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July 8, 2025
ITEM TITLE
Municipal Code Update: Repeal and Adopt Updated Fire Hazard Severity Zones, Special Vegetation Management Areas, Resilience Measures, and Defensible Space Program
Report Number: 25-0168
Location: Areas within the city of Chula Vista designated as Fire Hazard Severity Zones as defined by the Office of the State Fire Marshal and/or Special Designated Vegetation Management Areas as determined by the Chula Vista Fire Chief.
Department: Fire
G.C. § 84308 Regulations Apply: No
Environmental Notice:
The activity is not a "Project" as defined under Section 15378 of the California Environmental Quality Act State Guidelines. Therefore, pursuant to State Guidelines Section 15060(c)(3), no environmental review is required. Notwithstanding the foregoing, the activity qualifies for an Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines.
Recommended Action
Conduct the public hearing and place the following ordinances on first reading:
A) Amending Chula Vista Municipal Code Chapter 15.34 (Fire Zones) to adopt revised Fire Hazard Severity Zones as identified by the State Fire Marshal and pursuant to Government Code Section 51178, along with a Special Designated Vegetation Management Area and Wildfire Resilience Measures, (First Reading); and
B) Amending Chula Vista Municipal Code Chapter 8.32 (Weed Abatement) to adopt revised Defensible Space and Vegetation Managem ent requirements for areas within the newly mapped Fire Hazard Severity Zones, and Citywide. (First Reading)
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SUMMARY
This report presents two coordinated actions to strengthen wildfire hazard mitigation within the city of Chula Vista. The first action is the mandatory adoption of the updated Local Responsibility Area Fire Hazard Severity Zone Map, which reflects revised wildfire hazard designations based on current State methodologies and local conditions. This action also includes the establishment o f a Special Designated Vegetation Management Area and the integration of local wildfire resilience measures through amendments to Chapter
15.34 of the Chula Vista Municipal Code. These updates support a more localized and proactive approach to wildfire risk reduction.
The second action involves amending Chapter 8.32 of the Chula Vista Municipal Code to establish updated requirements for defensible space and vegetation management. These revisions provide clearer, enforceable standards for property maintenance aimed at reducing wildfire risks and improving overall community safety.
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed activity for compliance with the California Environmental Quality Act (CEQA) and has determined that the activity is not a “Project” as defined under Section 15378 of the State CEQA Guidelines because it will not result in a physical change in the environment.
Therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the activity is not subject to CEQA.
Notwithstanding the foregoing, it has also been determined that the activity qualifies for an Exemption pursuant to Section 15061(b)(3) of the California Environmental Quality Act State Guidelines. Thus, no environmental review is required.
BOARD/COMMISSION/COMMITTEE RECOMMENDATION
On May 19, 2025, City staff gave a presentation on the State’s designated Local Responsibility Area Moderate, High, and Very High Fire Hazard Severity Zones and the City’s Special Designated Vegetati on Management Area and Vegetation Management requirements, as informational items, to the Board of Appeals and Advisors.
DISCUSSION
Fire Hazard Severity Zone Map Adoption
The California Department of Forestry and Fire Protection (“CAL FIRE”), under the direction of the Office of the State Fire Marshal (“OSFM”), is mandated to classify lands within State Responsibility Areas (“SRA”) and Local Responsibility Areas (“LRA”) into Fire Hazard Severity Zones (“FHSZ”). This classification system was expanded to in clude LRAs in 1992, following the 1991 Oakland Hills Fire, which highlighted the need for comprehensive hazard mapping across local jurisdictions.
In 2021, CAL FIRE’s mandate was further expanded to include the identification of moderate and high FHSZs within LRAs, in addition to the previously established very high classifications. As a result, the newly updated maps now provide a complete designation of fire hazard levels for areas where fire protection responsibility falls to local agencies rather than to the state or federal government.
The updated LRA FHSZ map was developed by CAL FIRE using a science -based and field-tested model. This model evaluates both the probability of an area burning and the expected fire behavior under extreme fuel P a g e | 3
and weather conditions. Factors considered in the mapping process include fire history, vegetation type and density, terrain features, local fire weather patterns, predicted flame lengths, and ember transport potential.
It is important to clarify that these maps refl ect hazard, rather than risk. Hazard refers to the physical conditions that contribute to fire likelihood and severity, independent of mitigation measures such as defensible space, home hardening, or recent fuel reduction projects. Similar to floodplain ma ps, FHSZ maps indicate inherent environmental conditions and project potential fire behavior over a 30- to 50-year period.
Pursuant to California Government Code Section 51179(b)(1) and (b)(2), local agencies are prohibited from decreasing the hazard level s identified by the State Fire Marshal. However, they retain the authority to designate areas as a higher hazard level, ensuring that all designated zones meet or exceed state fire safety standards.
The proposed amendments to Chapter 15.34 of the Chula Vi sta Municipal Code will formally adopt the updated FHSZ map for the LRA areas within the City of Chula Vista (“City”), as required by state law. Adoption is required within 120 days of receiving the recommendation from the State Fire Marshal, pursuant to Government Code Section 51179(a).
The updated map identifies moderate, high, and very high FHSZs within the City’s LRA boundaries. Parcel boundaries have been clarified so that each property is assigned a single zone designation, simplifying administration and providing clarity for property owners and regulators. This approach aligns with best practices recommended by CAL FIRE and is consistent with how other regional fire agencies are implementing their updated maps.
With adoption of the updated FHSZ map, several new regulatory requirements will take effect. Chapter 7A of the California Building Code (Title 24, Part 2), which governs materials and construction methods for exterior wildfire exposure, will apply to properties located within high and very high FHSZs. This requirement will impact new development. In addition, mandatory natural hazard disclosure requirements pursuant to California Civil Code Sections 1102.6 and 1103(c)(6) will apply to real estate transactions involving properties in designated FHSZs. For properties within very high severity zones, defensible space and landscaping standards will also be enforced to reduce wildfire exposure, consistent with Public Resources Code Section 4291 and Government Code Section 51182.
Upon release from CAL FIRE, the City’s updated FHSZ maps were made available to the public via the Fire Department’s webpage and through a series of in-person community workshops. Specifically, the City’s Fire Department hosted four community workshops, one in each council district, during the months of April and May 2025 (April 9, April 14, April 16, and May 7). During these meetings, members of the public were invited to review and provide comments. All public feedback, whether submitted via the Fire Department’s website or provided at the workshops, was considered in preparation of the proposed ordinance.
On July 1, 2025, City staff gave a presentation to the Building Industry Association (“BIA”). The presentation addressed CAL FIRE’s designated moderate, high, and very high FHSZs within the City’s LRA, as well as the City’s Special Designated Vegetation Management Area and associated vegetation management requirements.
At this time, no modifications to the CAL FIRE -recommended FHSZ designations are proposed, other than applying the highest severity classification to parcels that contain more than one zone designation. This approach improves clarity for property owners and regulators and is consistent with CAL FIRE guidance.
Special Designated Vegetation Management Area and Wildfire Resilience Measures While the updated LRA FHSZ map released by OSFM provides a strong foundation for wildfire hazard identification, it does not fully account for certain localized conditions within the City. Specifically, the OSFM mapping model demonstrates known limitations in detecting and modeling wildfire hazards on smaller or P a g e | 4
irregularly shaped parcels and in areas with complex urban-wildland interfaces. According to OSFM’s public documentation, the model’s accuracy decreases in highly fragmented or urbanized environments where parcel-level variation in vegetation and topography may not be fully captured. These modeling constraints result in gaps in wildfire hazard recognition , posing potential risks to community safe ty in vulnerable sections of the City.
To address this gap, the City’s Fire Department recommends the formal designation of a Special Designated Vegetation Management Area (“Vegetation Management Area”). This locally identified area encompasses parcels that, while not classified by the State as high or very high FHSZs, present elevated wildfire hazards due to site -specific factors, including adjacency to natural open space, steep topography, prevailing wind exposure, and historical fire behavior patterns. The Vegetation Management Area ensures that vegetation management and wildfire mitigation efforts are extended to these high-concern areas that may otherwise be overlooked by the State’s generalized hazard modeling. This designation is consistent with the City’s authority under Government Code Section 51179(b), which permits local jurisdictions to assign hazard levels other than those identified by the State.
In addition to the Vegetation Management Area, the City’s Fire Department also recommends the implementation of enhanced wildfire resilience measures within both the moderate FHSZ and the Vegetation Management Area. These measures include those set forth in Chapter 7A of the California Building Code (Title 24, Part 2 ), which already apply to properties located within high and very high FHSZs. Applicable construction standards include, but are not limited to, noncombustible or ignition -resistant exterior wall coverings, Class A fire -rated roofing, roof gutter guards, ember -resistant vents, and dual -pane tempered windows.
Over the past two decades, the City’s Fire Department has required, as part of the Sectional Planning Area (SPA) process, that certain developments provide a Fire Protection Plan (“FPP”). The intent of each FPP is to produce a developmen t-specific analysis that includes predictive fire behavior modeling. The resulting analysis is then used to guide the City and developers in determining appropriate fire-resistive construction requirements, defensible space standards, and other mitigation measures. Although not previously required by the building or fire code for FHSZs in effect at the time, each FPP has substantiated the application of Chapter 7A requirements, in part or in whole, based on its engineering analysis.
Together, these measures provide a more localized and comprehensive wildfire risk strategy, ensuring that all at-risk areas within the City receive an appropriate level of protection beyond that afforded by the State FHSZ map alone.
Defensible Space and Vegetation Management
An update to Chapter 8.32 of the Chula Vista Municipal Code (“Amended Chapter 8.32”) is proposed to consolidate, clarify, and enhance defensible space and vegetation management requirements throughout the City. These changes are intended to strengthen wildfire mitigation efforts in response to the City’s increasing exposure to fire hazards. The City faces unique challenges in managing wildfire risk due to its proximity to wildland-urban interface areas and its characteristic terrain of canyons, hills, and open spaces . Amended Chapter 8.32 provides a modern framework aimed at reducing fire hazards, improving public safety, and protecting both residential communities and critical infrastructure from future wildfire threats.
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Amended Chapter 8.32 establishes requirements structured around defensible space zones recognized by state law and wildfire prevention agencies. Property owners would be responsible for maintaining clearances within Zone 0 (0–5 feet), Zone 1 (5–30 feet), and Zone 2 (30–100 feet) surrounding structures on their respective property, with each zone subject to specific vegetation management standards. These tiered practices are designed to disrupt wildfire spread, reduce ember exposure, and lower the likelihood of structure loss during fire events. Special emphasis is placed on Zone 0, the immediate area surrounding buildings located within FHSZs and the Vegetation Management Area, which has been identified by modern wildfire science as critical for preventing structure ignition caused by embers and radiant heat.
The proposed standards set forth in Amended Chapter 8.32 reflect current best practices in wildfire risk reduction and defensible space maintenance. Zone-based clearance requirements are widely recognized for their effectiveness in slowing fire progression and creating defensible buffers that protect structures and occupants. By applying these principles locally, Amended Chapter 8.32 aims to achieve consistent and measurable reductions in community -wide wildfire risk , while balancing the need to preserve the City’s natural landscape and aesthetic character.
As part of the development of Amended Chapter 8.32, the City’s Fire Department coordinated with City staff, the U.S. Fish and Wildlife Service, and the California Department of Fish and Wildlife to review the proposed requirements. Both agencies identified no conflicts with the City’s existing Multiple Species Conservation Plan (MSCP) and expressed support for the City’s efforts. In addition, Amended Chapter 8.32 provides clearer definitions for vegetation management that support both fire safety and habitat protection goals.
Amended Chapter 8.32 also addresses vegetation management along vacant parcels and designated evacuation routes that can become critical during wildfire incidents. Maintaining these areas in accordance with defensible space requirements supports safe evacuation and provides additional protection for nearby neighborhoods. Amended Chapter 8.32 is structured to apply these requirements citywide, ensuring a uniform and enforceable approach to wildfire safety across both private and public properties.
Overall, the updated requirements contained in Amended Chapter 8.32 are intended to provide a comprehensive, City-focused approach to vegetation management and defensible space. By establishing clear, enforceable standards tailored to local conditions, Amended Chapter 8.32 supports ongoing efforts to reduce wildfire hazards, safeguard homes and infrastructure, and improve community resilience. These measures align with State guidance while addressing the specific wildfire risks present within the City.
DECISION-MAKER CONFLICT
Staff have reviewed the property holdings of the City Council members and have found that Mayor McCann has real property holdings within 500 feet of the boundaries of proposed zones which are the subject of this action. Consequently, pursuant to California Code of Regulations Title 2, sections 18700 and 18702.2(a)(7), this item presents a disqualifying real property -related financial conflict of interest under the Political Reform Act (Cal. Gov. Code, §87100, et seq.) for the above-identified member.
Staff have reviewed the property holdings of the City Council members and have found that Councilmember Chavez has real property holdings within 500 feet of the boundaries of proposed zones which are the subject of this action. Consequently, pursuant to California Code of Regulations Title 2, sections 18700 and P a g e | 6
18702.2(a)(7), this item presents a disqualifying real property-related financial conflict of interest under the Political Reform Act (Cal. Gov. Code, §87100, et seq.) for the above-identified member.
Staff have reviewed the property holdings of the City Council members and have found that Councilmember Preciado has real property holdings within 1,000 feet of the boundaries of pro posed zones which are the subject of this action. However, to the extent that any decision would have a reasonably foreseeable financial effect on the member’s real property, the effect would be nominal, inconsequential, or insignificant.
Consequently, pursuant to California Code of Regulations Title 2, sections 18700 and 18702(b), this item does not present a real property -related conflict of interest under the Political Reform Act (Cal. Gov. Code, §87100, et seq.).
Staff is not independently aware, and has not been informed by any City Council member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter.
CURRENT-YEAR FISCAL IMPACT
While the proposed fire code updates are anticipated to enhance public saf ety and wildfire prevention efforts, they will require the City to perform additional vegetation management and hazard abatement on City-owned properties and open spaces. At this time, the full fiscal impact is unknown and will depend on the extent of required abatement work. Staff will evaluate potential costs and return to Council, if necessary, with budget recommendations once implementation needs are fully assessed.
ONGOING FISCAL IMPACT
Any costs associated with the proposed fire code updates will be c onsidered as part of the annual budget development process in future years.
ATTACHMENTS
1. City of Chula Vista (San Diego County), Local Responsibility Area, Fire Hazard Severity Zones Map, as dated March 24, 2025
2. City of Chula Vista Special Designated Vegetation Management Area Map, as dated March 26, 2025
3. FHSZ and CSDVMA Requirements Matrix
4. City of Chula Vista PACE Evacuation Route Map, 2024
5. Board of Appeals and Advisors May 19, 2025 – Meeting Agenda/Minutes
Staff Contact: Harry Muns, Fire Chief, Fire Department
Marlon King, Emergency Services Manager, Fire Department