SUBJECT:
Title
CONTINUED 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 (continued from October 28, 2025)
Department
DEPARTMENT: Planning & Development
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PRESENTER(S): 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 requirement for automatic fire sprinkler systems for all one- and two-family homes 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.
Recommendation
STAFF RECOMMENDATION:
Staff recommend Council continue consideration of the proposed ordinance for removal of automatic fire sprinklers as previously presented in October 2025.
Body
SUMMARY/KEY POINTS
• In December 2022, the Town adopted an updated building code ordinance which included requiring automatic sprinklers for one- and two-family homes and townhomes.
• After multiple input and study sessions on the topic in 2024 and 2025, Council directed staff to prepare an Ordinance amending the adopted 2021 International Residential Code (IRC) to remove the automatic fire sprinkler system provision for one- and two-family homes and townhomes. A public hearing was held on Oct. 28, 2025 to consider this ordinance (No. 011-2026).
• Town Council continued the hearing to March 24, 2026, and asked staff to evaluate whether the Town should require builders to offer sprinkler systems as an option.
• Staff analyzed potential options and summarized their recommendation to not move forward with a required builder option in Attachment 1.
BACKGROUND OF SUBJECT MATTER:
Buildings and structures within the Town of Erie 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 Rescue (MVFR), 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 Home Builders Association (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 MVFR presented data and information related to the drawbacks (HBA) and benefits (MVFR) 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.
Ordinance 011-2026 is written to amend the IRC to remove the automatic sprinkler requirement. The additional information and analysis requested by Council at the May 2025 study session and the October 2025 public hearing is below.
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.
Builder Required Option Analysis
At the October 2025 hearing for Ordinance 011-2026, Town Council asked staff to evaluate whether a builder-required option might be an alternative path for the Town. Staff identified several options to evaluate, from a “sprinkler-ready” home to a requirement to provide a sprinkler system as an option without additional infrastructure. After in-depth discussion with homebuilders/HBA, the MVFR, and other cities with required options, staff determined an option would not serve the community’s, builders’, or the Town’s interests. Town staff outlined this analysis in the memo addressed to Council and included as Attachment 1.
attachments
ATTACHMENT(S):
1. Memo: Sprinkler Option Evaluation
2. Presentation
3. Ordinance
4. Public Comment - HBA
5. Public Comment - MVFR