East Palo Alto Municipal Code Art. V Fire Protection Requirements for Land Divisions and Fire Protection…

The fire hydrant and fire flow requirements of Section 8.16.460 shall be provided as follows:

A. No final map for a major land division within the boundaries of an area served by a public water system shall be approved or filed until the district fire marshal certifies that the land division has met the provisions of Section 8.16.460.

B. No parcel map for a minor land division shall be approved or filed until the district fire marshal certifies that the land division has met the provisions of Section 8.16.460 if:

1. The proposed land division is within the boundaries of an area served by a public water system; and

2. The city health officer or the director of public works requires an extension of a public water system main as a condition of approval for the land division.

(Prior code § 4-2.501)

Fire protection requirements for areas served by public water systems shall be installed as specified by this section.

A. In R-E, R-I, F-2, F-1, A-1, A-2, A-3, P, U-1, timberland preserve zone or resource management districts where one-family dwelling uses are being considered the following shall be provided:

1. The fire flow at any given hydrant shall be at least five hundred (500) gallons per minute for two hours duration at twenty (20) psi residual operating pressure above the daily domestic consumption rate. For the purpose of this section, one hundred fifty (150) gallons per minute is established as the average daily domestic consumption rate for the area served by one fire hydrant.

2. The district fire marshal shall determine the placement of all hydrants. Normally approved hydrants shall be located at each street intersection. Additional hydrants shall be located so that the interval between hydrants no more than five hundred (500) feet, but in areas where building lots are over one acre in size the district fire marshal may allow hydrants to be placed so that no house is over two hundred fifty (250) feet from the nearest hydrant.

B. In R-E, R-1, R-2, F-1, A-1, A-2, A-3, P, U-1, timberland preserve zone or resource management districts where multifamily or nondwelling uses are being considered and in R-3, H-1, O and C-1 districts the following shall be provided:

1. The water mains shall be capable of providing a potential fire flow of two thousand five hundred (2,500) gpm and the actual fire flow available from any one hydrant connected to any given water main shall be one thousand five hundred (1,500) gpm for two hours duration at twenty (20) psi residual operating pressure.

2. The district fire marshal shall determine the placement of all hydrants. Normally approved hydrants shall be located at each street intersection, but in no event shall there be an interval of more than four hundred (400) feet between hydrants.

C. In M-1 and M-2 districts the following shall be provided:

1. The water mains shall be capable of providing a fire flow of five thousand (5,000) gpm and the actual fire flow available from any two adjacent hydrants connected to any given water main shall be two thousand five hundred (2,500) gpm for two hours duration at twenty (20) psi residual operating pressure.

2. The district fire marshal shall determine the placement of all hydrants. Normally approved hydrants shall be located at each street intersection, but in no event shall there be an interval of more than three hundred (300) feet between hydrants.

(Prior code § 4-2.502)

All water main extensions and hydrant placements shall be completed in such a manner that the water system is designed to deliver the fire flows required by Section 8.16.460. The district fire marshal may permit, in writing, the actual fire flow to be less than that required by Section 8.16.460 if the existing water system is inadequate.

(Prior code § 4-2.503)

The district fire marshal may require additional water storage of an amount that will satisfy fire flows required by Section 8.16.460.

(Prior code § 4-2.504)

A. The fire protection facilities required by this chapter may be required by the district fire marshal to be operational before construction begins if the proposed structure is for multifamily use, nonresidential use, or if five or more residences are being constructed on parcels divided as part of a major subdivision.

B. No building permit shall be issued by the building official for a proposed structure within the boundaries of an area served by a public water system unless the requirements of Section 8.16.460 are already present or are required as part of the building permit.

C. No building permit shall be issued by the building official for a proposed structure that is outside the boundaries of an area served by a public water system unless the requirements of Section 8.16.500 are already present or are required as part of the building permit.

D. Upon application by the owner to the district fire marshal the marshal may in writing allow the requirements of Section 8.16.490C to be substituted for the requirements of Section 8.16.490B if the substitution would not be detrimental to public safety or community development.

E. No certificate of occupancy shall be issued by the building official until the district fire marshal certifies that the fire protection requirements of Section 8.16.460 and 8.16.500 are complete and functional.

(Prior code § 4-2.505)

Fire protection requirements for building permits requiring water storage shall be installed as specified by this section. For buildings other than single-family residences, minimum pipe, pump, valve, hydrant and fire flow specifications shall be determined by the district fire marshal.

A. A water storage tank or tanks of a size that can hold a total minimum of four thousand (4,000) gallons of water for fire protection purposes only shall be installed on the site. The water tank shall be located so as to cause gravity flow to the fire department connection, or an approved pump may be used to provide fire flow to the building. Electrical service to pumps shall be approved by the district fire marshal. Four buildings other than single-family residences, the minimum storage size available for water for fire protection purposes only shall be determined by the district fire marshal. Valves and pipes shall be connected to the tank or tanks as follows:

1. The pipe leading to the fire department connection or connections shall be installed at or near the bottom of the tank so that water will readily flow through the connection if opened.

2. All pipes or valves used for domestic purposes shall be located on the tank above the water storage space designated for fire protection purposes only.

B. A steel standpipe shall be connected by pipe to the tank for fire department use only. A gate or wharfhead valve with a two-and-one-half-inch National Hose thread outlet, as approved by the district fire marshal, shall be mounted on the standpipe two feet above ground level. The standpipe shall be painted the appropriate color according to flow as described in Section 8.16.650, and it shall be easily visible from the road or driveway. The standpipe shall be within one hundred fifty (150) feet of the main residence or building, but no closer than thirty (30) feet, and shall be within five feet of the main road or driveway leading to the residence or building.

C. The pipe connecting the tank to the standpipe shall be less than two and one half inches in diameter.

D. The tank, pipe and discharge valve shall in all cases be capable of delivering two hundred (200) gallons of water per minute for a single-family residence. The district fire marshal shall determine the required fire flow for other types of buildings.

E. Other water storage sources, such as swimming pools, ponds, etc., may be substituted for tank storage upon written approval of the district fire marshal.

F. Two or more buildings may be served by one water storage tank if the tank size and other fire protection equipment is approved by the district fire marshal.

G. The provisions of this section shall be required as part of the building permit, and the provisions of this section shall be met and approved of by the district fire marshal before a certificate of occupancy is issued by the building official.

(Prior code § 4-2.506)

Upon written request by the applicant the approving body, in reviewing a land division map, may reduce the fire protection requirements of Section 8.16.460 and 8.16.500 if it determines that:

A. Granting of the reduction will not be detrimental to the public safety or welfare or be injurious to the other property in the vicinity; and

B. The district fire marshal has not objected to the request for the reduction. Application for exceptions shall be made in writing stating fully the reasons and justification for the requested exceptions and shall be filed with the map.

(Prior code § 4-2.507)

All water storage tanks and other approved storage facilities built or placed to meet the fire protection requirements of Section 8.16.500 shall at all times have water completely filling the storage area designated for fire protection purposes only. Water will at all times be readily available from the fire department connection and tank.

(Prior code § 4-2.508)

No minor or major land division shall be approved or filed until the district fire marshal certifies that it complies with the following traffic access and circulation patterns unless otherwise approved by the planning commission or the city council. For the purposes of this section, "roadway" means any highway or private street improved or designated or ordinarily used for vehicle traffic.

A. No dead-end or cul-de-sac roadway shall exceed one thousand (1,000) feet in length.

B. In any hazardous fire area of East Palo Alto no dead-end or cul-de-sac roadway shall exceed six hundred (600) feet in length.

C. All dead-end roadways shall be appropriately marked.

D. All dead-end roadways shall be terminated by turn-around of not less than seventy-five (75) feet in diameter. If ample off-roadway parking is provided the district fire marshal may reduce the above figure appropriately.

E. Metal signs of a size approved by the district fire marshal with the designation "FIRE ESCAPE ROUTE" shall be placed in all locations specified by the district fire marshal.

F. When only one means of access exists to the land to be divided and the district fire marshal has requested an alternate means of access, an alternate means of access or other fire safety measures approved by the district fire marshal shall be provided by the land divider.

(Prior code § 4-2.509)

No building constructed within the incorporated area of the city shall be occupied or used until the fire flows required by this code are operative.

(Prior code § 4-2.510)

No use permit which allows any structure to be used for purposes of habitation shall be granted without first establishing fire protection requirements as a condition of the permit; provided, however, the minimum fire protection requirements so established shall be determined by the district fire marshal as detailed in Section 8.16.460 and 8.16.500.

(Prior code § 4-2.511)

A. Upon written request of the applicant, the district fire marshal may reduce the fire flows required by this code if his/her findings are that:

1. Water necessary to produce the fire flow required by this code is not available; and

2. Adequate alternate means of providing fire protection is available; and

3. The construction of the building is such that a reduction of the fire flows required by this code can be reasonably justified; and

4. The granting of the reduction will not be detrimental to the public safety or welfare or be injurious to the property in the vicinity.

B. The reasons for any such reduction shall be reduced to writing and a copy given to the applicant.

(Prior code § 4-2.512)

A. Every person constructing or relocating a building or a portion of a building shall comply with the requirements of this code.

B. Every person altering a building or adding to a building which will increase the size or value of the building by fifty (50) percent or more shall comply with the requirements of this code.

(Prior code § 4-2.513)

All sprinkler systems, fire hydrant systems, standpipe systems, fire alarm systems, portable fire extinguishers and other fire protective or extinguishing systems or appliances shall be subject to annual inspection and testing, and shall be maintained in an operative condition at all times and shall be replaced or repaired when defective.

(Prior code § 4-2.514)

No person shall sell or trade any form, type or kind of fire extinguisher which is not approved, or which is not in proper working order, or the contents of which do not meet the requirements of this code or state law; provided, however, this shall not apply to the sale or trade of fire extinguishers to any person or firm engaged in the business of selling or handling of such extinguishers or the sale or exchange of obsolete or damaged equipment for junk.

(Prior code § 4-2.515)

No person shall operate any lot, parcel of land or premises where three or more vehicles are stored, kept or parked for the public in the open air, whether a charge is made for such parking or not, and where an attendant is on duty, without first keeping a fire extinguisher, approved by the district fire marshal, on hand at all times.

(Prior code § 4-2.516)

All new public water systems, extensions from public water systems, and replacements of any main or line of an existing public water system shall meet the following requirements:

A. The mains and hydrants shall be designated to deliver water flow required by this code. Actual water flow may be less due to restrictions caused by the existing water system.

B. Hydrant spacing shall conform to Section 8.16.460 in a manner set by the district fire marshal.

C. All pipes serving fire hydrants shall have a minimum diameter of six inches, but if the pipes are not linked in grid or if individual legs are over six hundred (600) feet in length then the minimum diameter shall be eight inches.

D. Pipes shall be constructed of materials in conformance with the American Water Works Association Standards.

(Prior code § 4-2.517)

All places of assembly shall provide portable fire extinguishers of a size and type as required by the district fire marshal. All extinguishers shall be serviced at least once each year by a person registered with the State Fire Marshal in accordance with Health and Safety Code Section 13175. Yearly servicing shall include a visual inspection, emptying of contents, necessary repairs and recharge of contents. Carbon dioxide, liquid gas and factory sealed nonrefillable extinguishers need not be emptied and recharged. Extinguishers shall be hydrostatically tested once every five or twelve (12) years, depending on the type of extinguisher, as specified by the district fire marshal.

(Prior code § 4-2.518)

All buildings, other than single-family residences, that are constructed having floors located more than thirty-five (35) feet above the lowest level of district fire protection access, or a floor area in excess of two thousand five hundred (2,500) square feet shall be equipped throughout with a fire alarm and automatic sprinkler system approved by the district fire marshal. The district fire marshal shall use the national fire protection association standards for approval of systems. This maximum unsprinklered floor area may be increased upon the consent of the district fire marshal if other safety precautions, as approved by the district fire marshal, are provided. No certificate of occupancy shall be issued for any building defined within this section until the requirements of this section are completed.

(Prior code § 4-2.519)