Idaho Falls staff propose code changes to clarify multifamily, townhome and fire‑access standards

City officials presented proposed changes to the city’s fire access and land‑use definitions on Monday, telling the City Council the goal is clearer rules for multiunit housing, consistent fire‑apparatus access and predictable treatment of townhomes versus apartment dwellings.

The presentation, led by community development and fire staff, focused on three categories of change: fire apparatus access dimensions and turning radius, access walkways and connections to exterior doors, and clearer definitions that distinguish single‑unit attached dwellings (townhomes) from multiunit attached buildings (which fall under the International Building Code and generally require sprinklers).

Nut graf — why it matters: As the city has seen an increase in multifamily construction, staff said ambiguous definitions and past interpretations led to inconsistent reviews and built projects that triggered differing fire‑safety and sprinkler obligations. The proposed changes aim to reduce ambiguity for developers and ensure emergency access and maintenance of fire systems.

Key proposals and rationale

Fire access width: Staff asked council to codify a 26‑foot unobstructed width for fire apparatus access roads where hydrants are present, aligning local practice with Appendix D of the International Fire Code. Presenters said dead ends/turnaround sections may still meet narrower widths under Appendix D where required turnarounds exist. The presenter explained: "Any fire apparatus access road that has a hydrant on it shall be 26 feet," and added that the city has been applying the Appendix D practice and wants to memorialize it in ordinance.

Turning radius and exterior access walkways: Staff proposed specifying a 30‑foot turning radius for apparatus and requiring 6‑foot‑wide, ADA‑compliant access walkways to provide access from the apparatus access road to exterior doors where hose stretches or gurney access is needed. The presentation included site diagrams showing parking patterns and ramp locations to maintain both ADA access and fire‑apparatus reach.

Definitions and sprinkling triggers: The core of staff’s work was tighter definitions. Presenters proposed new and revised definitions to distinguish: - single‑unit detached dwellings; - two‑unit dwellings (duplexes); - single‑unit attached dwellings (townhomes) built to the International Residential Code (IRC) with fire‑rated separations and separate lot lines; and - multiunit attached dwellings (three or more units in one structure) built to the International Building Code (IBC), which generally require sprinklers.

Staff said the distinction matters because, under state statute and building code practice, structures meeting the IBC multifamily definition typically require sprinklers. Several council members raised concerns that the practical effect could change construction costs and affect whether units are built as owner‑occupied townhomes or as rental apartments.

Examples and problems cited

Staff showed recent local developments with narrow private access roads, tight turning radii and multiple units connected to a single sprinkler riser located inside an end unit — a configuration staff said can create maintenance and inspection gaps if individual units are separately owned. The presenter said these configurations were often built to the residential code or classified as townhomes in initial review, and that ambiguity contributed to inconsistent enforcement.

Process, outreach and timing

Staff recommended a public outreach period to the development community in March, with additional revisions based on feedback and a proposed adoption timeline aimed at implementing most changes in the fall to avoid mid‑construction‑season disruption. Council discussed whether to codify certain widely used practices (for example, the 26‑foot access width) earlier to reduce surprises, and staff indicated the city could pursue a limited, faster amendment (for access width and turning radius) while taking more time on complex definition and sprinkler policy.

No formal ordinance was adopted at the meeting. Presenters asked council for direction on outreach and timeline; several council members encouraged staff to share drafts with developers for comment and to include a clear, date‑certain effective date in any ordinance so applicants know which rules will apply to future permits. Staff agreed to prepare a flowchart explaining how plats, zoning, building permits and code changes interact and to return with a public‑outreach plan.

Clarifying details and impact considerations

Staff provided construction and regulatory clarifications: the city has been informally requiring 26 feet where hydrants exist; Appendix D of the International Fire Code allows 20 feet in limited dead‑end/turnaround configurations; the proposed turning radius is 30 feet; and multiunit buildings of three or more units are treated as IBC multifamily (sprinklered) unless lots are subdivided and units meet the single‑unit‑attached definition. Staff estimated sprinkler system retrofit costs could be significant for conversions or large remodels but did not supply a citywide dollar estimate.

Ending — next steps

Council directed staff to begin outreach to developers and to return with refined draft language, an implementation timeline with a clear effective date and the requested flowchart showing how final plats and building permits interact with code changes. Staff said they would aim to present drafts for developer input in March and to consider a fall adoption to coincide with planning cycles and to avoid the busy construction season.