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Home My WebLink AboutCD Ordinance Amending Green Building Codes PPTGreen Building Reach Code Proposal San Rafael City Council Meeting November 21,2022 1 Agenda 1.Background and Overview 2.Analysis: Summary of Findings •GHG Reductions •Cost Impacts •Resiliency 3.Reach Code Proposal 4.Public Hearing, Questions, and Discussion 2 Background and Rationale •Triennial building code cycle update •State Programs & Goals:100% Renewable Energy •Zero Net Energy (ZNE)buildings •Provide reach code options and cost effectiveness studies •Climate Action Plan & General Plan Programs •Reduce emissions 40% by 2030 •County Role: •Leads a Model Reach Code process •Convenes all jurisdictions and other stakeholders in development •Dozens of meetings, focus groups, stakeholder convenings and survey since January •County Model Codes adopted last month •Council Subcommittee •Councilmember Bushey •Councilmember Llorens Gulati 3 Background and Rationale Natural gas from buildings made up 24% of emissions in San Rafael in 2020 (Electricity: 6%) 4 Built Environment -Electricity 6% Built Environment - Natural Gas 24% Waste 4% Wastewater <1% Off-Road 1% Water <1% Transportation 66% Reach Code Options 5 1. New Construction All-Electric Requirement Prohibit the use of natural gas for new construction •Most building types •Exceptions/exemptions for certain situations Increase the amount of Electric Vehicle charging infrastructure •Higher % EV Ready •Small % EV Chargers Installed Reach Code Options 6 2. Existing Buildings Single Family & Duplexes Include gas expansion limits for single family homes and duplexes now Continue Analysis to 2023 •Conduct GHG and Cost analysis •Pair with Resource Hub for building community (Grand Jury) What is Building Electrification? 7 Primary Analysis Areas 1.Greenhouse Gas Reductions •Will reach codes make a difference in GHG emissions? 2.Cost Effectiveness •What is the cost for different building types? 3.Resiliency •How does all-electric fare during a power outage? •Can the Grid handle the increase in demand? 8 The Big Question Will Green Building Reach Codes be an impediment to affordable housing development? Can we find a way to meet our twin goals: •Housing Production  •Greenhouse Gas Reduction  9 Housing Types 10 Single Family Homes Multifamily Buildings Accessory Dwelling Units (ADU's) 4-8 / year ~350-400 in next 3 years ~20 / year Summary of Findings 11 Primary Analysis Areas 1. Will reach codes that preference or require electrification make a difference in GHG emissions? Analysis shows reduction of GHG emissions above the 2022 base code toward CCAP 2030 GHG goals (~2.9% -~10.7%) •1.2% to 5% for single family, duplex, and ADU’s •1.7% to 5.7% for multifamily housing •Renewables on the grid increased 13% since 2017 •PG&E’s power mix is now 50% renewables, 7% natural gas •49 megawatts of local solar from MCE •2,500 solar installations in San Rafael 12 Primary Analysis Areas 2. What is the cost of compliance with these codes for different building types? Analysis shows a range of costs and savings depending on building type and particulars. •Single family homes significantly cheaper to build; more expensive on-bill •MF homes vary to build, many opps for cost savings; often, less expensive on-bill •Multiple incentives available to mitigate up-front costs •Commercial –shows cost savings during build in many cases; variable on-bill costs depending on type 13 New Construction: Costs –Incentives 14 *Inflation Reduction Act to add $14,000 New Construction: Multifamily Cost –Incentives 15 •For low -income housing (single and multifamily) •Up to $2 million per multifamily property •Technical assistance •Inflation Reduction Act includes more incentives in 2023 Primary Analysis Areas 3. How does all-electric fare during a power outage? & Can the grid handle the increase in electric demand? Analysis shows some small but decreasing potential for impacts depending on circumstances. •California has committed $ billions in grid & infrastructure upgrades •Despite historic heat waves, the grid held (no blackouts) •Backup power on grid can now fuel over 2 million homes •Rate of uptick in all-electric compared to rate of resiliency efforts to the grid is key 16 Primary Analysis Areas Can we find a way to meet our twin goals of housing production and GHG reduction? Unknown, but codes crafted to do so: •Numerous stakeholder meetings and input •Resulted in many changes and improvements •Exemptions & Exceptions targeted at housing production, mainly ADU and MF •Exemptions for emergency backup power when necessary •Developer community: “give us flexibility” and “help us with a learning hub” 17 New Construction 18 Community Engagement •Steering Committee with County, San Anselmo, Fairfax, MCE •Chief Building Officials in Marin •Builders, developers, nonprofits, Marin Builders Assoc. •Environmental organizations •Utility Partners •General Public •County conducted a public survey •Individual discussions •Statewide Codes Team and other local jurisdictions Feedback informed proposal and Model Codes New Construction: Multifamily Examples 19 Centertown Apartments, C Street The Neighborhood at Los Gamos Ascend at Hamilton Field Conclusion & Reach Code Proposal 20 New Construction Reach Code Recommendations 21 Key Policy Components •New Building electrification requirement •Apply to almost all building types, residential and commercial •Includes detached ADU’s •Prohibits conversion to mixed-fuel later •Effective date: January 4, 2023 New Construction 22 Key Policy Components –Exemptions & Exceptions •Attached ADUs •Food service establishments •Approved industrial •Commercial laundry facilities •Emergency backup power •Hardship / Infeasibility Reach Code Options –New Construction 23 Electric Vehicle Proposal •SF Homes: Level 2 Ready •Multifamily: 85% EV Ready –Low Level 2 15% EV Chargers Installed –Level 2 •Commercial: 35% EV Ready –Low Level 2 10% EV Chargers Installed –Level 2 10% EV Capable Existing Buildings Proposal 24 Gas Expansion Prohibition •Prohibits gas piping expansion & meter size •Applies to single family homes and duplexes only •Similar to San Mateo, Palo Alto •Addresses big expansions in gas use for luxury item installations New Construction 25 Simplicity & Ease of Permitting •Simple language in codes •Aligns with County for consistency feedback from M.B.A. •Maintains our reputation for being easy to work with •Solar and EV Permitting already streamlined •Seeking regional technical assistance program for builders New Construction 26 Rationale •Reduces GHG emissions 25% -70% •Cost -effective in most cases, cheaper than retrofitting later •Exemptions for challenging situations •Electrification will be the only choice soon •State requiring new buildings to be electric-ready •EV charging gives tenants the opportunity for EV’s •Plethora of incentives available •Electricity can be sourced by renewables •Every action in CCAP is necessary to get to our 2030 GHG reductions •Developers and builders generally support Existing Buildings Proposal 27 2023 Work Plan 1.Work with State to perform common remodel analysis 2.Consider energy efficiency "flex tool" 3.Consider prescriptive requirements such as •Duct sealing •Appliance replacement on burnout 4.Help develop countywide resource hub Summary Timing –Next Steps : •Second reading December 5 •Goes into effect January 2023 •Jan –June 2023 develop tech assistance incentive plan/materials •Jan –June 2023 complete analysis and recommendations for existing buildings 28 Open Public Hearing & Entertain Questions 29 Alternative –Removing Fuel Gas Prohibition on Existing 30 Exceptions: 1.Fuel gas and oil piping is prohibited in new construction unless for use in emergency electrical generation, commercial kitchen for preparing food, commercial laundry for laundry, or in an approved industrial process. 2.Existing fuel gas and oil piping in one-and two-family dwellings may not be expanded unless overall gas use is reduced, unchanged, or is for additional attached housing. 3.Existing gas meter service size in one-and two-family dwellings may not be increased unless the increase is required for additional attached housing. At the discretion of the building official, the building official may approve fuel gas in new construction or expand fuel gas in existing construction when replacing with electric has been demonstrated to be technically infeasible or has a disproportionate cost to the project causing an insurmountable hardship.