a
TOWN OF HILLSBOROUGH
San Mateo County
Sophie Cole, Mayor 1600 Floribunda Avenue
Leslie Marden Ragsdale, Vice Mayor Hillsborough, CA 94010 Laurie Davies Adams, Councilmember www.hillsborough.net Marie Chuang, Councilmember Phone 650-375-7400
Christine Krolik, Councilmember
A G E N D A
MONDAY, SEPTEMBER 22, 2025
SPECIAL CITY COUNCIL MEETING: STUDY SESSION
6:00 PM
Council Chambers
Meetings of the City Council are held in-person in Council Chambers. As a courtesy and technology permitting, this special meeting will also be held virtually via Zoom Video Conference. However, the Town cannot guarantee that the public’s access to the Zoom virtual platform will be uninterrupted, and technical difficulties may occur from time to time. In those instances, so long as the public may still attend the meeting in person, the meeting will continue.
In the event a Councilmember is participating remotely under the requirements of Government Code Section 54953 with regard to “just cause” or an “emergency” situation as those terms are defined in the Brown Act, the Town will stop the meeting if there is any technology disruption until such time that the public is reconnected to the live in person meeting and able to provide comment.
To attend the special meeting in person:1600 Floribunda Avenue, Hillsborough, CA 94010 To provide Public Comment in person: Members of the public wishing to speak on the Study Session item are requested to complete a yellow speaker card and submit it to the City Clerk. Speakers may speak for up to three minutes.
To participate in the meeting via Zoom Video Conference:
• Log in to the meeting at https://us06web.zoom.us/j/81552850062?pwd=yX176GkJ4p67bDo5YjfG0x7G8vynJL.1 • Dial-in via phone:
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To provide Public Comment via Zoom Video Conference: Live verbal public comments may be made on the Study Session item by requesting to speak using the “raise hand” feature in Zoom or, if calling in by phone, by pressing *9 on the telephone keypad prior to the close of the public comment period for the item. In response, the Town will unmute the speaker and allow them to speak for up to three minutes.
I. CALL TO ORDER
II. ROLL CALL
III. STUDY SESSION
Informational Update on New Requirements Resulting from Local Responsibility Area (LRA) Map Adoption and Fire-Resistant Construction Practices
IV. ADJOURNMENT
Special Meeting Agenda – Hillsborough City Council
Monday, September 22, 2025
SPECIAL ACCOMMODATIONS:
If you need a disability-related modification or accommodation, including auxiliary aids or services, to participate in the City Council meeting, or if you need an agenda in an alternate form, please contact the City Clerk’s Office at 650-375-7412 at least 24 hours before the scheduled City Council meeting.
ADDRESSING THE CITY COUNCIL:
Members of the public may provide written comments to the City Council regarding the Study Session item up to two hours before the meeting to [email protected] or by mail/in person at 1600 Floribunda Avenue, Hillsborough, CA 94010. Any writings or documents provided to a majority of the City Council regarding the Study Session item prior to the deadline, except as exempt from public disclosure under applicable law, will be available for public inspection on the Town website, and in the City Clerk’s Office at 1600 Floribunda Avenue, Hillsborough, CA 94010, during regular business hours. All oral comments made at public meetings, including a speaker’s name, are recorded and included as part of the public record in the meeting minutes. Meeting minutes are publicly accessible via the Town website and via various internet search engines. Written comments, including a commenter’s name, are a public record and subject to disclosure on the Town website and/or upon request pursuant to the California Public Records Act (with personal contact information including personal email addresses and personal phone numbers redacted).
AUDIO / VISUAL ADVISORY:
Those persons who wish to use PowerPoint or other mediums when presenting to the City Council will be required to submit media items to the City Clerk by 12:00 p.m. on the day of the meeting. Media items can be emailed to [email protected].
AUDIO OR VIDEO RECORDINGS:
Please be advised that under the Brown Act, any person has the right to record the City Council meeting, including the audience in attendance, using an audio or video recording device subject to certain exceptions. Please be aware that by attending a City Council meeting, you may be audio or video recorded.
TOWN OF HILLSBOROUGH
San Mateo County
1600 Floribunda Avenue
Hillsborough, CA 94010
STUDY SESSION
CITY COUNCIL MEETING
SEPTEMBER 22, 2025
AGENDA STAFF REPORT
ITEM SUBJECT: Informational Update on New Requirements Resulting from Local Responsibility Area (LRA) Map Adoption and Fire-Resistant Construction Practices SUMMARY: This agenda item is informational and will provide an overview of requirements based on the new Local Responsibility Area (LRA) map adoption, upcoming changes to state codes, fire resistant construction and defensible space requirements, and a review of suggested code modifications made by residents
BACKGROUND
In 2021 Senate Bill 63 (SB63) expanded the responsibilities of the State Fire Marshal, requiring the identification of moderate, high and very high hazard severity zones within the LRA. The new maps are based on updated statewide criteria that consider vegetation, terrain, weather, and fire related conditions. The Town of Hillsborough has new fire hazard designations from the State Fire Marshals office. With the new designated hazard zones are new requirements for defensible space, home hardening and natural hazard real estate disclosures for homeowners.
Zones Previous LRA Maps New LRA Maps
Very High 981 (3%) 0
High 2,219 (77%) 394 (35%)
Moderate 568 (20%) 747 (65%)
Total 2,885 (70% of total parcels) 1,141 (28% of total parcels) 198 parcels identified as Very High from CalFire 2010 Fire Hazard Severity Zone map were included in the adopted 2019 Wildland Urban Interface (WUI) Ordinance.
Fire Hazard Severity Zone Maps evaluate “hazard” not “risk”. Hazard is based on the physical conditions that create a likelihood that an area will burn over a 30–50-year period without considering modifications such as fuel reduction efforts. “Risk” is the potential damage a fire can do to the area under existing conditions, including any modification such as defensible space, landscaping and home hardening construction methods. The new requirements within the hazard zones are designed to decrease risk and better prepare communities for the threat of wildland fire.
An overview of the requirements and zones they apply to are listed below:
(1) 100 feet of defensible space required for Very High Hazard Severity Zone a. Home Ignition Zone (0 – 5 feet from the structure)
i. Plant fire-resistant grown covers and perennials in this area. Use hardscaping when possible.
Agenda Staff Report - Hillsborough City Council
September 22, 2025
ii. Keep plants clear from the windows and openings of your home. iii. Use stones or gravel instead of combustible bark or mulch. iv. Remove branches within 10ft of any chimney or stove pipe. v. Remove leaves, pine needles or other vegetation from roofs, gutters, decks, porches, and remove any dead vegetation.
b. Home Ignition Zone (5-30 feet from the structure)
i. Remove or separate fuels by trimming and pruning to maintain spacing between vegetation and a fires path.
ii. When adding new plantings use those that are fire resistant and drought tolerant.
iii. Cut annual grasses and weeds down to a height of 4 inches. iv. Remove fuels to create horizontal and vertical spacing between shrubs and trees and remove lower tree limbs.
c. Home Ignition Zone (30 feet from the structure up to 100 feet or to the property line)
i. Remove all dead and dying vegetation and remove any dead portions of trees, branches, and shrubs.
(2) Fire Resistant Construction Methods (per fire and building codes required for High, Very High), effective January 2026 (previously only required for Very High) a. New Structures within the Very High and High Severity zones will be required to be built with ignition resistant Materials including, exterior walls, decking, roof eves and porch ceilings.
b. New or replaced roofs will be required to be installed with a class A roof and assembly.
c. Vents may need to meet the requirements to resist ember intrusion. d. Exterior doors and windows will need to meet the requirements for ignition resistant materials per CBC 7a (California WUI Code, 2026)
(3) Natural Hazard Disclosure required for All Zones (Moderate, High, Very High) a. Homeowners or their agents will need to disclose if homes meet any of the fireresistant home hardening building requirements b. Properties in the Very High Hazard Severity Zone required to provide a record of inspection for 100 feet of defensible space and vegetation management AB 306/AB 130
Earlier this year, Assembly Bill (AB) 306 proposed prohibitions to residential building standards from June 1, 2025 through June 1, 2031, unless modifications were deemed necessary to protect health and safety. On June 25, 2025, all of the provisions of AB 306 were added to AB 130, which was a housing budget trailer bill. AB 130 was approved with the State budget.
Included in this bill are limitations on local agencies from adopting modifications to local building Agenda Staff Report - Hillsborough City Council
September 22, 2025
codes, applicable to residential units from October 1, 2025 through June 1, 2031, unless the changes relate to home hardening or the Building Standards Commission deems them necessary as emergency standards to protect health and safety.
COMMUNITY FEEDBACK
Suggestions related to code modifications to improve fire-resistant construction practices have been received, beginning in 2021. A summary of suggested code changes is included as Attachment 1 and includes the suggested alterations to the code, the staff recommendation/feedback provided in 2022, and any updated guidance from staff.
Consideration of limitations stemming from AB 130 have been included in the revised analysis.
NEXT STEPS
The adoption of the 2025 California Wildland-Urban Interface Code goes into effect January 2026 and the requirements for fire resistant construction methods and landscape plans will expand to all Fire Hazard Zones as the LRA map has identified. The California WUI code will be replacing codes previously adopted including California Building Code 7a, California Fire Code, Chapter 49, and California Residential Code, section 337.
The new California WUI Code is based on the 2024 International Wildland-Urban interface code and includes materials and construction methods for exterior wildfire exposure, defensible space maintenance, and landscape plan requirements. The requirements regarding roads and infrastructure for new developments in the WUI areas are also included.
Staff will return in October with the introduction of an ordinance related to the triennial building code update for City Council consideration and adoption.
FISCAL IMPACT: There is no fiscal impact associated with this agenda item.
ENVIRONMENTAL ISSUES: The proposed action is exempt from environmental review under California Environmental Quality Act (CEQA) Guidelines sections 15378(b)(2) and 15378(b)(5) as ongoing administrative or organizational activities that will not result in direct or indirect physical changes in the environment.
ATTACHMENTS:
1. Suggested Code Updates
2. Presentation
3. Public Comment
PREPARED BY: Patricia Koch, Fire Marshal and Mandy Brown, Assistant City Manager RECOMMENDATION: Receive informational update and provide any direction to staff regarding next steps related to adoption of the triennial building code update or other code modifications.
Suggested Code Updates
The Town has received proposals to modify its existing code provisions related to fire safety and prevention. A summary of the proposed revisions, staff response in 2021, and any revised comments are provided below. Additional discussion and comments are provided in an Appendix. Where applicable, limitations due to the passage of AB 130 are noted. (1) Require properties to include a pedestrian gate on front yard fencing (2) Exclude wood roof coverings from Class A designations regardless of underlayment elements (3) Change minimum remodel trigger for roof replacement if you have a wood roof, code upgrade (4) Support creation of an advanced fire detection system tailored to fire detection in close-in WUI zones like those in Hillsborough. (5) Require fencing to be wildlife friendly
(6) Reduce light trespass and encourage Dark Sky friendly lighting Proposal Recommendation 2021 Staff Response 2025 Revised Staff Response (1) Require properties
to include a
pedestrian gate on
front yard fencing
Revise Chapter 12.12.050 ("other
requirements") to include requirement
that all front perimeter fences include a
pedestrian gate.
Keep existing code language – existing code
requires emergency gate key switch.
Same potential issue with pedestrian or
driveway gate - locked gates (with no key
provided to CCFD) will result in the same
method to access the property (hopping over
the fence).
There is also an existing municipal code
requiring the installation of an emergency gate
key switch on all new electronic driveway or
entryway gates. Hillsborough Municipal Code
15.20.055 - Section 506.1, CFC - Key boxes.
Any modifications to HMC Title 15
would need to comply with
requirements stated in AB 130.
(2) Exclude wood roof
coverings from Class
A designations
regardless of
underlayment
elements
Revise 15.03.130 to require stand-alone
Class A roofs in WUI areas, and to
strongly encourage same in the rest of
the Town.
If possible, simply prohibit wood roofs
in entire Town.
Keep existing code language – the majority of
new roofs installed are not wood (self-solving
problem)
Pursue grant opportunities or additional
incentives to encourage non-wood roof
replacements
California SFM office is currently revising CBC
Chapter 7A requirements, not looking at
prohibiting wood roof materials at this time
Keep existing code language – no
roof permits issued in the last year
with wood as the material.
Of the 127 roof permits issued over
the last year, 43% of roof permits
went from existing wood
shingle/shake to an upgraded
material such as comp shingle or
metal.
ATTACHMENT 1 1 of 6
Proposal Recommendation 2021 Staff Response 2025 Revised Staff Response but there's a committee looking into how
wood roofs weather, etc.
Data Gathered - In the last 5 years we have
issued 508 roofing permits.
Of those over 200 are reroofing permits for
wood shake roofs.
Of those reroof permits only 20 decided to
reroof in a Wood Shake Class A assembly.
90% of existing Class A roof replacements
choose to reroof in other Class A assembly
material other than wood.
Consider options for incentives versus
penalties - grant opportunities
Any modifications to HMC Title 15
would need to comply with
requirements stated in AB 130.
Could recommend prohibiting
wood roofs, if findings can be
made.
Products with listings provided by
the State Fire Marshals office have
gone through significant testing for
approvals.
(3) Change minimum
remodel trigger for
roof replacement if
you have a wood
roof, code upgrade
Revise the relevant code section to
make the 25% trigger cover the entire
Town.
Keep existing code language – roofing permits
occurring organically (more than 100 per year
over the last 5 years)
Pursue grant opportunities or additional
incentives to encourage roof replacements
Big undertaking in order to justify the cause for
the ordinance
Property inspections for all properties would
require additional resources
Could be potentially financially
burdensome on homeowners
seeking to do a fairly minor
remodel on their home and require
a new roof on more projects.
(4) Support creation of
an advanced fire
detection system
tailored to fire
detection in close-in
WUI zones like
those in
Hillsborough.
The Council adopt a resolution
supporting the principle of such a
system and directing the Town staff to
explore ways the Town could help
catalyze creation of this system,
including collaboration with other
jurisdictions in the county, local
universities (Stanford and Berkeley
have relevant programs), the
appropriate county-level agencies,
CCFD considered this possibility through using
an AlertWildfire camera, however there are
currently no areas of Hillsborough or adjacent
areas that are high enough to place a camera
to view over Hillsborough. Further evaluation
of this and other fire detection systems would
be needed.
Would recommend to continue to
research vendors, funding etc.
2 of 6
Proposal Recommendation 2021 Staff Response 2025 Revised Staff Response public/private partnerships (The Bay
Area Council), and citizen volunteers.
(And of course, include the appropriate
budget guidance.
(5) Require fencing to
be wildlife friendly
No reference to wildlife and fencing in
the Town Code. However, it would
seem that the relevant section is
12.12.050 - Other Requirements.
Los Gatos addressed this issue four
years ago and thus might be a source
for ordinance ideas. For their draft
ordinance, see:
https://www.losgatosca.gov/
DocumentCenter/View/19736/
Hillside-Fences
No specific comments No comments.
(6) Reduce light
trespass and
encourage Dark Sky
friendly lighting
A minimal change would be to add the
following language in Chapter 17.56 -
Landscaping: " Outdoor lighting fixtures
shall direct light downwards and shall
be designed that no part of the light
source* is visible from the street or
adjacent properties.” (this is based in
part on the current Los Gatos code).
* Note term "light source - this means
that one cannot directly see the actual
light bulb/emitter, but of course one
can still see the indirect glow on the
ground.
No specific comments No comments
3 of 6
APPENDIX: Additional Discussion Included in Proposed Revisions (1) Require properties to include a pedestrian gate on front yard fencing “This is both public safety issue as well as a neighborhood character issue. The safety issue is emergency access for firefighters and paramedics. In the event of a power failure, opening a pedestrian gate is easier than attempting to swing open a vehicle gate. In addition, inclusion of a pedestrian gate means that there is a second access point in addition to the vehicle gate, thus offering enhanced ingress/egress. this is particularly important in the event of a wildland fire, when crews running hose lines need multiple points of access for direct lays and also safety egress. Pedestrian gates also tend to be closer to structure entrances, thus affording more direct access.
A recent example from Southern California in 2021
The public perception issue is that it just looks (snd feels) unwelcoming and unneighborly to not have a pedestrian gate. When guests are visiting and park on the street, having to walk through a vehicle gate seems awkward, and could be a safety hazard if they are passing through at the same time a vehicle is entering/exiting.
Security issue: It is assumed that the pedestrian gates would be allowed to be lockable (with a fire dept key for emergency access), etc. as is current practice for driveway gates..”
(2) Exclude wood roof coverings from Class A designation regardless of underlayment elements “Current Code (15.03.130 - Minimum Roof Classification) specifies Class A coverings but implies that this includes wood roofs if the total assembly includes non-combustible elements. More specifically, there are two ways to qualify as Class A: "stand-alone" (the top material is intrinsically non-combustible), or "by assembly" (the top material is combustible but is underlain by a noncombustible layer).
This presents two WUI-related issues:
•First, even with a non-combustible underlayment, a wood roof if ignited, still presents an ember chimney risk to neighboring structures. In addition, unless fire response is rapid, even with a non-combustible underlayment, a burning wood roof still presents an eventual ignition risk to the affected house.
•Second, structure protection in the event of a wildland fire will focus on "winners versus losers" - structure protection units are more likely to be placed around residences which appear to be most defensible. The presence of a roof which is visibly noncombustible (e.g., tile or composition) provides immediate evidence of defensibility to fire crews making rapid structure protection decisions. Thus, a resident who hopes that fire crews will protect their house would do well to have a stand-alone Class A roof.” 4 of 6
(3) Change minimum remodel trigger for roof replacement if you have a wood roof, code upgrade “Current Code (Chapter 15.21.060) sets the upgrade trigger for a residential upgrade at 25% in the WUI. Rest of Town is 50%.
Should the trigger be set at 25% for the entire town? See also sec. 7a of the state code.” (4) Support creation of an advanced fire detection system tailored to fire detection in close-in WUI zones like those in Hillsborough.
“The Town and its residents have made dramatic progress on defensible space/fuel mitigation. Replacement of flammable wood roofs with fire-proof roofing is also advancing steadily, if perhaps not as quickly as one might wish.
These welcome advances now move the issue of detection and early suppression to the fore. Fires grow exponentially, so early response has an outsized impact on firefighting effectiveness. Simply put, the earlier an ignition is detected, the sooner CCFD can arrive on-scene, and the greater the liklihood the fire can be contained and extinguished before becoming a major conflagration.
We are seeing rapid deployment of mast-mounted cameras in more remote wildland settings (viz., AlertWildfire.com) as a vehicle for early detection. A direct transfer of the AlertWildfire system to an area like Hillsborough would be extremely difficult owing to our geography comparatively small open space areas and absence of suitable mast camera sites (which need existing power, connectivity and above all, a suitable field of view.)
However, the supporting technologies are following a classic digital price/performance curve. Advances in everything from cameras to connectivity and software (in particular, AI-based image recognition) make it possible to build low-cost video surveillance platforms suitable for our terrain and small and inexpensive enough to be placed on a utility pole or hosted in a residents back yard. Several startups are already working in adjacent spaces, so it is possible that one might productize the concept.
Such a system could even be built on a Citizen Science model as it already being done with weather stations (NWS CWOP program), air monitoring (PurpleAir) and seismic detection (RaspberryShake).
The bottom line: The Town has the opportunity to help catalyze deployment of this new generation of fire surveillance tailored to close-in WUI areas such as Hillsborough.”
(5) Require fencing to be wildlife friendly
“This has two aspects:
First is wildlife (deer) getting trapped between fence slats. This happened next door to us when a deer got caught in the fence, trying to get out. By the time I found it in the morning, it had been trapped for at least 8 hours. I had to use a come-along to open the fence slats and free the deer. However, it died several hours later from compartment syndrome. (I will spare you the pic I took) 5 of 6
At minimum, we need to specify that slats must be narrow enough that deer/other wildlife aren't tempted to try to get through, or wide enough that they can pass freely. I recommend consulting with a wildlife specialist to determine the optimal spacing, but believe that 12-inch spacing might be appropriate.
Second is fenced interference with wildlife corridor movement. We need to specify that all properties above a certain size (1 acre?) must have fencing designed to allow wildlife to pass around/over/through/under the fence in order to prevent blockage of historic wildlife access routes. This could be accomplished either by making fencing porous to wildlife or encouraging property owners to leave open corridors on their property margins. (I have done this on our property and am happy to show our setup if desired)” (6) Reduce light trespass and encourage Dark Sky friendly lighting “This falls outside fire-related code clean-up but is directly related to public safety. The current code specifies shielded/indirect 60 watt max lighting in certain specific sections, but I can't find a code provision specifically addressing exterior residential lighting.
Quality of Life issue: A key feature of living in Hillsborough is enjoyment of night-time darkness - which is why we don't have streetlights. However, perimeter landscaping lighting and over-bright security lighting on some residences impinges on neighbors viewscapes and can be quite annoying.
Public Safety Issue: Indirect lighting also provides superior security benefits compared to direct lighting. It sounds counterintuitive, but bright direct lighting (such as flood lights) actually creates a security problem by creating deep shadows that individuals can hide in and bright glare that interferes with the night vision of responders (e.g., homeowner, police officers) attempting to investigate a possible intrusion. Indirect lighting eliminates both the deep shadows and light dazzle, and thus enhances investigative response.
We should consider a minimal revision to the Town code (see "recommendation" below, but the Town needs to consider a full lighting review as both the lighting technology and model dark sky lighting codes have changed dramatically in the last few years. A good place to begin is by reviewing the model code published by the International Dark Sky Association's (www.darksky.org) model lighting ordinance: https://www.darksky.org/our-work/lighting/public-policy/mlo/ There is also an obvious public education dimension to this, in particular, to help residents understand that bright lighting not only annoys neighbors, but also makes their residences less secure. The International Dark Sky Association has extensive public education materials, much as the NFPA Firewise site has sharable educational materials.” 6 of 6
Informational Update on New Requirements
Resulting from Local Responsibility Area
(LRA) Map Adoption and Fire-Resistant
Construction Practices
September 22, 2025
ATTACHMENT 2
2 Purpose/Agenda
Provide an overview of:
• Requirements based on the new LRA map adoption
• Upcoming changes to state codes
• Fire resistant construction and defensible space requirements • Suggested code modifications
New Local Maps for
Burlingame, Hillsborough,
and Millbrae
3 City Very High High
Modera
te
Total all
zones
per City
Hillsborough 394 747 1141
Millbrae 1,138 861 705 2,704
Burlingame 312 379 154 845
Total in zones 1,450 1634 3,084 4690
Requirements and Updates Effective 2026
(1) 100 feet of defensible space required for Very High Hazard Severity Zone [no change]
(2) Fire resistant construction methods required Very High and High – previously only required for Very High
(3) Natural Hazard Disclosure required for All Zones (Moderate, High, Very High)
4 7
CCFD.org – Vegetation
Management
New California WUI Code January 2026
8 New State Codes remove California Building Code 7a, Fire Code Chapter 49, Residential Code section 337, IWUI code and replace them with California Code of Regulations Part 7, California Wildland-Urban Interface Code.
Main components of home hardening:
Roof- roof covering, attic vents, roof edge and
gutters.
Under-eave-area- eaves, soffit, and attic vents
Exterior wall- siding, windows, doors, gable
end attic vents, and foundation (crawls space)
vents
Attached deck- surface area, rails, and under –
the-deck construction
Near home landscaping- the immediate fivefoot perimeter around the home and attached fencing.
9 Class A roof and
Assemblies/rain
gutters
Under eave
vents/dormer vents
706A.1 Attic and foundation ventilation openings shall be fully covered with Wildfire Flame and Ember Resistant vents.
Under Eaves
12 Examples:
Stucco
Metal Panels
Hardie Fiber Cement siding
Brick and Stone
Listed 1-hr. assembly
Other products listed to code/SFM
testing standards. (may include listed
treated wood products)
13 14
• Multipane glazing with one pane
tempered.
• Glass block units
• Have a fire-resistant rating of not less
than 20 minutes.
Exterior Doors and glass – one of the following:
• Surface shall be non-combustible
• Exterior surface shall be of ignition resistant
material (tested to listings and standards)
• Solid core wood of not less than 1 ¼ “.
• Door assembly listed with fire resistant rating
of 20 minutes.
Exterior glass assemblies, skylights, shall:
• Mulitpane- 1 pane tempered.
• Glass block units
• Have a fire resistance rating of not less than
20 min.
• Meet listing/testing requirements.
Decking:
• Minimum 6” Flashing required applied to exterior wall at wall to deck intersections.
• Ignition resistant materials
• Exterior fire –retardant treated wood
• Non- combustible material
• Other listed materials – SFM standards.
Defensible Space Zones - Required in Very High Fire
Severity Zones and new landscaping in all zones 2026
Home Ignition Zone: 0-5 feet from the
structure.
• Plant fire –resistive groundcovers and
perennials in this area. Use hardscaping
when possible.
• Keep plants clear from windows and
openings of your home.
• Use stones or gravel instead of combustible
bark or mulch.
• Remove all branches within 10 ft of any
chimney or stove pipe.
• Remove leaves, pine needles, or other
vegetation on roofs, gutters, decks, porches
etc. and remove any dead vegetation.
18 Defensible Space Zones - Required in Very High Fire
Severity Zones and new landscaping in all zones 2026
Home Ignition Zone 5-30 feet from
structure– should be a lean and green zone.
• Remove or separate fuels by trimming and
pruning to maintain spacing between
vegetation to interrupt the fire’s path.
• When adding new plantings only use those
that are fire resistant.
• Cut annual grasses and weeds down to a
height of 4 inches.
• Remove fuels to create horizontal and
vertical spacing between shrubs and tree
and remove lower tree limbs.
19 Defensible Space Zones - Required in Very High Fire
Severity Zones and new landscaping in all zones 2026
Home Ignition Zone 30 to 100 ft. or to the
property line.
• Remove all dead and dying: trees, branches,
shrubs, or other vegetation. Surface litter: leaves,
pine needles, twigs, bark, etc. may be permitted
up to a depth of 3 inches.
20 Reference material
21 Kimko, Barrett,et al. (July, 2022) Headwater Economics. Construction Costs for a Wildfire Resistant Home, California Edition
Restaino, Christina, et al. (Sep,2020)Ready for Wildfire. Wildfire Home Retrofit Guide California Building Standards (July 2022)California Building Code, ICC.
AB 306/AB 130
Earlier this year, Assembly Bill (AB) 306 proposed prohibitions to residential building standards from June 1, 2025 through June 1, 2031, unless modifications were deemed necessary to protect health and safety. On June 25, 2025, all of the provisions of AB 306 were added to AB 130, which was a housing budget trailer bill.
AB 130 was approved with the State budget. Included in this bill are limitations on local agencies from adopting modifications to local building codes, applicable to residential units from October 1, 2025 through June 1, 2031, unless the changes relate to home hardening or the Building Standards Commission deems them necessary as emergency standards to protect health and safety. 22 Community Feedback
Suggestions related to code modifications to improve fire-resistant construction practices have been received, beginning in 2021. A summary of suggested code changes is included as Attachment 1 and includes the suggested alterations to the code, the staff recommendation/feedback provided in 2022, and any updated guidance from staff. Consideration of limitations stemming from AB 130 have been included in the revised analysis.
(1) Require properties to include a pedestrian gate on front yard fencing (2) Exclude wood roof coverings from Class A designations regardless of underlayment elements (3) Change minimum remodel trigger for roof replacement if you have a wood roof, code upgrade (4) Support creation of an advanced fire detection system tailored to fire detection in close-in WUI zones like those in Hillsborough.
(5) Require fencing to be wildlife friendly
(6) Reduce light trespass and encourage Dark Sky friendly lighting 23 Next Steps
Staff will return in October with the introduction of an ordinance related to the triennial building code update for Council consideration and adoption.
24 25
Discussion
[email protected] to communicate/ respond with/ to Hillsborough Firewise www.hillsborough.net/firewiseUSA to observe our landing page First I wish to apologize for not attending this study session, I had obligations created over 6 months ago that I cannot alter.
Hillsborough Firewise USA has our own recommendations on the principles of COMMUNITY FIRE SAFETY. This encompasses HOME HARDENING AND DEFENSIBLE SPACE.
Safety means following the broad templates of home hardening guided by the California Building Code Chapter 7a as well as defensible space principles. The resulting progress will be INCREMENTAL as new homes, major remodels and smaller intermediate steps such as roofing, vents creating ember protection, deck remodels, fencing, and zero space home/yard interface best practices etc.
Just like vaccinations can create herd immunity the same can be true of coordinated fire mitigation activities for community safety. Some examples would be uniform guidelines by our Building and Planning department, CCFD and HPD. So too for all home owners, our architectural, building, landscape partners. realtors , mortgage, insurance and utility industries etc. are constructed.
Firewise envisions that Hillsborough be regarded as a PROACTIVE community to ALL parties.
Lastly we COMMEND our our Town Council for addressing this complex subject via this first step of today’s study session. Hopefully, it will lead to a formal and constructive open PUBLIC discussion leading to code modifications for the betterment of us all.
Hillsborough Firewise has confidence that this will lead to a fruitful outcome.
Cordially,
David Weinberg
Chairperson Hillborough Firewise USA
ATTACHMENT 3