SUBJECT:
Title
PUBLIC HEARING: An Ordinance of the Town Council of the Town of Erie Amending Section 9-1-2 of the Erie Municipal Code to Remove the Automatic Sprinkler System Requirement in the International Residential Code
Department
DEPARTMENT: Planning & Development
ter
PRESENTER(S): Deborah Bachelder, Deputy Planning & Development Director
Sarah Nurmela, AICP, Planning & Development Director
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Time
TIME ESTIMATE: 45 minutes
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For time estimate: please put 0 for Consent items.
Fiscal
FISCAL SUMMARY:
N/A
Policy
POLICY ISSUES:
Town Council wishes to consider removing the current Town requirement for automatic fire sprinkler systems for all single family detached and attached homes (duplex and townhomes) in the 2021 International Residential Code (IRC). Town Council will weigh the benefits and impacts of removing this requirement, including housing costs, effectiveness, and safety. The Council may also choose to retain the requirement for all single family attached homes or just townhomes.
Recommendation
STAFF RECOMMENDATION:
The proposed ordinance is responsive to the Council’s direction from the May 20 Study Session.
Body
SUMMARY/KEY POINTS
• In December 2022, the Town adopted an updated building code ordinance that included requiring automatic sprinklers for all residential construction, including single family detached and attached (duplex and townhomes) homes.
• In December 2024, the Town held a roundtable discussion with the Home Builders Association (HBA) of Metro Denver, developers, and homeowner association (HOA) representatives to listen to concerns regarding development in the Town. A potential action item identified during this discussion included removing the requirement for sprinklers in single family detached and attached homes.
• In May 2025, Town Council held a study session to discuss removing the automatic sprinkler requirement from the code. The HBA spoke in favor of removing the sprinkler requirement, while the Mountain View Fire Protection District (MVFPD) opposed removing the requirement.
• Following the presentations, Council directed staff to prepare an Ordinance amending the adopted 2021 International Residential Code (IRC) to remove the automatic fire sprinkler system provision for single family detached and attached homes.
BACKGROUND OF SUBJECT MATTER:
Buildings and structures within the Town are regulated by the International Codes (I-Codes), which provide standards for life safety, fire protection, structural integrity, and energy efficiency. The automatic fire sprinkler requirement within single family homes was first included in the 2009 International Residential Code (IRC) and has continued to be included through the 2024 edition.
The Town regularly adopts updates to the I-Codes, with the last update occurring in December 2022. The Town has both removed and maintained the automatic fire sprinkler provision with recent building code updates:
• In December 2019, the Town adopted 2015 IRC with an amendment to remove the requirement for automatic sprinklers for single family detached and attached homes.
• In December 2022, the Board of Trustees adopted the 2021 IRC, and after consideration of testimony from the HBA and Mountain View Fire Protection District (MVFPD), kept the automatic fire sprinkler provision for single family detached and attached homes (current standard).
Proposed Ordinance
In December 2024, the Town held a roundtable with the HBA, development community, and HOA representatives to discuss multiple development-related topics. One of the action items identified at the roundtable was removing the automatic fire sprinkler system provision for single family detached and attached homes from the adopted 2021 IRC.
In May 2025, staff presented the action item to Town Council to receive feedback and direction on whether Council wanted to amend the 2021 IRC to exclude automatic fire sprinkler system requirements for single family detached and attached homes. Town staff, along with members of the HBA, and representatives from MVFPD presented data and information related to the drawbacks (HBA) and benefits (MVFPD) of requiring the automatic fire sprinkler systems.
Town Council directed staff to bring an amendment to the 2021 IRC to remove the requirement for automatic fire sprinkler systems for single family detached and attached homes. Council requested more information on the following items:
• Builder & insurance cost savings.
• Cost to install the system.
• Potential options to consider as incentives for builders to install automatic fire sprinklers.
Key Considerations & Additional Information
The State of Colorado does not require automatic sprinkler systems for single family detached and attached homes. Many communities opt out of the requirement, while others retain it for all or some housing types. Attachment 3 provides a selection of nearby communities and counties and their requirements per housing type. Many communities retain the sprinkler requirement for townhomes. Finally, Town staff collected additional information for consideration by Council, which is summarized below.
Potential Benefits & Cost Savings of Requiring Sprinkler Systems
• Reduced required exterior wall separation (2021 IRC Table R302.1(2)), enabling more compact development between detached homes, and between two-family or attached units (2021 IRC R302.3 Exception 1).
• Eliminating floor protection requirements (IRC R302.13 Exception 1) which may reduce cost of construction for attached units. HBA cited a savings of approximately $1,300.
• National Fire Protection Association cites an 89% reduction in risk of death and 70% potential reduction in property loss.
• Based on feedback from local insurance agencies, insurance savings are likely minor, of less than $100 annually.
Cost to Install System
• Local Erie homebuilders provided cost estimates for a sampling of their homes.
o Evaluated 12 single family homes (2,000-3,000sqft), with an average cost of $12,745 per home.
o Duplex homes (1,500sqft): $10,022
o Attached townhomes (2,000sqft): $10,322
Potential Incentives for Builders
• In June 2025, Town staff met with the HBA and member builders with a proposal to reduce side setbacks (to 3ft) to align UDC with I-Codes. Feedback from the HBA indicated limited interest due to other design and development factors.
• Some cities incentivize fire sprinklers with equipment rebates, while fire districts can provide property tax rebates. The latter are often minor in scale, like $500-1,000.
priorities
TOWN COUNCIL PRIORITY(S) ADDRESSED:
☐ Attractive Community Amenities
☐ Engaged and Diverse Community
☐ Prosperous Economy
☐ Well-Maintained Transportation Infrastructure
☐ Small Town Feel
☒ Safe and Healthy Community
☐ Effective Governance
☐ Environmentally Sustainable
☒ Fiscally Responsible
attachments
ATTACHMENT(S):
1. Presentation
2. Ordinance 032-2025
3. Comparison of Fire Sprinkler Requirements
4. Public Comment