of the year with the maximum system demand.
• If the fire load is within 70kPa of the water pressure available, the City of Kitchener
reserves the right to request additional flow tests, hydraulic calculations, computer
modeling, etc., to ensure that the water distribution system can satisfy the fire flow during
the maximum day system demand.
• Signed by an individual deemed competent to perform fire flow calculations such as a
Professional Engineer. In doing so, this individual is attesting that:
o The fire flow analysis is representative of the building to be constructed.
Subsequent modification of the building will require the resubmission of
the fire flow analysis.
o All codes, standards and guidelines used in the report have been applied
appropriately
• If the proposed development is adjacent to a relatively large municipal watermain and the
fire load is comparatively small, then the applicant may submit an abbreviated Fire Flow
Analysis Report. This condensed report would comply with the above conditions
excluding any computer modeling or hydrant flow test requirement, for consideration to
waive a full fire flow analysis
• Submit report to: Angela Mick, P.Eng.
Utilities Water Engineer
City Hall, PO Box 1118
200 King St. West
Kitchener, ON N2G 4G7
Fax (519) 741-2638
Please allow 2 weeks for review. If additional information is required, contact Angela Mick at
(519) 741-2408.
December 2004
2
2. Fire Routes
2.1 All developments containing fire access routes required by the Building
Code, the Fire Code, or this policy shall be provided with fire route signs in
conformance with Subsections 2.7 through 2.15. Any development in
which the individual buildings do not exceed 600m2 in building area or
three storeys in building height and are used for residential, business and
personal services, retail sales or low to medium hazard industrial
occupancies, maybe required to be provided with fire access routes in
conformance with Subsections 2.2 through 2.6. Such determination shall
be made by the City's Chief Fire Official in consultation with the Chief
Building Official prior to Site Plan Approval in principle for the proposed
development.
Location of Access Routes
2.2 finless otherwise approved, access routes shall be located so that the
principal entrance and every required access opening are located not less
than 3 m and not more than 15 m from the closest portion of the access
route required for fire department use, measured horizontally from the
face of the building.
2.3 Access routes shall be provided to a building so that:
a) for a building provided with a fire department pumper connection
(siamese), a fire department pumper vehicle can be located adjacent
to the hydrants so that the unobstructed distance from a fire
department pumper connection to a hydrant is not more than 45 m.
(Referto diagrams on page 10}
b) for a building not provided with a fire department connection, a fire
department pumper vehicle can be located so that the length of the
access route from a hydrant to the vehicle plus the unobstructed path
of travel forthe fire fighterfrom the vehicle to the building is not more
than 90 m, and
c} the unobstructed path of travel for the fire fighter from the vehicle to
the building is not more than 45 m. (Referto diagrams on page 10)
2.4 The unobstructed path of travel for the fire fighter required by Subsection
2.3 from the vehicle to the building shall be measured from the vehicle to
the fire department connection provided for the building, except that where
no fire department connection is provided, the path of travel shall be
measured to the principal entrance of the building.
2.5 If a portion of a building is completely cut off from the remainder of the
building so that there is no access to the remainder of the building, the
access routes required by Subsection 2.3 shall be located so that the
unobstructed path of travel from the vehicle to one entrance of each
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portion of the building is not more than 45 m. ~Referto diagrams on page
11)
Access Route Design
2.6 finless otherwise approved, a portion of a roadway or yard provided as an
access route for fire department use shall:
a) have a clear width not less than 6 m,
b) have a centerline radius not less than 12 m,
c) have an overhead clearance not less than 5 m,
d) have a change of gradient not more than 1 in 12.5 ~8%} over a
minimum distance of 15 m,
e) be designed to support the expected loads of fire department
vehicles and be surfaced with concrete, asphalt or other material
designed to permit accessibility under all climatic conditions,
f} have turnaround facilities for any dead-end portion of the access
route more than 90m long, and
g} be connected with a public thoroughfare.
(Refer to diagrams on pages 12& 13)
Design and Installation Standards for Fire Route Signs
2.7 Sign Plate: Materials shall be approved, corrosion resistant metal; lettering,
colour, size shall be in conformance with the following figure:
Red Circle 19.05cm
Black "P" 10.16cm
White Background
Black "Fire Route"
4.45cm
Enforced Wording
1.91 cm
.~~ ~.
Sign: 30 x 45cm
4
2.8 Sign Mounting: mounting methods must be approved by the Chief Fire
Official in consultation with the Chief Building Official. Some methods that
will be considered are:
a} Standard sign post,
b} Light standard or other equivalent utility pole located not more than
4m from the limit of the fire route, or
c} Fences, landscape walls and building faces located not more than
4m from the limit of the fire route.
2.9 Mounting Neight: 3m measured from the top limit of the sign to the grade
of the fire route surface adjacent to the fire route sign.
2.10 Spacing between Signs: not more than 30m spaced such that at least one
sign is clearly visible and lettering is legible from all locations within the fire
route.
2.11 Location of Signs:
a} Where practical, signs should be located alternating side to side of the
fire route.
b} Where parking is located adjacent to the fire route and is not
delineated from the fire route by curbs, signs may be located on the side
of the fire route opposite the parking only.
2.12 Setback from the Fire Route: Fire route signs shall be at least 0.3m
and no more than 4m from the edge of the fire route.
2.13 A detailed fire route and signage plan shall be submitted to the Chief Fire
Official for approval prior to final site plan approval ~2 paper copies, letter
size minimum, and an electronic copy in PDF format}. Plan detail must
include width and centerline turning radii of the fire access route, all fire
hydrants or other water supplies, fire department pumper connections
relative to the buildings, and the location of all fire route signage. This
information can be included on the site plan submission.
2.14 The Fire Route signs shall be installed before any occupancy is granted
by the Building Department. The City's Chief Fire Official shall inspect the
route for compliance when requested to do so by the developer and may
order modifications if it does not comply with all requirements.
2.15 The property owner is responsible to ensure that the visibility and legibility
of the signs are maintained at all times.
5
3. Emergency Access
Residential Subdivisions
3.1 Cul-de-sacs, being one access street, shall be permitted in plans of
subdivisions subject to the following criteria:
a) The length of the cul-de-sac is defined as the distance measured from
the property line of the intersecting roads, along the centre line of the
cul-de-sac to the farthest point of the prope~y line of the bulb.
b) The maximum length of a cul-de-sac shall be 300m.
c} Cul-de-sacs without an emergency access shall not exceed 150m in
length.
d) Cul-de-sacs exceeding 150 metres in length shall require an
emergency access leading to a public right-of-way within 150m of the
fa~hest point of the prope~y line of the bulb.
e) There shall only be one emergency access per cul-de-sac. (Refer to
diagrams on page 14)
f) Emergency accesses on temporary basis are subjectto the same
requirements as permanent accesses.
Non-Residential Subdivisions
3.2 Cul-de-sacs in non-residential subdivisions shall be discouraged and shall
only be permitted in the case all alternate design possibilities have been
determined to be unacceptable. If required, the standards under
Residential Subdivisions shall apply subject to the specific requirements
listed below:
a) The maximum length of a cul-de-sac shall be 150m.
b) Cul-de-sacs without an emergency access shall not exceed 60m in
length.
c} Cul-de-sacs exceeding 60m in length shall require an emergency
access leading to a public right-of-way within 60m of the farthest point
of the property line of the bulb.
Multiple Residential Site Design
3.3 Multiple residential development, which includes more than three
residential units, requires emergency access conforming to the following:
6
a) Any such residential development located on any public right-of-way,
other than a cul-de-sac, where the length of the fire access route
located in the development exceeds 150m shall be provided with an
emergency access or a second means of access to any public
roadway located in such a manner that the furthest distance of any part
of the access route is not greater than 150m to the emergency access
or the public right of way. (Refer to diagrams found on page 15}
b) The length of the fire access route located in multiple residential
development, other than those located on a cul-de-sac, shall be
measured along the centerline of the access route from the where it
meets the property line of the public right-of-way.
c} The length of the fire access route in multiple residential development
located on a cul-de-sac shall be measured along the centerline of the
access route and the centerline ofthe cul-de-sac on which it is located
to the property line of the nearest public right-of-way that is not a cul-
de-sac. (Refer to diagrams found on page 15}
Design and Construction
3.4 All emergency access routes shall be designed and constructed to the
following criteria:
a) The maximum gradient change is to be 1:12.5 (8%) over 15m
minimum.
b) The design and construction of the emergency access shall conform to
diagrams found on pages 16 through 19.
c} The minimum centre line radius is 12m.
d) Emergency access shall not exceed 150m in length.
e) Both ends of the emergency access shall be protected by either gates
or an approved type of removable bollards that can be easily removed
and replaced year round, conforming to diagrams found on pages 16
through 19.
f) Emergency access signs shall be located at both ends of the
emergency access at the owner's expense and to the satisfaction of
the Chief Fire Official.
g) The construction of an emergency access must be completed prior to
occupancy of any unit in a multiple residential ornon-residential
development in relation to a site plan.
7
h} The construction of an emergency access must be completed prior to
the issuance of any building permit in a subdivision or otherwise
provided for through the subdivision agreement.
i} Where an emergency access intersects with a roadway bounded by a
curb, the curb shall be cut the full width of the emergency access, plus
required turning radii, so that no more than 5cm difference in height
exists at the intersection points.
M~inten~nce
3.5 All emergency accesses located on private and public prope~y shall
remain clear from all parked vehicles, obstacles and obstructions and
must be maintained in a passable state at all times in accordance with the
following:
a} Snow accumulation shall be removed from all emergency accesses on
public property based on Class 3 classification under the quality
standards for winter maintenance activities by the Community Services
-Operations Department.
b} Emergency accesses designated as Emergency Fire Routes on site
plans shall remain clear from all obstruction and shall be maintained in
a passable state at all times by the owner, as required by the Fire
Code.
c} Access routes to all buildings are required to be designed so that there
is an unobstructed path of travel from a fire department pumper to the
fire department connection forthe building, orwhere there is no fire
department connection, from a fire department pumper to the principal
entrance of the building.
d} The unobstructed path of travel shall be 1.2m in width. If the path is
located between parking stalls, then it must be clearly defined to
strongly discourage parking with physical barriers and/or signage.
Exemptions
3.6 The owner/developer may apply to council for an exemption to specific
parts of the Emergency Access requirements contained in this policy.
a} The Fire Department will support an exemption to the distance
requirements contained in Subsections 3.1 or 3.3, assuming no
extenuating circumstances affecting emergency service response exist
and subject to the following conditions:
i} Residential sprinklers conforming to the latest version of NFPA
13R, or other standard acceptable to the Chief Fire Official, and a
8
direct-to-fire monitoring system are installed in all dwelling units
located beyond 150m distance requirements contained in
Subsections 3.1 and 3.3
ii} The length of the fire access route or cul-de sac in the development
for which the exemption is being applied for still cannot exceed
300m in length measured from the property line of the intersecting
street, including the length of the cul-de-sac if located on a cul-de-
sac.
b} Other exemptions will be considered for support if alternative
measures are provided that, in the opinion of the Chief Fire Official in
consultation with the Chief Building Official, will provide equivalent life
safety and hazard protection to affected occupants and buildings.
9
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4. Multiple Unit Identification
Multiple ~,1nit Identifier ~M~I} Signs
4.1 Lots containing more than one building intended for occupancy, including
residential excluding street fronting townhouses}, commercial,
institutional and industrial buildings may be required to prominently
display a multiple unit identification ~M~I}sign at each entrance to a
public thoroughfare showing the layout of the site, the municipal address,
the building identifiers and occupancy unit identifiers. Such determination
shall be made by the City's Chief Fire t~fficial prior to Site Plan Approval
in Principle for the proposed development.
4.2 If required as per 4.1, the owner shall prepare and submit a colour
concept plan of the MUI sign in accordance with the design, construction
and location requirements set out below, and obtain approval of the MCI
sign from the City's Chief Fire Official priorto the issuance of any
building permits/ or site plan approval. Colors or materials that cannot be
accurately represented on the concept plan may require submission of
materials samples for approval.
4.3 All M111 signs shall be designed and constructed bythe owner, as
follows:
a} all signs shall use reflective letters and markings or be
illuminated internally or externally, whichever is appropriate for
their design
b} all signs shall have contrasting lettering and backgrounds
c} the sign shall identify the municipal address of the site in 50mm
block letters
d} each building identifier and occupancy unit identifier must be
identified separately and clearly with numbers and/or letters at
least 30mm in size
e} each sign shall have a 1.2m clearance from grade and shall not
exceed 3.Om in height from grade, or 6.Om2 in total area, unless
otherwise approved by the City's Supervisor of Site Plan
Development.
f} all abutting public streets, internal roads, fire routes and
emergency access roads shall be identified
20
g) the location of the Fire Department water connections and on-
site hydrants shall be displayed in red
h} an identification "YQ~ ARE NERE" label shall be clearly
displayed in white letters on a red background
i} all signs shall be constructed of durable material by the sign
industry and maintained in a legible condition in perpetuity
j} signs can be prepared by an independent sign maker or by the
City of Kitchener, at the expense of the owner.
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FOUNDATIONS
4.4 The location of all M111 signs shall be shown on the City's Landscape Plan
drawings. Planting in the vicinity of the sign shall be of a low growing
variety (a maximum mature height of 1.Om} and maintained so as not to
obstruct the sign.
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4.5 A sign permit is not required for an MUI sign.
4.6 All MUI signs must be installed prior to the occupancy of any units within
the development, in accordance with the following locational
requirements:
a} a MUI sign is required to be installed on the right side of each
entrance driveway to the site within 10m of the property line
b} a MUI sign may not be located within the driveway visibility corner
formed by the projection of the intersection of the front lot lines and
driveway edge, connecting them 4.57m from their point of
intersection
c} a MUI sign must be located on the owner's property not more than
1.2m from the edge of pavement of the internal driveway, situated
at a 45-degree angle to the driveway. When a sidewalk is located
between the MUI sign and the driveway, the sign must not be
located less than .6m from the sidewalk and not exceeding 1.8m
from the edge of the pavement of the internal driveway.
M UI Sign Location
Driveway
JI
~n
- - - Property Line - ~ - -
~~ _ Sidewalk ~ ~ ~ - - ~ - - ~ ~ ~ ~ ~J
--
Curb
4.6 t~nce an MUI sign is installed, the City's Chief Fire official shall inspect the
sign for compliance and may order the sign to be modified if it does not
comply with all requirements.
4.7 All MUI signs must accurately reflect any changes to the site as a result of
redevelopment or building additions and must be changed at the time of
undertaking the building or site alterations. All changes shall require the
approval of the City's Chief Fire Official.
22