SAN ELIJO HILLS
LANDSCAPE EVALUATION FOR FIRE SAFETY
Developed for the San Elijo Hills HOA
March 14, 2008
On Tuesday, January 8, 2008, Dave Bacon, President of Firewise 2000, Inc., Herbert Spitzer
and Mel Johnson, Senior Wildland Fire Associates, met with Jeff Tuller and Michael Young of
the San Elijo Homeowners Association (HOA) to review landscape maintenance issues within
designated fuel treatment zones in the
common areas maintained by the HOA.
One of these areas is shown in Photo 1.
As can be seen, the HOA has large fuel
treatment areas to maintain for the
purpose of protecting residents from
wildfire due to radiant and convective
heat.
Firebrands or embers are not
addressed in this document as prevention
of ignitions starting from embers is a
homeowner
responsibility.
This
includes, but is not limited to, the
maintenance of landscaped Zone ‘A’
areas adjacent to their homes, building
construction features such as screened
 Photo 1: Typical example of wildland fuels
intermingled with residences in the San Elijo Hills.
vents and windows, and not placing
combustible construction within 30 feet
of any home.
Three areas were visited during the site visit. These locations are herein called Areas 1, 2 and 3
which represent different fuel treatment zone maintenance concerns. Many of these areas are
maintained as irrigated Zone ‘A’ landscapes while other areas located further away from
structures are maintained as thinning Zone ‘B’ landscapes (see the original Brush Management
Plan for a description of each of these zones). These zones occur both on natural as well as
manufactured slopes. Manufactured slopes are often more difficult to establish plant material
to reduce erosion due to either poor soil quality or to the slopes being highly compacted thus
restricting root establishment. Roadside treatments were limited as only one of the areas
reviewed had this feature. Regarding this feature, there is no requirement for a tree that is well
maintained to overtop a roadway. The important item for approved trees along roadways is that
they be separated from one another (crown to crown) by a distance equal to their canopy
spread. Thus a 20 foot wide canopy tree shall be separated (crown to crown) from its
neighboring tree of the same height and spread for 20 feet.
Before proceeding with the evaluation and recommendations, it should be noted that the San
Elijo Community Fuel Treatment requirements were based on 100 feet of fuel treatment from
each structure (30 feet of Irrigated Zone ‘A’ followed by 70 feet of Zone ‘B’ regardless of land
ownership). All distance measurement contained in this report are horizontal distances, not
slope distance. Interpretations of the fuel treatments provided below meet or exceed those
contained in the approved fuel modification plan. In some cases, Firewise 2000, Inc., has
added specifications/description to better define the required maintenance and intent of the Fuel
Modification Plan. Depending on an individual lot’s configuration and placement of a home
within the lot, a portion of Irrigated Zone ‘A’ may lay within the HOA common area. All
manufactured slopes are to be maintained to a minimum of Zone ‘B’ criteria. This is said as
many large manufactured slopes lie beyond 100 feet from a structure. An example was the
third area reviewed. However, portions of some manufactured slopes may occur within 30 feet
of a home and therefore these small areas shall be maintained to Zone ‘A’ criteria. Following
the devastating 2003 wildfires, the City of San Marcos increased their fuel treatment
requirements to 150 feet. Based on Firewise 2000, Inc.’s review of the expected worse case
fire behavior, 100 feet of fuel treatment is adequate when it is properly maintained.
Firewise 2000, Inc., was not able to adequately assess roadside fuel treatments or current or
planned planting and landscaping efforts in fuel modification zones that are being established
for new homes. It is recommended that these landscaping efforts be assessed for compliance
with the fuel modification requirements before their installation and thus reduce future
maintenance costs while at the same time maintaining fire safety.
In order to assist the HOA with its maintenance of the fuel treatment areas, each of the three
photo locations is identified on the attached document as a typical setting with the measures
prescribed that would bring the landscapes into compliance with the fuel treatment standards.
Note that the treatments may repeat as the issue is found in more than one area. Also note that
some areas such as the areas shown in Photos 8, 11 and 12 are currently in compliance with the
Fuel Modification Plan. However, plants do grow and these areas will require monitoring to
maintain fuel modifications compliance and thus fire safety. All measurements described in the
areas are horizontal distances.
Should you have any questions regarding this matter, please contact our office at (760) 7453947.
Sincerely,
David Bacon, President
Firewise 2000, Inc.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 2
Fuel Treatment Recommendations
San Elijo Hills Common Areas
By Firewise 2000, Inc.
Area 1 – Interior Manufactured Slope Located Below Homes. Below are photos of an Area
1 located south of the homes and on the western end of Misty Sea Way. Portions of these areas
are located along roadways where roadside fuel treatment specifications are required.
Following the photos are those measures that are needed to make the landscapes meet fire code
requirements.
 Photo 2: Shrubs, some of which appear dead or
contain large amounts of dead material on an
irrigated hillside located below homes.
 Photo 3: The hill between homes and the access
roadway. Aleppo Pines have been planted which
are now creating a closed or interlocking canopy
which overtops shrubs and groundcover plant
material.
 Photo 4: View along the rear fence line looking
down at an HOA maintained landscape located in a
designated fuel treatment area.
 Photo 5: Another view along the roadway where
the hillside leads to homes above.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 3
Treatments Required to Meet Compliance With The Fuel Modification Plan:
1. Reduce significantly the number of trees that are not found on the approved plant list
for the development. These would include Aleppo Pine shown above in Photos 3, 4 and
5 as well as other non-approved tree species regardless of their locations in a common
area. Replant the vacated areas with more ‘firewise’ species such as Oaks and
Sycamores. However, when a single large Aleppo Pine or other non-approved tree
species such as California Pepper is located in Zone ‘A’ or ‘B’ it shall be separated
from other trees (canopy to canopy) by 40 feet or more and properly maintained
regardless of the land ownership. This separation includes encroachment upon
approved trees located in Zone ‘A’. Approved trees in Zone ‘A’ or ‘B’ shall be
separated from one another by 20 feet or more horizontal distance as these species are
more fire-resistant. The non-approved trees should not be a fire problem when they are
single specimens and maintained as described above. Remember that all tree canopies
are to remain 10 feet away from overtopping any structure.
2. Remove all dead wood from the fuel treatment zones (Photos 2 and 4) or chip the dead
wood and scatter it to a depth not to exceed 4 inches. This chipped material will reduce
annual weed growth, help retain soil moisture and reduce the need for irrigation while
protecting the soil from erosion.
3. Prune all trees that are to be retained to 6 feet above the canopy of the understory plants.
Photos 3 and 4 show trees with limbs extending to near the ground. The purpose of this
pruning is to create a separation between ground vegetation and the trees which in fire
terms are referred to as removal of ladder fuels.
4. Maintain all plant material to the most current version of ANSI A300 – Standard for
Tree Care Operations, Tree, Shrub, and Other Woody Plant Maintenance (see
www.ansi.com). This is an industry standard for landscape maintenance.
5. Utilize drip irrigation systems when possible to reduce unwanted surface vegetation and
water usage.
6. Maintain surface or groundcover vegetation to not exceed 18 inches in height in all fuel
treatment zones.
7. Portions of manufactured slopes are located over 100 feet from any structure. As such,
they are not required to be irrigated. However, they shall be maintained to Zone ‘B’
criteria. Irrigation may have been needed for plant establishment but, at this time, it
would appear that many of the plants are established and irrigation could be reduced or
eliminated depending on the soil water holding capacity and species that have been
established.
8. Planting of shrubs within Zone ‘A’ typically consists of fire resistant and maintained
plantings usually less than 18 inches high. Occasional larger size shrubs and or trees may
be planted in Zone ‘A’. These shall consist of occasional fire resistant specimen size trees
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 4
or single well spaced ornamental shrubs from the approved plant list which are taller than
18 inches, intermixed with ground covers and/or lawn.
9. Photo 6 is an example of a manufactured slope. As can be seen, the trees within the San
Elijo Hills common areas are much denser than is required and often of species that are
not approved.
10. Treatment along roadsides shall consist of a minimum of 25 feet on the uphill side and
50 feet on the downhill side of the roadway that is maintained to Zone ‘B’ criteria.
 Photo 6: Example Of A Typical Manufactured Slope.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 5
Area 2 – Non-Irrigated Hillsides Located Below Homes. Below are photos of an Area 2
landscape located west of the homes and at the southern end of Kingsport Way followed by
those measures that are needed to make the landscapes meet fire code requirements.
 Photo 7: Looking upslope across untreated
wildland vegetation to the Zone ‘B’ treated areas.
Only the area within 100 feet of a home is required
to be fuel treated.
 Photo 8: Looking easterly across Thinning Zone ‘B’
fuel treatment area. Good separation between plants
exists and the native plants are pruned of dead
material.
 Photo 9: An adjacent manufactured slope. The
fuel treatment is good within the non-irrigated
setting foreground.
See the recommendations
regarding Area 1 for maintenance on the adjacent
slope.
 Photo 10: A view to the west with the natural
wildland fuels visible in the center of the photo. The
area where the photo was taken (lower portion of
photo) has vegetation that is much shorter and much
less dense than that in the untreated fuels.
Treatments Required to Meet Compliance With The Fuel Modification Plan:
1. Maintain the fuel treatments as shown in Photo 8 for both upslope and downhill slopes.
These areas currently meet Zone ‘B’ criteria. The most important yearly action will be
weed whacking the dead annual grasses between larger shrubs that are likely to occur in
the spring following winter rains. When these cure, they will form a wick to carry fire.
When these are shortened to a 4 inch stubble height, the fire behavior will be
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 6
significantly reduced and much less likely to ignite shrubs and trees within or adjacent
to the fuel treatment zone.
2. Remove highly flammable species from Zone ‘B’. These species are listed on page 2 of
the Brush Management Zone Definitions.
3. Maintain tree-form shrubs and other shrubs so that their spacing does not create an
excessive fuel mass. In general, keep clumps of shrubs to no more than 3-5 individual
plants and each clump separated from adjoining clumps by 1 and ½ times the height of
the clump.
4. Maintain all plant material to the most current version of ANSI A300 – Standard for
Tree Care Operations, Tree, Shrub, and Other Woody Plant Maintenance (see
www.ansi.com). This is an industry standard for landscape maintenance.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 7
Area 3 – Perimeter Manufactured Slope Located Below Homes. The photos for this area
were taken from the rear of the homes located above the Venzano development southwest
portion of Genoa Way. Below are photos of an Area 3 landscape setting followed by those
measures that are needed to make the landscapes meet fire code requirements.
 Photo 11: Looking southeast with Elfin Forest
Road visible in the upper right and the Venzano
Tract located in the lower right. Slopes are lightly
vegetated with large openings between plants.
 Photo 12: Looking westerly along a maintenance
roadway. Good separation between plants exists
and the native plants are pruned of dead material.
Treatments Required to Meet Compliance With The Fuel Modification Plan:
1. Maintain the fuel treatments as shown above. These currently meet or exceed Zone ‘B’
criteria. The most important yearly action will be weed whacking the dead annual
grasses that are likely to occur between larger shrubs in the spring following winter
rains. When these cure, they will form a wick to carry fire. When these are shortened
to a 4 inch stubble height, the fire behavior will be significantly reduced and much less
likely to ignite shrubs and trees within or adjacent to the fuel treatment zone.
2. Remove highly flammable species from Zone ‘B’. These species are listed on page 2 of
the Brush Management Zone Definitions.
3. The lower portion of the slope seen in Photos 11 and 12 is located within 100 feet of the
Venzano development. This area is a possible joint responsibility area. The fuel
treatment work that occurs there is a great benefit to the Venzano homes located at the
base of the slope and of little benefit to the San Elijo HOA as the homes in the San Elijo
development are located a considerable distance from the base of the slope (See Photo
12). Firewise 2000, Inc., recommends that the San Elijo HOA contact the Venzano
HOA and work toward establishing an agreement to maintain the common area that is
located within 100 feet of their tract. This joint agreement should consider the
following at a minimum:

Annual maintenance cost to prune, thin and otherwise maintain the plants
located within the fuel treatment zone.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 8


Cost share for irrigation if required for the plant material located in Zone ‘A’ or
‘B’. Firewise 2000, Inc., was not able to take measurements from the rear of
these homes. Irrigated Zone ‘A’ is required within 30 feet of all the homes.
Cost of irrigation system repairs and maintenance if required.
4. Ensure that all Manufactured Slopes meet or exceed Zone ‘B’ criteria annually. For
liability purposes, the HOA should document in its files that an annual inspection was
made, the date of the inspection, and what if any work was required. Most importantly,
make sure the work is performed.
5. Maintain all plant material to the most current version of ANSI A300 – Standard for
Tree Care Operations, Tree, Shrub, and Other Woody Plant Maintenance (see
www.ansi.com). This is an industry standard for landscape maintenance.
Summary. With the maintenance described for the three areas described above, San Elijo Hills
will be further protected from wildland fire. During Firewise 2000, Inc.’s field review, not
only were there fuel treatment needs within the San Elijo Hills common areas but also private
property issues where the Zone ‘A’ plants do not meet fuel modification requirements. The
San Elijo Hills HOA should work on this issue. A prohibited list of plants for wildland fire
hazard areas is listed in the Brush Management Zone document provided by the HOA. Some
of these prohibited species were observed in designated fuel treatment areas. In Appendix ‘A’
is a customized list of approved plants which was developed based upon the current San Diego
County plant list and then customized specifically for San Elijo Hills. Firewise 2000, Inc.
encourages the San Elijo Hills HOA to continue to improve fire safety through maintenance of
both natural and ornamental vegetation located within 100 feet of any home.
Definitions for purposes of this report:
Fire Hazard: A fuel complex, defined by kind, arrangement, volume, conditions, and
locations that determine the ease of ignition and/or resistance to fire control.
Fuel Modification: Any manipulation or removal of fuels to reduce the likelihood of ignition
or the resistence to fire control.
Risk: The measure of the probability and severity of adverse effects that result from an
exposure to a wildland fire (direct flames, radiant heat, or firebrands).
Structure: That which is built or constructed, an edifice or building of any kind, or any piece
of work articicially built up or composed of parts joined together in some definite manner.
March 14, 2008
San Elijo Hills Landscape Evaluation
Page 9