A. Required: Ability to serve a development in accordance with this title and the general plan to provide fire protection shall be provided in writing, for all developments, by the Park City fire service district (PCFSD). Where buildings are to be used for industrial, commercial, multi-family, or mixed commercial/residential purposes, building and site plans must be approved by the Park City fire service district prior to issuance of the building permit.
B. Park City Fire Service District Level Of Service Standards:
1. The PCFSD has established the acceptable emergency response time as ten (10) minutes or less within the district. An acceptable response time to larger scale town or resort center development may actually be less, as determined by the PCFSD. (It must be realized that prevailing weather conditions, general topography, geographical diversities and unusual traffic conditions may inhibit district response times at any time of year.)
2. In order to comply with an acceptable level of service standard, a developer may be required to provide appropriate fire protection infrastructure, including facilities, apparatus and equipment for the PCFSD to comply with the appropriate level of service standard. In addition, approved fire sprinkler and suppression systems may be required by the district in conjunction with other appropriate mitigation measures, which must be approved by the district, to comply with the required level of service standard.
3. Should the PCFSD determine that a desired level of service cannot be provided to a proposed development; the developer shall prepare and submit a fire protection mitigation plan to the district for its review and approval. This plan shall address the measures that will be used to comply with the intent of the level of service standard, and the timing/phasing in which such improvements will be required. An acceptable mitigation plan shall be approved by the PCFSD before an SPA plan, final subdivision plan or final site approval is granted. Failure of a developer to provide an acceptable plan may be cause for denial of a development application by the county.
C. Development In Wildfire Hazard Areas:
1. Development Without Year Round Access Or Located Within Wildland Fire Urban Interface Zone: All development, including a single-family dwelling on an individual lot or parcel, which does not have year round access or is located within the wildland fire urban interface zone, is subject to the fire protection measures as required by the 2006 Utah wildland fire urban interface code and the respective fire district and/or fire warden. The fire protection measures are further identified in this chapter.
All applicants for new development shall, at the time of application, acknowledge that they have reviewed the "Summit County Living With Fire" information pamphlet and consulted with the building department, insurance companies, builders and fire districts/fire warden regarding fire protection.
2. New Subdivisions Within Mountain Remote Zone: All proposed new subdivisions within the area zoned mountain remote as designated on the zoning map within the Snyderville Basin will be analyzed and rated on its wildfire risk using the fire hazard severity scale developed by the state division of lands and forestry. All of these factors can vary from development to development. The composite score will categorize the hazard level of the proposed development as moderate, high or extreme. Once a proposed subdivision has been classified as to its hazard level, development standards for each level can be used by the county and the Park City fire district for fire protection and wildfire prevention measures. Once the rating has been approved by the Park City fire district, it shall then be submitted to the county. This rating will be submitted to the county with the sketch plan or in conjunction with a specially planned area plan application, as required by the CDD or designated planning staff member or as otherwise required in the processing of development permits for any proposed development.
3. Fuel Breaks/Vegetation Manipulation:
a. Hazardous fuels in the form of native vegetation will be cleared around structures and around the perimeter of the development to assist in wildfire prevention measures. This fuel break is not intended as a complete vegetation clearing firebreak. Fuel breaks must be in place prior to occupancy of the structure.
b. The definition of a "fuel break" by the state division of lands and forestry is "a change in fuel continuity, type of fuel, or degree of flammability of fuel in a strategically located parcel or strip of land to reduce or hinder the rate of fire spread".
c. Fuel breaks consist of the following:
(1) Annual grasses within thirty feet (30') of structures shall be mowed to four inches (4") or less.
(2) Removal of ground litter annually.
(3) Over mature, dead and dying trees shall be evaluated as to their potential to ignite and to carry fire and possibly will be removed.
(4) Fuel breaks may contain individual tree specimens, ornamental plants, or other similar vegetation used as ground cover, provided they will not provide a means of transmitting wildfire from native vegetation to structures.
(5) Fire resistive vegetation will be planted in the fuel breaks to prevent undue soil erosion.
d. In steep terrain, cleared or leveled slopes will be stabilized immediately following construction. Developers and lot owners will construct retaining walls, water bars, check dams, terraces, or other forms of physical means of soil erosion control. As part of the recordation plat, a maintained fuel break easement will be dedicated for the benefit of the area forester and will be shown around the perimeter of the development. Fuel breaks must be maintained by the landowners and shall be a part of the CC&Rs and monitored by the respective homeowners' association and/or area forester. The CC&Rs for the development will include enforcing language for the homeowners' association to budget for and provide fuel break maintenance services around the perimeter of the development boundary.
e. The following chart identifies fuel break clearing limits around structures and development perimeters based on the wildfire hazard rating:
Type
|
Moderate
|
High
|
Extreme
|
Structures | 30 feet | 50 feet | 100 feet |
Development perimeters | None | 75 feet | 100 feet |
D. Central Or Community Water Systems: Central or community water systems shall be capable of generating adequate flows to meet the insurance service office fire system grading standards, including the following:
1. Fire Hydrants: Fire hydrants will be installed in accordance with fire district requirements. Fire hydrant spacing will be a maximum of five hundred feet (500') between hydrants, except in minor developments where the restriction shall be a maximum of one hundred fifty feet (150') from any dwelling, but no less than fifty feet (50') from the dwelling unless otherwise approved by PCFSD.
2. Fire Flow Requirements: The fire flow requirement for rural residential development of five (5) or more building lots or dwellings will be a minimum of one thousand (1,000) gallons per minute.
3. Water Storage For Firefighting Use: Water storage will be provided to support the required minimum fire flow of one thousand (1,000) gallons per minute for a duration of two (2) hours.
4. Water Supply To Lots: The house water service line shall be at least one and one-half inches (11/2") in diameter or larger to provide adequate flow and pressure meeting fire sprinkler demands.
E. Individual Water Systems On Each Lot:
1. Water Storage: Dwellings in areas without a central or community water system will require a water storage system for firefighting purposes. Water storage is to be within a tank(s) as required by NFPA 22, standard for water tanks for private fire protection, as water reserves, exclusive of storage for domestic, irrigation, and fire sprinkler use. The amount of required water storage is based upon usable floor area of the dwelling, including attached garages. The amount of required water storage is five thousand (5,000) gallons of water storage for every five thousand (5,000) square feet of usable floor area, or fraction thereof.
2. Dry Hydrant/Draft Site: The dry hydrant/draft site will be provided at all individual water systems intended for fire protection use. The design, construction, location, access and access maintenance of the dry hydrant/draft site must be approved by the Park City fire service district. The dry hydrant/draft site must have emergency vehicle access designed and constructed in accordance with subsection 10-4-10G, "Road Base Specifications", of this chapter. The dry hydrant/draft site must be clearly identified in a manner approved by the Park City fire service district to identify the location and to prevent obstruction by parking and other obstructions.
F. Certification Of Compliance: Certification of compliance with adopted service levels and standards of the Park City fire service district, including the payment of impact fees, shall occur prior to final site plan approval, or in the case of single-family dwelling units or any use approved as a conditional use or a low impact permit, before a building permit is issued for such development.
G. Standards: Fire hydrants, water line sizes, water storage for fire protection, and minimum flow for fire protection shall be determined by using the standards of the insurance services office which are known as the fire system grading standards. In no case shall minimum fire flow be less than one thousand (1,000) gallons per minute for a period of two (2) hours, unless otherwise permitted herein.
H. Evidence Required For Maintenance: The developer shall furnish written evidence to the county and the Park City fire service district verifying that either a new or existing water company or association shall be responsible for the perpetual and continual maintenance of all fire protection appurtenances, including annual flagging of all hydrants, prior to November 1 of each year.
I. Plat Note Required: Each final subdivision plat for a development in an area zoned mountain remote on the zoning map shall include the following note on the plat. A conditional use or low impact permit issued for development in these areas shall include, as a condition of approval, the requirement that the applicant acknowledge in writing (titled a "memorandum of understanding") the following:
The property owner acknowledges that he/she is building in a location that is far removed from the primary Summit County service areas. As such, the property is on notice that there is limited access, infrastructure, and public services in the area. Some services, which include, but are not limited to, garbage pick up and school bus service, may not be provided. Emergency response time will be longer than it is in more accessible areas, and access by emergency vehicles may be impossible at times due to snow and road conditions. The owner understands and acknowledges that there may be infrastructure in these remote locations that does not meet adopted County Infrastructure Standards. It is the intent of Summit County to attempt to continue to provide the existing variety, scale, and frequency of public services and infrastructure for all existing and new development in these remote areas of the Snyderville Basin. It is not the intent of Summit County to increase the variety, scale and frequency of public services and infrastructure, or to provide urban levels of service and infrastructure in these areas. By this notice, the property owner assumes the risk of occupancy as outlined above, and is hereby put on notice that there are no anticipated changes in the levels of service or infrastructure by either Summit County or the appropriate special service district, nor does the property owner expect changes beyond those identified herein.
J. Fire Ratings For Roof Materials:
1. Roofing Materials: Roof materials on residential dwelling units within the wildland fire urban interface area shall be constructed with the minimum of UL listed class A fire rated roofing materials. Examples may include asphalt shingles, metal roofing material, sheet iron, and other appropriate materials; however, wood shake shingles are not permitted. Subdivision CC&Rs will reflect the type of building materials required for use and specify materials that are prohibited.
2. Screening: In areas designated mountain remote or in any area with a high or extreme wildfire hazard rating, the exterior openings from the roof, attic, eaves and floor areas will be screened to reduce the chance of flying embers entering a structure.3. Chimneys And Stovepipes: Any solid or liquid fuel burning appliance must have spark arresters or screens equipped on stovepipes and chimney outlets. (Ord. 736, 3-17-2010)