Vacaville Municipal Code Ch. 15.20.273 Development Standards for New Construction Adjacent to Open Space…

The stated purpose and intent of adopting these provisions is to increase the protection of life and property from wildfire occurring on open lands. This standard shall apply to new residential development located on parcels within 200 feet of permanent open lands and other open lands where no development is anticipated in the near future where wildfire is a threat. This includes moderate and non-rated CalFire Fire Hazard Severity Zones. If the property or project is located in a High or Very High fire hazard severity zone per the CalFire approved map, then the property/project must comply with the 2025 California Wildland-Urban Interface Code.

(Ord. 2006, 11/19/2025)

A. When development occurs on or adjacent to hillsides, these standards will be used in conjunction with the existing City of Vacaville Fire Department policy addressing hillside development.

B. Where a conflict results between provisions of these regulations, any other Fire Department policy, or conditions of approval imposed by any decision making authority of the City of Vacaville, the City of Vacaville Fire Chief shall have the sole responsibility for resolving the conflict.

C. Where a conflict results between the provisions of these regulations and any other local, state, or federal codes, the more restrictive code will apply.

D. The Fire Chief, at his or her sole discretion, may waive any of the development standards set forth in this chapter.

E. In those cases where any improvements required by this chapter are constructed, installed, or otherwise located on public property, a lighting and landscape maintenance district or similar instrument shall be formed for purposes of providing funds for the ongoing maintenance of the improvements at no cost to the City. A disclosure statement shall be included in all grant deeds precluding any buyer or subsequent owner from protesting the formation of such a financial mechanism and shall agree to pay all reasonable fees, charges, and assessments for the permanent and perpetual maintenance of the required improvements.

(Ord. 2006, 11/19/2025)

For purposes of this chapter, "open space" or "open lands" shall include, but shall not necessarily be limited to, public and privately owned open space areas such as hillsides, ridges, detention basins, designated agricultural areas, parks, and other open lands where no development is anticipated in the near future as identified within the General Plan.

(Ord. 2006, 11/19/2025)

There shall be a total of 50 feet of noncombustible defensible space located between residential yards that are adjacent to open lands where wildfire is a threat.

A. This space may be located within the parcel, outside the parcel, or a combination of both.

B. Subject to the review and approval of the Fire Chief, the 50-foot fire buffer zone may include a combination of a fire access road; fire protection greenbelt; firebreak; or single loaded streets as those improvements are defined in this chapter.

(Ord. 2006, 11/19/2025)

When required by the Fire Chief, a minimum 20-foot-wide all-weather fire access road shall be provided around the perimeter of the site where wildfire is a threat.

A. At a minimum, the all-weather road shall be graded, compacted, and shall be kept clear of all flammable vegetation at all times.

B. The Fire Chief may require the road to be surfaced with asphaltic concrete, decomposed granite, or similar materials.

(Ord. 2006, 11/19/2025)

When required by the Fire Chief, a greenbelt of fire resistive, irrigated low-growth vegetation shall be installed.

A. The greenbelt shall be maintained to its fire resistive properties.

B. A permanent irrigation system shall be installed concurrently with the planting of the greenbelt.

C. The greenbelt shall be irrigated as necessary to maintain its fire resistive properties.

D. To the extent practical, nonpotable water shall be used for the irrigation.

(Ord. 2006, 11/19/2025)

Subject to the review and approval of the Fire Chief, a noncombustible firebreak that is permanently maintained may be used in areas that are not practical to apply either a greenbelt or fire access road.

(Ord. 2006, 11/19/2025)

When required by the Fire Chief, streets or roads that are directly adjacent to permanent open lands where wildfire is a severe threat shall only have housing located on one side of the street opposite the open space lands to provide additional protection from wildfires. This requirement is typically utilized when there are steep slopes adjacent to the development, although the Fire Chief may impose this requirement based upon the circumstances of any particular case.

(Ord. 2006, 11/19/2025)

When a concrete v-ditch is installed between the fire access road and the greenbelt or noncombustible surface, the greenbelt or noncombustible surface can be reduced by the width of the v-ditch. The fire access road must remain a minimum of 20 feet to allow the passing of emergency vehicles. For example: 20-foot fire access road, four-foot v-ditch, and 26-foot greenbelt or firebreak.

(Ord. 2006, 11/19/2025)

All fencing adjacent to open space lands where wildfire is a threat shall be of noncombustible material. Subject to the review and approval of the Fire Chief in each case, the fencing may be:

A. Open, such as wrought iron or similar material;

B. Solid, such as masonry walls; or

C. A combination of open and solid, such as a low masonry wall with open wrought-iron fencing above.

(Ord. 2006, 11/19/2025)

Notwithstanding the provisions of the underlying zoning district, a minimum setback of 30 feet shall be provided from the rear property to the main structure. Where a greater setback than 30 feet is required by the provisions of the underlying zoning district, the greater distance shall be used.

(Ord. 2006, 11/19/2025)

A minimum 10-foot side yard setback is required for those lots adjacent to the open lands where wildfire is a threat. Note: Parcels that border open lands on the side shall have a 30-foot side yard setback. For example, the last parcel in a row of houses may have open lands on the rear and side. The intent is to protect the main structure from a direct wildfire approaching from open lands.

(Ord. 2006, 11/19/2025)

Adequate ingress and egress shall be provided to all structures and improvements as determined by the Fire Chief to meet nationally recognized standards or the circumstances of any particular case. This includes the requirements of the California Fire Code and the California Wildland-Urban Interface Code.

(Ord. 2006, 11/19/2025)

The on-site public water supply shall comply with the adopted City Water Master Plan and the requirements of Appendix B of the California Fire Code as amended by the City of Vacaville.

(Ord. 2006, 11/19/2025)

The following requirements shall apply to all newly constructed residential units within the development located within 200 feet of open lands:

A. Class A roof fire-retardant materials are required on all structures.

B. All structures shall be constructed with noncombustible siding.

C. All structures with eaves shall be enclosed, wrapped, or "boxed-in" and shall comply with 504.3.1 of the California Wildland-Urban Interface Code.

D. Gutter and Downspouts shall be constructed of noncombustible materials. Gutters shall be provided with an approved means to prevent the accumulation of leaves and debris in the gutters per Section 504.4 of the California Wildland-Urban Interface Code.

E. Flashing. A minimum of six inches of metal flashing or noncombustible material applied vertically on the exterior of the wall shall be installed at the ground, decking, and roof intersections per Section 504.5.1 of the California Wildland-Urban Interface Code.

F. Garage door perimeter gap. Exterior garage doors shall resist the intrusion of embers by preventing gaps between doors, and door openings, at the bottom, sides, ad tops of doors, from exceeding 1/8 inch (3.2 mm). Gapes between doors and door openings shall be controlled by the two approved methods per Section 504.9.2 of the California Wildland-Urban Interface Code.

G. Vents. Where provided, ventilation openings for enclose attics, gable ends, ridge ends, under eaves, and cornices, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, underfloor ventilation, foundation and crawl spaces, or any other openings intended to permit ventilation, either in a horizontal or vertical surface, shall be in accordance with Sections 504.10, 504.10.1, 504.10.2 and 504.103 of the California Wildland-Urban Interface Code.

H. All attic and underfloor openings shall be protected with one-eighth-inch wire screens.

(Ord. 2006, 11/19/2025)

A. All accessory structures, including but not limited to decks, awnings, patio covers, and sheds, shall be at least 10 feet from any front, side, or rear property lines adjoining open lands.

B. Raised patio decks or elevated porches shall be screened underneath with wire mesh no larger than one-eighth of an inch.

C. Construction of decks, porches, balconies and stairs must comply with Sections 504.7.3, 504.7.3.1, 504.7.3.2, 504.7.3.3, 504.7.3.3.1, 504.7.3.3.2, and 504.7.3.4 of the California Wildland-Urban Interface Code.

(Ord. 2006, 11/19/2025)