ATTACHMENT 9

memorandum

to:                  J.B. Culpepper, Planning Director

from:            Daniel L. Jones, Fire Chief

subject:       Proposed Development Outside the Urban Services Boundary

date:             January 14, 2008

PURPOSE

The purpose of this memorandum is to present concern regarding proposed development within the Extra-Territorial Jurisdiction of the Town of Chapel Hill, outside of the Towns’ Urban Services Boundary, due to the lack of adequate water supply for fire suppression within this area.

BACKGROUND

As you are well aware, land restrictions were established years ago for unincorporated areas just outside of the Town limits, yet within the Towns’ planning jurisdiction.  These land restrictions included requiring larger lot sizes, as well as restricting the availability of commercial water and sewer outside of the Urban Services Boundary to promote a rural buffer area around our Town. These areas have remained rural for some time, with little to no development activity. However, with the desirability of our area to live, work and play, and the limited land within our Town to build homes, our once rural buffer is becoming very attractive for potential development of single-family homes and subdivisions.  Two such developments have been submitted to the Town of Chapel Hill within the last six months for review and approval.  This trend will certainly continue. Approval of such development will create new lots within our planning jurisdiction with no available water for firefighters to use to protect those homes and lives. We would, in effect, facilitate a “buyer-beware” scenario relative to fire protection.

In August 2007, Scout Development submitted plans to the Town of Chapel Hill for a proposed four lot subdivision off Woodward Way called “Estates at Oxford”. During review, Fire Marshal Matt Lawrence noted to Town Planning staff that no adequate water supply was available for minimal protection of these proposed building lots.  The closest hydrants to the entrance to this proposed development are 1400 feet and 2300 feet respectively.  Because of this extreme distance, the standard use of supply hose from hydrant to a fire is not feasible.  Likewise, our department, which would respond with Carrboro Fire Department to this location, is not equipped to operate a water shuttle operation that would be necessary to provide adequate water supply.  As an option, we proposed that the developer consider the use of residential sprinkler systems in the homes and provided them with information regarding these systems, which in this case could be operated off of well water.  Scout Development does not support this as an option; however, it was unanimously supported by the Town Planning Board at the December 4th, 2007 meeting.  As public hearing and Council action on this proposal nears, I feel that it is imperative that this issue be addressed.

DISCUSSION

The North Carolina Fire Prevention Code section 508.1 states that “an approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises upon which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction”. “The water supply shall consist of reservoirs, pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required fire flow”.  Section B105.1 of that code defines the fire flow for one- and two-family dwellings (not exceeding 3,600 square feet) as 1,000 gallons per minute. There is an allowed 50 percent reduction in required fire flow when the home is provided with an automatic sprinkler system, as was presented to the developer as an option.

In order to find some means to provide adequate fire protection water to the proposed Estates at Oxford development and other forthcoming development, I recommend one of the following:

  1. Provisions be made to allow fire hydrants be extended to the proposed development area. An 8 inch OWASA water main is already present along Smith Level Road, near the proposed development.
  2. The developer be required to install and maintain an engineered pond or reservoir which would support the required fire flow and duration, and be equipped with a “dry hydrant” for drafting by fire equipment.  The water level would need to be maintained at a level capable to providing adequate supply, possibly via a well and pump.
  3. That Town staff (Planning, Fire, Inspections) utilize the provisions of the NC Fire Prevention Code (Sections 508 and B105), and/or enact specific local ordinance requiring the homes within this development, as well as any homes built in the rural buffer, further than 600 feet from a hydrant, be required to be equipped with a residential sprinkler system meeting the requirements of NFPA 13D.

Without regard for this important public safety issue:

  1. Approved development will exceed the capability of fire service infrastructure to provide even minimal fire protection.
  2. The lives and property of residents within our jurisdictional bounds will be threatened due to inadequate fire protection.
  3. We will see continual growth in single-family home stock in this area that will continually be an undue burden on the health and safety of fire responders who are charged with suppressing fire in this area.
  4. Homeowners will be charged extremely high property insurance rates on their homes and property due to the lack of available water for fire protection.

CONCLUSION

The rural buffer surrounding Chapel Hill poses some definite challenges and deficiencies with regard to providing fire protection to this area.  As this area changes from a sparsely developed rural setting, to a highly desirable location for single-family homes and developments, we are forced to evaluate this situation objectively and creatively to ensure that we are providing for the safety and well-being of all who live in our well-planned community.