San Carlos Green Comments on draft Climate Action Plan
San Carlos Green has provided comments and information to the Planning Commission in support of adopting and implementing a Green Building ordinance. City Staff has stated that an option for adopting a Green Building ordinance will be included in errata language for consideration at the Planning Commission hearing on the CAP on Monday, September 21, 2009.
Members of the Sierra Club Loma Prieta Chapter have also submitted comments in support of a Green Building ordinance.
GPAC member Suzanne Emerson has submitted comments supporting adoption and implementation of a Green Building ordinance, explaining the State "CalGreen" code, recommending the CAP waste diversion goal be increased, and suggesting modified General Plan language to help protect city-owned open space from being sold on short notice.
If you would like to submit written comments in advance of the hearing, your comments can be e-mailed to Deborah Nelson, San Carlos Planning Manager at DNelson@cityofsancarlos.org.
Friday, September 18, 2009
Tuesday, September 15, 2009
Staff Deletes Green Building Program
Green Building Program Deleted from draft Climate Action Plan
Changes to the draft General Plan Update and a revised version of the Climate Action Plan were posted today with the agenda for the Planning Commission 9/21 hearing. CAP element 3.1b, known as "Option 2" -- the optional language that would have provided for development of a green building program -- has been completely deleted. Text states that "Based on guidance from City Council and the Climate Action Plan Subcommittee, Option 1 will be analyzed in this Plan."
Really? The CAP Subcommittee and General Plan Advisory Committee approved of drafts of the CAP that included both Green Building Option 1 (aka Do Nothing and Hope the State Develops a Robust Green Building Plan) and Option 2 (aka Adopt a Green Building Ordinance Similar to Other Cities). It was intended that City Council decide between the two options, with input from the public.
At the Planning Commission and City Council study sessions, City staff suggested the Commissioners and Council Members "take a look at" the Green Building Options, expressing concern about the cost of such programs. Not one of the City Council members commented on the Green Building options at the study session. So, which council member(s) requested Option 2 be removed, and when? Or was it removed solely by staff, even though it has been strongly supported by the public at every turn?
San Carlos Green intends to request Option 2 be put back in. We encourage you to join us at the Planning Commission hearing Monday, Sept. 21 at 7:00 pm in City Hall.
State "Green Building Code" -- What is it, and why shouldn't we just wait and let the State come up with something?
It would be great to have a robust, state-wide green building code, but we are nowhere close. There has been a lot of talk about the State Green Building Code, but it is not the easiest code to read through and understand the effect of. The 2008 California Green Building Standards Code (24 CCR Part 11) (“CalGreen Code”) currently contains descriptions of many techniques for making construction greener. But very few of these techniques are slated to become mandatory.
CalGreen Code Application Matrix (AM-HCD) (pdf pages 73-74 of the Code linked above) lists the elements applicable to single-family homes and other residential structures under 3 stories.[1] As shown on this Matrix, the requirement that low-flow water fixtures be used or that indoor water use be calculated to be 20% below baseline, and the prohibition against multiple showerheads simultaneously providing one shower with more than the combined maximum federal flow rate, go into effect in July of 2011. A one-and-a-half-page list of other mandatory elements, including low-VOC limits on some products, sealing areas of air leakage between the home and the outside, and covering heat ducts during construction to keep dust out, are slated to go into effect on the effective date of the 2010 round of code updates. The State Building Commission is currently aiming for January of 2011 for the effective date of the 2010 Code updates, so unless the list is modified, this is the list of elements that would become effective in early 2011 for low-rise residential.[2]
The matrix for most other buildings (not including hospitals and public schools) is Application Matrix AM-BSC (pdf pages 66-72 of the code linked above). The list of elements that may become mandatory in the future for this category is the subject of much discussion. The matrix currently only identifies six of the elements as potentially being required, and it is our understanding that most of these are mandated elsewhere in the codes already. As to the rest of the listed elements, according to the Building Standards Commission, the involved government agencies are “looking at their current voluntary regulations to determine which, if any, can be made mandatory, and which others should remain optional.”[3] So it is really a matter of speculation which elements, if any, will become mandatory for commercial and high-rise residential, and when.
The CalGreen Code clearly states that it is not a substitute for the certification requirements of any green building program not adopted by the state BSC, that this code should be viewed as minimal Green Building standards, and that local government entities retain their discretion to exceed these standards.[4] Local governments are provided with a procedure to adopt any of the listed elements as mandatory sooner than the State does[5] – so there is nothing to stop San Carlos from adopting more of these elements as mandatory, and they could do so immediately. However, our understanding from the Building Department staff is that they do not intend to propose for adoption as mandatory any element that is not mandatory state-wide.
[1] E-mail from Jane Taylor, Senior Architect, California Building Standards Commission (CBSC) Dec. 2, 2008.
[2] Telephone conference with Erica of CBSC, Sept. 15, 2009.
[3] E-mail from Jane Taylor.
[4] 24 CCR §§ 101.3, 101.7.
[5] §§ 101.7, 101.7.1; E-mail from Jane Taylor: “local jurisdictions may adopt any or all of the provisions as mandatory, providing they meet the findings requirements.”
Changes to the draft General Plan Update and a revised version of the Climate Action Plan were posted today with the agenda for the Planning Commission 9/21 hearing. CAP element 3.1b, known as "Option 2" -- the optional language that would have provided for development of a green building program -- has been completely deleted. Text states that "Based on guidance from City Council and the Climate Action Plan Subcommittee, Option 1 will be analyzed in this Plan."
Really? The CAP Subcommittee and General Plan Advisory Committee approved of drafts of the CAP that included both Green Building Option 1 (aka Do Nothing and Hope the State Develops a Robust Green Building Plan) and Option 2 (aka Adopt a Green Building Ordinance Similar to Other Cities). It was intended that City Council decide between the two options, with input from the public.
At the Planning Commission and City Council study sessions, City staff suggested the Commissioners and Council Members "take a look at" the Green Building Options, expressing concern about the cost of such programs. Not one of the City Council members commented on the Green Building options at the study session. So, which council member(s) requested Option 2 be removed, and when? Or was it removed solely by staff, even though it has been strongly supported by the public at every turn?
San Carlos Green intends to request Option 2 be put back in. We encourage you to join us at the Planning Commission hearing Monday, Sept. 21 at 7:00 pm in City Hall.
State "Green Building Code" -- What is it, and why shouldn't we just wait and let the State come up with something?
It would be great to have a robust, state-wide green building code, but we are nowhere close. There has been a lot of talk about the State Green Building Code, but it is not the easiest code to read through and understand the effect of. The 2008 California Green Building Standards Code (24 CCR Part 11) (“CalGreen Code”) currently contains descriptions of many techniques for making construction greener. But very few of these techniques are slated to become mandatory.
CalGreen Code Application Matrix (AM-HCD) (pdf pages 73-74 of the Code linked above) lists the elements applicable to single-family homes and other residential structures under 3 stories.[1] As shown on this Matrix, the requirement that low-flow water fixtures be used or that indoor water use be calculated to be 20% below baseline, and the prohibition against multiple showerheads simultaneously providing one shower with more than the combined maximum federal flow rate, go into effect in July of 2011. A one-and-a-half-page list of other mandatory elements, including low-VOC limits on some products, sealing areas of air leakage between the home and the outside, and covering heat ducts during construction to keep dust out, are slated to go into effect on the effective date of the 2010 round of code updates. The State Building Commission is currently aiming for January of 2011 for the effective date of the 2010 Code updates, so unless the list is modified, this is the list of elements that would become effective in early 2011 for low-rise residential.[2]
The matrix for most other buildings (not including hospitals and public schools) is Application Matrix AM-BSC (pdf pages 66-72 of the code linked above). The list of elements that may become mandatory in the future for this category is the subject of much discussion. The matrix currently only identifies six of the elements as potentially being required, and it is our understanding that most of these are mandated elsewhere in the codes already. As to the rest of the listed elements, according to the Building Standards Commission, the involved government agencies are “looking at their current voluntary regulations to determine which, if any, can be made mandatory, and which others should remain optional.”[3] So it is really a matter of speculation which elements, if any, will become mandatory for commercial and high-rise residential, and when.
The CalGreen Code clearly states that it is not a substitute for the certification requirements of any green building program not adopted by the state BSC, that this code should be viewed as minimal Green Building standards, and that local government entities retain their discretion to exceed these standards.[4] Local governments are provided with a procedure to adopt any of the listed elements as mandatory sooner than the State does[5] – so there is nothing to stop San Carlos from adopting more of these elements as mandatory, and they could do so immediately. However, our understanding from the Building Department staff is that they do not intend to propose for adoption as mandatory any element that is not mandatory state-wide.
[1] E-mail from Jane Taylor, Senior Architect, California Building Standards Commission (CBSC) Dec. 2, 2008.
[2] Telephone conference with Erica of CBSC, Sept. 15, 2009.
[3] E-mail from Jane Taylor.
[4] 24 CCR §§ 101.3, 101.7.
[5] §§ 101.7, 101.7.1; E-mail from Jane Taylor: “local jurisdictions may adopt any or all of the provisions as mandatory, providing they meet the findings requirements.”
Thursday, August 27, 2009
9/21 Planning Commission Hearing on Climate Action Plan and General Plan
On September 21st, the Planning Commission will be holding a public hearing to receive comments on the draft General Plan and Climate Action Plan. Some of the ideas from staff, commissioners, or Council Members discussed at recent Planning Commission or City Council study sessions include:
- adopting only the greenhouse gas reduction measures required by law,
- eliminating the proposed Green Building program,
- eliminating the proposed shuttle service, and
- removing language that would slow down any proposal to sell off City-owned Open Space.
If you have an opinion about these issues or others that you would like to see remain in, be added to, or be removed from the General Plan or Climate Action Plan, you can speak at the hearing for up to 2 minutes or submit your comments in writing to Al Savay, Community Development Director, 600 Elm St., San Carlos, CA 94070 or by e-mail to asavay@cityofsancarlos.org. The hearing will be held at 7 pm at City Hall.
Current draft General Plan and CAP: http://www.cityofsancarlos.org/generalplanupdate/whats_new_/default.asp.
Minutes of 7/6 Planning Commission study session on the CAP and General Plan: http://www.epackets.net/pubmtgframe.aspx?meetid=928&doctype=MINUTES.
Minutes of 7/20 Planning Commission study session on the CAP and General Plan and hearing on the General Plan EIR: http://www.epackets.net/pubmtgframe.aspx?meetid=930&doctype=MINUTES.
Video of 8/10 City Council study session on CAP and General Plan: http://www.epackets.net/pubmtgframe.aspx?meetid=901&doctype=AGENDA.
If these links to video and minutes don't work, try searching for the meeting date at www.epackets.net
Monday, June 29, 2009
Planning Commission & City Council to Consider Climate Action Plan, General Plan
The draft San Carlos Climate Action Plan, draft General Plan, and Draft Environmental Impact Report (DEIR) for the General Plan and Climate Action Plans will be discussed by the Planning Commission in study sessions Monday, July 6th and Monday, July 20th, starting at 7 pm in the Council Chambers in City Hall. The purpose of the study sessions is to familiarize the Planning Commission with the materials prior to public hearings on the plans. The July 6th study session will cover the Climate Action Plan, Housing Element, Parks and Recreation Element, and Safety and Community Services Element. The July 20th study session will cover the Land Use Element and Environmental Management Element. The public is welcome to attend. Additional information and copies of each of the documents can be found here.
The July 20th Planning Commission meeting also incorporates a public hearing on the draft environmental impact report (DEIR). You are encouraged to present your comments on the DEIR at the hearing or submit your comments in writing no later than August 10 to Al Savay, Community Development Director, Community Development Department, City of San Carlos, 600 Elm Street, San Carlos, CA 94070, asavay@cityofsancarlos.org.
Following the Planning Commission study session and hearing on the DEIR, the City Council is scheduled to hold a study session on the documents on August 10th. This will be followed by 4 public hearings, at which you are encouraged to present your opinions about the draft General Plan Update and the draft Climate Action Plan:
Sept 7, Planning Commission Public Hearing 1
Sept 21, Planning Commission Public Hearing 2
Oct 12, City Council Public Hearing 1
Oct 26, City Council Public Hearing 2 & proposed date for adoption of CAP and updated General Plan.
As the General Plan and Climate Action Plan are intended to serve as the blueprints for operations of the City of the course of many years, we encourage you to review the sections of greatest interest to you and let the Planning Commission and City Council know your opinions about the direction the City is taking.
The July 20th Planning Commission meeting also incorporates a public hearing on the draft environmental impact report (DEIR). You are encouraged to present your comments on the DEIR at the hearing or submit your comments in writing no later than August 10 to Al Savay, Community Development Director, Community Development Department, City of San Carlos, 600 Elm Street, San Carlos, CA 94070, asavay@cityofsancarlos.org.
Following the Planning Commission study session and hearing on the DEIR, the City Council is scheduled to hold a study session on the documents on August 10th. This will be followed by 4 public hearings, at which you are encouraged to present your opinions about the draft General Plan Update and the draft Climate Action Plan:
Sept 7, Planning Commission Public Hearing 1
Sept 21, Planning Commission Public Hearing 2
Oct 12, City Council Public Hearing 1
Oct 26, City Council Public Hearing 2 & proposed date for adoption of CAP and updated General Plan.
As the General Plan and Climate Action Plan are intended to serve as the blueprints for operations of the City of the course of many years, we encourage you to review the sections of greatest interest to you and let the Planning Commission and City Council know your opinions about the direction the City is taking.
Thursday, February 12, 2009
Climate Action Plan Sub-committee submits Climate Action Plan to GPAC -- Opportunity for Public Comment
The City of San Carlos web site at http://www.cityofsancarlos.org/generalplanupdate/whats_new_/draft_climate_action_plan.asp
provides links to the Climate Action Plan completed by the Climate Action Plan subcommittee of the General Plan Advisory Committee (GPAC). The CAP will be presented to the GPAC for discussion on Wed., Feb. 18, 6:45 at the Library upstairs meeting rooms. The public is encouraged to provide comments on the CAP in person at the GPAC meeting or submit comments in writing to Deborah Nelson, planning manager, at dnelson@cityofsancarlos.org. After presentation to the GPAC, the CAP will be presented to the Planning Commission at a future date for discussion, potential modification, and approval.
The Environmental Management Element will also be discussed by the GPAC on 2/18 and 2/25. To download the proposed new General Plan Environmental Management goals, policies, and actions, click on
http://www.cityofsancarlos.org/sirepub/meeting.aspx?cabinet=PUBLISHED_MEETINGS&ftr=0&docid=6701781
(if the link doesn't work, try http://www.cityofsancarlos.org/sirepub/meet.aspx and click on the link for the 2/18/2008 General Plan Advisory Committee meeting).
We strongly encourage you to review these General Plan goals, policies, and actions, which were prepared by the City's General Plan consultants, and provide written and/or in-person comments on what is missing or should be changed when the GPAC reviews this draft on 2/18 and 2/25. Please take this opportunity to let the City know what you would like the City to be doing about environmental issues -- streams, pest management, urban forests, waste diversion, energy efficiency, open space -- NOW is your best opportunity to modify these policies!
provides links to the Climate Action Plan completed by the Climate Action Plan subcommittee of the General Plan Advisory Committee (GPAC). The CAP will be presented to the GPAC for discussion on Wed., Feb. 18, 6:45 at the Library upstairs meeting rooms. The public is encouraged to provide comments on the CAP in person at the GPAC meeting or submit comments in writing to Deborah Nelson, planning manager, at dnelson@cityofsancarlos.org. After presentation to the GPAC, the CAP will be presented to the Planning Commission at a future date for discussion, potential modification, and approval.
The Environmental Management Element will also be discussed by the GPAC on 2/18 and 2/25. To download the proposed new General Plan Environmental Management goals, policies, and actions, click on
http://www.cityofsancarlos.org/sirepub/meeting.aspx?cabinet=PUBLISHED_MEETINGS&ftr=0&docid=6701781
(if the link doesn't work, try http://www.cityofsancarlos.org/sirepub/meet.aspx and click on the link for the 2/18/2008 General Plan Advisory Committee meeting).
We strongly encourage you to review these General Plan goals, policies, and actions, which were prepared by the City's General Plan consultants, and provide written and/or in-person comments on what is missing or should be changed when the GPAC reviews this draft on 2/18 and 2/25. Please take this opportunity to let the City know what you would like the City to be doing about environmental issues -- streams, pest management, urban forests, waste diversion, energy efficiency, open space -- NOW is your best opportunity to modify these policies!
Friday, January 23, 2009
Fresh Draft of Climate Action Plan Available for Review and Comment
In advance of its presentation to the San Carlos General Plan Advisory Committee on February 18th, the Climate Action Plan subcommittee has posted the draft Climate Action Plan on the web at http://www.cityofsancarlos.org/sirepub/meeting.aspx?cabinet=PUBLISHED_MEETINGS&ftr=0&docid=6538948. You are encourage to provide your comments and recommendations on the draft CAP in writing to Deborah Nelson or in person at the CAP subcommittee meeting 1/26 12-2 at City Hall, or the GPAC meeting 2/18 6:45 in the Library upstairs conference rooms.
Also posted are the CAP Subcommittee's draft proposed Goals, Policies, and Actions for inclusion in the General Plan.
Also posted are the CAP Subcommittee's draft proposed Goals, Policies, and Actions for inclusion in the General Plan.
Tuesday, December 9, 2008
Latest Draft of Climate Action Plan
In advance of the Monday 12/15 CAP subcommittee meeting, the City has posted the revised draft CAP. You can review it at http://www.cityofsancarlos.org/sirepub/meeting.aspx?cabinet=PUBLISHED_MEETINGS&ftr=0&docid=6394863.
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