CITY COUNCIL: Consideration of Recommendations Regarding Draft Green Building Ordinance

Meeting Date: 2 June 2009
Prepared by: Sean Conroy, Plng & Bldg Services Manager

City Council
Agenda Item Summary

Name: Consideration of recommendations from the Green Building Committee and the Planning Commission regarding a draft Green Building Ordinance.

Description: The draft Green Building Ordinance would establish criteria that new construction projects must meet in order to receive a building permit. The goal of the ordinance is to guide development in a sustainable manner, promote energy efficiency, improve air quality, preserve natural resources and encourage architectural design that is consistent with the City's design traditions.

Overall Cost:
City Funds: N/A
Grant Funds: N/A
Staff Recommendation: Provide direction on the draft ordinance.
Important Considerations: In December 2009 a Green Building Committee was appointed to
develop recommendations on a green building program for the City. The Committee was
composed of local architects, builders, a City Council member, and a member of staff.
As part of the General Plan Community Survey, 57% of respondents either strongly
agreed or somewhat agreed with the City developing green building standards for new
construction in the City.
Decision Record: The Planning Commission recommended adoption of a green building
ordinance on 20 May 2009.
Reviewed by:
__________________________ _____________________
Rich Guillen, City Administrator Date


CITY OF CARMEL-BY-THE-SEA
DEPARTMENT OF COMMUNITY PLANNING AND BUILDING
STAFF REPORT
TO: MAYOR MCCLOUD AND COUNCIL MEMBERS
FROM: SEAN CONROY, PLNG & BLDG SERVICES MANAGER
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
DATE: 2 JUNE 2009
SUBJECT: CONSIDERATION OF RECOMMENDATIONS FROM THE GREEN BUILDING COMMITTEE AND THE PLANNING COMMISSION REGARDING A DRAFT GREEN BUILDING ORDINANCE

INTRODUCTION & BACKGROUND
The Planning Commission held a workshop regarding the development of green building
standards for the City on 10 September 2008. The workshop was well attended and the
public showed strong support for the City’s desire to create a green building program.

At the request of the Planning Commission, the Mayor established a Green Building
Committee in December 2009 that includes the following individuals:

Karen Sharp: Carmel City Council Member
John Thodos: Local Architect
Safwat Malek: Local Architect
Brendan Connolly: Local Builder
Jordan Daniels: Local Green Building Consultant
Sean Conroy: Planning & Building Services Manager

The Committee submitted its recommendations to the Planning Commission on 8 April
2009. The Commission supported the Committee’s recommendations and directed staff
to prepare an ordinance. The Commission recommended adoption of the ordinance to the
City Council on 20 May 2009.

This hearing is meant to receive input from the Council on the proposed
recommendations from the Committee and the Commission. If the Council supports the
recommendations, adoption of an ordinance will be scheduled for a future agenda.

PROGRAM RECOMMENDATIONS
The following summarizes the recommendations from the Green Building Committee
which were accepted by the Planning Commission.

Recommendation #1: Adopt the following as the mission statement for the green
building program:
"The mission of the City of Carmel-by-the-Sea's green building program is to guide
development in a sustainable manner, promote energy efficiency, improve air
quality, preserve natural resources and encourage architectural design that is
consistent with the City's diverse design traditions."
Recommendation #2: Use the Build it Green checklist for residential projects and the
LEED Commercial checklist for non-residential projects as the basis of the program.
Build it Green is a non-profit organization whose mission is to promote more efficient
design in California. The organization has developed a comprehensive residential
checklist (see attached) that addresses all aspects of construction. The checklist is
divided into sections that award points for incorporating green principles into a project.
The sections include site design, foundation, landscaping, exterior finishes, flooring,
insulation, building performance, and others. For new construction a total of 310 points
are available.
The U.S. Green Building Council (USGBC) is a nationwide, non-profit organization
established to promote green building principles throughout the country. The USGBC
has established the LEED ratings systems that, like Build it Green, is divided into several
sections that award points for incorporating green principles into a project (see attached).
LEED has a total of 100 points available.
The Green Building Committee analyzed both checklists in order to make
recommendations on how many points should be required for various types of project
applications. These recommendations are summarized below.
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2 June 2009
Page 3
Recommendation #3: Require the following number of points for residential and nonresidential
projects in order to obtain a building permit:
Residential:
New Construction (i.e. demo/rebuild) 60 points
New Addition/Remodel > 750 sq. ft. 25 points
New Addition/Remodel < 750 sq. ft. 15 points
Bathroom/Kitchen Remodel only 4 points
Non-Residential:
New Construction (i.e. demo/rebuild) 24 pts.
Additions/Remodels > 1000 sq. ft. 18 pts.
Additions/Remodels < 1000 sq. ft. 16 pts.
The point requirements have been designed to be reasonably achievable by any applicant.
The point requirements should also be reviewed on a regular basis to reflect changes in
the industry and as green building practices become more commonplace.
Staff recommends that the point requirements be adopted by Council resolution and not
codified in the ordinance. This will allow the City to amend the point requirements in the
future without amending the ordinance.
Recommendation #3: Adopt the following incentive levels and discuss potential
incentives:
Residential: 120 pts.
Non-Residential: 40 pts.
Incentives: If a project obtains an incentive level, it would qualify for certain incentives.
Many communities provide incentives such as increased floor area, increased height,
setback waivers, permit fee reductions, permit streamlining, etc. The City of Carmel-bythe-
Sea has spent many years developing the setback, height, floor area and volume
requirements. These requirements have been certified by the California Coastal
Commission as part of the City’s Local Coastal Program (LCP). Neither the Committee
nor the Commission recommended that the City adopt incentives that could be in conflict
with the LCP.
Appropriate incentives could include a public recognition program involving a plaque at
City Hall and/or a plaque to be installed at the property and reduced building permit fees.
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Green Building
Staff Report
2 June 2009
Page 4
These would not require any amendments to the LCP. Staff also recommends that the
incentives be adopted by Council Resolution separately from the ordinance.
Recommendation #4: Allow for the requirements of the ordinance to be phased in and
not become mandatory until 1January 2010.
The Committee and Commission recommend that the ordinance not become mandatory
until 1 January 2010. Prior to 1 January 2010, each applicant would be required to fill
out the appropriate green building checklist and submit it with the building permit
application. Applicants, however, would not be required to achieve the established point
levels in order to obtain a building permit. This would allow the public to better
understand the program before it becomes mandatory, and would allow staff time to
evaluate if changes should be made.
Recommendation #5: Require that the City exceed the standard point requirements by
15% for all City projects that exceed 1,000 square feet.
This recommendation encourages the City take a leadership position by exceeding the
minimum requirements of the code. For example, if the standard point requirement for a
non-residential project was 24, the City would achieve at least 28 points.
The Monterey Chapter of the USGBC submitted a position statement (see attached) that
recommends that cities achieve LEED certification for all city projects. For a standard
project requiring a minimum of 24 points per the ordinance, LEED certification would
require between 40 and 49 points. This is significantly more than the 15% recommended
by the Committee and Commission. The Council should provide direction on this issue.
Design Guidelines: The Green Building Committee has not yet reviewed the City’s
Design Guidelines. Recommendations regarding the Design Guidelines will be presented
at a future date. Some concern was expressed that green building practices may conflict
with the City’s Design Guidelines and character. It should be noted that of the total 310
points available for residential projects, only seven points are available for exterior
finishes.
RECOMMENDATION
Provide direction on the draft Green Building Ordinance.
126
CARMEL-BY-THE-SEA
GREEN BUILDING CHECKLIST FOR RESIDENTIAL PROJECTS
A. Site Points
allowed
Points proposed
1. Protect Topsoil and Minimize Disruption of Existing Plants &
Trees
a. Protect Topsoil from Erosion and Reuse after Construction 2
b. Limit and Delineate Construction Footprint for Maximum
Protection
1
2. Deconstruct Instead of Demolishing Existing Buildings on Site 3
3. Recycle Construction Waste (Including Green Waste)
a. 100% non-hazardous construction taken to bona fide facility Required
b. Re-Use up to 50% of construction debris 2
c. Re-Use over 50% of construction debris 2
4. Use Recycled-Content Aggregate (Minimum 25%)
a. Walkway and Driveway 1
b. Roadway Base 1
Site Total 12
B. Foundation Points
allowed
Points proposed
1. Replace Portland Cement in Concrete with Recycled Flyash or
Slag
a. Minimum 20% Flyash or Slag 1
b. Minimum 25% Flyash or Slag 1
2. Use Frost-Protected Shallow Foundation in Cold Areas (C.E.C. Climate Zone 16) 3
3. Radon Resistant Construction (In At-Risk Locations Only) 1
4. Design and Build Structural Pest Controls
a. Install Termite Shields & Separate All Exterior Wood-to-
Concrete Connections by Metal or Plastic Fasteners/Dividers
1
b. All New Plants Have Trunk, Base, or Stem Located at Least
36 Inches from Foundation
1
Foundation Total 8
C.
Landscaping
Points
allowed
Points proposed
1. Construct Resource-Landscapes
a. No Invasive Species Listed by Cal-IPC are Planted 1
b. No Species Will Require Shearing 1
127
c. 75% of Plants are Drought-tolerant California Natives,
Mediterranean or Other Appropriate Species
3
2. Use Fire-Safe Landscaping Techniques 1
3. Minimize Turf Areas in Landscape Installed by Builder
a. All Turf Will Have a Water Requirement Less than or Equal to
Tall Fescue (0.8 plant factor)
2
b. Turf Shall Not Be Installed on Slopes Exceeding 10% or in
Areas Less than 8 Feet Wide
2
c. Turf is <= 33% of Landscaped Area (total 2 points) 2
d. Turf is <= 10% of Landscaped Area (total 4 points) 2
4. Plant Shade Trees 3
5. Group Plants by Water Needs (Hydrozoning) 2
6. Install High-Efficiency Irrigation Systems
a. System Uses Only Drip, Bubblers, or Low-flow Sprinklers 2
b. System Has Smart Controllers 3
7. Incorporate Two Inches of Compost into the Top 6 to 12 Inches of
Soil
3
8. Mulch All Planting Beds to the Greater of 2 Inches or Local Water
Ordinance Requirement
2
9. Use 50% Salvaged or Recycled-Content Materials for 50% of
Non-Plant Landscape Elements
1
10. Reduce Light Pollution from Site Lighting by Shielding Fixtures
and/or Directing Light Downward
1
Landscaping Total 31
D. Structural Frame & Building Envelope Points
allowed
Points proposed
1. Apply Optimal Value Engineering
a. Place Rafters & Studs at 24-Inch on Center Framing 1
b. Size Door and Window Headers for Load 1
c. Use Only Jack and Cripple Studs Required for Load 1
2. Use Engineered Lumber
a. Beams and Headers 1
b. Insulated Engineered Headers 1
c. Wood I-Joists or Web Trusses for Floors 1
d. Wood I-Joists for Roof Rafters 1
e. Engineered or Finger-Jointed Studs for Vertical Applications 1
f. Oriented Strand Board for Subfloor 1
g. Oriented Strand Board for Wall and Roof Sheathing 1
3. Use FSC-Certified Wood
128
a. Dimensional Lumber, Studs, and Timber: Min. 40% (total 2
points)
2
b. Dimensional Lumber, Studs, and Timber: Min. 70% (total 4
points)
2
c. Panel Products: Min. 40% (total 1 point) 1
d. Panel Products: Min. 70% (total 2 points) 1
4. Use Solid Wall Systems (Includes SIPs, ICFs, & Any Non-Stick Frame
Assembly)
a. Floors 4
b. Walls 4
c. Roofs 4
5. Reduce Pollution Entering the Home from the Garage
a. Tightly Seal the Air Barrier between Garage and Living Area 1
b. Install Garage Exhaust Fan OR Build a Detached Garage 1
6. Design Energy Hells on Roof Trusses (75% of Attic Insulation
Height at Outside Edge of Exterior Wall)
1
7. Design Roof Trusses to Accommodate Ductwork 1
8. Use Recycled-Content Steel Studs for 90% of Interior Wall
Framing
1
9. Thermal Mass Walls: 5/8-Inch Drywall on All Interior Wall or
Walls Weigh more than 40 lb/cu.ft.
1
10. Install Overhangs and Gutters
a. Minimum 16-Inch Overhangs and Gutters 2
Structural Frame & Building Envelop Total 36
E. Exterior
Finish
Points
allowed
Points proposed
1. Use Recycled-Content (No Virgin Plastic) or FSC-Certified
Decking
2
2. Install a Rain Screen Wall System 2
3. Use Durable and Noncombustible Siding Materials 1
4. Use Durable and Noncombustible Roofing Materials 2
Exterior Finish Total 7
F. Insulation Points
allowed
Points proposed
1. Install Insulation with 75% Recycled Content
a. Walls and/or Floors 1
b. Ceilings 1
2. Install Insulation That is Low-Emitting (Certified CA Section
129
01350)
a. Walls and/or Floors 1
b. Ceilings 1
3. Inspect Quality of Insulation Installation before Applying Drywall 1
Insulation Total 5
G. Plumbing Points
allowed
Points proposed
1. Distribute Domestic Hot Water Efficiently
a. Insulate Hot Water Pipes from Water Heater to Kitchen 2
b. Insulate All Hot Water Pipes 2
c. Use Engineered Parallel Piping 1
d. Use Engineered Parallel Piping with Demand Controlled
Circulation Loop
1
e. Use Structured Plumbing with Demand Controlled Circulation 3
f. Use Central Core Plumbing 4
2. Install Only High Efficiency Toilets (Dual Flush or 1.3 gpf) 4
Plumbing Total 17
H. Heating, Ventilation & Air Conditioning Points
allowed
Points proposed
1. Design and Install HVAC System to ACCA Manual J, D, and S
Recommendations
4
2. Install Sealed Combustion Units
a. Furnace
s
2
b. Water Heaters 2
3. Install Zoned, Hydronic Radiant Heating with Slab Insulation 2
4. Install High Efficiency Air Conditioning with Environmentally
Responsible Refrigerants
1
5. Design and Install Effective Ductwork
a. Install HVAC Unit and Ductwork within Conditioned Space 3
b. Use Duct Mastic on All Duct Joints and Seams 1
c. Install Ductwork under Attic Insulation (Buried Ducts) 1
d. Pressure Balance the Ductwork System 1
e. Protect Ducts during Construction and Clean All Ducts before
Occupancy
1
6. Install High Efficiency HVAC Filter (MERV 64) 1
7. Don't Install Fireplaces or Install Sealed Gas Fireplace with
Efficiency Ratting not Less than 60% using CSA Standards
1
130
8. Install Effective Exhaust Systems in Bathrooms and Kitchens
a. Install ENERGY STAR Bathroom Fans Vented to the Outside 1
b. All Bathroom Fans are on Timer or Humidistat 1
c. Install Kitchen Range Hood Vented to the Outside 1
9. Install Mechanical Ventilation System for Cooling
a. Install ENERGY STAR Ceiling Fans & Light Kits in Living
Areas & Bedroom
1
b. Install Whole House Fan with Variable Speeds 1
c. Automatically Controlled Integrated System 2
d. Automatically Controlled Integrated System with Variable
Speed Control
3
10. Install Mechanical Fresh Air Ventilation System
a. Any Whole House Ventilation System that Meets ASHRAE
62.2
3
b. Install Air-to-Air Heat Exchanger 3
11. Install Carbon Monoxide Alarms 1
Heating, Ventilation & Air Conditioning Total 37
I. Renewable Energy Points
allowed
Points proposed
1. Pre-Plumb for Solar Water Heating 4
2. Install Solar Water Heating System 10
3. Install Wiring Conduit for Future Photovoltaic Installation &
Provide sq.ft. of South-Facing Roof
2
4. Install Photovoltaic (PV) Panels
a. 30% of electric needs OR 1.2kw (total 6 points) 6
b. 60% of electric needs or 2.4kw (total 12 points) 6
c. 90% of electric needs or 3.6kw (total 18 points) 6
Renewable Energy Total 34
J. Building Performance Points
allowed
Points proposed
1. Diagnostic Evaluations
a. House Passes Blower Door Test 1
b. House Passes Combustion Safety backdraft Test 1
2. Design and Build High Performance Homes - 15% above Title 24 30
3. House Obtains ENERGY STAR with Indoor Air Package
Certification
7
Building Performance Total 39
131
K. Finishes Points
allowed
Points proposed
1. Design Entryways to Reduce Tracked-In Contaminants 1
2. Use Low-VOC or Zero-VOC Paint
a. Low-VOC Interior Wall/Ceiling Paints (<50 gpl VOCs (Flat)
and <150 gpl VOCs (Non-Flat))
1
b. Zero-VOC: Interior Wall/Ceiling Paints (<5 gpl VOCs (Flat)) 3
c. Use Low-VOC: Water-Based Wood Finishes (<250 gpl
VOCs)
2
d. Use Low-VOC: Caulk and Construction Adhesives (<70 gpl
VOCs) for All Adhesives
2
5. Use Recycled-Content Paint 1
6. Use Environmentally Preferable Materials for Interior Finish: A) FSC-Certified Wood, B)
Reclaimed, C) Rapidly Renewable, D) Recycled-Content, or E) Finger-Jointed
a. Cabinets (50% Minimum) 1
b. Interior Trim (50% Minimum) 1
c. Shelving (50% Minimum) 1
d. Doors (50% Minimum) 1
e. Countertops (50% Minimum) 1
7. Reduce Formaldehyde in Interior Finishes (CA Section 01350)
a. Subfloor & Stair Treads (50% Minimum) 1
b. Cabinets and Countertops (50% Minimum) 1
c. Interior Trim (50% Minimum) 1
d. Shelving (50% Minimum) 1
8. After Installation of Finishes, Test of Indoor Air Shows
Formaldehyde Level <27ppb
3
Finishes Total 22
L. Flooring Points
allowed
Points proposed
1. Use Environmentally Preferable Flooring: A)FSC-Certified Wood, B) Reclaimed, C)
Rapidly Renewable, D) Recycled-Content, E)Exposed Concrete, Flooring Adhesives Must
Have <50 gpl VOCs
a. Minimum 15% of Floor Area 1
b. Minimum 30% of Floor Area 1
c. Minimum 50% of Floor Area 1
d. Minimum 75% of Floor Area 1
2. Thermal Mass Floors: Floor Covering Other than Carpet on 50%
or More of Concrete Floors
1
132
3. Flooring Meets Section 01350 or CRI Green Label Plus
Requirements (50% Minimum)
2
Flooring Total 7
M. Appliances Points
allowed
Points proposed
1. Install Water- and Energy-Efficient Dishwasher
a. ENERGY STAR 1
b. Dishwasher Uses No More than 5.5. Gallons/Cycle (total 2
points)
1
2. Install Water- and Energy-Efficient Clothes Washing Machine
a. Meets CEE Tier 2 Requirements (modified energy factor 2.0,
Water Factor 6.0) (total 3 points)
3
b. Meets CEE Tier 23 Requirements (modified energy factor
2.2, Water Factor 4.5 or less) (total 5 points)
2
3. Install ENERGY STAR Refrigerator
a. ENERGY STAR Qualified & < 25 Cubic Feet Capacity 1
b. ENERGY STAR Qualified & < 20 Cubic Feet Capacity 1
4. Install Built-In Recycling & Composting Center
a. Built-In Recycling Center 2
b. Built-In Composting Center 1
Appliances Total 12
N.
Other
Points
allowed
Points proposed
1. Incorporate GreenPoint Rated Checklist in Blueprints Required
2. Develop Homeowner Manual of Green Features/Benefits 3
3. Innovative Measures That Meet the Green Building Objectives of
the Guidelines. Maximum of 20 points
20
4. Community Design Measures and Local Priorities: Maximum of
20 pts.
20
Other Total 43
Total Available/Proposed Residential Points 310
133
CARMEL-BY-THE-SEA
GREEN BUILDING CHECKLIST FOR NON-RESIDENTIAL PROJECTS
A. Sustainable Sites Points
allowed
Points proposed
1. Site Selection 1
2. Development Density & Community Connectivity 5
3. Brownfield Redevelopment 1
4.1 Alternative Transportation – Public Transportation Access 6
4.2 Alternative Transportation – Bike storage & changing rooms 1
4.3 Alternative Transportation – Low-emitting/fuel efficient vehicles 3
4.4 Alternative Transportation – Parking Capacity 2
5.1 Site Development – Protect or Restore Habitat 1
5.2 Site Development - Maximize Open Space 1
6.1 Stormwater Design – Quantity Control 1
6.2 Stormwater Design – Quality Control 1
7.1 Heat Island Effect - Nonroof 1
7.2 Heat Island Effect - Roof 1
8. Light Pollution Reduction 1
26 Points Available
B. Water Efficiency Points
allowed
Points proposed
1. Water Efficient Landscaping 2-4
2. Water Efficient Landscaping 2
3. Water Use Reduction 2-4
10 Points Available
C. Energy & Atmosphere Points
allowed
Points proposed
1. Optimize Energy Performance 1-19
2. On-site Renewable Energy 1-7
3. Enhanced Commissioning 2
4. Enhanced Refrigerant Management 2
5. Measurement & Verification 2
6. Green Power 3
35 Possible Points
D. Materials & Resources Points
allowed
Points proposed
1.1 Building Reuse – Maintain Existing Walls, Floors & Roof 1-3
1.2 Building Reuse – Maintain Existing Interior Nonstructural
Elements
1
134
2. Construction Waste Management 1-2
3. Materials Reuse 1-2
4. Recycled Content 1-2
5. Regional Materials 1-2
6. Rapidly Renewable Materials 1
7. Certified Wood 1
14 Possible Points
E. Indoor Environmental Quality Points
allowed
Points proposed
1. Outdoor Air Delivery Monitoring 1
2. Increased Ventilation 1
3.1 Construction Indoor Air Quality Management Plan – During
Construction
1
3.2 Construction Indoor Air Quality Management Plan – Before
Occupancy
1
4.1 Low-Emitting Materials – Adhesives and Sealants 1
4.2 Low-Emitting Materials – Paints and Coatings 1
4.3 Low-Emitting Materials – Flooring Systems 1
4.4 Low-Emitting Materials – Composite Wood & Agrifiber Products 1
5. Indoor Chemical and pollutant Source Control 1
6.1 Controllability of Systems - Lighting 1
6.2 Controllability of Systems – Thermal Comfort 1
7.1 Thermal Comfort - Design 1
7.2 Thermal Comfort - Verification 1
8.1 Daylight & Views - Daylight 1
8.2 Daylight & Views - Views 1
15 Possible Points
F. Innovation in Design Points
allowed
Points proposed
1. Innovation in Design 1-5
2. LEED Accredited Professional 1
6 Possible Points
G. Regional Priority Points
allowed
Points proposed
1. Regional Priority 1-4
4 Possible Points
Total Available/Proposed Points 100
135
CMC 15.54 DRAFT GREEN BUILDING ORDINANCE
15.54.010 - Purpose
The purpose of the City of Carmel-by-the-Sea's green building ordinance is to guide
development in a sustainable manner, promote energy efficiency, improve air quality,
preserve natural resources and encourage architectural design that is consistent with the
City's diverse design traditions.
15.54.020 - Applicability
The requirements of this ordinance shall apply to all applications for building permits that
are not specifically exempt in section 15.54.060.
15.54.030 - Requirements
All building permit applications that are not exempt shall achieve a specific number of
points based on the Residential and Non-Residential green building checklists. The
checklists and point requirements shall be established by City Council resolution.
Applicants shall note the proposed points on the appropriate checklist and shall reference
each point in the building permit plans. The checklists and point requirements shall be
reviewed on an annual basis by the Planning Commission.
15.54.040 - City-Owned Properties
To demonstrate a leadership position, all City building projects greater than 1,000 square
feet shall exceed the standard point requirements by 15%.
15.54.050 - Ordinance Phasing
Phase 1: Prior to 1 January 2010 this ordinance shall not be mandatory. Unless exempt,
all applicants shall submit the appropriate checklist properly filled out, but are not
required to achieve a specific point total in order to obtain building permit approval.
Phase 2: Beginning on 1 January 2010, all building permit applications that are not
exempt, or that are not associated with planning permit applications that have been
approved or determined to be “complete” by the Planning Department prior to 1 January
2010, shall comply with the requirements of this ordinance.
15.54.060 - Exemptions
The following building permit applications are exempt from this ordinance:
1. Re-roofing permits.
2. Plumbing, electrical and mechanical permits when not associated with remodels
or additions.
3. Seismic retrofits.
4. Building foundation repairs and/or maintenance.
5. Repairs and/or reconstruction due to damage caused by fire, explosion, acts of
God, or acts of the public enemy.
6. Window replacements.
136
7. Non-habitable accessory structures of 200 square feet or less.
8. Retaining walls and/or other site improvements not associated with building
construction and/or remodeling.
9. Volunteer handicap accessibility upgrades including elevator installation.
10. Additions and alterations to historic structures.
15.54.070 - Exceptions
If, due to unusual circumstances, an applicant determines that compliance with this
ordinance creates an unreasonable hardship, the applicant may apply for an exception
with the Planning Commission. The burden of proof shall be on the applicant to
demonstrate that the requirements of this ordinance create an unreasonable hardship.
15.54.070 - Incentives
Incentives for exceeding the minimum standards of this ordinance shall be established by
City Council resolution.