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HomeMy WebLinkAboutCD Green Building OrdinanceDATE: TO: FROM: SUBJECT: SRCC AGENDA ITEM #3 FEBRUARY 1, 2010 CITY OF SAN RAFAEL SAN RAFAEL, CALIFORNIA INTER -DEPARTMENTAL MEMORANDUM January 26, 2010 Mayor and City Council Bob Brown, Community Development Director Green Building Ordinance Correspondence A letter was received from the Fairhills Property Owners Association after the City Council's introduction of the new Green Building Ordinance. The letter is attached, along with my responses to issues raised. CITY OF Mayor Albert J. Boro Council Members Greg Brockbank Damon Connolly Barbara Heller Marc Levine January 22, 2010 Lance Kuykendall Fairhills Property Owners Association P.O. Box 151067 San Rafael, CA 94901-1067 RE: Green Building Ordinance Dear Mr. Kuykendall: This letter responds to your recent correspondence objecting to the adoption of the proposed Green Building Ordinance. Unfortunately, your letter was received by the Community Development Department two days after the City Council's public hearing on this matter. However, the Council's second reading of the ordinance will occur on February 1, 2010, and I will provide both your letter and this response to the Councilmembers. I will attempt to respond to the numerous issues raised in your letter: Public Process: The development of the draft ordinance occurred over a 6 month period. The members of the Technical Advisory Committee were, for the most part, members of the construction industry. You suggest that these individuals have a vested interest in adoption of green building regulations. To the contrary, most similar efforts have met with resistance from the construction industry due to concerns of increased cost and therefore decreased interest from homeowners. The participants on our Technical Advisory Committee repeatedly discussed their objective of creating a model ordinance that achieves significant energy and resource savings but does not jeopardize the potential for future construction work. I also attempted to keep homeowners associations informed of our work through updates to the Federation of San Rafael Neighborhoods and the North San Rafael Coalition. Unintended Consequences: The City of San Rafael has been implementing an adopted Green Building Ordinance since 2007 that applies only to new construction. These regulations have been applicable to several new homes and have not generated confusion or objections from property owners. The GreenPoint Rated and LEED rating systems were selected because they have become industry standards for residential and commercial green building, respectively. The California Building Standards Commission is attempting to adopt and implement standardized green building requirements, but frankly these are "lowest common denominator" requirements that would not yield the energy, water and greenhouse gas reductions to meet our locally adopted goals. Many of these state standards are still advisory and not mandatory. Differing Standards for New Construction and Renovations: Your letter suggests that there is no functional difference between new construction and renovations in terms of building standards. This is not accurate. New construction starts with a clean slate and no preexisting limitations. Renovations entail compromises in all cases since owners are using existing heating/air conditioning and hot water systems, matching existing windows, etc. San Rafael did not apply green building requirements, to renovations in our 2007 ordinance because rating tools for the wide diversity of remodeling situations did not exist at that time. If you examine the GreenPoint Rated checklists for new homes vs. renovations you will understand the differences in approach (see htti)://Www.builditgreen.org/guidelines#Manuals). Your letter also refers to differences in the new ordinance regulations based on square footage for new construction and cubic footage for renovations. This is not the case. For renovations we are primarily using project valuation to determine the extent of remodeling, which can vary greatly. For example, a renovation that replaces flooring and lighting within a kitchen cannot be equated in terms of regulations with a project that entails a full kitchen remodel. For new construction the differences in valuation do not vary to that extent. Costs: Your letter questions the added costs of $500 for a home performance audit and $750 for a GreenPoint Rater for a $50,000 renovation project. This does not reflect the new ordinance requirements. For projects between $50,000 and $100,000 there would only be the cost of the home performance audit (approximately $500, but available recently through Lowes for $199). There is no requirement for a third - party rater to be involved since there are no construction mandates other than verification that the audit has occurred. The intent of the home performance audit is one of information and education to the property owner. By identifying the costs and potential energy savings of possible improvements to correct existing home performance problems it is hoped that property owners will consider making some of these modifications in their remodeling project, although doing so would be voluntary for remodeling projects under $100,000. You also raise the issue of the efficacy of specific energy-saving components such as double paned windows and the cost/benefit of requiring specific upgrades. That is exactly why we have chosen to use the GreenPoint Rated and LEED checklists. These checklists offer dozens of potential green building measures and materials from which a property owner may choose, so this is not a prescriptive requirement for any specific upgrade. I would also point out that the value of a home energy audit for remodeling is that it can identify the most cost effective upgrades, which typically are not those assumed in advance by owners. 'For example, window replacement is usually much less cost effective than insulation upgrades and gap sealing. Pre -wiring and Pre -plumbing for Future Solar Installations: The intent of requiring pre -wiring and pre -plumbing for future solar is that the costs of running conduit and wiring during a construction project are a small fraction of what they would cost if installed during subsequent retrofitting. There is a broad exemption process included in the ordinance for situations that do not lend themselves for future solar. Radiant Barriers and Pipe Insulation: To implement the requirement for radiant roof barriers and hot water pipe insulation we will need to amend the local building code. There would be no additional permitting requirements or inspections since these would be handled in the normal course of project permitting and inspection. Finally, I would suggest that you consider these requirements in terms of larger City goals to address greenhouse gas reduction, which is being mandated by the State's AB32 for local government. After a year of analysis by a citizens committee in developing our Climate Change Action Plan we concluded that substantial improvement in energy and water efficiency in buildings constitutes the most significant potential for meeting these goals in areas that the City can influence. In addition, we have demonstrated that the costs of such upgrades yield long term cost savings that greatly exceed the initial costs. The last component of our green building program will be to replicate the type of Property Assessed Clean Energy (PACE) financing program that has been initiated in Sonoma County. This type of discretionary funding source can greatly incentivize energy efficiency upgrades by financing desired improvements over 15- 20 years with no up -front costs, and with repayment through property tax bills. The improvements and finance obligations would transfer to subsequent property owners so do not have to be amortized during the tenure of the current owner. If efficiency measures are carefully selected the program can yield a positive cash flow where energy savings exceeds the annual financing costs. We hope to have such a program in operation in 2010 in Marin County. You are correct that green building techniques are evolving rapidly and we will have to revisit these ordinances frequently. As part of this analysis we will survey property owners who go through our permit processes to assess cost impacts and reaction to the requirements. Again, I will forward your letter and this response to the City Council. Si% ely, Web Brown Community Development Director cc: Mayor and City Council, City Manager Fairhills Property Owners Association P O Box 151067 San Rafael, CA 94915-1067 Community Development Department Planning Division City of San Rafael, PO Box 151560 San Rafael, CA 94915-1560 January 15, 2010 Re: Green Building Standards. To: Mayor Boro and Members of the City Council JAN 21 enrn COMMUNITY DEVELOPMENT CITY OF SAN RAFAEL Subsequent to a discussion of the proposed Green Building Regulations by the Board of Directors of The Fairhills Property Owners Association, FPOA, we do not support the adoption of this ordinance. We are concerned this proposal lacks public input and that its development by professionals with a vested interest in its adoption without the input of those who are to pay for it is unacceptable. These objectives can be achieved by ongoing public education as has water conservation. Good information of recommended practices for improving the energy efficiency of properties would be a good place to start. Our experience with similar regulation is that the layering of local requirements over state law in advance of the underlying facts, inevitably leads to unintended consequences and bureaucratic confusion that is impossible to resolve when confronted with practical or economic reality. This leads to greater expense and interminable delays because no mechanism exists for resolution without additional costs, applications and hearings that could have been avoided had the ordinance been better written or not adopted. If municipalities want to standardize construction requirements they can do by adopting the uniform building code and leaving it at that. All construction must conform to existing building codes and Title 24 that require commercial and residential projects to incorporate Green Standards. These requirements are scheduled to increase over time in order to reduce future energy demands, and are being widely adopted in projects ahead of the legislation. This is sufficient stimulus to encourage energy efficient construction for a community that does not suffer challenging thermal conditions. Comparisons to Europe where it snows from Stockholm to Lisbon and suffers from heat and humidity in the summer are irrelevant. Clearly there is little new commercial construction in San Rafael and there is unlikely to be more due to the shortage of buildable property. These proposals will therefore primarily affect renovation of residences as the existing housing stock is mostly more than 50 years old and all will eventually be remodeled to meet today's life styles. The proposal addresses specific requirements for homes over various square footages and remodeling budgets. Energy efficiency is not a function of size. If it is good for one size property it is good for all. There is also no functional difference between new construction, and renovation requiring differing standards. There is no justification that regulations for new construction should be base on square feet and those for renovation based on cubic feet. (See table A) A 999 cubic foot renovation in a typical San Rafael home with an eight foot ceiling would be a space measuring just over 10' x 12' feet. The dollar values illustrated make even less sense when you consider that renovations such as window replacements new roof or kitchen can each exceed $50,000. No purpose will be served by adding additional layers of reports and requirements which will place an additional burden on an already over worked Planning Department, and will surely cause additional delays and costs for property owners. The current outsourcing of plan checking has already proven to be both time consuming and expensive. Now a $500 energy survey and $750 verification are proposed. That is 2.5% on a $50,000 project which is represented to only raise costs by 1-6%. It is unnecessary and unneeded. We are also concerned that in an era in which solar design and products are changing rapidly that mandating pre -wiring and plumbing to support future solar installations will accomplish little when it is unknown what system they will serve and where or how they will do so. Conduit sizes for these services are small and can be easily installed in San Rafael's mostly single story homes when they are needed We believe design and construction practices to conserve water and energy are in everyone's interest. In a home this is best achieved by the use of insulation, multi pane windows, energy efficient appliances and lighting, low flow water valves and drip systems for irrigation. All of the above are in wide use in renovation and new construction. The fact that energy efficiency is a good idea however does always mean it is for the mass market. Years ago homeowners were encouraged to install 1.5 gallon toilets to save a considerable volume of water over the 3.5 or 5gal units then in use. Many did and found that the low flow toilets then available did a poor job of removing waste. Efficient 1.5gal and 1.25gal toilets are now widely available and we support their use to replace the older wasteful units, but we see little to be gained by requiring the replacement of 1.5gal unit with a 1.25gal toilet to save a quart of water per maximum flush. The same can be said of windows. Many of the early double pane designs failed, but as the industry matured better units became available and are being widely used. That does not mean that requiring double pane units to now be replaced with triple pane windows in our climate is worth the cost to achieve only marginal gains. In fact we see no reason a permit should be required to install any new window that meets the State of California's requirements. Solar electric systems required by this regulation require installation of reverse electric meters. There is no evidence to believe such meters and automatic switches for the power source are available from energy providers. We support the idea of requiring the installation of a thermal barrier when roof sheathing is replaced, as well as insulating walls and hot water piping when walls are opened up. These goals could be achieved by a simple statement in the building code and no additional effort by anyone. There is no reason to believe it would require a permit or verification inspection to be effective. In conclusion we believe the Green Building Regulations previously adopted by the City Council and those being phased in by the State of California are sufficient for commercial developers and homeowners of this community to decide when and how to build and renovate their properties to more energy efficient standards and that they are reminded of the reasons to do so every month when they receive their utility bills. Sincerely, Lance Kuykendall, FPOA Board of Directors SUMMARY OF ORDINANCE NO. 1879 TITLE: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL AMENDING THE MUNICIPAL CODE INCLUDING: 1) AMENDING CHAPTER 12.44 TO REPLACE ENERGY EFFICIENCY STANDARDS FOR SINGLE FAMILY DWELLINGS WITH GREEN BUILDING REGULATIONS; 2) AMENDING CHAPTERS 12.16 (CALIFORNIA PLUMBING CODE) AND 12.20 (CALIFORNIA ELECTRICAL CODE) TO INCLUDE REQUIREMENTS FOR PRE -WIRING AND PRE -PLUMBING NEW RESIDENTIAL AND NON- RESIDENTIAL BUILDINGS FOR SOLAR PHOTOVOLTAIC OR SOLAR HOT WATER SYSTEMS; 3) AMENDING CHAPTER 12.16 (CALIFORNIA PLUMBING CODE) TO INCLUDE A REQUIREMENT FOR INSULATING HOT WATER PIPES WHEN EXPOSED DURING REMODELING; 4) AMENDING CHAPTER 12.12 (CALIFORNIA BUILDING CODE) TO INCLUDE A REQUIREMENT FOR INSTALLATION OF A RADIANT BARRIER DURING REROOFING; 5) ADDING CHAPTER 12.46 CONSTRUCTION AND DEMOLITION DEBRIS; 6) DELETING SECTION 14.16.365 (GREEN BUILDING); AND 7) DELETING DEFINITIONS PERTAINING TO GREEN BUILDING REQUIREMENTS FROM CHAPTER 14.03. This Summary concerns a proposed ordinance which will amend the San Rafael Municipal Code to update and replace previous green building regulations adopted in July, 2007. This ordinance is scheduled for adoption by the San Rafael City Council at its regular meeting of February 1, 2010. The City Clerk has been directed to publish this Summary pursuant to City Charter and California Government Code section 36933(c)(1). The new regulations would establish green building standards that will apply to the construction of new residential dwelling units and new non-residential buildings exceeding 2,000 square feet, as well as remodeling of existing residential and non- residential buildings. New dwelling units and new non-residential buildings would be required to have conduit run for possible future photovoltaic installations and new dwellings units would have both conduit and piping run for possible future solar hot water installations. Local amendments to the State Building Code would be adopted which require new residential and non-residential buildings to meet an energy use budget which is less than that typically allowed under California Title 24, Part 6, require the installation of a radiant barrier in some reroofing projects and the insulation of exposed hot water pipes in remodeling projects. The ordinance also would require that at least 50% of construction and demolition debris be diverted from the landfill through recycling or reuse in construction jobs which exceed 1,000 square feet of building area affected. OMMI ;1 A summary of this Ordinance shall be published and a certified copy of the full text of this Ordinance shall be posted in the office of the City Clerk at least five (5) days prior to the Council meeting at which it is adopted. This Ordinance shall be in full force and effect thirty (30) days after its final passage, or when the Ordinance provisions are approved by both the California Energy Commission and the California Building Standards Commission, whichever comes later, and the summary of this Ordinance shall be published within fifteen (15) days after the adoption, together with the names of the Councilmembers voting for or against same, in the Marin Independent Journal, a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California. Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance. ATTEST: ca J- ESTHER BEIRNE, City Clerk The foregoing Ordinance No. 1879 was read and introduced at a Regular Meeting of the City Council of the City of San Rafael, California, held on the 19th day of January, 2010 and ordered passed to print by the following vote, to wit: AYES: Councilmembers: Brockbank, Connolly, Heller, Levine & Mayor Boro NOES: Councilmembers: None ABSENT: Councilmembers: None and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on the 1 st day of February, 2010. ESTHER BEIRNE, City Clerk ORDINANCE NO. 1879 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN RAFAEL AMENDING THE MUNICIPAL CODE INCLUDING: 1) AMENDING CHAPTER 12.44 TO REPLACE ENERGY EFFICIENCY STANDARDS FOR SINGLE FAMILY DWELLINGS WITH GREEN BUILDING REGULATIONS; 2) AMENDING CHAPTERS 12.16 (CALIFORNIA PLUMBING CODE) AND 12.20 (CALIFORNIA ELECTRICAL CODE) TO INCLUDE REQUIREMENTS FOR PRE -WIRING AND PRE -PLUMBING NEW RESIDENTIAL AND NON-RESIDENTIAL BUILDINGS FOR SOLAR PHOTOVOLTAIC OR SOLAR HOT WATER SYSTEMS; 3) AMENDING CHAPTER 12.16 (CALIFORNIA PLUMBING CODE) TO INCLUDE A REQUIREMENT FOR INSULATING HOT WATER PIPES WHEN EXPOSED DURING REMODELING; 4) AMENDING CHAPTER 12.12 (CALIFORNIA BUILDING CODE) TO INCLUDE A REQUIREMENT FOR INSTALLATION OF A RADIANT BARRIER DURING REROOFING; 5) ADDING CHAPTER 12.46 CONSTRUCTION AND DEMOLITION DEBRIS; 6) DELETING SECTION 14.16.365 (GREEN BUILDING); AND 7) DELETING DEFINITIONS PERTAINING TO GREEN BUILDING REQUIREMENTS FROM CHAPTER 14.03. WHEREAS, the San Rafael City Council adopted Ordinance 1853 and Resolution 12299 on July 16, 2007 which established green building requirements for new residential and non-residential buildings, and directed staff to return with future ordinance amendments to regulate building additions as well when suitable green building rating systems for remodeling projects were available; and WHEREAS, General Plan 2020 promotes energy and resource efficiency in new construction in Conservation Element Policy CON -18 (Resource -Efficient Building Design), Program CON -18a (Energy -Efficient Homes), Program CON -18b (Zoning and Building Code Review), Program CON -18c (Use of Alternative Building Materials), Policy CON -21 (Waste Reduction/Recycling), Program CON -21d (Demolition Waste), Policy CON -22 (Resource Efficiency in Site Development), and Air and Water Quality Element Policy AW - 8 (Reduce Pollution from Urban Runoff); and WHEREAS, the San Rafael 2005 Greenhouse Gas Emissions Analysis determined that the operation of residential and non-residential buildings within the city generates 34% of the city's total annual greenhouse gas emissions and forecasts that these emissions will increase 9.6% from residential buildings and 13.1% from non-residential buildings between 2005 and 2020; and WHEREAS, the San Rafael Climate Change Action Plan identifies green building requirements as one of the three most effective means of meeting the adopted goal of reducing the production of greenhouse gases within the community by 25% from 2005 level by the year 2020, and includes Program BU -4 which calls for applying green building requirements to residential, commercial and civic remodeling projects as well as new construction, Program BU -5 which calls for reduction in building energy use by 20% by 2020 and Program BU -6 which calls for reduction of potable water use in buildings and landscaping by 30% by 2020; and WHEREAS, the California Global Warming Solutions Act of 2006, known as AB 32, established a statewide goal of reducing greenhouse gas emissions to 1990 levels by 2020 and to a level 80% below 1990 levels by 2050, and directs the California Air Resources Board to develop a strategy to achieve such reductions; and WHEREAS, the California Air Resources Board adopted its Climate Change Scoping Plan on December 12, 2008, which identified the imposition of mandatory green building techniques as achieving 15% of the AB 32 greenhouse gas reduction goal for 2020; and WHEREAS, the California Public Utilities Commission has adopted a goal of 40% improved energy efficiency in all buildings by 2020; and WHEREAS, the San Francisco Bay Conservation and Development Commission has indicated that the level of San Francisco Bay has increased by 8 inches over the past century and projects that sea level will rise between 20 and 55 inches by 2100, which will inundate properties currently valued at over $48 billion dollars and over 700 miles of state and local roadways and will require the installation of seawalls and levee increases costing over $1 billion; and WHEREAS, the United Nations Intergovernmental Panel on Climate Change has warned that failure to address the causes of global climate change within the next few years will result in significantly increasing sea levels and frequency of wildland fires and reduced freshwater resources, which will significantly increase the cost of providing local governmental services and protecting public infrastructure; and WHEREAS, the United States Environmental Protection Agency (EPA) states that the construction and operation of buildings in the United States collectively account for 39% of total energy use, 68% of total electricity consumption, 12% of total freshwater consumption, 40% of all raw materials used, and 38% of total carbon dioxide emissions; and WHEREAS, the total energy consumption by residential dwelling units in Marin County increased from 619 million kWh to 734 million kWh (a 19% increase) from 1995 to 2000; and WHEREAS, debris from construction and demolition projects constitutes 22% of the Marin County waste stream, and the total tonnage of the County waste stream increased by 17% from 2006 to 2007; and WHEREAS, the Marin Hazardous and Solid Waste Joint Powers Authority has established a goal of a 50% diversion in construction and demolition debris, and this is the level of reduction that is required by the GreenPoint Rated green building system; and WHEREAS, the California Health and Safety Code Sections 18938 and 17958 provide that the California Building Standards Code establishes building codes and standards for all building throughout the State, and Section 17958.5 provides that a local government may establish more stringent building standards if they are reasonably necessary due to local climatic, geological or topographical conditions; and WHEREAS, California Assembly Bill 210 states that a city is authorized to change or modify green building standards if the California Building Standards Commission determines such changes are reasonably necessary because of local climatic, geological or topographical conditions, and Section 18941.5(2)(b) of the California Health and Safety Code states that, "neither the State Building Standards Law contained in this part, nor the application of building standards contained in this section, shall limit the authority of a city or county to establish more restrictive building standards, including, but not limited to, green building standards, reasonably necessary because of local climatic, geological, or topographical conditions;" and WHEREAS, the Public Resources Code Section 25402.1(h)(2) states that a local enforcement agency may adopt more restrictive energy standards when they are cost- effective and approved by the California Energy Commission; and WHEREAS, green building is a practice of design, construction and maintenance techniques that have been demonstrated to have a significant positive effect on energy, water and resource conservation, waste management and pollution generation and on the health and productivity of building occupants over the life of the building; and WHEREAS, green building benefits are spread throughout the systems and features of a building. Green buildings can include, among other things, the use of certified sustainable wood products, extensive use of high -recycled -content products; recycling of waste that occurs during deconstruction, demolition and construction; orientation and design of a building to reduce the demand on the heating, ventilating, and air conditioning systems; the use of heating, ventilating, and air conditioning systems that provide energy efficiency and improved air quality; enhancement of indoor air quality by selection and use of construction materials that do not emit chemicals that are toxic or irritating to building occupants; the use of water conserving methods and equipment; and installation of alternative energy methods for supplemental energy production; and WHEREAS, in recent years, green building design, construction and operational techniques have become increasingly widespread. Many homeowners, businesses, and building professionals have voluntarily sought to incorporate green building techniques into their projects. A number of local and national systems have been developed to serve as guides and rating systems for green building practices. The U.S. Green Building Council, developer of the Leadership in Energy and Environmental Design (LEED®) Green Building Rating Systems, has become a leader in promoting and guiding green building, particularly for non-residential structures. Build It Green has developed the New Home, Existing Home and Multi -Family Green Building Guidelines and associated GreenPoints Calculators, which have been adopted for use in approximately 70 Bay Area jurisdictions; and WHEREAS, construction of buildings in accordance with the GreenPoint Rated and LEED° rating systems results in average energy savings of about 20% compared with buildings constructed in accordance with current minimum standards of the state building code; and WHEREAS, representatives of all municipalities within Marin County and of the county government participated in a collaborative effort known as the Marin Green BERST (Green Building, Energy Retrofit and Solar Transformation) Task Force, held meetings on June 11, July 13, September 29 and 30, and November 19, 2009 and endorsed a model green building ordinance recommended by a Technical Advisory Committee comprised of over 50 experts in the fields of architecture, building construction, green building, building energy systems, energy conservation, water conservation, building inspection, planning and real estate over the course of 11 meetings; and WHEREAS, study sessions on the proposed model green building regulations were held by the San Rafael City Council on November 2, 2009, by the San Rafael Planning Commission on November 10, 2009 and by the San Rafael Design Review Board on September 22, 2009; and WHEREAS, on December 15, 2009, the San Rafael Planning Commission conducted a public hearing and recommended adoption of the proposed Municipal Code amendments to the City Council; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS: DIVISION l: The City Council finds as follows: A. The adoption of this ordinance is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15308 of the CEQA Guidelines (14 Cal. Code §15308) because it is an action taken by a regulatory agency for the protection of the environment and no exceptions to this categorical exemption apply. B. The proposed amendments are consistent with the policies and programs of the San Rafael General Plan 2020, including Conservation Element Policy CON -18 (Resource -Efficient Building Design), Program CON -18a (Energy -Efficient Homes), Program CON -18b (Zoning and Building Code Review), Program CON -18c (Use of Alternative Building Materials), Policy CON -21 (Waste Reduction/Recycling), Program CON -21d (Demolition Waste), Policy CON -22 (Resource Efficiency in Site Development), and Air and Water Quality Element Policy AW -8 (Reduce Pollution from Urban Runoff) in that the proposed green building requirements will result in greater energy efficiency and water conservation, use of recycled and sustainably produced building materials and reduction in the waste stream through recycling and reuse of construction debris. C. The public health, safety and general welfare will not be adversely impacted by the proposed amendments which reduce impacts on respiratory health and chemical sensitivity of building occupants, reduce production of greenhouse gases, reduce impacts on wildlife and vegetative habitats and reduce generation and landfilling of waste products. D. In conformance with California Health and Safety Code Section 17958.5, local climatic conditions require the adoption of local building code amendments to implement green building techniques and increase building energy efficiency since total energy consumption from residential structures in Marin County increased 18.5% between 1995 and 2000 and the energy use in residential and non-residential buildings within the City of San Rafael generated 34% of the city's total annual El greenhouse gas emissions in 2005 and is forecasted to increase 9.6% for residential buildings and 13.1 % for non-residential buildings between 2005 and 2020. The increased contribution to greenhouse gas production from local sources will contribute to overall climate change, resulting in the increased height of San Francisco Bay, more wildland fires, reduced water supply and significantly increased City costs for public services and infrastructure protection. E. In conformance with Public Resources Code Section 25402.1(h)(2), Gabel Associates, LLC has prepared a study which will be submitted as evidence to the California Energy Commission which demonstrates the feasibility and cost- effectiveness of the proposed municipal code amendments. DIVISION 2: Chapter 12.44 (Energy Efficiency Standards for Single Family Dwellings) of the San Rafael Municipal Code is hereby deleted and a new Chapter 12.44 (Green Building Regulations) is hereby added to read as follows: Chapter 12.44 Green Building Requirements. Sections: 12.44.010 Purpose 12.44.020 Applicability 12.44.030 Definitions 12.44.040 Standards for Compliance 12.44.050 Incentives for Compliance 12.44.060 Administrative Procedures 12.44.070 Exemptions 12.44.080 Appeal 12.44.010 Purpose. The purpose of this Chapter is to enhance the long-term public health and welfare by contributing to the overall reduction of greenhouse gas production and emissions and improving the environmental and economic health of the City through the efficient design, construction, operation, maintenance and deconstruction of buildings and site development by incorporating green building practices and materials. The green building provisions referenced in this Chapter are designed to achieve the following objectives: a. Increase energy efficiency in buildings; b. Encourage water and resource conservation; c. Reduc e waste generated by construction projects; d. Reduce long-term building operating and maintenance costs; and e. Improve indoor air qu ality and occupant health; and f Contribute to meeting the state and local commitments to reduce greenhouse gas production and emissions. 12.44.020 Applicability. The provisions of this Chapter shall apply to all construction or development projects defined below as a "Covered Project." 12.44.030 Definitions. For the purposes of interpreting this Chapter and the associated Standards for Compliance, the following terms are defined as follows. When the definitions below differ from those contained elsewhere in this Title, the provisions of this Chapter shall apply. a. "Addition" means the addition of building square footage to an existing structure. b. "BIG" means Build It Green, a non-profit organization which established and maintains the Green Point Rated system for evaluating and certifying residential green buildings and green building professionals. c. `BP I" means the Building Performance Institute, a non-profit organization which provides training and certification of green building professionals. d. "Building envelope" means the ensemble of exterior and demising partitions of a building and roof structure that enclose conditioned space. e. "Complian cc threshold" means the minimum number of points or rating level required to be achieved by a particular Covered Project as set forth by the Standards for Compliance outlined in Section 12.44.040. f. "Conditioned space" means any area within a building or structure that is heated or cooled by any equipment. g. "Covered project" means a development project for new construction or renovations for which one or more building permits are required and which is also designated as a "Covered Project" by resolution of the City Council as described in Section 12.44.040. h. "GBCi" means the Green Building Certification Institute, a non-profit organization which certifies green buildings and green building professionals under the LEED® rating system. i. "Green building" means a comprehensive process of design and construction that employs techniques to increase the efficiency of resource use, including energy, water and building materials, while minimizing adverse impacts on human health and the natural environment. j. "Green building checklist" means a checklist or rating sheet used for calculating a green building rating. k. "Green building rating system" means a standardized rating system providing specific criteria to determine the level of compliance of building projects as set forth by the Standards for Compliance outlined in Section 12.44.040. 1. "GreenPoint Rated" means a residential building certified as complying with the green building rating systems developed by the Build It Green organization. m. "GreenPoint Rater" means an individual certified by Build It Green as capable of evaluating and rating residential construction projects for compliance with the GreenPoint Rated green building rating systems. n. "HERS" means the Home Energy Rating System adopted by the California Energy Commission. C9 o. "LEED®" means the "Leadership in Energy and Environmental Design" green building rating system developed by the U.S. Green Building Council. p. "LEED®AP" means an individual who has been certified a LEED®Accredited Professional by the U.S. Green Building Council or the Green Building Certification Institute as capable of evaluating and rating construction projects for compliance with the LEED®green building rating systems. q. "Net Zero Energy" means a building that has a net annual Time Dependent Valued (TDV) Energy Consumption, as defined by Title 24 of the California Code of Regulations, of zero, accounting for both energy consumption and the use of on-site renewable energy production. r. "New construction" means the construction of a new or replacement residential dwelling unit or a new or expanded non-residential building. s. "Qualified green building rater" means an individual who has been trained and certified as a LEED® AP, GreenPoint Rater or has similar qualifications and certifications if acceptable to the Chief Building Official. t. "Renovation' means any remodeling, modification or tenant improvement to an existing building that includes replacement or alteration of at least two of the following: heating/ventilating/air conditioning system, building envelope, hot water system or lighting system, but excluding improvements and project valuation related to seismic or disabled access, building replacement due to catastrophic loss due to flood or earthquake damage or installation of renewable energy systems. Renovation shall include any addition of conditioned space to an existing dwelling unit. u. "USGBC" means the U.S. Green Building Council, a non-profit organization which established and maintains the LEED® rating systems for evaluating and certifying residential green buildings and green building professionals. 7 12.44.040 Covered Projects - Standards for Compliance. The City Council shall adopt a resolution defining which projects shall be deemed to be "Covered Projects" within the meaning of this Chapter, and establishing "Standards for Compliance" applicable to those Covered Projects, which standards shall include, but not be limited to the green building rating system(s) applicable to various types and sizes of Covered Projects; minimum compliance thresholds for various types and sizes of Covered Projects; and methods for verification of compliance with the adopted standards. In applying Standards for Compliance under this Chapter: a. Cumulative new construction or renovations over any one-year period shall be considered as a single Covered Project, and subject to the highest compliance threshold based on the cumulative project size or valuation. b. The Chief Building Official shall determine the appropriate project valuation based on the cost of similar improvements, and may request substantiating documentation from the applicant. Where Compliance Thresholds contain project size ranges expressed as both building square footage and project valuation, the intent is to base project requirements upon the project valuation range. However the Chief Building Official shall have the authority to determine whether the building square footage or valuation range most accurately reflects the scope of the proposed project for purposes of determining the required minimum Compliance Threshold. c. The Chief Building Official may determine that an alternative green building rating system may be used to determine project compliance, where it can be demonstrated that the alternative rating system is as stringent as or greater in terms of reduced energy and resource use and improved interior air quality than that normally required by the Standards for Compliance. d. Mixed use (residential and non-residential) projects must comply either with the applicable Covered Project requirements for the respective residential and non- residential portions of the project, or may propose to utilize a mixed use rating system, subject to approval by the Chief Building Official. e. The cost of reviewing any proposals requesting the use of alternate green building rating systems or requests for exemptions including, but not limited to, the cost to the City of hiring a consultant to review the proposal, shall be borne by the applicant. f All buildings submitted for permit must meet all applicable requirements of the 2008 Building Energy Efficiency Standards, California Code of Regulations, Title 24, Part 6, or subsequently adopted state energy standards. g. The applicable green building rating system shall be that which is most recently adopted by Build It Green or the U.S. Green Building Council. The green building rating system in effect at the time of building permit submittal shall be that which is applicable to the development project throughout the project construction. 12.44.050 Incentives for Compliance. In addition to the required Standards for Compliance, the City Council may establish by resolution financial or application processing incentives and/or award or recognition programs to encourage higher levels of green building compliance for a project. 12.44.060 Administrative Procedures. The procedures for compliance with the provisions of this Chapter shall include, but not be limited to, the following: a. Projec t design. Applicants for a Covered Project are strongly encouraged to involve a qualified green building rater in the initial design phases of the project in advance of submittal of an application to determine applicable green building compliance thresholds and the most cost effective and appropriate means of achieving compliance. b. Planning applications. If a discretionary planning application is required for a Covered Project, applicants should be prepared to identify expected green building measures to be included in the project to achieve the compliance thresholds. Applicants should identify any anticipated difficulties in achieving compliance and any exemptions from the requirements of this Chapter that may be requested. c. Building pla n check review. Upon submittal of an application for a building permit, building plans for any Covered Project shall include a green building program description and completed checklist. The checklist shall be incorporated onto a separate full-sized plan sheet included with the building plans. A qualified green building rater shall provide evidence that the project, as indicated by the project plans and green building program description, will achieve the Standards for Compliance established in or pursuant to Section 12.44.040 prior to issuance of a building permit. d. Changes during construction. During the construction process, alternate green building measures may be substituted, provided that the qualified green building rater provides documentation of the proposed change and the project's continued ability to achieve the Standards for Compliance to the Chief Building Official. e. Final b uilding inspection. Prior to final building inspection and occupancy for any Covered Project, a qualified green building rater shall provide evidence that project construction has achieved the required compliance set forth in the Standards for Compliance established in or pursuant to Section 12.44.040. The Chief Building Official shall review the documentation submitted by the applicant, and determine whether the project has achieved the compliance threshold as set forth in the Standards for Compliance established in or pursuant to Section 12.44.040. Where subsequent certification of the building is required by the Standards for Compliance, the Chief Building Official shall also determine whether the applicant has demonstrated that such certification is in process and will be achieved not later than one year after approval of final building inspection. If the Chief Building Official determines that the applicant has met these requirements, the final building inspection may proceed. f. Post final inspection requirement. Where certification of the building is required by the Standards for Compliance, and such certification is only available subsequent to occupancy of the completed building, the applicant shall provide documentation of such certification within one year of the date of the final building inspection for the project. Failure to provide evidence of this certification within this timeframe, or within an alternate timeframe as determined by the Chief Building Official, will result in a determination that the Covered Project is not in compliance with the requirements of this Chapter. g. Conflict with other laws. The provisions of this Chapter are intended to be in addition to and not in conflict with other laws, regulations and ordinances relating to building construction and site development. If any provision of this Chapter conflicts with any duly adopted and valid statutes or regulations of the federal government or the State of California, the federal or state statutes or regulations shall take precedence. 12.44.070 Exemptions. a. The provisions of this Chapter shall not apply to: 1. Buildings which are temporary (such as construction trailers). 2. Building area which is not or is not intended to be conditioned space. 3. Any requirements of this Chapter which would impair the historic integrity of any building listed on a local, state or federal register of historic structures, as determined by the Chief Building Official. In making such a determination, the Chief Building Official may require the submittal of an evaluation by an architectural historian or similar expert. b. Hardship or Infeasibility Exemption. If an applicant for a Covered Project believes that circumstances exist that make it a hardship or infeasible to meet the requirements of this Chapter, the applicant may request an exemption as set forth below. In applying for an exemption, the burden shall be on the applicant to show hardship or infeasibility. I. Application. The applicant shall identify in writing the specific requirements of the Standards for Compliance that the project is unable to achieve and the circumstances that make it a hardship or infeasible for the project to comply with this Chapter. Circumstances that constitute hardship or infeasibility shall include, but are not limited to, the following: i. There is a conflict between the provisions of the applicable green building rating system and the California Building Standards Code, other State code provisions, other requirements of this Title or conditions imposed on the project through a previously approved planning application; ii. There is a lack of commercially available green building materials and technologies to comply with the green building rating system; iii. That the cost of achieving compliance is disproportionate to the overall cost of the project; iv. That physical conditions of the project site make it impractical to incorporate necessary green building measures or achieve the Standards for Compliance; 10 v. That compliance with certain requirements would impair the historic integrity of buildings listed on a local, state or federal list or register of historic structures; 2. Granting of exemption. If the Chief Building Official determines that it is a hardship or infeasible for the applicant to fully meet the requirements of this Chapter, the Chief Building Official shall determine the maximum feasible threshold of compliance reasonably achievable for the project. In making this determination, the Chief Building Official shall consider whether alternate, practical means of achieving the objectives of this Chapter can be satisfied, such as reducing comparable energy use at an offsite location within the City. If an exemption is granted, the applicant shall be required to comply with this chapter in all other respects and shall be required to achieve the threshold of compliance determined to be achievable by the Chief Building Official. 3. Denial of exemption. If the Chief Building Official determines that it is reasonably possible for the applicant to fully meet the requirements of this Chapter, the request shall be denied and the applicant shall be notified of the decision in writing. The project and compliance documentation shall be modified to comply with the Standards for Compliance. 12.46.080 Appeal. Any aggrieved applicant or person may appeal a Chief Building Official's determination under this Chapter, including a determination regarding compliance with the provisions of this Chapter and a determination on the approval or denial of an exemption under Section 12.46.070, to the City Council by filing a written appeal with the City Clerk and paying the necessary filing fee within ten (10) days of the determination. DIVISION 3: A new Section 12.16.025 (Solar water heater pre -plumbing requirements) is hereby added to the San Rafael Municipal Code to read as follows: 12.16.025 Solar water heater pre -plumbing requirements. All new residential dwelling units shall include plumbing specifically designed to allow the later installation of a system which utilizes solar energy as a means of heating domestic potable water. Construction specifications to accomplish this requirement shall be adopted by the Chief Building Official. No building permit shall be issued unless the requirements of this section are incorporated into the approved building plans. The provisions of this section can be modified or waived when it can be satisfactorily demonstrated to the Chief Building Official that the requirements are impractical due to shading, building orientation, construction constraints or configuration of the parcel. DIVISION 4: A new Section 12.20.025 (Photovoltaic pre -wiring requirements) is hereby added to the San Rafael Municipal Code to read as follows: 12.20.025 Photovoltaic pre -wiring requirements. New non-residential buildings over 5,000 square feet in floor area and all new residential dwelling units shall include electrical conduit specifically designed to allow the later installation of a photovoltaic (PV) system which utilizes solar energy as a means to provide I1 electricity. Construction specifications to accomplish this requirement shall be adopted by the Chief Building Official. No building permit shall be issued unless the requirements of this section are incorporated into the approved building plans. The provisions of this section can be modified or waived when it can be satisfactorily demonstrated to the Chief Building Official that the requirements are impractical due to shading, building orientation, construction constraints or configuration of the parcel. DIVISION 5: Section 12.12.020 (Amendments made to the California Building Code) of the San Rafael Municipal Code is hereby amended to add the following amendment: Section 1510 is amended by adding the following subsection: 1510.1.2 Radiant Barriers. When reroofing causes the roof sheathing to be removed, a radiant barrier (reflective insulation) shall be installed in conjunction with the reroofing project. DIVISION 6: Section 12.16.020 (Amendments to the California Plumbing Code) of the San Rafael Municipal Code is hereby amended to add the following amendment: Section 1500) is amended by adding the following subsection: 150 0).4 Hot water piping insulation. When hot water pipes are exposed by removal of wall surfaces insulation shall be installed having a minimum thickness of 1 inch for pipe diameter of 2 inches or less, and having a minimum thickness of 1.5 inches for pipe diameter exceeding 2 inches. DIVISION 7: A new Chapter 12.46 (Requirement to Divert Construction and Demolition Debris from Landfill) is hereby added to the San Rafael Municipal Code to read as follows: Chapter 12.46 Requirement to Divert Construction and Demolition Debris from Landfill. Sections: 12.46.010 Definitions 12.46.020 Threshold for covered projects 12.46.030 Submission of Waste Management Plan 12.46.040 Review of Waste Management Plan 12.46.050 Compliance with Waste Management Plan 12.46.060 Exemption 12.46.070 Appeal 12.46.010 Definitions. For the purposes of this Chapter, the following definitions shall apply: a. "Applican t" means any individual, firm, limited liability company, association, partnership, political subdivision, government agency, municipality, industry, public or private corporation, or any other entity whatsoever who applies to the City for the applicable permits to undertake any construction, demolition, or renovation project within the City. 12 b. "Construction" means the building of any facility or structure or any portion thereof including any tenant improvements to an existing facility or structure. c. "Construction and Demolition Debris" means used or discarded materials removed from premises during construction or renovation of a structure resulting from construction, remodeling, repair or demolition operations on any pavement, house, commercial building or other structure. d. "Conversion Rate" means the rate set forth in the standardized Conversion Rate Table approved by the City Community Development Department pursuant to this Chapter for use in estimating the volume or weight of materials identified in a Waste Management Plan. e. "Covered Project " means any construction, demolition or renovation project which is 1,000 square feet or greater for which one or more building permits are required. f. "Demolition" means the decimating, razing, ruining, tearing down or wrecking of any facility, structure, pavement or building, whether in whole or in part, whether interior or exterior. g. "Divert" means to use material for any lawful purpose other than disposal in a landfill or transformation facility. h. "Diversion Requirement" means the diversion of at least fifty (50) percent of the total Construction and Demolition Debris generated by a Project via reuse or recycling, unless the Applicant has been granted an Exemption pursuant to Section 12.46.060 of this Chapter, in which case the Diversion Requirement shall be the maximum feasible diversion rate established by the Chief Building Official for the Covered Project. 12.46.020 Threshold for Covered Projects. a. Covered Projects: Every construction, demolition and renovation project which is 1,000 square feet or greater for which one or more building permits is required shall comply with this Chapter. b. Compliance as a Condition of Approval: Compliance with the provisions of this Chapter shall be listed as a condition of approval on any building or demolition permit issued for a Covered Project provided, however, that any omission of such condition shall not affect the Applicant's duty to comply with this section. 12.46.030 Submission of a Waste Management Plan. a. Waste Management Plan Forms: Applicants for building or demolition permits for any Covered Project shall complete and submit a Waste Management Plan ("WMP"), on a WMP form approved by the City for this purpose. The completed WMP shall indicate all of the following: 1. the estimated volume or weight of project construction and demolition debris, by materials type, to be generated; 2. the estimated maximum volume or weight of such materials that can feasibly be diverted through material reuse; 3. the estimated maximum volume or weight of such materials that can feasibly be diverted through recycling; 13 4. the vendor and/or facility that the Applicant proposes to use to collect or receive said materials; 5. the estimated volume or weight of construction and demolition materials that will be landfilled. b. Calculating Volume and Weight of Debris: In estimating the volume or weight of materials identified in the WMP, the Applicant shall use the standardized Conversion Rates approved by the City for this purpose, which shall be provided to the Applicant with the WMP application form. 12.46.040 Review of a Waste Management Plan. a. Approval: No building or demolition permit shall be issued for any Covered Project unless and until the Chief Building Official has approved the WMP application. Approval shall not be required, however, where an emergency demolition is required to protect public health or safety, as determined by the Chief Building Official, Public Works Director or Fire Chief. The Chief Building Official shall only approve a WMP application if he or she first determines that all of the following conditions have been met: 1. the WMP application provides all of the information set forth in Section 12.46.030(a) of this Chapter; and 2. the WMP application indicates that at least fifty (50) percent of all construction and demolition debris generated by the Project will be diverted. b. Non -approval: If the Chief Building Official determines that the WMP application is incomplete or fails to indicate that at least fifty (50) percent of all construction and demolition debris generated by the Project will be reused or recycled, he or she shall return the WMP application to the Applicant, including a statement of reasons and shall deny issuance of building or demolition permits. 14 12.46.050 Compliance with a Waste Management Plan. a. Documentation: Within thirty (30) days after completion of any Covered Project, the Applicant shall submit to the Chief Building Official documentation that it has met the Diversion Requirement for the Project. This documentation shall include all of the following: 1. Receipts from the vendor or facility which collected or received each material showing the actual weight or volume of the material received; 2. A copy of the previously approved WMP application for the Project setting forth the actual volume or weight of each material diverted and landfilled; 3. Any additional information the Applicant believes provides evidence of compliance with the provisions of this Chapter. b. Weighing of Wastes: Applicants shall make reasonable efforts to ensure that all construction and demolition debris diverted or landfilled are measured and recorded using the most accurate method of measurement available. To the extent practical, all construction and demolition debris shall be weighed by measurement on scales. Such scales shall be in compliance with all regulatory requirements for accuracy and maintenance. For construction and demolition debris for which weighing is not practical due to small size or other considerations, a volumetric measurement shall be used. For conversion of volumetric measurements to weight, the Applicant shall use the standardized Conversion Rates approved by the City for this purpose. c. Deter mination of Compliance: The Chief Building Official shall review the information submitted under subsection (a) of this Section and determine whether the Applicant has complied with the Diversion Requirement. d. Good Faith Effort to Comply: If the Chief Building Official determines that the Diversion Requirement has not been achieved, he or she shall determine on a case- by-case basis whether the Applicant has made a good faith effort to comply with this Chapter. In making this determination, the Chief Building Official shall consider the availability of markets for the construction and demolition debris, the size of the Project and the nature of its waste stream, and the documented efforts of the Applicant to divert construction and demolition debris, and this determination shall be made in writing with reasons stated, and shall be included in the building permit file. 12.46.060 Exemption. a. Application: If an Applicant for a Covered Project experiences unique circumstances that the Applicant believes make it infeasible to comply with the Diversion Requirement, the Applicant may apply for an exemption at the time that he or she submits the WMP required under Section 12.46.030(a) of this Chapter. The Applicant shall indicate on the WMP the maximum rate of diversion that he or she believes is feasible for each material and the specific circumstances that he or she believes makes it infeasible to comply with the Division Requirement. b. Meeting with Chief Building Official: The Chief Building Official shall review the information supplied by the Applicant and may meet with the Applicant to discuss possible ways of meeting the Diversion Requirement. Based on the information 15 supplied by the Applicant, the Chief Building Official shall determine whether it is possible for the Applicant to meet the Diversion Requirement. c. Granting of Exemption: If the Chief Building Official determines that it is infeasible for the Applicant to meet the Diversion Requirement due to unique circumstances, he or she shall determine the maximum feasible diversion rate for each material and shall indicate this rate on the WMP application submitted by the Applicant. The Chief Building Official shall return a copy of the WMP application to the Applicant marked "Approved for Exemption" and place a copy in the building permit file. d. Denial of Exemption: If the Chief Building Official determines that it is possible for the Applicant to meet the Diversion Requirement, he or she shall so inform the Applicant in writing. The Applicant shall have 30 days to resubmit a WMP application form in full compliance with Section 12.46.030(a) of this Chapter. If the Applicant fails to resubmit the WMP application, or if the resubmitted WMP application does not comply with Section 12.46.030(a) of this Chapter, the Chief Building Official shall deny the WMP application and shall deny issuance of building or demolition permits. 12.46.070 Appeal. Any aggrieved applicant or person may appeal a Chief Building Official's determination under this Chapter, including a determination regarding compliance with the provisions of this Chapter and a determination on the approval or denial of an exemption under Section 12.46.060, to the City Council by filing a written appeal with the City Clerk and paying the necessary filing fee within ten (10) days of the determination. DIVISION S: Section 14.16.365 (Green building) of the San Rafael Municipal Code is hereby deleted. DIVISION 9: The following portions of Section 14.03.03 (Definitions) of the San Rafael Municipal Code are hereby deleted: "Certified green building rater" means a person or organization certified or designated by a green building rating organization associated with a specific green building rating system adopted by city council resolution for performing inspections and providing documentation to assure compliance with green building requirements. "Conditioned floor area" has the meaning set forth in Section 101(b) of the 2005 California Building Energy Efficiency Standards. "Green building rating calculator" means a rating system adopted by city council resolution for determining compliance of new construction with green building requirements. "LEED®" means any one of the U.S. Green Building Council's Leadership in Energy and Environmental Design green building rating systems or programs. "LEED" accredited professional" means a person who is accredited by the U.S. Green Building Council as having a thorough understanding of green building practices and principles and familiarity with LEED® requirements, resources and processes. 16 DIVISION 10: This Ordinance shall not be applicable to any development project for which a planning application has been approved or a complete building permit application has been filed prior to the effective date of the Ordinance. DIVISION 11: If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid. DIVISION 12: A summary of this Ordinance shall be published and a certified copy of the full text of this Ordinance shall be posted in the office of the City Clerk at least five (5) days prior to the Council meeting at which it is adopted. This Ordinance shall be in full force and effect thirty (30) days after its final passage, or when the Ordinance provisions are approved by both the California Energy Commission and the California Building Standards Commission, whichever comes later, and the summary of this Ordinance shall be published within fifteen (15) days after the adoption, together with the names of the Councilmembers voting for or against same, in the Marin Independent Journal, a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California. Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance. ALBER J. BORO, Mayor ATTEST: h -C44A (Seal) ESTHER BEIRNE, City Clerk The foregoing Ordinance No. 1879 was read and introduced at a Regular Meeting of the City Council of the City of San Rafael, California, held on the 19th day of January, 2010 and ordered passed to print by the following vote, to wit: AYES: Councilmembers: Brockbank, Connolly, Heller, Levine & Mayor Boro NOES: Councilmembers: None ABSENT: Councilmembers: None and will come up for adoption as an Ordinance of the City of San Rafael at a Regular Meeting of the Council to be held on the 1 st day of February, 2010. &UP . fSea ESTHER BEIRNE, City Clerk 17