Title
Vote to approve the amendments to the Chatham County Subdivision Regulations; specifically, section 7, Requirements and Minimum Standards for Improvements, Reservations, and Design incorporating all standards of the North Carolina State Fire Code Appendix D
Abstract
Introduction & Background: In response to recent discussions regarding fire safety and prevention within the Riverbend subdivision, the Planning Department, in collaboration with Central Permitting and the Fire Marshal’s Office, has prepared proposed amendments to the subdivision regulations. Under the State Fire Code, any major subdivision consisting of one- or two-family dwellings with 100 or more lots must provide two access roads to accommodate fire apparatus.
Appendix D, while required by our Fire Marshal, is not mandatory unless specifically referenced in the regulations. Currently, the Fire Marshal’s Office communicates these requirements to developers during the first plat and construction plan phases. The proposed amendments will incorporate these fire apparatus access standards directly into the ordinance, ensuring greater clarity, consistency, and efficiency in the development review process.
Discussion & Analysis: To maintain alignment between the Chatham County subdivision regulations and state standards, language will be added to incorporate Appendix D of the 2018 State Fire Code into the subdivision regulations. Originally, staff suggested incorporating the regulations by reference. However, that method was not sufficient according to the Chatham County Fire Marshall.
The proposed amendments will be in Section 7: Requirements and Minimum Standards for Improvements, Reservations, and Design. Section 7.3 Blocks has been changed to Section 7.3 Fire Apparatus Access Road Standards. All the information from Appendix D was added to the subdivision regulations within sections 7.2, 7.3, and 7.4.
The subdivision regulations used to have different standards for roads based on the density of the development and whether it was a private or state-maintained road. The fire marshal would approve the roads during the Technical Review Committee meeting and other regulatory practices. With the changes found in the redline document, the fire marshal’s regulations have been incorporated into the regulations and will be administered and enforced by the fire marshal’s office.
The new regulations will require all roads in the county to be accessible by fire apparatus and therefore able to handle the weight of at least 75,000 pounds. The roads will have to be at least 20 feet wide and where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, and the grade should not exceed 10%. The turning radius and dead ends shall meet the standards of Table 1 and Figure 1 in section 7.3.
If the road has a gate, it should be at least 20 feet in length and swinging or sliding type. Fire officials must have a way to enter and open the gate. The regulations include new sign rules displayed in figure 2 of section 7.3. Buildings or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Furthermore, buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads.
Multi-family residential projects having more than 100 dwellings require two separate and approved fire apparatus access roads. Developments of one- or two-family dwellings where the number of dwelling units exceeds 100 shall also require two separate fire apparatus access roads.
The planning board discussed this item at their February 3rd meeting and had multiple comments and questions. It was not clear to all the members what information was being removed from the subdivision regulations and what was being added. The board members also have some questions about references to the fire code that were not properly explained in the redline document.
The planning board voted unanimously to postpone the item until the march meeting until such time as they can have their questions answered by staff and have more time to understand the redline document.
The Planning Board heard the item again at their March 3rd meeting. Planning staff gave a PowerPoint presentation that showed every change from the redline document. Each slide in the attached PowerPoint explains the amendments and what in the current regulations is changing.
There were lots of questions from the board regarding the changes which staff tried diligently to explain. The Fire Marshal and central permitting director were also in attendance and provided valuable feedback. Several board members asked about the new road width requirements and when they would be required. Staff and the Fire Marshal explained all of the instances when the new road construction requirements would apply. The fire marshal was clear that he understood this would cost more to build roads and to develop property. The Board was worried about the cost to residents building one or two homes, and developers building rural minor subdivisions. The Fire Marshal explained that the amendments were only reflecting the state fire code and were in the interest of public safety.
After the planning board received all of their answers from staff in attendance, they voted unanimously to recommend approval of the amendments to the Chatham County Subdivision Regulations.
How does this relate to the Comprehensive Plan: To maintain alignment between the Chatham County subdivision regulations and state standards, language will be added to incorporate Appendix D of the 2018 State Fire Code into the subdivision regulations. Originally, staff suggested incorporating the regulations by reference. However, that method was not sufficient according to the Chatham County Fire Marshal.
Budgetary Impact: N/A
The Planning Board voted unanimously to recommend to the Board of Commissioners approval of an ordinance amending the Subdivision Regulations for a legislative request by the Chatham County Board of Commissioners and Chatham County Fire Marshal to consider amendments to the Chatham County Subdivision Regulations; specifically, section 7, Requirements and Minimum Standards For Improvements, Reservations, and Design adopting all standards of the North Carolina State Fire Code and Appendix D by reference.
Recommendation/Motion: Motion to approve the amendments to the Chatham County Subdivision Regulations; specifically, section 7, Requirements and Minimum Standards for Improvements, Reservations, and Design incorporating all standards of the North Carolina State Fire Code Appendix D.