Site-Specific Hazard Assessment

Requirements for when to require site-specific hazard assessments vary by jurisdiction and hazard. In some cases, the state may provide additional agency oversight, resources, or guidance as to when further site investigation is required for hazard mitigation, such as the oil and gas requirements for soils information and potential geological hazards. Local regulatory requirements are usually stated in the zoning code, subdivision code, building code, or a separate code (e.g., wildland-urban interface code).

Jurisdictions typically have flexibility in deciding when a site-specific hazard assessment is required. For example, a jurisdiction may choose to adopt a mapped hazard overlay zone that requires all new construction or retrofits within that zone to undergo a site-specific hazard assessment prior to granting development permit approval. Conversely, jurisdictions may find it more appropriate to require a site-specific hazard assessment for any permit, regardless of the location.

In any case, the applicability standards that trigger an assessment as well as the criteria for when and what type of mitigation is required should be clear. Planning staff should discuss this requirement with an applicant early in the development review process, such as at the pre-application meeting or when a sketch plan is first submitted.

In 2003, Eagle County adopted wildfire regulations that require new development (special use permit, planned unit development (PUD), and subdivision) and new building construction or exterior remodels to comply with wildfire regulations. Development involving subdivision or PUD must include a vegetation management plan submitted with the sketch plan that provides an initial site-specific evaluation prepared by a natural resource professional with expertise in the field of vegetation management and wildfire mitigation. The vegetation management plan submitted with the preliminary plan is required to contain a more detailed site-specific analysis as indicated by the regulations.

Wildfire hazard assessments are required based on criteria stated above. Other interested property owners may also request a wildfire hazard assessment from Eagle County to reduce their property’s risk. Assessments are either initiated via an online request form or by calling the wildfire mitigation staff coordinator. The county’s qualified mitigation staff will conduct an on-site hazard assessment utilizing a customized assessment form (based on a national model assessment standard). The on-site field observations and assessment criteria are considered in conjunction with the county’s wildfire hazard map to determine a site’s specific rating. Based on the rating, the applicant will then be given a set of mitigation requirements prior to the county issuing a building permit. Mitigation requirements may include fuel management (e.g., removal of trees and/or other vegetation) and the use of fire-resistant construction materials, such as a Class A roof assembly, Class A rated decking materials, and non-combustible siding. The assessments are free, but building permits that require additional review and on-site follow up will be charged fees. Requirements are identified early on in the process and publicly available on the county’s wildfire mitigation website. Boulder County uses a similar approach to addressing their community’s wildfire hazard (see Building Codes tool for more details).

The Cordillera Community in Eagle County takes their wildfire mitigation process one step further. They have their own local fire department that performs home assessments; every house is on a five-year rotation for re-assessment to ensure that vegetation is properly maintained.

The Town of Vail has adopted a requirement for a site-specific assessment for new construction and substantial remodels within avalanche hazard zones.

• Site-specific hazard assessments are the best (and in some cases the only) way to identify hazards on a site and determine the most effective methods for mitigation.
• Assessments can highlight potentially hazardous conditions prior to any development occurring.
• Assessment approaches that facilitate staff and applicant interaction regarding appropriate hazard mitigation requirements provide an important educational component for discussing solutions to addressing known hazards.
• Results in reduced risk to property and life.

• Site-specific hazard assessments require additional upfront time and resources for both the local government and the applicant. The process requires additional time to perform the assessment, create a mitigation plan, review the results with an applicant, and do a follow up site visit when necessary.
• A site-specific hazard assessment will also require specialized technical expertise that may result in additional costs borne by the applicant and/or local jurisdiction. If the local jurisdiction does not have qualified staff to perform the site-specific hazard assessment, consider maintaining a list of independent qualified contractors for referral.