Note: This is an evolving story. This page will be updated as more information becomes available.

Portola Valley considers ‘Home Hardening’ ordinance changes

May 9, 2021. On April 30, 2021, the Town released the agenda for the Planning Commission’s May 5, 2021 meeting, which included a set of proposed changes to our Building Ordinance to “enhance fire resistance in new buildings, additions and alterations to existing buildings to enhance public safety and reduce the risk from wildfires.”

PVNU’s analysis of the Planning Department’s proposed amendments revealed that they largely reiterated existing provisions of the town’s Building Code that were added in 2009 when the Town adopted portions of Chapter 7A of the California Building Code. Those provisions established minimum home hardening and sprinklering standards to protect life and property within a Wildfire-Urban Interface Fire Area by increasing the ability of structures to resist ignition from spreading flames and embers. Under our existing ordinance, the enhanced fire resistance standards of Chapter 7 A would apply to any new structure, including any project to alter or improve an existing structure that affected 50% of its floor area or 50% of its exterior wall surface.

Rather than strengthen or enhance the home hardening standards established under Chapter 7A, some of the changes proposed by the Planning Department would instead create new exemptions from or limitations to the existing standards. None of the proposed changes included provisions to safeguard structures through removal of surrounding vegetation, minimal separation from adjoining or nearby structures, or other measures to reduce hazards within each home’s structure ignition zone. In addition, a proposed amendment to the existing triggering mechanism that would add a $10,000 project threshold would create ambiguity over what threshold controlled. For example, would a $13,000 bathroom remodel require upgrading the entire structure to comply with the Building Code’s extensive roofing, exterior siding and window requirements?

On May 4, 2021 PVNU wrote the Planning Commission noting:

  • The many home hardening provisions of the proposed ordinance that are already required by our existing ordinances;

  • The proposed changes that would limit or weaken our existing standards;

  • The critical areas of wildfire hazard and risk that are not addressed by the proposed changes;

  • The authority of our Town Council under State law to adapt, modify or limit State housing mandates in order to protect public safety; and

  • The need to perform the State-mandated wildfire hazard and risk assessment in order to decide whether and how to exercise its authority to protect public safety against wildfire hazards and risks in town.

On May 5 the Planning Commission decided to postpone consideration of the proposed amendments until a subsequent meeting.

Similarly, while item No. 10 of the agenda for the May 12, 2021 Town Council meeting includes a “first reading” of the Planning Department’s proposed Ordinance Adding Home Hardening to Building Code, the linked materials submitted for this item (red page 117) indicate that the item has been postponed until May 26, 2021.

PVNU applauds any initiative to develop and propose amendments to the Town’s Building Code that enhance fire resistance in building construction. However, in its current form the proposal is actually a step backwards in terms of fire safety, and does not begin to address other significant work, such as a comprehensive hazard and risk assessment, that is required by state law and has long been championed by PVNU.