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PNZ urges council to adopt state wildfire code but recommends applying strict standards to delineated high‑risk zones
Summary
The commission voted to forward state wildfire/urban‑interface code amendments as required by Senate Bill 25142 while recommending Town Council consider delineated boundaries (high‑risk zones) and pursuing a state variance for a locally tailored structure‑hardening markup. Commissioners raised concerns about homeowner costs and insurance implications.
Basalt’s Planning & Zoning Commission on April 21 voted to forward state wildfire and wildfire‑urban‑interface code amendments to Town Council but recommended that the council consider limiting the strictest new standards to delineated high‑risk areas and pursue a state variance for locally tailored structure‑hardening provisions.
Staff explained the amendments implement state requirements (Senate Bill 25142) intended to increase structure hardening and prescribe ignition‑zone landscaping standards (zone 1: 0–5 feet; zone 2: 5–30 feet; expanded zone: 30–100 feet). The regulations can require roofing and exterior materials changes when certain repair or replacement triggers occur and add tree‑spacing and pruning requirements within defined clearance zones.
The town building official prepared an alternate markup intended to preserve locally reasonable materials and avoid supply issues; staff said the town will adopt the state code on the state timetable but pursue a concurrent state board variance to allow the building official’s alternate standards if approved by the state board.
Commissioners raised costs to homeowners and HOAs, risk to property values and the prospect that insurers may require or demand additional mitigation. Staff noted existing and planned mitigation programs (chipping events, slash‑pile management on Basalt Mountain and partnerships with valley wildfire collaboratives) and said the town will post maps indicating where the state’s high/medium/low risk areas apply. Commissioners asked staff to pursue funding and mitigation support for property owners where possible.
PNZ’s motion recommended that Town Council consider applying the strictest new standards to delineated high‑risk areas rather than townwide application, and to pursue a state variance for the building official’s alternate markup. The motion carried unanimously.
