A recent application to build an eight-storey building in West Kelowna highlights the need for a plan to deal with high-rise fires for one city councillor.
Rick de Jong was adamant such a proposal needed to be part of the Official Community Plan (OCP) when it was adopted by council on Sep 12.
害羞草研究所淚害羞草研究所檇 like to get a handle on what that plan looks like and what the cost of that plan is going to be over time before I start creating expectations from the development community that we害羞草研究所檙e ready for a taller building,害羞草研究所� he told Black Press.
de Jong noted that while the OCP is an excellent document, it still needs the high-rise firefighting component.
At its Sep. 20 meeting, the city害羞草研究所檚 Advisory Planning Commission (APC) recommended against forwarding the proposed residential/commercial building (at Hoskins and Dobbin roads) to council.
Although the structure includes a level of underground parking and rooftop amenities, it is considered an eight-storey building according to city staff.
害羞草研究所淐urrently, West Kelowna is not equipped to defend against a fire of any building over six storeys,害羞草研究所� said Joe Gluska, APC member. 害羞草研究所淐urrently, there is no provision in the OCP for equipment, or a plan, that will bring this into play to fight fires.害羞草研究所�
Council expects to have that plan from Fire Chief Jason Brolund by December.
APC member Melissa Smith noted that the city won害羞草研究所檛 require additional firefighting equipment and personnel until a structure taller than six storeys is actually built.
害羞草研究所淪o to keep saying no to all these developments because we don害羞草研究所檛 have that yet is not the right answer,害羞草研究所� she added.
Although the application was turned down, de Jong stressed that council needs to be prepared for any similar future applications, especially as the OCP allows up to 19-storey buildings.
害羞草研究所淐learly we害羞草研究所檙e not going to get there overnight. It害羞草研究所檚 going to be a multi-pronged, multi-year plan to get to defending these taller structures and there is going to be a dollar value attached to that which in some part dictates how fast we害羞草研究所檙e going to get there.害羞草研究所�
John Martin, who ran for city council in the 2022 municipal election, is a 31-year veteran of the Toronto Fire Department and retired to West Kelowna a few years ago.
He shares de Jong害羞草研究所檚 concerns.
害羞草研究所淚 would say stay away from high-rises,害羞草研究所� he said. 害羞草研究所淟arge density, high-rise apartments demand swift-fire knock-down, swift-evacuation and the toxic fumes controlled, hence the need for the 43 firefighters.害羞草研究所�
Martin referred to National Fire Protection Association (NFPA) Standard 1710 which requires 43 firefighters to respond to a potential high-rise fire within 10 minutes and 10 seconds.
害羞草研究所淭here is no way they (council) can accommodate NFPA 1710, so whatever plan they are making is going to be substandard and is going to jeopardize firefighter and public safety.害羞草研究所�
However, municipalities are not required to follow NFPA standards, he added.
Martin was involved with 60 high-rise fires during his career and said following NFPA standards would help protect a municipality if it were to be sued by an insurance company trying to recoup payouts.
害羞草研究所淚f you害羞草研究所檙e trying to formulate a plan that counters NFPA 1710 for high-rises, you害羞草研究所檙e moving into dangerous water because you害羞草研究所檙e putting yourself up for, basically, legal action.害羞草研究所�
de Jong, who has been asking for a high-rise firefighting plan for the past six months, said he feels the OCP was pushed through.
害羞草研究所淎gain, I don害羞草研究所檛 want to take away from the good work that害羞草研究所檚 been done, but it害羞草研究所檚 taken this long already let害羞草研究所檚 make sure we cross the finish line properly.害羞草研究所�
He added that he doesn害羞草研究所檛 believe many residents are aware of the potential risks of not having a fully-fledged plan.
害羞草研究所淲e need to have a plan in place and we need to be publicly out there with that plan so that everybody is aware of what we害羞草研究所檙e going to be able to do and when we害羞草研究所檙e going to be able to do it.害羞草研究所�
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