4/15/2015 Item #10D Page 1

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1 MEETING DATE: April 15, 2015 PREPARED BY: Jeff Murphy, Director DEPT. DIRECTOR: Jeff Murphy DEPARTMENT: Planning & Land Use INTERIM CITY MGR: Larry Watt SUBJECT: Introduction of City Council Ordinance , amending the City Building Code to promote solarphotovoltaic and electric vehicle charging systems; and an overview of the City s existing incentives to encourage more energy efficient structures. RECOMMENDED ACTION: Staff recommends the following. 1) Consider the changes proposed in the draft ordinance to require increased energy efficiency in new building construction. 2) Introduce City Council Ordinance entitled, AN ORDINANCE OF THE CITY OF ENCINITAS, CALIFORNIA, AMENDING SECTIONS AND RELATED TO SOLAR ENERGY AND ELECTRIC VEHICLE READY BUILDINGS. 3) Receive information on the City s existing incentives to promote energy efficient home improvements. STRATEGIC PLAN: This action implements the goals identified in the Environmental Focus Area and Community Planning Focus Area of the Strategic Plan. FISCAL CONSIDERATIONS: It is anticipated that the code options discussed in this report would result in added construction costs in the amount of $300 - $400 per single family dwelling. If a homeowner elected to install these improvements and retrofit an existing home, the cost for the retrofit would be greater than the upfront cost at the time of new home construction. BACKGROUND: With the emergence of green building technology, consumers are discovering a growing range of options to help reduce energy consumption and costs. The City of Encinitas has already undertaken 4/15/2015 Item #10D Page 1

2 efforts to support green building development, such as permit fee waivers for residential solarphotovoltaic (PV) and electric vehicle charging systems. As part of last year s Strategic Planning Session for the Environmental Focus Area, Council directed that staff consider options available to modify current building codes to require increased energy efficiency in new building construction. Specifically, the Council expressed an interest in mandatory pre-wiring for solar energy and electric vehicle charging. Additionally, the Council expressed interest in incentives for property owners to retrofit existing structures to make them more energy efficient. This Agenda Report responds to this Council direction. ANALYSIS: The section below offers suggestions on how building codes can be modified to promote energy efficiencies above the current state standards as adopted in To avoid processing delays, the code options reflected in the analysis section have been incorporated into a draft ordinance located in Attachment A, which can be considered for Council adoption. A. Photovoltaic and Electrical Vehicle Charging Systems During the Strategic Planning Session, staff indicated that the County of San Diego was currently looking at code changes that promote solar PV and electrical vehicle (EV) charging systems in new single family homes. Considering that the County was already analyzing possible options, staff recommended that the City monitor the County s efforts. On March 18, 2015, the County Board of Supervisors voted 4-1 to approve four changes related to solar power and electric vehicles. The Board s changes, which are summarized below, have been incorporated into the attached draft Ordinance. Change #1: Size electric panel to accommodate future improvements This code change requires ALL new single family development to include a 200 amp or larger electric panel with space reserved to accommodate circuit breakers for PV and EV charging systems. With this code change, the electric panel installed at time of original home construction will be large enough to support most PV and EV systems. The code amendment also requires labeling the space reserved for future PV and EV circuit breakers to promote future installation and use. It should be noted that on July 1, 2014, changes to the California Building Energy Efficiency Standards mandated this option for new residential tract developments of 10 units or more. Change #2: Install conduit for future roof-mount PV This code change requires ALL new single family development to include installation of conduit to run from the electrical panel to a junction box nearby, and then through the wall to the attic for future use. If the homeowner elects to install roof-mount PV at a later date, the installer could use this conduit to install the wiring associated with the PV system. This would simplify the installation of the PV wiring and provide the aesthetic benefit of concealing the conduit within the structure, rather than have it visible on the exterior walls and eaves. It should be noted that on July 1, 2014, changes to the California Building Energy Efficiency Standards mandated this option for new residential tract developments of 10 units or more. 4/15/2015 Item #10D Page 2

3 Change #3: Install conduit for future installation of EV charger This code change requires ALL new single family development to include installation of conduit to run from the electric panel, through the walls to a junction box located in the garage for future installation of an EV charging system. The junction box in the garage will be labeled to identify its intended use and serve as a reminder to the homeowner to encourage future installation of an EV charging station. Change #4: Reserve south facing roof This code change requires ALL new single family development to reserve a minimum of 250 square feet of the structure s south-facing roof area to enable future installation of a roof-mount PV or solar water-heating system. The reserved space would be free of obstructions such as vents, chimneys, roof-mounted equipment and located to prevent shading of the area by adjacent roof projections. If there is no south-facing roof, the home would be exempt. It should be noted that on July 1, 2014, changes to the California Building Energy Efficiency Standards mandated this option for new residential tract developments of 10 units or more. B. Incentives for Retrofitting Existing Homes In 2012, the City Council approved the waiver of building permit fees for Solar PV and EV systems. The permit fees are approximately $350 and we process roughly 500 permit applications for solar PV or EV systems each year ( $150,000). Based on conversations with solar PV providers, we anticipate that permit activity will likely double in the next year. Additionally, we have recently adopted an expedited plan review process where permit applications receive Zoning approval over the counter when possible and only reviewed by pertinent departments (i.e. Fire), which quickens permit processing. What can be done to further promote the program is to better notice and advertise the fee waiver program to the public. Currently, the department does not actively promote the free service to the citizens; rather we rely on the solar PV and EV installers/providers to advise the public. More can be done. The Planning & Building Department will coordinate with the Environmental Coordination Division of the Department of Public Works to discuss and implement options to accomplish this improved outreach, such as partnering with local stores such as Home Depot to distribute informational flyers. ENVIRONMENTAL CONSIDERATIONS: The project is exempt from CEQA pursuant to the State CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no possibility that this project may have a significant effect on the environment. The proposed draft ordinance changes, should they be approved, would require increased energy efficiency in new building construction. ATTACHMENTS: Attachment A: Draft Ordinance /15/2015 Item #10D Page 3

4 Attachment A: Draft Ordinance /15/2015 Item #10D Page 4

5 ORDINANCE AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ENCINITAS, CALIFORNIA, AMENDING SECTION AND RELATED TO RESIDENTIAL SOLAR ENERGY AND ELECTRIC VEHICLE READY BUILDINGS SECTION ONE: The Encinitas City Council finds and determines that the City Building Code should be updated by amending Sections and related to residential solar energy and electric vehicle ready buildings. The Council finds that these amendments are reasonable and necessary for the public health, safety, convenience, and welfare. SECTION TWO: Section is added to the City Building Code to read as follows: Section 3112 of the California Building Code is revised to read: SEC SOLAR-AND ELECTRIC VEHICLE-READY BUILDINGS Sec Solar zones. Newly constructed single-family dwelling units shall include solar zone area as specified in Sections (b)1A, (b)2, (b)3, and (b)4 of the California Building Energy Efficiency Standards. Sec Main electrical service panel. Newly constructed single-family dwelling units shall include a main electrical service panel meeting Sections through Sec Minimum rating. The main electrical service panel shall have a minimum rating of 200 amps. Sec Type. The main electrical service panel shall not be of a type with a center-fed main circuit breaker. Sec Reserved space for future solar photovoltaic system. The main electrical service panel shall have reserved space complying with Sections and to allow for the installation of double-pole circuit breakers for a future solar photovoltaic system. Sec Location. The reserved space for the solar photovoltaic circuit breaker shall be positioned at the opposite (load) end from the input feeder or main circuit breaker location. Sec Identification. The reserved space for the solar photovoltaic circuit breaker shall be permanently and visibly marked as For Future Solar P hotovoltaic. Sec Reserved space for future electric vehicle charging system. The main electrical service panel shall have reserved space to allow for the installation of a circuit breaker for a future electric vehicle charging system. 4/15/2015 Item #10D Page 5

6 Sec Identification. The reserved space for the electric vehicle charging circuit breaker shall be permanently and visibly marked as EV Capable. Sec Conduit for future solar ph otovoltaic system. Newly constructed single-family dwelling units shall include electrical conduit installed per Sections through to accommodate future installation of a roof-mounted solar photovoltaic system. Sec Location. One conduit run shall originate at a readily accessible attic location with proximity to solar zone area complying with Section and terminate at a minimum 4-inch-square approved electrical junction box located within 72 inches horizontally and 12 inches vertically of a main electrical panel complying with Section A second conduit run shall originate at the electrical junction box and terminate at the main electrical panel. Sec Size. The conduit shall be minimum 1-inch-diameter listed electrical metallic raceway. Sec Identification. The electrical junction box and the segment of conduit run in the attic shall be permanently and visibly marked as For Future Solar P hotovoltaic. Sec Conduit for future electric vehicle charging system. Newly constructed single family dwelling units with attached garages and newly constructed detached garages with electrical service shall include electrical conduit installed per Sections through to accommodate future installation of an electric vehicle charging system. SECTION THREE: Exception: Newly constructed detached garages on lots with an existing garage including either an electric vehicle charging system or electrical conduit installed per Sections through to accommodate future installation of an electric vehicle charging system. Sec Location. The conduit run shall originate at a main electrical panel complying with Section and terminate at a minimum 4-inch-square approved electrical junction box located on the interior of the garage at minimum 30 inches and maximum 48 inches above the garage floor. Sec Size. The conduit shall be minimum 1-inch-diameter listed electrical metallic raceway. Sec Identification. The electrical junction box shall be permanently and visibly marked as For Future Electric Vehicle Charging. Section R332 is added to the City Building Code to read as follows: SEC R332 SOLAR-AND ELECTRIC VEHICLE-READY BUILDINGS Section R332 is added to the California Residential Code to read: 4/15/2015 Item #10D Page 6

7 Sec. R332 Solar- and electric vehicle-ready buildings. Solar- and electric vehicle-ready construction shall be provided as specified in Section of the City Building Code. SECTION FOUR: As required by Health and Safety Code section the City Council makes express findings that amendments to the California Building Standards Code are necessary for the protection of the public health, safety and welfare due to certain climatic, topographic or geological conditions. City Code is being amended to require new single family development to include an electric panel large enough for future photovoltaic and / or electric vehicle charging system, installation of conduit for future photovoltaic and electric vehicle charging system and reserving south facing roof for future solar. The City finds and declares that adding the referenced code changes is necessary due to local climatic conditions. As a result of high summer ambient temperatures and periods of heat waves, average load demand and peak load demand of energy used in San Diego County is an important factor concerning public safety and adverse economic impacts of power outages or reductions. Facilitating the installation of an electric panel large enough for future photovoltaic and / or electric vehicle charging system, installation of conduit for future photovoltaic and electric vehicle charging system, and reserving south facing roof for future solar will have local and regional benefits in the reduction of total and peak energy use and greenhouse gas emissions. SECTION FIVE: The project is exempt from CEQA pursuant to the State CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no possibility that this project may have a significant effect on the environment. The proposed draft ordinance changes, should they be approved, would require increased energy efficiency in new building construction. Staff has reviewed the changes and find no risk of environmental impact. EFFECTIVE DATE: This ordinance shall take effect and be in force thirty days after the date of its passage and the City Clerk of the City of Encinitas is hereby authorized to use summary publication procedures pursuant to Government Code Section utilizing the Coast News, as newspaper of general circulation published in the City of Encinitas. INTRODUCED at a regular meeting of the City Council of the City of Encinitas held on April 8 th of AYES: NAYS: ABSTAIN: ABSENT: PASSED AND ADOPTED this day of, 2015 by the following vote: KRISTIN GASPAR, Mayor City of Encinitas 4/15/2015 Item #10D Page 7

8 ATTESTATION AND CERTIFICATION: I hereby certify that this is true and correct copy of Ordinance No which has been published pursuant to state law. KATHY HOLLYWOOD, City Clerk 4/15/2015 Item #10D Page 8