The Fire Safety Overlay District is created to provide greater public safety in areas prone to wildland brush fires by establishing additional development standards for these areas.
The Fire Safety Overlay District shall be designed in high fire hazard areas as mapped on the City General Plan Hazards Maps with the locations derived from the California Department of Forestry and U.S. Forest Service, and may be updated from time to time. The most current version of the state's Fire Hazard Severity Zones shall officially govern.
(Ord. 465 § 18, 2025)
(a)
The provisions of this section shall apply to all phases of a development project.
(b)
A notice of all land use applications and/or development permits that would lead to the construction of structures or the subdivision of land within the Fire Safety Overlay District shall be filed with the responsible fire authority by the Community Development Department.
(c)
All proposed land use applications that would lead to the construction or expansion of a structure or the subdivision of land shall be submitted to the responsible fire authority or review and recommendation. Any recommendations received shall be indicated in any staff report and/or presentation for the proposed development and shall be incorporated into the conditions of approval where possible.
(d)
All proposed development must meet all other applicable standards set forth by the responsible fire authority.
(e)
The development standards established by a land use district and any applicable overlay district shall apply, except where a planning area provision provides that a different standard shall apply.
(f)
When an addition, alteration, enlargement or reconstruction of a structure equals or exceeds 50% of the existing structure or 25% of the roof for the roofing requirements only, the provisions of Subsections 85.020220(a)(b)(1)(C) and 85.020225(a) regarding construction requirements shall apply to the entire structure and/or the whole roof as applicable. Such structures and/or roofs shall be entirely retrofitted to comply with the provisions of this section.
The Fire Safety Overlay District is divided into three review areas, each of which represents a different level of wildland hazard. A different set of requirements is applied in each review area. The provisions for these requirements are cumulative in that all of the requirements that are specified for Fire Safety Review Area 2 shall also apply to Fire Safety Review Area 1, in addition to those specified for only Fire Safety Review Area 1.
(a)
Fire Safety Review Area 1 (FR1). Fire Safety Review Area 1 includes wildland areas that are marginally developable, areas which are not likely to be developed, and the area of transition between wildlands and areas that are partially developed or are likely to be developed in the future. The area of transition is often characterized by an abrupt slope change. Natural hazards are prevalent throughout Area 1, especially in areas with natural ungraded slops greater than 30%. Area 1 includes areas of very high to extreme fire hazard.
(b)
Fire Safety Review Area 2 (FR2). Land within Area 2 is relatively flat and is either partially or completely developed, or, if it is not developed, is usually suitable for development. Present and future development within Area 2 is exposed to the impacts of wildland fires and other natural hazards primarily due to its proximity to Area 1.
(a)
Construction requirements.
(1)
Roof coverings shall be either non-combustible or fire-retardant with a minimum Class A rating, as defined in the Uniform Building Code. Class A wood shake or shingle roof coverings shall have passed a 10-year natural weathering test, and proof of such test shall be provided to the Building Official prior to the issuance of a building permit.
(2)
Every chimney used in conjunction with any fireplace or any heating appliance in which solid or liquid fuel is used shall be maintained with a spark arrester. An approved spark arrester shall mean a device constructed of stainless steel, copper, or brass, woven galvanized wire mesh, 12-gauge minimum of three-eights (3/8) inch minimum to one-half (1/2) inch maximum openings, mounted in or over all outside flue openings in a vertical and near vertical position, adequately supported to prevent movement and visible from the ground.
(3)
Louvers, ventilators, or openings in walls, roofs, attics, and underfloor areas having headroom less than four feet in height which are not fitted with sashes or doors shall be covered with wire screen. The screen covering such openings shall be of galvanized metal or copper and shall have a maximum mesh of one-quarter (1/4) inch.
(4)
Eave-type attic ventilators are prohibited.
(5)
The space between rafters at exterior walls shall be solidly filled with tight-fitting wood blocks at least one and one-half (1 1/2) inches thick.
(6)
Fuel tanks (e.g., liquefied petroleum tanks) shall be located at least 10 feet away from any structure and in accordance with the Uniform Fire Code, the Table of Projections, and the Storage Standards specified by Fire Hazard Performance Standards in Chapters 5 and 9 in Division 7 of this Title.
(7)
All non-accessory buildings shall have reflective and non-combustible building address numbers with at least three-inch high lettering visible from the road on which the structure fronts.
(8)
All buildings on lots which abut a National Forest that were created after March 9, 1988 shall be set back at least 30 feet from the boundary of the San Bernardino National Forest.
(9)
Structures in areas with slopes exceeding 30% and 30 feet in height shall comply with the following.
(A)
Where structures are proposed or within 200 feet of slopes that are greater than 30% prior to grading and where such slopes are at least 30 feet in height, the vegetation on such slopes shall be treated in such a manner that it becomes a fuel modified area. Such fuel modified areas shall be maintained for either the entire slope, or 100 feet, or to the property line, whichever distance is less.
(B)
Where grading is utilized which does not conform to the natural slope and the graded area is adjacent to natural ungraded slopes which are greater than 30% and which are greater than 30 feet in height, structures shall be set back at least 30 feet from the edge(s) of the graded area adjacent to such natural ungraded slopes.
(10)
All areas used for the storage of firewood or other flammable materials shall either be at least 30 feet away from all structures, or wholly enclosed within a structure.
(11)
Fire hydrants shall be identified by a method specified by the Fire Authority.
(12)
There shall be vehicular access at least 12 feet in width to within at least 10 feet of any static water source including pools, lakes, swimming pools, reservoirs, and water storage tanks. Access shall be either to a plumbed outlet with two and one-half (2 1/2) inch National Hose Thread Fitting, or directly to the source. This requirement shall be waived if the fire authority determines that the water source is sufficiently below the elevation of existing or proposed roads or driveways to make drafting of water from the source through a plumbed outlet infeasible, and that direct vehicular access to the water source would require an impractical extension of a road or driveway.
(b)
Building separations.
(1)
Building separation standards.
(A)
All buildings on parcels created after the effective date of this section and all other parcels with lot widths 60 feet or greater shall have exterior wall separations of at least 30 feet.
(B)
All buildings on parcels created prior to the effective date of this section with lot widths less than 60 feet shall have interior side yard setbacks of 20% of the lot width, provided that such interior side yards shall not be less than five feet and need not exceed 15 feet. In no case shall exterior wall separations be less than 10 feet for all buildings, including those on adjoining parcels.
(C)
When exterior walls of residential and accessory buildings or portions thereof are within 15 feet of interior side or rear lot lines, or the exterior wall separation is less than 30 feet, the following shall apply: 1) the outside of all such exterior walls or portions thereof shall be covered with materials which are approved for exterior locations and are of fire-resistive construction as defined in the Uniform Building Code; 2) all exterior doors made of wood or wood portions shall be solid core wood; and 3) windows, sliding glass doors or glass inserts in doors shall be constructed of approved dual-pane glass.
(2)
Intent of standards. The intent of the exterior wall separation standards is to reduce the exposure and risk from adjacent structural fires and to reduce the potential spread of fire from structure to structure.
(3)
Alternate measures (exterior wall separation). Pursuant to Section 85.020230 of this section and dependent upon site specific conditions, the following measures or combinations thereof may be substituted for the exterior wall separation requirements for all buildings specified in Section 85.020220(b)(1)(A) above, provided that in no case shall such exterior wall separations be less than 10 feet.
(A)
The expansion of fuel modified areas around the perimeter of the development project beyond that required through the provisions of this section or other parts of the City Code.
(B)
A substantial transfer of density from steeper slopes, including areas with slopes less than 30% if they exist on site, to less steep areas within the development project.
(C)
Clustering of structures away from the development perimeter and away from fire hazard areas.
(D)
The provisions of more fire-resistive construction standards than normally required through the provisions of the Fire Safety (FR) Overlay District and otherwise required through the Uniform Building Code or Uniform Fire Code.
(c)
Project design requirements.
(1)
All development projects and each phase thereof, except for a development project located exclusively on a cul-de-sac, shall have a minimum of two points of vehicular ingress and egress, designed to City road standards, with a minimum width of 26 feet of all weather surface as defined in the Uniform Fire Code, from existing and surrounding streets. One such point of vehicular access may be an emergency access route with an all-weather surface, if the Planning Agency makes and justifies all of the following findings.
(A)
Two points of non-emergency access shall be physically infeasible.
(B)
Provisions shall be made to reasonably ensure that the emergency access will be maintained.
(C)
Based on the review and consideration of the Fire Authority’s recommendation, the emergency access route will provide adequate vehicular ingress and egress during emergencies.
(2)
All development projects shall provide 6-inch or larger circulating (loop) water mains as required by the Uniform Fire Code and proper hydrant location and spacing, and shall have sufficient water storage capacity to provide the minimum fire flow duration requirements (gallons per minute [GPM] for a minimum number of hours or portions thereof) as specified by the minimum system standards established by the Fire Authority. Circulating (loop) mains are not required for cul-de-sacs and are not required for subdivisions that exclusively take all access from cul-de-sacs. In areas not served by water purveyors, on-site fire flow and water storage requirements will be as specified by the Uniform Fire Code.
(3)
All public or private streets within or bordering a development project shall have noncombustible and reflective street name signs designed to City standards and visible at all street intersections.
(4)
Fuel modification areas.
(A)
A permanent fuel modification area may be required around development projects or portions thereof that are adjacent or exposed to hazardous fire areas for the purpose of fire protection. The recommended width of the fuel modification area shall be determined by the responsible Fire Authority in conjunction with the County Fire Warden, but in no case shall it be less than 100 feet in width as measured from the development perimeter. The width of the fuel modification area shall be determined based upon the following factors.
(I)
The natural ungraded slope of the land within the project and in the areas adjacent to the project.
(II)
Fuel Loading.
(III)
Access to the project and direct access to the fuel-modified area.
(IV)
The on-site availability of water that can be used for fire fighting purposes.
(V)
Adequate provisions shall be made for the continual maintenance of such areas and, where feasible, such areas shall be designated as common open space rather than private open space.
(VI)
Fuel modification areas shall also incorporate soil erosion and sediment control measures to alleviate permanent scarring and accelerated erosion.
(B)
When development projects are phased, individual phases may be required to provide temporary fuel modification areas where the development perimeter of a phase is contiguous to a subsequent phase of a project which in its undeveloped state is a hazardous fire area. The need for a temporary fuel modification area shall be determined by the responsible fire authority in conjunction with the County Fire Warden and shall be based upon the same considerations described in Subsection (c)(4)(A) of this section for permanent fuel modification areas.
(d)
Erosion and sediment control. All development projects, building permits, grading and any other significant land disturbing activity shall install erosion control measures in compliance with the provisions established by the Development Code for such erosion control measures.
(Ord. 465 § 18, 2025)
The following requirements apply only to Area 1, in addition to those specified for both Areas 1 and 2.
(a)
Construction requirements.
(1)
The outside of all exterior walls shall be covered with materials which are approved for exterior locations and listed as one-hour, fire-resistive construction as defined in the Uniform Building Code. All exterior doors made of wood or wood portions shall be solid core wood.
(2)
All windows, sliding glass doors or glass inserts in doors shall be constructed of approved dual-pane glass.
(3)
Cantilevered or standard type decks shall be constructed with the following: 1) a minimum of at least one and one-half (1 1/2) inch wood decking; and/or 2) protected on the underside with materials approved for one-hour, fire-resistive construction; and/or 3) be of noncombustible materials, as defined in the Uniform Building Code.
(4)
Patio covers attached or within 10 feet of a residential structure with plastic, bamboo, straw or fiberglass, or wood lathe lattice made of materials which are one half (1/2) inch or less in width shall be prohibited.
(5)
Exposed piping, except for plumbing vents above the roof, shall be noncombustible as defined in the Uniform Building Code.
(6)
A minimum of two, three quarter (3/4) inch faucets with hose connections each served by a three quarter (3/4) inch waterline and installed prior to any pressure reducing device shall be available per structure separated by at least one-third (1/3) of the perimeter of the structure. Such faucets should be on the side(s) of a structure facing fire hazardous areas wherever possible.
(7)
All fences required adjacent to fuel modification areas or wildland areas as conditions of approval for a development project shall be constructed of noncombustible materials as defined in the Uniform Building Code. All other fences, including those on the interior of such development project, are not subject to this requirement.
(8)
Private driveways or access roadways for residential units shall not exceed 150 feet in length, unless approved by the fire authority pursuant to Section 10.207 of the Uniform Fire Code.
(9)
Roof coverings shall be either non-combustible or shall be fire retardant material not composed of organic fiber with a minimum Class A rating, as defined in the Uniform Building Code.
(10)
Unenclosed or projecting roof-ceiling or floor-ceiling assemblies which contain concealed space shall have the ceiling protected on the exposed surface with materials approved for one-hour construction.
(b)
Project design requirements.
(1)
Every development project application submitted to the Office of Planning shall be reviewed by Office of Planning staff through a pre-application conference with the project proponent prior to the acceptance of the application for filing.
(2)
A slope analysis shall be filed with all development project land use applications. The slope analysis shall include the following information.
(A)
A topographic map of the proposed project area and all adjoining properties within 150 feet at a scale of not less than one inch to 200 feet. The contour interval shall not be more than two feet, except that the contour interval may be five feet if the general natural ungraded slope is more than 10%. Contour lines are to be obtained by aerial or field survey, done under the supervision of a licensed Land Surveyor or Registered Engineer.
(B)
The natural, ungraded slope categories to be computed are zero to less than 15%, 15 to less than 25%, 25 to less than 40%, and 40% or greater.
(C)
The area, in acres, shall be tabulated for each category.
(3)
A preliminary grading plan shall be filed with all development project land use applications, although preliminary grading plan requirements may be waived by the City Planner if it is determined through the required preapplication conference that such requirements are unnecessary due to site specific soils, topographic or other physical conditions, or due to the specific design of the project. The preliminary grading plan shall include the following.
(A)
A topographic map of the proposed project area and all adjoining properties within 150 feet at a scale of not less than one inch to 200 feet shall be prepared. The contour interval shall not be more than two feet, although the contour interval may be five feet if the natural ungraded slope is more than 10%. Contour lines shall be obtained by aerial or field survey, performed under the supervision of a licensed Land Surveyor or Registered Engineer.
(B)
Contours of the finished graded slope shall be shown at intervals similar to those on the topographic base map.
(C)
Street grades, slope ratios, flow lines, pad elevations, maximum elevation of top and minimum elevation of toe of finished slopes over five feet in vertical height, the maximum heights of those slopes and approximate total cubic yards of cut and fill shall be shown on the preliminary grading plan.
(D)
Compliance with Chapter 70 of the current edition of the Uniform Building Code, as adopted by the City of Yucaipa, is required.
(E)
In the event no such grading is proposed, a statement to that effect shall be placed on the required topographic map described in Section 85.020225(b)(3)(A) above, and this map shall delineate the boundary of an adequately sized building pad, driveway and septic system (if proposed) for each parcel proposed.
(4)
All subdivisions on sites with natural slopes greater than 30% shall be submitted with a Conditional Use Permit for the development of such proposed lots. This provision shall not apply if all of the areas on the site with natural ungraded slopes over 30% are permanently restricted from structural development.
(5)
Residential density bonuses, if any, shall only be permitted through Planned Developments.
(6)
Perimeter Access to Fuel Modified and Fire Hazard Areas.
(A)
Standards. Development projects shall provide for adequate vehicular access for fire fighting vehicles to the development perimeter of the project along the portion of the development perimeter that is adjacent to either an existing or proposed fuel modified area or a fire hazard area. Provisions shall be made and shall be required, where necessary, through conditions of development project approval for the continual maintenance of the areas intended to provide such access. Perimeter access shall be provided either through one of the following two measures or through alternate measures pursuant to Section 85.020230 of this Article.
(I)
An existing or proposed road along the development perimeter or portion thereof that is exposed to a fire hazard or fuel modified area and which is accessible to fire fighting equipment shall be provided. Such a road shall be capable of supporting fire fighting equipment, shall be at least 20 feet in width and shall not exceed a grade of 14%. The conditions of approval for the development project shall require provisions to ensure that the roadway will be maintained if it is not within the publicly-maintained road system.
(II)
Development projects shall provide accessways at least 12 feet in width, with a grade not to exceed 14% and capable of supporting fire fighting vehicles, between the development perimeter and proposed or existing streets. Accessways shall be spaced at intervals of no more than an average of 350 feet along each street. The conditions of approval for the development project shall require specific provisions to ensure that accessways will remain unobstructed and will be maintained. Where feasible, accessways may not be paved and shall be designed so as not to detract from the visual quality of the project.
(B)
Intent of standards. The intent of the standards described in Section 85.020225(b)(6) is to permit fire fighting vehicles to have adequate access into areas between fire hazardous areas or fuel modified areas and the development perimeter so that a wildland fire can be contained at the development perimeter and prevented from spreading to structures. An additional intent of these standards is to prevent structural development from becoming a barrier between fire fighting equipment and personnel and the development perimeter.
(7)
Lengths of cul-de-sacs.
(A)
Standard cul-de-sacs shall not exceed 350 feet in length, except that they may be extended as allowed by this subsection.
(B)
Exception may be made for parcels of less than five acres in area. Cul-de-sacs may exceed 350 feet in length but shall not exceed 600 feet in length, if one of the following conditions applies.
(I)
Alternate measures shall be utilized pursuant to the provisions of Section 85.020230 of this Article.
(II)
Based upon consideration of the recommendation of the Fire Authority, the Planning Agency determines that the cul-de-sac is situated and designed such that the parcels taking access from it are not contiguous to or exposed to either undeveloped fuel modified areas along the development perimeter of the project or to fire hazard areas, and that the extension of the cul-de-sac will not increase the exposure of buildings to wildland fires.
(C)
Exceptions may be granted for parcels greater than five acres in area. Cul-de-sacs may exceed 600 feet in length if all parcels that take access from the cul-de-sac are five acres or greater in area and the following conditions apply.
(D)
Intent of standard. The intent of limiting cul-de-sac lengths is to limit the exposure of development and human activity to hazardous fire areas where one, rather than two points of access are provided, especially when such cul-de-sacs are directly exposed to fire hazard areas. The provision of only one point of access increases exposure to fire and inhibits the fighting of wildland fires due to the following factors.
(I)
If the single access point becomes blocked, structures exposed to fire cannot be protected by fire fighting vehicles.
(II)
Fire fighting vehicles can be trapped on a cul-de-sac if the single access is blocked.
(III)
In order for fire fighting vehicles to turn around, they usually must travel to the end of the cul-de-sac where adequate room for turning is available.
(IV)
All vehicles evacuating a cul-de-sac during a fire will be traveling in the opposite direction of fire fighting vehicles moving into a cul-de-sac, impeding the ingress of the fire fighting vehicles as well as the egress of the evacuees.
(V)
Development of individual cul-de-sacs which intrude into and are generally surrounded by rugged wildland terrain have greater exposure to wildland fire because the fire may come from several directions at once.
(E)
Alternate measures. Pursuant to Section 85.020230 of this Article and dependent upon site specific conditions, one of the following measures or combinations thereof may be used to mitigate the effect of creating cul-de-sacs up to 600 feet in length with parcels of less than five acres in area.
(I)
The total number of dwelling units which have access to the cul-de-sac shall be limited to no more than 15, and the further subdivision of parcels and construction of additional independent residential units which have access to the cul-de-sac shall be restricted. Such restrictions shall be imposed through the conditions of approval of the development project.
(II)
A continuous perimeter access road at least 20 feet in width shall be provided along the portion of the cul-de-sac exposed to fire hazard or fuel modified areas such that it is driveable under normal conditions by fire fighting vehicles, provides adequate maneuvering space for such vehicles, and is designed such that at least one point of access to the perimeter access road is taken from roads other than the cul-de-sac in question.
(III)
The cul-de-sac road shall have a paved width of at least 40 feet with posted no parking for its entire length. There shall be at least one area approximately at the midpoint of the cul-de-sac that serves the same function of a cul-de-sac bulb in allowing fire fighting vehicles adequate room to turn around. This measure may only be utilized if the expansion of the road width will not contribute to slope stability hazards either on or off-site.
(a)
Applicability. The following provisions shall apply only to the standards and requirements of Subsections 85.020220(b) regarding building separations, 85.020225(b)(6) regarding perimeter access and 85.020225(b)(7) regarding the length of cul-de-sacs.
(b)
Intent. The intent of this subsection is to allow greater design flexibility than would otherwise be permitted in order to provide a more efficient and effective achievement of the purposes of the Fire Safety (FR) Overlay District. Design flexibility is provided by allowing the substitution of alternate measures for the established standards or requirements if it is found that they provide the same or a greater level of protection from wildland fires and other natural hazards, and that they will fulfill the same purpose as the established standard or requirement.
(c)
Substitution of alternative measures for standards and requirements.
(1)
If alternative measures are proposed, the Fire Authority shall determine, with specific consideration of the effect of the proposed alternative measures, whether the proposed development project has adequate provisions for fuel modification and management, including the ongoing maintenance of fuel modified areas.
(2)
If the Fire Authority makes a positive determination pursuant to Section 85.020230(c)(1) of this Article, then alternate measures may be substituted for the established standards and requirements if the Planning Agency, with consideration of the recommendation of the Fire Authority, finds and justifies all of the following.
(A)
Alternative measure(s) have been substituted which meet the intent of and which serve the same purpose as the established standard or requirement.
(B)
The alternative measure(s) that have been substituted provide the same or a greater level of protection or are as effective as the established standard or requirement.