HomeMy WebLinkAboutStaff Report 4.B 08/01/2005CITY OF PETALUMA, CALIFORNIA 4` B.
AGENDA BILL August 1, 2005
Aeenda Title: Discussion and Possible Action Regarding the Meetine Date: August 1, 2005
Adoption of a Solar Policy
Meeting Time: ® 3:00 PM
❑ 7:00 PM
Category (check one): ❑ Consent Calendar ❑ Public Hearing ❑ New Business
® Unfinished Business ❑ Presentation
Department: Director: Contact Person: Phone Number:
Community I Mike Moore Mike Moore 707-778-4301
Development
Cost of Proposal: N/A Account Number: N/A
Amount Budgeted: N/A
Attachments to Agenda Packet Item:
Name of Fund: N/A
1) Memo from the City Manager to City Council re Solar Policy Options
2) Solar Survey Results
3) City of Sebastopol Resolution 5454 Adopting a Mandatory Green Building Program
4) City of Santa Rosa Resolution 25891 Accepting the Green Building Implementation Plan
Summary Statement:
At its meeting of May 16, 2005, the City Council reviewed a memo from the City Manager regarding
possible options to consider regarding the adoption of a solar policy for new development. After
deliberating, the Council directed staff to survey the developers of the three projects subject to the
condition requiring 10% of the units to have photovoltaic systems installed. The results of that survey are
attached and includes the name of the person contacted, the 6 questions that were asked of each of the three
developers, and their respective responses. It appears from our further research that most local governments
are addressing solar power options for new development as part of more comprehensive "Green Building"
programs. Santa Rosa and Sebastopol have adopted programs that provide a range of options for
developers to achieve energy conservation and sustainable building standards established by their
respective programs. Marin County also has an extensive Green Building program and also specifically
mandates energy conservation measures, including photovoltaic systems, in new single-family residences
over 3,500 square feet.
Recommended Citv Council Action/Sutreested Motion:
Provide direction to staff regarding the next steps in the policy process. Community Development currently
provides Green Building information from the Sonoma County Waste Agency to the public and a Green
Building program will be part of the update of the City's development codes beginning later this year.
Reviewed by Admin. Svcs. Dir:
Date:
Todav's Date:
July 20, 2005
Reviewed by City Attornev: A ro by Citv Manager:
Date: Date:
Revision # and Date Revised: File Code:
CITY OF PETALIJMA, CALIFORNIA
AUGUST 1, 2005
AGENDA REPORT
FOR
DISCUSSION AND POSSIBLE ACTION REGARDING THE ADOPTION
OF A SOLAR POLICY
1. EXECUTIVE SUMMARY:
At its meeting of May 16, 2005, the City Council reviewed a memo from the City Manager
regarding possible options to consider regarding the adoption of a solar policy for new
development. After deliberating, the Council directed staff to survey the developers of the three
projects subject to the condition requiring 10% of the units to have photovoltaic systems
installed. The results of that survey are attached and includes the name of the person contacted,
the 6 questions that were asked of each of the three developers, and their respective responses. It
appears from our further research that most local governments are addressing solar power
options for new development as part of more comprehensive "Green Building" programs.
Sonoma County, Santa Rosa and Sebastopol have adopted programs that provide a range of
options for developers to achieve energy conservation and sustainable building standards
established by their respective programs. Marin County also has an extensive Green Building
program and also specifically mandates energy conservation measures, including photovoltaic
systems, in new single-family residences over 3,500 square feet.
2. BACKGROUND:
In response to Council direction, the City Manager prepared a memo to the Council (attached)
outlining possible options for a policy to further the installation of photovoltaic systems in new
residential development. The attached survey results seem to indicate that there is not great
market support for photovoltaic systems and some concern expressed on the part of two of the
three developers about any attempt by the City to require such systems. It should also be noted
that the conditions of approval applied to the three developments did not specify a standard as to
a minimum generating capacity for the photovoltaic systems. Based on discussions with City
Building Inspection staff, the systems installed in the respective developments did not generate
substantial amounts of electricity, and certainly not enough to make the homes less dependent on
PG&E.
In addition to the survey of the developers affected by the solar condition of approval, staff
researched the prevalence of local ordinances requiring photovoltaic systems in new
development of any type. We were unable to find California communities that have adopted an
ordinance specifically requiring photovoltaic systems as part of new residential development.
There are a number of Bay Area cities and counties that have adopted "Green Building"
programs that provide a wide -range of options for developers to meet specified energy
conservation and sustainable building standards, including but not limited to the installation of
photovoltaic systems. Many of the programs reviewed by staff only apply to city -initiated
projects, such as new public facilities, and commercial developments. For example, many cities
use the "Leadership in Energy and Environmental Design" (LEED) program as the basis for
reviewing commercial development. The Central Petaluma Specific Plan SmartCode Section
4.70.040(D) encourages the application of LEED standards for commercial development in the
Specific Plan Area. However, programs like Santa Rosa and Sebastopol include a residential
component and require certification prior to receiving a Certificate of Occupancy.
Community Development staff has been following the development of Green Building programs
in the County and are intending to include a similar program as part of the update of the City's
development codes later this year. The public, development interests, the City Council, Planning
Commission and SPARC will all have an opportunity to address these and other development
regulation issues as part of the update process.
3. ALTERNATIVES:
1) The Council may choose to direct staff to prepare an ordinance that would require some
percentage of units in each new residential development to have photovoltaic systems
installed. If the Council chooses to go in this direction, further analysis and consideration
needs to be given to minimum standards for generating capacity, as well as site design
and architectural standards.
2) Take no action at this time and consider photovoltaic systems as a component of a more
comprehensive "Green Building" program to be undertaken as part of the City's
development code update.
3) Direct staff to proceed immediately with the formulation of a Green Building Program
applicable to all new residential and commercial development.
4. FINANCIAL IMPACTS:
Not applicable
5. CONCLUSION:
Not applicable
6. OUTCOMES OR PERFORMANCE MEASUREMENTS THAT WILL IDENTIFY SUCCESS OR
COMPLETION:
Not applicable
7. RECOMMENDATION:
Provide direction to staff.
4.B
CITY OF PETALUMA, CALIFORNIA May 16, 2005
MEMORANDUM
DATE: May 10, 2005
TO: City Council
FROM: Mike Bierman, City Manager
SUBJECT: Solar Policy
As requested by City Council, I have placed an item on the May 16, 2005 agenda to discuss a
Solar Policy. In the past, the Council has dealt with this issue on a selective basis by applying a
condition of approval to residential development proposals. For the Traditions, Washington
Creek Village and Baker Ranch subdivisions, the Council added the following condition of
approval:
Prior to final subndual to the Site Plan and Architectural Review Committee, the
development plans shall be modified to include a minimum of 30% of the units
with photovoltaic electric generating systems. The PUD Guidelines shall be
revised to indicate which units will be built with these systems, The revised PUD
Guidelines shall be reviewed and approved by the City's Community
DevelopmertDepartntent and the Site Plan and Architectural Review Connnittee.
The Council also discussed the possibility of requiring all new residential units to be designed to
allow for the installation of solar energy systems as an option of purchase, however, this
condition was never applied to any specific development project.
At this juncture I would offer the following options for your consideration and direction:
Formalize the language contained in the above referenced condition of approval and
direct staff to apply it to all new major residential development proposals and/or,
2. Reconsider requiring that all new residential units be designed and constructed to
accommodate solar energy systems and that such systems be offered as an option when
these units are sold.
3. Direct staff to formulate new policy language that requires the installation of solar energy
systems on all new residential dwelling units.
Solar Survey Questions & Responses
Questions:
1. Was the requirement for photovoltaic systems a popular option for buyers?
2. Did you include the solar requirement as part of your marketing for the
development?
3. Could you have sold more units with the photovoltaic systems in your
development?
4. Is your company considering adding photovoltaic systems as a standard or as an
upgrade in future developments?
5. Would you be concerned if the City adopted a policy or regulation that required
all future single-family residential developments to have a percentage of units
built with photovoltaic systems?
6. How much did the solar system add to the price of the home?
Baker Ranch (Summer Tree)
- Bill Dick (707-975-3751)
1) Only one house in the Baker Ranch subdivision included the photovoltaic system.
The inclusion of the system did not affect the buyer's interest.
2) The solar requirement was not used in the marketing for the development.
- Buyers were told the system was in the house only when already interested in
the particular house.
3) More units could have been sold with the photovoltaic system.
- However, this is because the house with the system was not treated, advertised
or priced differently from all others.
- The development had no shortage of buyers.
4) Summer Tree is not considering adding the system as a standard or as an upgrade.
5) Summer Tree would not be concerned if all future developments were required to
have a percentage of units built with photovoltaic systems.
- Summer Tree did not have a problem selling the system.
- Summer Tree does not believe the systems are significant enough to change a
person's attitude toward buying a house.
* However, Summer Tree does not find the system efficient enough to
really save people money.
6) The inclusion of the system did not change the price of the unit.
Traditions (Ryder Homes)
- David Bradley (925-937-4373, ext. 3003)
1) The photovoltaic system was not a popular option for buyers.
- The eight buyers that purchased the system bought the system because of the
city's requirement and simply viewed the system as an additional cost.
2) The solar requirement was not used in marketing Traditions. The photovoltaic
system was advertised as an option, but the development as a whole was never
marketed as a solar community.
0
Solar Survey Questions & Responses
3) More units could not have been sold with the photovoltaic system
- The system was offered as an option to all buyers (78 houses total)
* Only the required eight houses were sold with the system.
4) Photovoltaic systems are currently offered as an upgrade through Ryder Homes.
- A housing division in Windsor offered the system and one buyer chose the
option.
- Ryder Homes will continue to offer the system as an upgrade.
5) Ryder Homes would be concerned if the city adopted a policy or a regulation
requiring all future developments to include photovoltaic systems in a percentage
of houses.
- There were no customers that really wanted the system.
6) The inclusion of a full system added $22,000 to the price of the unit and a half
system added $11,000 to the unit.
- Buyers preferred to spend this money on carpets and drapes rather than a
photovoltaic system.
Washington Creek Village (Cobblestone Homes)
-Frank Denney (707-528-8703, ext. 14)
1) The photovoltaic system was not a popular option for buyers. People bought the
house they wanted (if the particular house included the system then they bought
the system).
2) The requirement of photovoltaic systems was not used for marketing Washington
Creek Village.
3) Cobblestone Homes does not believe they could have sold more units with the
system.
- There were no buyers that requested the system.
4) Currently photovoltaic systems are not offered as a standard or as an upgrade.
Cobblestone is not considering it for future developments.
- Cobblestone does not find the system to be cost effective.
5) Cobblestone Homes would be concerned if a policy or regulation were adopted.
- The system was not a popular option
- Cobblestone feels the system pushes the affordability of houses.
6) The system added about $7,000 per unit.
- The systems cost Cobblestone $14,000 per unit
* Buyers were given a rebate, after which the total cost was about $7,000.
RESOLUTION NO. 5454
RESOLUTION OF THE CITY OF SEBASTOPOL CITY COUNCIL ADOPTING A
MANDATORY GREEN BUILDING PROGRAM
Whereas, the City Council has adopted Resolution No. 5400 to implement an
informational Green Building Program and,
Whereas, the City wishes to further the goals stated in Resolution No. 5400.
NOW THEREFORE BE IT RESOLVED, the City Council of City of Sebastopol
resolves that:
1. The Green Building Guidelines shall be used as the standard for all
new residential dwellings and commercial buildings constructed in the
City and all projects shall be monitored using the Green Points
Inspection Checklist. Site inspection and certification shall be
completed by a independent third party certified inspector to hired by
the developer/builder/owner with approval from the City. The applicant
shall achieve a minimum of 60 Green Points based on the Green
Points Checklist with at least 15 points in each category (Resources,
Energy, and Indoor Air Quality/Health).
2. The Green Building Guidelines, attached as Exhibit A, the Green
Points Checklist, attached as exhibit B, and the Green Building
Guidelines Building Inspector's Companion Guide, attached as Exhibit
C are living documents and may be modified by the Planning
Commission.
3. It is understood the Green Building technology is a constantly evolving
educational process, therefore, the number of points required and the
rating system for utilized may be altered by the Planning Commission
as new technology and ideas become feasible.
4. The City of Sebastopol Green Building Program shall be mandatory for
all new residential dwellings and commercial buildings, both privately
owned and government owned. A Certificate of Occupancy shall be
issued only upon verification of Green Building Points certification.
5. Green Building Remodeling shall be mandatory for all commercial
additions of 1,800 square feet or more: all other Green Building
remodeling shall be voluntary and encouraged. The Home Remodeling
Green Building Guidelines, attached as Exhibit D, shall be used as the
guide for remodeling work.
I
ADOPTED BY COUNCIL ON the 15th day of March, 2005
Approved:
Mayor
Ayes: Councilmembers Gurney, Kelley, Litwin, Pierce and Mayor Robinson
Noes: None
Absent: None
Abstain: None
Attest
City Clerk
PrintFriendly Page 1 of 1
Accepting the City of Santa Rosa Green Building Implementation
Plan
February 10, 2004
RESOLUTION NO. 25891
RESOLUTION OF THE COUNCIL OF THE CITY OF SANTA ROSA
ACCEPTING THE CITY OF SANTA ROSA GREEN BUILDING
IMPLEMENTATION PLAN
WHEREAS, the California Public Utility Commission (CPUC) awarded
Frontier Associates an energy efficiency program grant to provide local
governments in the Bay Area with consulting services to develop green
building programs; and
WHEREAS, the Council, by resolution, accepted the Green Building
Conceptual Plan to become one of the participating jurisdictions; and
WHEREAS, in general, the program will help Santa Rosa:
Develop educational resources to train building designers and
construction contractors, as well as City staff, on state-of-the-art green
building practices;
Develop reward -based mechanisms to encourage building and design
professionals to adopt green building practices;
Develop design guidelines and other resources to govern eligibility for
these rewards;
Implement the green building guidelines; and
Develop mechanisms to enroll builders and developers into the
programs and to educate homeowners about the benefits of
purchasing green homes or using green building principles in
remodeling projects.
NOW, THEREFORE, BE IT RESOLVED that the Council of the City of
Santa Rosa approves the Green Building Implementation Plan.
IN COUNCIL DULY PASSED this 10th day of February, 2004.
8'
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