HomeMy WebLinkAboutExhibit 66-03 Mason Street Project Final - Fire Compliance Memos
schemata workshop inc 1720 12th avenue, seattle wa 98122
www.schemataworkshop.com 206.285.1589
October 10, 2025
To: Phil Cecere, Jefferson County Fire Marshall
From: Mike Mariano
Re: Mason Street Neighborhood Code Requirements for Automatic Fire Sprinklers
Cc: Bob Collins, Tim Pula
INTRODUCTION:
The purpose of this memorandum is to provide an overview of applicable fire safety local and state laws for the
Mason Street Neighborhood – herein referred to as the Project – and the need for automatic fire sprinkler
systems.
RELAVANT CODES ENFORCED
2024 Jefferson County Unified Development Code (JCUDC)
Washington State Adoption and Amendment of the 2021 International Building Code (WAC 51-50-003)
Washington State Adoption and Amendment of the 2021 International Residential Code (WAC 51-51-
003)Washington State Adoption and Amendment of the 2021 International Fire Code (IFC)
DEFINITIONS
The project consists of 3 building types:
1. One-story Duplexes (two single-family units)1,480-1,667 SF
2. Two-story Townhomes (or townhouses) (including 4 single family units each) 3,336-4,162 SF
3. One-story Group Homes (with 6 bedrooms/ residents each) 3,236 SF
It is important to note that while the JCUDC Land Use Districts section defines ”Dwelling Unit as multifamily
means one or more structures containing three or more dwelling units”, this is for the purposes of the zoning
code which is concerned with land use. This is different from building codes, which are centered on building
construction and are concerned with health and safety issues.
IRC and IBC
The IRC applies to townhomes with specific physical factors that the proposal currently meets:
IRC R101.2 Scope
The provisions of this code shall apply to the construction, alteration, movement, enlargement,
replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one-
and two-family dwellings and townhouses not more than three stories above grade plane in height with
a separate means of egress and their accessory structures not more than three stories above grade
plane in height
Under Section R202, “Townhouse” is defined as the following:
TOWNHOUSE. A building that contains three or more attached townhouse units.
TOWNHOUSE UNIT. A single-family dwelling unit in a townhouse that extends from foundation to roof
and that has a yard or public way on not less than two sides that extends at least 50 percent of the
length of each of these two sides..
The Washington State Building Code also allows Adult Family Homes (“group homes”) to be designed under the
IRC:
Under Section R202, “Adult Family Home” is defined as the following:
ADULT FAMILY HOME. A dwelling, licensed by the State of Washington Department of Social and
Health Services, in which a person or persons provide personal care, special care, room and board to
more than one but not more than six adults who are not related by blood or marriage to the person or
persons providing the services.
308.2.5 Adult Family Homes
Adult family homes licensed by Washington state shall be classified as Group R-3 or shall comply with
the International Residential Code.
We have been especially careful to adhere to these requirements for all buildings to be permissible under the
IRC. Note: all the requirements for the “Duplexes” in the project are the same or less stringent than those
applying to townhouses so are not documented here.
AUTOMATIC FIRE SPRINKLERS SYSTEMS
The IRC has thresholds under which a sprinkler system is not required in homes, as determined by exceptions
under the Washington State IRC. For each code cycle the State of Washington issues “insert” pages which
legally amend the national building code. All proposed structures adhere to the following sections of the IRC as
amended by the WAC:
CHAPTER 51-51 WAC
2021 INTERNATIONAL RESIDENTIAL CODE INSERT PAGES (2ND PRINTING, POSTED 2/29/2024),
EFFECTIVE MARCH 15, 2024
R313.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall
be installed in a townhouse unit.
EXCEPTIONS: 2. Townhouse buildings containing no more than four townhouse units.
R313.2 One- and two-family dwellings automatic sprinkler systems. This section is not adopted.
Additionally, the Washington State Building Code also requires sprinklers in group homes, but only with 7 or
more residents (the group homes as designed have six):
903.2.8.5 Adult family home. An adult family home with a capacity of seven or eight that serves
residents who require assistance during an evacuation must install an automatic sprinkler system that
meets the requirements of NFPA 13D.
The Jefferson County Building Code (Chapter 15 of the JCUDC) also requires sprinklers, but it only applies to
building more than 5,000 square feet:
15.05.047 Automatic fire-extinguishing systems.
(1) An automatic fire-extinguishing system shall be installed in all structures as set forth in this section,
and as described in Chapter 9 of the currently adopted editions of both the International Fire Code and
the International Building Code as amended and adopted by the state of Washington. For the purposes
of this section, fire barriers and fire walls of any type do not constitute separate buildings.
(a) In all newly constructed residential buildings (R occupancies), located within any urban
growth area (UGA) in unincorporated Jefferson County, with a gross floor area of 5,000 or
greater square feet, regardless of type or use, as well as zero lot line townhouses with an
aggregate area of all connected townhouses 5,000 square feet or greater;
CONCLUSION:
In our review of the applicable codes we have concluded that Townhouses 3 stories or less, with four or fewer
units, and part of structures less than 5,000 sf in total area, along with One and Two-family Dwellings, and Adult
Family Homes with six or fewer residents, are not required to install automatic fire sprinkler systems. The
proposed Mason Street Neighborhood complies with these requirements and exceptions.
Sincerely,
Michael Mariano AIA
Schemata Workshop, Inc.
Technical Memorandum
1019 39th Avenue SE, Suite 100 • Puyallup, WA 98374 | 253.604.6600 | Parametrix.com
DATE: October 6, 2025
TO: Phil Cecere, Jefferson County Fire Marshal
FROM: Zac Garrard
SUBJECT: Mason Street Neighborhood Preliminary Plat - Fire Safety Compliance
CC: Bob Collins, Tim Pula, Darren Sandeno
PROJECT NUMBER: 217-9085-002
PROJECT NAME: Mason Street Neighborhood
Introduction:
The purpose of this technical memorandum is to provide an overview of applicable fire safety local
and state laws for the Mason Street Neighborhood – herein referred to as the Project – site layout.
This analysis reviewed the Jefferson County Code (JCC), the Washington Administrative Code (WAC),
and the 2021 Washington State Fire Code and 2021 International Fire Code and evaluates the site
layout and design compliance with applicable fire safety requirements.
Fire Safety Analysis:
Jefferson County Code (JCC)
12.20 911 Emergency Locator System
12.20.060 – Property or structures that must be addressed - At least one E911 address shall be
assigned to every residence, business, industrial site, institutional building, general assembly
building, and utility site. Application shall be required at the time of application for a building or
road approach permit when no other number has been assigned at the site of a proposed
structure.
o The Project’s Preliminary Plat labels individual lots and streets generally as “Lot 1,
Lot 2, Lot 3, etc.” and “Street A, Street B, Street C, etc.” due to the early status of
project development at the time.
o Final boundary lines, tax lots, and parcel numbers will be assigned with the Final Plat
when new street names and addresses are determined.
o Street A, B, C shall be named as individual private roads.
15.05 Building Codes
15.05.020 Administration and enforcement of code - Administration of the International
Fire Code Adopted in This Chapter. The fire marshal is charged with the administration and
enforcement of the International Fire Code as well as any amendments thereof adopted in
this chapter, and other duties as required by Chapter 2.40 JCC. The fire marshal’s duties and
authority shall include: The fire marshal may issue any approvals of permits necessary
for fire safety; The fire marshal may make an administrative determination regarding any
matter essential for public safety of an existing or proposed activity, building or structure, or
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
2 October 6, 2025
for the safety of occupants thereof, which is not specifically provided for by the
International Fire Code.
o The Jefferson County Fire Marshal, Phil Cecere, prepared written comments in a
letter dated August 6, 2025, stating the site plan’s emergency access and fire
hydrant placement as appropriate. The full letter is included as an attachment.
15.05.030 15.05.030 Adoption of national and state codes by reference – Chapter 51-54A
WAC – International Fire Code. The International Fire Code as published by the International
Code Council is adopted by reference with the additions, deletions, and exceptions noted in
the Washington Administrative Code.
o A review of the Washington Fire Code is included below in a separate section.
18.30 Development Standards
18.30.030 Water Supplies - Water sources and facilities adequate for fire protection
purposes shall be provided in all developments to the satisfaction of the Jefferson County
fire marshal.
o Jefferson County Public Utility District (PUD) has confirmed there is sufficient water
availability within their supply to support the Project’s demand, and a signed water
availability has been submitted to the project file.
o Additionally, the PUD’s 2020 Water System Plan indicates in Figure 5-5 that their fire
flow goal along Mason Street and Cedar Avenue is 500 gallons per minute, and
Figure 5-6 indicates that they estimate 0% percent deficiency from their fire goal
based on existing infrastructure and the 2018 Maximum Daily Demand (MDD).
Furthermore, Figure 5-8 indicates that they estimate 0% percent deficiency from their
fire goal based on 2038 MDD projections with their forecasted Capital Improvement
Projects in place.
o The Project’s proposed water system improvements followed the PUD’s technical
standards and specifications.
o The Fire Marshall’s letter states that the proposed water system improvements –
including the 8” distribution mains – preliminarily provides water availability at all
hydrant locations. Available hydrant flow data will be tested and verified prior to
building permit issuance.
18.35 Land Divisions
18.35.300 Preliminary Plat Contents - Except as otherwise specified in this chapter, the
preliminary short plat shall contain the following existing geographic features, drawn lightly
in relation to proposed geographic features: The location and size of existing water system
facilities including all fire hydrants lying within or adjacent to the proposed subdivision or
those which will be connected to as part of the proposed subdivision (if applicable). The
preliminary plat shall show the following proposed geographic features: Proposed location
and description of all individual or community wells, or water system improvements,
including fire hydrants (if applicable).
o The Mason Street Neighborhood Preliminary Plat includes both existing and proposed
water systems components – including water mains and fire hydrant locations – in
the Utility Plan section of the package.
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
3 October 6, 2025
18.35.610 Fire and Utility Standards - All divisions of land governed by this chapter shall
meet the fire protection and improvement standards adopted by Jefferson County.
o The Project’s proposed water system improvements followed the PUD’s technical
standards and specifications.
Washington Administrative Codes (WAC)
51-54A State Building Code Adoption And Amendment Of The 2021 Edition Of The
International Fire Code
51-54A-001 - These rules are adopted under the authority of chapter 19.27 RCW.
51-54A-003 - The 2021 edition of the International Fire Code, published by the International
Code Council is hereby adopted by reference with the following additions, deletions, and
exceptions.
51-54A-0503 - Fire apparatus access roads.
o 503.1 Where required. Fire apparatus access roads shall be provided and
maintained in accordance with locally adopted street, road, and access standards.
o 503.1.1 Buildings and facilities. This section is not adopted.
o 503.1.2 Additional access. This section is not adopted.
o 503.1.3 High-piled storage. This section is not adopted.
o 503.2 Specifications. This section is not adopted.
o 503.3 Marking. This section is not adopted.
o 503.4 Obstruction of fire apparatus access roads. This section is not adopted.
o 503.4.1 Traffic calming devices. This section is not adopted.
51-54A-0507 - Fire protection water supplies.
o 507.3 Fire flow. Fire flow requirements for buildings or portions of buildings and
facilities shall be determined by an approved method.
246-293 Water System Coordination Act
246-293-640 – Minimum Standards for Fire Flow.
o City, town, or county legislative authority shall set minimum fire flows where local
standards are adopted under WAC 248-57-900.
o Where local standards are not adopted under WAC 248-57-900, Table 1 shall
identify minimum fire flows. Contact with the county and local fire protection
authority shall be made before applying these standards in a water system plan or to
design of individual development.
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
4 October 6, 2025
o
2021 Washington State Fire Code & 2021 International Fire Code
(IFC)
Chapter 5 Fire Service Features
501.3 Construction Documents – Construction documents for proposed fire apparatus
access, location of fire lanes, security gates across from fire apparatus access roads and
construction documents and hydraulic calculations for fire hydrant systems shall be
submitted to the fire department for review and approval prior to construction.
o The Project’s Construction Documents are currently under development. Jefferson
County Department of Public Works and the Jefferson County Fire Marshall shall
review prior to permit issuance and construction.
503.1 Where Required – Fire apparatus access roads shall be maintained in accordance
with locally adopted street, road, and access standards.
o The proposed roads and fire access lane will be privately owned and maintained. The
private road sections are not subject to local street and road standards. The roads
have been designed to support the heavy loading from emergency vehicles –
including up to a 75,000 lb. tanker truck – per geotechnical engineer
recommendations.
o The proposed private roads and dedicated fire lane have been reviewed and
approved for use by the Fire Marshal.
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
5 October 6, 2025
5031.1 Buildings and Facilities – Approved fire apparatus access roads shall be provided for
every facility, building or option of a building hereafter constructed or moved into within the
jurisdiction. The fire apparatus access shall comply with the requirements of this section and
shall extend to within 150-feet of all portions of the facility and all portions of the exterior
walls of the first story of the building as measured by an approved route around the exterior
of the building or facilities.
o The Project’s site plan arranged such that all exterior walls of the structures in all
proposed lots are within 150-feet of the fire apparatus access road.
o A figure is attached displaying the 150-foot hose coverage area across the site.
o The 150-foot dimension is based on the maximum distance that handlines can be
effectively extended from fire apparatus under typical conditions.
503.1.2 Additional Access – The fire code official is authorized to require more than one fire
apparatus access road based on the potential for impairment of a single road by vehicle
congestion, condition of terrain, climatic conditions or other factors that could limit access.
o The Project site plan is arranged such that multiple access points are available for
emergency response. Upon completion of the phased development, there will be four
separate entrances to the site that are suitable for emergency vehicle response.
o Figures are attached displaying the ingress, egress, and turning movements for a
pumper and aerial ladder fire truck.
503.2.1 Dimensions – Fire apparatus access roads shall have an unobstructed width of not
less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in
accordance with section 503.6, and unobstructed vertical clearance of not less than 13 feet
6 inches ( 4115 mm).
o The proposed fire apparatus access roads provide at minimum 20-feet of
unobstructed width capable of supporting the loads imposed by a fire apparatus
weighing up to 75,000 lbs.
503.2.2 Authority – The fire code official shall have the authority to require or permit
modifications to the required access widths where they are inadequate for fire or rescue
operations or where necessary to meet the public safety objectives of the jurisdiction.
503.2.3 Surface – Fire apparatus access roads shall be designed and maintained to support
the imposed loads of fire apparatus and shall be surfaced as to provide all-weather driving
capabilities.
o The roads have been designed to support the heavy loading from emergency vehicles
– including up to a 75,000 lb. tanker truck – per geotechnical engineer
recommendations.
503.2.4 – Turning Radius – The required turning radius of a fire apparatus access road shall
be determined by the fire code official.
o Figures are attached displaying the ingress, egress, and turning movements for a
pumper and aerial ladder fire truck.
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
6 October 6, 2025
503.2.8 Angles of approach and departure - The angles of approach and departure for fire
apparatus access roads shall be within the limits established by the fire code official based
on the fire department’ s apparatus.
o Figures are attached displaying the ingress, egress, and turning movements for a
pumper and aerial ladder fire truck.
503.4 Obstruction of fire apparatus access roads - Fire apparatus access roads shall not be
obstructed in any manner, including the parking of vehicles.
o No parking will be allowed within the fire lane. Appropriate signage and striping will
be installed where necessary.
505.1 Address identification - New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in a position
that is visible from the street or road fronting the property.
o The Project’s Preliminary Plat labels individual lots and streets generally as “Lot 1,
Lot 2, Lot 3, etc.” and “Street A, Street B, Street C, etc.” due to the early status of
project development at the time.
o Final boundary lines, tax lots, and parcel numbers will be assigned with the Final Plat
when new street names and addresses are determined.
507.1 Required Water Supply - An approved water supply capable of supplying the required
fire flow for fire protection shall be provided to premises on which facilities, buildings or
portions of buildings are hereafter constructed or moved into or within the jurisdiction.
o Jefferson County Public Utility District (PUD) has confirmed there is sufficient water
availability within their supply to support the Project’s demand, and a signed water
availability has been submitted to the project file.
507.2 Types of Water Supply – A water supply shall consist of reservoirs, pressure tanks,
elevated tanks, water mains, or other fixed systems capable of required fire flow.
o The PUD’s is composed of reservoirs, pump stations, and water mains capable of
providing the required fire flow.
507.3 Fire flow - Fire-flow requirements for buildings or portions of buildings and facilities
shall be determined by an approved method.
o The local fire protection authority or county fire marshal determines the fire flow
requirements.
Minimum fire flow requirement is 500 gallons per minute for 30 minutes per
WAC 246-293-640.
507.4 Water Supply Test - The fire code official shall be notified prior to the water supply
test. Water supply tests shall be witnessed by the fire code official or approved
documentation of the test shall be provided to the fire code official prior to final approval of
the water supply system.
o A hydrant fire flow test shall be conducted on the proposed water system prior to
building permit issuance to confirm adequate fire flow to the site.
Technical Memorandum
Habitat for Humanity of East Jefferson County 217-9085-002
Mason Street Neighborhood Preliminary Plat - Fire
Safety Compliance
7 October 6, 2025
Conclusion:
The overview above outlines applicable local, state, and federal codes and regulations pertaining to
fire safety and how it was implemented in the Project’s site plan. We submit this evaluation to the
Jefferson County Fire Marshal for additional review and commentary to confirm that the site design
of the Mason Street Neighborhood includes provisions sufficient to provide emergency response for
public safety shall it be necessary.
Attachments:
Fire Marshal Letter
Mason Street Neighborhood Water System Composite Plan
Mason Street Neighborhood Emergency Response 150’ Hose Length Evaluation
Mason Street Neighborhood AutoTurn Turning Movement Diagrams