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Copperton planning commission recommends council not adopt state-mandated WUI ordinance
Summary
After staff explained House Bill 48 and a state-produced wildfire-risk map, the Planning Commission recommended the town council not adopt the Wildland-Urban Interface (WUI) ordinance; public commenters raised concerns that insurers are already canceling policies and that the map’s data are outdated.
The Copperton Planning Commission voted Dec. 3, 2025, to recommend that the town council not adopt the state-required Wildland-Urban Interface ordinance established under House Bill 48. The recommendation followed public comment and discussion about the mapping data underpinning the state's risk designations.
Planning staff told the commission that HB 48 requires municipalities to adopt the 2006 edition of the WUI code and a state-produced risk map. Staff said Copperton narrowed the town’s WUI map to properties rated 7 or higher and excluded school sites at the council’s request. "HB 48 required us to every community to adopt the WUI ordinance," a planning staff member said during the presentation.
Why it matters: Adoption would formalize where additional wildfire-construction standards apply in Copperton and could affect building requirements and insurance assessments. Several residents and commissioners said they are worried the state's map is outdated and that insurers already use their own actuarial scales to restrict coverage.
Resident John Johnson, who gave his address for the record, said insurers had canceled policies locally. "They did cancel policies," Johnson said, describing his rate-shopping experience and saying he found only two companies willing to offer coverage in his search.
Commissioners questioned how many properties the town's chosen 7+ areas would actually include. Staff and commissioners said the map concentrated on the hilly north side of Copperton and that much of the town’s residential area falls outside the selected zones. Commissioners also noted the state's base data dates to the mid-2010s, and several members said development since then may lower fire-risk scores in parts of town.
Legal context and local discretion: Presenters said HB 48 originated after major California wildfires and that the state has the authority to adopt building codes; however, municipalities retain discretion to decide where, within their boundaries, the WUI code will apply. A presenter added that coordination with Unified Fire Authority (UFA) and the new nearby fire station informed Copperton’s mapping choices.
Outcome and next steps: After public comment and deliberation, the commission moved and voted to recommend that the council not adopt the WUI ordinance as proposed. The recommendation will be forwarded to the town council for its consideration. The commission’s record and discussion noted concerns about insurance market behavior and the currency of the state map as primary reasons for the recommendation.
The commission adjourned following the vote; the town council will receive the commission’s recommendation at a future meeting.
