Union Township City Zoning Code
§ 30-7.7
Fire Protection; Firefighting Water Supply.
[Ord. No. 2004-3, § I]
a.
Fire Protection Water Storage Tanks Required in Residential Developments Not Directly Served by Public Water as Evidenced by a "Will Serve" Letter from the Appropriate Local Water Utility.
1.
Residential developments having four through 10 units shall provide one underground fire protection water storage tank, including its valves, fittings and piping (hereinafter "tank system(s))" of at least 30,000 gallons.
2.
Residential developments having 11 through 20 units shall provide two underground fire protection water storage tank systems of at least 30,000 gallons each.
3.
Residential developments having more than 20 units shall provide three underground fire protection water storage tank systems of at least 30,000 gallons each.
4.
Residential developments having more than 30 units shall provide fire protection water storage tank systems in accordance with the recommendations of the Township Engineer in consultation with the applicable fire company and other appropriate fire protection experts.
b.
Fire Protection Water Storage Tank Systems Required in Commercial or Industrial Developments Not Served by Public Water.
1.
Commercial or industrial developments having structures with an aggregate floor area of greater than 20,000 square feet, but less than 50,000 square feet shall provide one underground fire protection water storage tank system of at least 30,000 gallons.
2.
Commercial or industrial developments having structures with an aggregate floor area of greater than 50,000 square feet, but less than 75,000 square feet shall provide two underground fire protection water storage tank systems of at least 30,000 gallons each.
3.
Commercial or industrial developments having structures with an aggregate floor area of greater than 75,000 square feet shall provide three underground fire protection water storage tank systems of at least 30,000 gallons each.
4.
Commercial or industrial developments having structures with an aggregate floor area of greater than 100,000 square feet shall provide fire protection water storage tank systems in accordance with the recommendations of the Township Engineer in consultation with the applicable fire company and other appropriate fire protection experts.
5.
The location of each tank system in a commercial or industrial development shall be in an appropriate easement area acceptable to the Township Engineer in consultation with the applicable fire company and/or other appropriate fire protection experts.
c.
Requirements Applicable to All Fire Protection Water Storage Tank Systems for All Uses.
1.
All underground fire protection water storage tank systems shall be located within an easement area in or along the public right-of-way and adjacent to the cartway. There shall also be a pull-off area adjacent to the cartway measuring 12 feet wide and 50 feet in length with adequate paved tapers at each end. A recorded easement shall be provided for any portion of the pull-off area and tank system location outside of the right-of-way. All water tank systems shall be subject to periodic inspection by the Township or its designee, in their uncontrolled discretion, and the Township or its designee shall have the unrestricted right to access to the tank system for inspection purposes and in the event of a fire emergency, for firefighting purposes.
2.
The exact design, location and installation of fire protection water storage tank systems shall be subject to site plan review and shall be approved by the appropriate reviewing agencies after a final determination of adequacy has been made by the Township Engineer in consultation with the fire company or fire commissioners having jurisdiction of the area serviced by the tanks and/or other appropriate fire protection experts. As-built drawings in both hard copy and GIS format shall be provided by the developer to Union Township, as well as to designated local fire companies.
3.
All underground fire protection water storage tank systems shall be equipped with a standpipe of a diameter and fittings that are compatible with firefighting apparatus of the responding fire department. In this regard, the applicant shall secure, in writing, approval from the responding fire department of the tank design, location, standpipe and fittings. This approval must be obtained prior to installation and prior to final site plan or subdivision approval.
4.
The draft connection at each tank shall be a 4 1/2 inch National Standard Hose Thread. Riser connections and fittings of all tanks shall be capable of producing 1,000 gallons per minute for a minimum of 90% of the tank capacity, and the ability to deliver a minimum flow of 250 gallons per minute for a minimum duration of two hours from the water source.
5.
All tank systems shall include a system for maintaining a refill capacity and shall be equipped with means for preventing accumulations of silt and debris. Self-filling tank is to be utilized and if some other method of filling is used, documentation is to be provided to the Municipal Engineer.
6.
Maintenance and Replacement of Tank Systems.
(a)
Maintenance of water quality and quantity, and of tank systems following the expiration of the maintenance guarantees shall, in the case of residential developments, be the sole responsibility of the homeowners' association and in the case of commercial or industrial developments be the sole responsibility of the owner or owners of the development in which the tank systems are located. It shall be the responsibility of the developer and its successor homeowner association to establish and maintain a dedicated fund for the maintenance and eventual replacement of all tank systems or parts thereof in the residential, commercial or industrial development. Such fund shall be audited annually by a certified public accountant or a registered municipal accountant and a report of audit shall be furnished to the Township on or before April 1 of each year.
(b)
In the alternative, the Township may, at its discretion, agree to accept payments, in amounts to be determined, from the developer and the successor homeowner association in lieu of performance obligations imposed under Subsection c6(a).
(c)
In the event that a residential developer or homeowners' association, or a commercial or industrial developer or property owner, which has responsibility for the maintenance and replacement of any tank systems, fails to do so, the township shall have the right in its sole and absolute discretion to enter onto the tank systems easement area and to cause the necessary maintenance and/or replacement of the tank systems to be accomplished, and the pro rata cost thereof as certified by the Township Engineer shall be charged against each of the properties in the development, and shall be a lien upon the respective properties and collectible in the same manner as real property taxes.
7.
Maintenance for the area around the tank systems shall be the sole responsibility of the adjoining property owner. Every application for development of real property shall make adequate provision by way of restrictive deed covenant providing for this obligation.
8.
Use of water in the tank systems for any purpose other than fire protection is prohibited.
9.
Signs indicating "No Parking or Standing" within 100 feet shall be placed at each tank system location on both sides of the street. The signage shall meet applicable State and Township regulations. Markings on the pavement prohibiting parking shall also be required.
10.
Where access to a tank system may be a concern, the road or street shall be widened as required by subdivision or site plan approvals.
11.
The tank system(s) shall be anchored in place such that they will not shift when water is being filled or drained, nor when a tank is empty.
12.
Water storage tank systems may be constructed only of materials approved by the Township Engineer.
13.
The developer shall be responsible for the initial fill of each tank system and the water for the initial fill of each tank system shall come from a source outside of Union Township.
14.
The developer shall be responsible for obtaining all construction and other permits required for each tank system.