(A) Application. The provisions of this article shall apply when new development is approved by a local jurisdiction.
(B) Fire systems required. Water systems for fire protection shall be available on-site:
(1) Prior to the completion of road construction, where a community water system is approved, or
(2) Prior to issuance of a building permit, where an individual system is approved.
(C) Exceptions and appeals. Exceptions and appeals for any provision of this article are allowed as defined in Cal. Public Resources Code §§ 4290 et seq. and the variance procedure as outlined in this title. The exception or appeal procedure must be finalized prior to filing for a variance with the County.
(D) Conditions. To ensure continued maintenance of properties in conformance with these standards and measures and to assure continued availability, access and utilization of the defensible space provided for in these standards during a wildfire, provisions for annual maintenance shall be included in the development plans and/or shall be provided as a condition of the permit, parcel or map approval.
(E) Road and safety standards.
(1) Road width. All roads shall be constructed to provide a minimum of two nine-foot traffic lanes providing two-way traffic flow, unless other standards are provided in this article or additional requirements are mandated by local jurisdictions or local subdivision requirements.
(2) Roadway surface. The surface shall provide unobstructed access to conventional drive vehicles, including sedans and fire engines. Surfaces should be established in conformance with local ordinances and be capable of supporting 40,000 and an HS-20 and alternate load. A minimum six-inch aggregate base shall be used as a minimum standard where paving is not required.
(3) Roadway grades. The grade for all roads, streets, private lanes, and driveways shall generally not exceed 15%. Exceptions may be may be allowed by the local fire protection agency.
(4) Roadway radius.
(a) No roadway shall have a horizontal inside radius of curvature of less than 50 feet and additional surface width of four feet shall be added to curves of 50 to 100 feet radius; two feet to those from 100 to 200 feet.
(b) The length of vertical curves in roadways, exclusive of gutters, ditches and drainage structures designed to hold or divert water, shall be not less than 100 feet.
(5) Roadway turnarounds. Turnarounds are required on driveways and dead-end roads as specified in this article. The minimum turning radius for a turnaround shall be 40 feet from the centerline of the road. If a hammerhead/T is used, the top of the “T” shall be a minimum of 60 feet in length. A hammerhead/T at the end of a road shall only be allowed where the road terminus is considered temporary.
(6) Roadway turnouts. Turnouts shall be a minimum of ten feet wide and 30 feet long with a minimum 25-foot taper on each end.
(7) Roadway structures.
(a) All driveway, road, street and private lane roadway structures shall be constructed to carry at least the HS20 and “alternate” load and provide 15 feet minimum vertical clearance.
(b) Appropriate signing, including but not limited to weight or vertical clearance limitations, one-way road or single lane conditions, shall reflect the capability of each bridge.
(c) A bridge with only one traffic lane may be authorized by the local jurisdiction; however, it shall provide for unobstructed visibility from one end to the other and turnouts at both ends.
(8) One-way roads.
(a) One-way roads are considered “fire apparatus access roads” as defined in § 202 of the California Fire Code (Cal. Code of Regulations, Title 24, Part 9).
(b) All one-way roads shall be constructed to provide a minimum of one ten-foot traffic lane. The local jurisdiction may approve one-way roads.
(c) All one-way roads shall connect to a two-lane roadway at both ends, and shall provide access to an area currently zoned for no more than ten dwelling units. In no case shall it exceed 2,640 feet in length.
(d) A turnout shall be placed and constructed at approximately the midpoint of each one-way road.
(9) Dead-end public or private roads.
(a) Dead-end public or private roads are “fire apparatus access roads” as defined in § 202 of the California Fire Code (Cal. Code of Regulations, Title 24, Part 9).
(b) The maximum length of a dead-end road, including all dead-end roads accessed from that dead-end road, shall not exceed the following cumulative lengths (in feet), except as provided below:
Table 25.08-A
Fire Hazard Category
Zoning District | LRA | Mod. | High | Very High |
RM, R-1, RR, C, M | 800 | 800 | 800 | 600 |
RT | 1,320 | 1,000 | 800 | 600 |
R, AP | 2,640 | 1,000 | 800 | 600 |
AR | 5,280 | 1,000 | 800 | 600 |
(c) All lengths shall be measured from the edge of the roadway surface at the intersection that begins the road to the end of the road surface at its farthest point. Where a dead-end road crosses areas of differing zoned parcel sizes, requiring different length limits, the shortest allowable length shall apply. The lengths specified in the LRA shall not be exceed. However, the further restrictions in the categories of moderate, high and very high, may be exceeded up to the LRA lengths if mitigations satisfactory to CDF are provided. Mitigations that may be considered include, but are not limited to, NFPA-approved structure fire sprinkler systems, open-ended cul-de-sac design, fire-resistant construction materials (roof and structure) and secondary emergency access to standards set in this section.
1. Where parcels are zoned five acres or larger, turnarounds shall be provided at a maximum of 1,320 intervals.
2. Each dead-end road shall have a turnaround constructed at its terminus.
(10) Driveways. All driveways shall provide a minimum ten-foot traffic lane and unobstructed vertical clearance of 15 feet along its entire length.
(a) Driveways are “fire apparatus access roads” as defined in § 202 of the California Fire Code (Cal. Code of Regulations, Title 24, Part 9).
(b) Driveways exceed 150 feet in length, but less than 800 feet in length, shall provide a turnout near the midpoint of the driveway. Where the driveway exceeds 800 feet, turnouts shall be provided no more than 400 feet apart.
(c) A turnaround shall be provided at all building sites on driveways over 300 feet in length and shall be within 50 feet of the building.
(11) Roadside vegetation. Roadside vegetation contributing to significant risk shall be removed for a distance of ten feet on each side of the traveled section, where required by the fire protection agency. In order to protect escape routes from radiant heat caused by wildfires, native vegetation should be thinned and dead material removed on each side of roads or highways. This may reduce radiant heat from a wildfire to an acceptable level.
(12) Gate entrances.
(a) Gate entrances shall be at least two feet wider than the width of the traffic lane(s) serving that gate.
(b) All gates providing access from a road to a driveway shall be located at least 30 feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on that road.
(c) Where a one-way road with a single traffic lane provides access to a gated entrance, a 40-foot turning radius shall be used.
(d) A lock or other device that allows emergency vehicles unlimited access shall be installed on all gates, including electronic gates.
(13) Size of letters, numbers and symbols for street and road signs. Size of letters, numbers, and symbols for street and road signs shall be a minimum three-inch height, three-eighths inch stroke, reflectorized and contrast with the background color of the sign.
(14) Visibility and legibility of street and road signs. Street and road signs shall be visible and legible from both directions of vehicular travel for a distance of at least 100 feet.
Required street and road visibility.
(15) Height of street and road signs. Height of street and road signs shall be uniform county wide, and meet the visibility and legibility standards of this article.
(16) Names and numbers on street and road signs. Newly constructed or approved public and private roads and streets must be identified by a name or number through a consistent county-wide system that provides for sequenced or patterned numbering and/or non-duplicating naming. All signs shall be mounted and oriented in a uniform manner. This section does not require any entity to rename or renumber existing roads or streets, nor shall a roadway providing access only to a single commercial or industrial occupancy require naming or numbering.
(17) Intersecting roads, streets and private lanes. Signs required by this article identifying intersecting roads, streets and private lanes shall be placed at the intersection of those roads; streets, and/or private lanes.
(18) Signs identifying traffic access limitations. A sign identifying traffic access of flow limitations, including but not limited to weight or vertical clearance limitations, dead-end road, one-way road, or single lane conditions, shall be placed:
(a) At the intersection preceding the traffic access limitation; and
(b) No more than 100 feet before the traffic access limitation.
(19) Installation of road, street and private lane signs. Road, street, and private lane signs required by this article shall be installed prior to final acceptance by the local jurisdiction of road improvements.
(20) Addresses for buildings. All buildings shall be issued an address by the local jurisdiction that conforms to that jurisdiction’s overall address system. Accessory buildings will not be required to have a separate address; however, each dwelling unit within a building shall be separately identified.
(21) Size of letters, numbers and symbols for addresses. Size of letters, numbers and symbols for addresses shall be a minimum three-inch letter height, three-eighths inch stroke, reflectorized, contrasting with a background color of the sign.
(22) Installation, location and visibility of addresses.
(a) All buildings shall have a permanently posted address, which shall be placed at each driveway entrance and visible from both directions of travel along the road. In all cases, the address shall be posted at the beginning of construction and shall be maintained thereafter, and the address shall be visible and legible from the road on which the address is located.
(b) Address signs along one-way roads shall be visible from both the intended direction of travel and the opposite direction.
(c) Where multiple addresses are required at a single driveway, they shall be mounted on a single post.
(d) Where a roadway provides access solely to a single commercial or industrial business, the address sign shall be placed at the nearest road intersection providing access to that site.
(23) General water standards.
(a) Intent. Emergency water for wildfire protection shall be available and accessible in quantities and location specified in these regulations, in order to attack a wildfire or defend property from a wildfire. The emergency water may be provided in a fire agency mobile water tender, or naturally occurring or man-made containment structure, as long as the specified quantity is immediately available.
(b) General standards.
1. Water systems that meet or exceed the standards specified in Public Utilities Commission of California (PUC) revised General Order #103, adopted June 12, 1956 (corrected September 7, 1983, Decision 8309-001), Section VIII Fire Protection Standards and other applicable sections relating to fire protection water delivery systems, static water systems equaling or exceeding the National Fire Protection Association (NFPA) Standard 1231, Standard on Water Supplies for Suburban and Rural Fire Fighting, 1989 Edition, or mobile water systems that meet the Insurance Services Office (ISO) Rural Class 8, 2nd Edition 3-80, standard shall be accepted as meeting the requirements of this article. These documents are available at CDF Ranger Unit Headquarters.
2. Nothing in this article prohibits the combined storage of emergency wildfire and structural firefighting water supplies unless so prohibited by local ordinance or specified by the local fire agency. Where freeze protection is required by local jurisdictions, the protection measures shall be provided.
(24) Hydrant/fire valve.
(a) The hydrant or fire valve shall be 118 inches above grade, eight feet from flammable vegetation, no closer than four feet nor farther than 12 feet from a roadway, and in a location where fire apparatus using it will not block the roadway. The hydrant serving any building shall be located at a turnout or turnaround, along the driveway to that building or along the road that intersects with that driveway.
(b) San Benito County has adopted two types of fire hydrants for use in its protection area. The “county standard” hydrant is compatible with Sunnyslope County Water District and the City of Hollister. The “wharf” hydrant may be used only on private water systems (i.e., single-family dwellings, on previously established lots), subdivision of more than one acre lots, minor subdivisions and areas served by the San Benito County Water District. Planned unit developments will require the use of “county standard” hydrants.
1. “County standard” hydrant specifications. All hydrants shall meet AWWA C502 standards and shall have a six-inch inlet with one 4.5-inch outlet and one 2.5-inch outlet.
2. “Wharf hydrant” specifications. Four-inch inlet, tapered IPT female with one 2.5-inch NSHT male outlet, cap and chain with pentagon stem nut.
3. Installation s. Installation will be done using standard construction practices. Thrust blocks will be used at all pressure points. The minimum bedding will require six inches of jetted sand backfill.
4. Identified. Each hydrant/fire valve or access to water shall be identified by a reflectorized blue marker, with a minimum dimension of three inches.
(25) Signing of water sources. Each hydrant/fire valve or access to water shall be identified as follows:
(a) If located along a driveway, a reflectorized blue marker, with a minimum dimension of three inches shall be located on the driveway address sign and mounted on a fire-retardant post; or
(b) If located along a street or road:
1. A reflectorized blue marker, with a minimum dimension of three inches, shall be mounted on a fire-retardant post. The signpost shall be within three feet of the hydrant/fire valve, with the sign no less than three feet nor greater than five feet above ground, in a horizontal position and visible from the driveway; or
2. As specified in the State Fire Marshal’s Guidelines for Fire Hydrant Markings Along State Highways and Freeways, May 1988.
(26) Setback for structure defensible space. All parcels one acre and larger shall provide a minimum 30-foot setback for buildings and accessory buildings from all property lines and/or the center of a road. As an alternative, recorded evidence of a vegetation clearance easement of at least 30 feet width can be submitted for reduced setbacks.
(27) Disposal of flammable vegetation and fuels. Disposal, including chipping, burying, burning or removal to a landfill site approved by the local jurisdiction, of flammable vegetation and fuels caused by site development and construction, road and driveway construction, and fuel modification shall be completed prior to completion of road construction or final inspection of a building permit.
(28) Greenbelts. Subdivisions and other developments that propose greenbelts as a part of the development plan, shall locate the greenbelts strategically, as a separation between wildland fuels and structures. The locations shall be as approved by the inspection authority.
(F) Fire protection supply for water systems.
(1) Systems. In addition to the requirements for domestic water, development projects shall be required to provide water systems for fire protection demands. Additional flow will be required for high and very high fire hazard zones. An additional 250 gpm shall be provided for systems where the CC&Rs do not require Class A roof material, as defined by the Uniform Building Code, on inhabited structures.
(2) Rural: Single-family dwellings on more than one acre; recreational vehicle parks.
(a) 500 GPM fire flow at minimum 20 psi
(b) 660 feet hydrant spacing
(c) 330 feet maximum distance from building envelopes
(d) Four-inch mains and valves (one to four lots)
(e) Six-inch mains and valves (five or more lots)
(f) Four-inch riser with a single “county standard” hydrant or wharf hydrant for existing lots
(3) Residential: Single-family dwellings on one acre or less.
(a) 500 GPM fire flow at minimum 20 psi.
(b) 660 feet hydrant spacing.
(c) 330 feet maximum distance from building envelopes.
(d) Six-inch mains and valves.
(e) Four-inch riser with a single “county standard” hydrant or wharf hydrant for existing lots.
(f) Six-inch riser with a “county standard” hydrant (five or more lots).
(4) Residential: Two single-family dwellings per acre.
(a) 750 GPM fire flow at minimum 20 psi.
(b) 660 feet hydrant spacing.
(c) 330 feet maximum distance from building envelopes.
(d) County standard hydrant.
(5) Residential: Three or more single-family dwellings per acre; mobile home parks.
(a) 1,000 GPM fire flow at minimum 20 psi.
(b) 300 feet hydrant spacing.
(c) 330 feet maximum distance from building envelopes.
(d) County standard hydrant.
(6) Multiple Residential: Duplex, neighborhood business of one story.
(a) 1,500 GPM fire flow at minimum 20 psi.
(b) 330 feet hydrant spacing.
(c) County standard hydrant.
(7) Multiple Residential: Triplex, apartment, one- and two-story; light commercial or light industrial; schools.
(a) 2,000 GPM fire flow at minimum 20 psi.
(b) 300 feet hydrant spacing.
(c) County standard hydrant.
(8) Multiple Residential: Three stories or higher; heavy commercial or industrial.
(a) 2,500 GPM fire flow at minimum.
(b) 20 psi 300 feet hydrant spacing.
(c) County standard hydrant.
(G) Water storage capacities. Water storage capacities must be able to provide the above fire flow for a two-hour duration, or meet the following exceptions:
(1) Separately developed dwellings with an individual private water supply will provide a minimum of five thousand gallons supply of water each dedicated for fire suppression, or as calculated by the following formula, whichever is greater (NFPA Standard 1231):
Single structure without exposure hazards
Total cu. ft. of structure/Occupancy Hazard Class x Construction Class #
Single structure with exposure hazards
Total cu. ft. of structure/Occupancy Hazard Class x Construction Class # x 1.5
(2) Lakes, ponds, swimming pools, streams or other water sources may be used for fire protection resources as long as provisions are made for access to the supply either by plumbing or fire engine access within 16 feet for drafting purposes and the capacities equal the requirements above.
(3) When the property division is a total of four lots or less and the topography, zoning and other conditions preclude its redivision or addition of more parcels on the system, the source may not be less than the required minimum storage of 20,000 gallons.
(4) The use of San Felipe water for fire protection is permissible in lieu of other systems and storage if permitted by San Benito County Water District. If the system is not located at an accessible location, the line must be extended to a location that meets the (rural: single-family dwelling) guidelines above. Improvement plans must be approved by the San Benito County Water District and the County Fire Department.
(5) Residential sprinklers will reduce the needed water storage capacities by 50%.
(6) Fire protection water systems operated by water companies under regulations of the Public Utilities Commission shall comply with the standards of PUC General Order #103 or Title 22 as applicable.
(Ord. 1043 § 3 (part), 2022)