New Fire Regulations May Impact Your Dream Home Plans

Building a custom home in California is complicated, and changes in California Fire Regulations may require additional critical review of your construction plans.

In this article, we will help you understand what regulations have changed,  the areas that are most impacted, and what you need to know in order to move forward with your plans.

In 2023, California Updated Its Fire Hazard Severity Zone (FHSZ) Maps Throughout the State

These changes reflect current conditions and projections since the last FHSZ mapping in November of 2022.  Some areas have been downgraded from very high to high, and some have been elevated from high to very high.

Our focus is on areas that have been designated Very High Fire Hazard Severity Zone (VHFHSZ) within a Local Responsibility Area (LRA). Cal Fire’s FHSZ Viewer can help you determine if your property is impacted.

If You’re In A VHFHSZ/LRA, Here’s What You Need To Know

Properties in a VHFHSZ/LRA are subject to California Fire Regulation 14 CCR 1273.08. Failure to meet these regulations may result in building permit denial. These regulations supersede local Fire Department regulations.

This section of the Code is particularly challenging because it impacts roads, driveways, dead ends, and grades with specifications and restrictions that add costs to the project and, depending on the size and layout of the property, can make it near impossible to build.

Ensuring Access And Egress For Fire Engines

The focus on access roads is driven by the need for firefighting equipment and personnel to be able to access the property safely and maneuver in and out of the property as needed.

The type of road used to access the property, the size of the property, the grades of the access road, length and severity of curves in the road, all come under stringent regulatory specifications.

Here are some examples:

Roadways

All roads must have an aggregate base and support at least 75,000 lbs. to enable firefighting vehicles to proceed safely.

One-lane roads must be at least 12’ wide not including shoulders and cannot exceed 2,640’ (one-half mile) in length.

Two-lane roads must be 20’ wide not including shoulders or stripping.

To accommodate curves in the road, additional width requirements are four feet for curves 50’ to 100’, and 2’ for curves 100’ to 200’.

All roads must be graded so that they don’t exceed 16% slope in any area. This can be particularly difficult in the foothill areas and may require substantial earth moving and lengthening of access roads to reduce slope.

Driveways

At the main property access, all driveways must be a minimum of 10’ wide for the entire length and have 13’ 6” unobstructed vertical clearance.

If there are gates securing the property, they must be at least 14’ wide and 2’ wider than the driveway they serve. Those gates must also be placed 30’ from the access roadway and allow for a stopped vehicle to not obstruct traffic on that roadway. This is to ensure all emergency vehicles can safely access the property.

Turnarounds And Turnouts

Getting firefighting equipment into the property is critical. It is also important that the same equipment can maneuver and leave the property.

To that end, the Code stipulates that there must be a turnaround located at the end of all driveways and dead-end roads.  While these turnarounds can be several shapes, the area is significant in size.

If the driveway is more than 150’ long, there must be a midpoint turnout as well, meeting the specifications below. If the driveway is more than 800’ long, a turnaround is required every 400’. Those turnouts must be 12’ wide, 30’ long with a 25’ taper on each end.

Dead End Roads

For properties located on dead end roads, either public or private, there are maximum length restrictions for those dead end roads based on the size of the property:

• Less than one acre – 800 feet
  • 1 – 4.99 acres – 1,320 feet
  • 5 – 19.99 acres – 2,640 feet
  • More than 20 acres – 5,280 feet

 

Resources Are Available

Local governments and other interested parties including the California Realtors Association (CRA) are taking steps to help mitigate these issues…especially the dead-end road length restrictions. Some communities have enacted local ordinances that supersede the Cal Fire Regulations, without jeopardizing the safety and efficiency of firefighters.

The CRA tells member agents to strongly advise their buyers to consult with their own expert, such as a contractor.

We think that is great advice. At Conrado Home Builders, we understand how complicated it is to build in California. We also know how to assess the impact of these new and sometimes onerous fire safety regulations. We can help determine what has to be done to bring your project into compliance, by applying for necessary permits to break ground on your new dream home.

We’re ready whenever you are so contact Conrado Home Builders today to get started!