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On tonight's City Council agenda is a proposed amendment to the recently adopted Green Building Ordinance. This agenda item seems to have garnered more attention than one would think. The purpose of the ordinance is to help home owners save money by investing in energy saving add-ons to a project that they plan, such as a room addition or make over. The ordinance proposes that any project at $20 thousand or more include at least $400 dollars in energy and water conservation. The list - at the end of this email - is part of the proposed ordinance.
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Recommendation: Conduct a public hearing and first reading of a proposed ordinance of the Benicia Municipal Code to amend Chapter 15.18 California Green Building Standard of Title 15 Buildings and Construction of the Benicia Municipal Code.
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The Community Sustainability Commission and staff recommend adoption of the ordinance. And now it appears to be controversial. In April the Benicia Herald did a story that summarizes the issue and you can read two comments below that represent the debate. That is right. It is being debated whether or not a standard should be adopted to include energy saving construction elements (in addition to the state's requirements).
Three things to think about: 1) Investing in energy conservation puts money in the home owners' pockets through PG&E or Solano County Water Agency rebates . This money can (and hopefully would be) spent locally at restaurants, shops and home improvement stores. 2) Energy savings projects include windows (see Benicia Glass), high efficiency toilets (see Benicia Home Improvements) and insulation (see Dolan Lumber and Ace Hardware). These local businesses would appreciate the business. 3) Benicia is recognized as a leader in energy conservation and that attracts businesses and investments; and, local contractors can market their skills and future certification thus growing their business.
Apparently there are those who see it differently.
Benicia Herald: California's Green Building Standards Code, requiring new home construction to be accompanied by energy and water conservation measures and reduction of construction waste, became effective in January.
Benicia isn't likely to experience much of that type of building, said Harvey Higgs, Benicia's building official. Instead, most residential construction is expected to involve additions or renovation.
So the Benicia Community Sustainability Commission has started a move that would allow the state's new code to apply to residential additions of 600 feet or more, or projects valued at $20,000 or more. Higgs said he hopes to hear opinions of local contractors on the idea before the proposal comes before the City Council later this year.
He wants to include their views in his report to the Council.
He even wrote a letter to local builders April 11, advising them of the commission's proposal and what it might require of them if the Council confirms the plan. So far, he said, there's been no reaction.
It could be that contractors don't object to the proposal. After all, if a project is valued at $20,000 or more, the required energy-saving measures wouldn't exceed 2 percent of construction costs. That would be $400 in improvements for a $20,000 project, he said.
Higgs said perhaps contractors don't object to his "punch list" of conservation projects from which the contractor could choose to add prior to final inspection.
For instance, ceilings could be insulated to bring thermal resistance value up to a rating of R-30. Insulation also could be applied to hot water pipes, or both hot and cold water pipes that are within five feet of a water heater.
Furnace ducts could be sealed. Water-saving toilets could replace older models. Low-flow fixtures could be installed in showers, sinks and lavatory faucets.
Contractors or property owners may worry about the initial cost, Higgs said, but the additional work actually will save money in the long run. "You look at the items in the punch list. They would save the homeowners on their utility bills," he said. "People will find if they do these things, they'll be gratified they did them."
Comments are due by April 29 to Higgs in the Department of Public Works and Community Services at City Hall, 250 East L St. More information will be available at the city's Earth Day event Thursday from 4-7:30 at the Veterans Memorial Hall, 1150 First St.
Comment #1
I might be naive, but is the Benicia Community Sustainability Commission running the City now. Elitist again. Some group of folks have taken upon themselves to bring Benicia into the 2200 century. Count me out of the trip.
Comment #2
This kind of information should always be met with satisfaction and agreement from not only everyone within the industry, but from all people of the state (since we all are in fact affected by these.) Look for these building standards and regulations to only grow and become more accomadating for California building construction.
Others have written emails that much of the recent lecture-workshop sponsored by the CSC was learning about sustainability and translating the information into how it applies to us in Benicia.
A Vallejo Times Herald article indicates that some may argue that this is not the time
but that we should wait for better times. Others feel better times will start to happen because we are taking positive action to retrofit our homes for energy efficiency and therefore putting money into our local community.
The full text of the ordinance is in a pdf download at the agenda's link: https://benicia.siretechnologies.com/sirepub/mtgviewer.aspx?meetid=141&doctype=AGENDA
When the total cost of a residential construction project exceeds a valuation threshold of 20,000 dollars or more based on the January 2011 "ENR US20 Cities" average construction cost index is required to comply with one or more of the following for the existing dwelling. The item(s) must be specified on the plans prior to permit issuance. The required cost of the work is not required to exceed 2% of the construction cost. The selected item(s) must be complete prior to the final inspection of the permit.
FACTOIDS
Residential energy consumption accounts for 21% of U.S. energy consumption
Homeowners spend an average of $2,003 a year on energy bills (in 2006), which is nearly equivalent to the over $2,300 homeowners spend each year on improving their homes, and only 22% of these improvements are energy-related3 (BED 2009;
JCHS 2009).
Many of the 75 million existing owner-occupied homes are in need of repair and improvement to save energy as well as improve the safety, comfort, and health of homes, since 60% of homes were built before modern energy codes4 (Census 2008; BED 2009). As national attention focuses on climate change and economic recovery, home energy retrofits present an opportunity to reduce home energy consumption and utility bills across the U.S. while providing an economic boost to construction industries.
Utilities expect to add over 88 GW of capacity over the next five years in a changing economic and regulatory climate, which will likely result in increased energy costs (EIA 2010).
Comprehensive home energy retrofits will not only reduce energy consumption but also address indoor environmental quality and occupant comfort, health, and safety of homes. When implemented on a large scale, these retrofits have the potential to reduce the need for new utility capacity.
Below is the list of items proposed in the ordinance.
1. Install ceiling insulation to bring thermal resistance value of ceiling insulation to
R-30.
Exempt: Those buildings with no attic, or inadequate attic space between roof and ceiling below. Inadequate space is defined as that where the roof slope is less than two and one-half feet in twelve feet, and that there is less than thirty (30) inches of vertical clear height at the roof ridge, measured from the top of the bottom chord of the truss or ceiling joist to the underside of the roof structural members or rafters.
Not Exempt: Houses or units having an attic but no attic access hole. A permanent access hole must be constructed, and R30 or greater insulation installed, including on the access cover.
2. Furnace ducts are sealed at plenum and all joints in air duct system, and ducts insulated to resistance value R3 or greater.
Exempt: Ducts between floors, inside interior walls or otherwise inaccessible without alteration.
3. Replace existing tank or flushometer-type toilets with fixtures designed to comply with the standards referenced in Table 5.303.
4. Low-flow devices installed in all shower fixtures, sink and lavatory faucets designed to comply with the standards referenced in Table 5.303.
5. All exposed hot water pipes insulated to at least a thermal resistance value of R3 in pumped, recirculating domestic forced hot water heating systems.
6. Insulate to at least a thermal resistance of R3 exposed hot and cold water pipes within 5 feet of water heater.
Exempt: Hot water pipes between floors, inside interior walls, or otherwise inaccessible without alteration.
7. Incandescent light bulbs replaced with lamps of at least 25 lumens per watt.
8. Approved weather stripping installed on all exterior doors, including doors to unheated garages, basements, crawl spaces, attics and porches. Weather strip must be permanently affixed; adhesive strip insulation tape does not meet the requirements unless it is screwed or tacked in place every six inches.
9. Approved dampers, doors or other devices to block airflow and reduce heat loss
through chimneys.
10. Replace existing windows not affected by the renovation with windows rated with
a minimum U-factor of 0.40.
11. Considerations may be made for other energy improvements if approved by the
Building Official. Items from the list performed within 6 months of the permit
application may also be considered with verification.
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