Meeting Date: 2 June 2009
Prepared by: Sean Conroy, Plng. & Bldg. Services Manager
City Council
Agenda Item Summary
Name: Consideration of a Resolution adopting the Del Mar Master Plan and a Mitigated
Negative Declaration.
Description: The Del Mar Master Plan encompasses the Del Mar parking lot, located at the foot of Ocean Avenue, the Del Mar Dunes, located between the parking lot and 8th Avenue and the North Dunes, which encompasses the area north of the parking lot to the City line. This plan is intended to address issues related to parking, circulation, public access and environmental resources of the parking area and dunes.
Overall Cost:
City Funds: N/A
Grant Funds: N/A
Staff Recommendation: Adopt the resolution.
Important Considerations: Goal 4-2 of the General Plan encourages the City to develop a master plan for the Del Mar and North Dunes area. Several other goals and policies address the contents of the plan and encourage identifying and protecting sensitive habitat, restoring the degraded dunes areas and improving parking and circulation.
Decision Record: The Forest and Beach Commission recommended adoption of the plan on
September 2008 and the Planning Commission recommended adoption of the Plan on 20
May 2009.
Reviewed by:
__________________________ _____________________
Rich Guillen, City Administrator Date
CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: SEAN CONROY, PLNG & BLDG SERVICES MANAGER
DATE: 2 JUNE 2009
SUBJECT: CONSIDERATION OF A RESOLUTION ADOPTING THE DEL
MAR MASTER PLAN AND A MITIGATED NEGATIVE
DECLARATION
BACKGROUND & PROJECT DESCRIPTION
General Plan goal G4-2 encourages the City to develop a master plan for the Del Mar
area. The Master Plan encompasses the Del Mar parking lot, located at the foot of Ocean
Avenue, the Del Mar Dunes, located between the parking lot and 8th Avenue, and the
North Dunes, which includes the area north of the parking lot to the City line. The goal
of the plan is to address issues related to parking, circulation, public access and the
environmental resources of the area.
A small committee was appointed as part of the development of the plan. The City also
hired Botanical Consulting Services to prepare a dune restoration plan and RBF
Consulting to do a traffic and parking analysis. The City held a public workshop on 29
July 2008 and has held several hearings with the Forest and Beach Commission and the
Planning Commission. The Planning Commission recommended adoption of the plan on
20 May 2009.
EVALUATION
Parking Area: The Del Mar parking area consists of approximately 120 parking spaces.
This area is highly visited needs significant repairs and improvements. In order to
improve the visual appearance, traffic flow, parking and pedestrian access, the Master
Plan recommends the following improvements (see figure 1):
• The expansion of several planters to reduce paved surfaces and improve aesthetics.
• Three new spaces near the intersection of Ocean & Scenic.
• The relocation of the ADA parking spaces.
• A new turn-around at the bottom of Ocean Avenue.
• An improved crosswalk on Del Mar Avenue.
• Two new parallel parking spaces near the south end of the parking area.
• The removal of one parking space near the crosswalk that caused a bottleneck.
• The replacement of one parking space with four motorcycle parking spaces.
• Improved curb heights and new sidewalk materials on the north and south sides of
Ocean Avenue.
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The most significant improvement to the site is the proposed turn-around at the bottom of
Ocean Avenue. This will allow vehicles, including emergency vehicles, to avoid the Del
Mar Avenue portion of the parking area. This should substantially improve the
circulation flow of the parking area. The other improvements will enhance the aesthetics,
safety and parking in the area. These recommendations have been reviewed by the
Police, Fire, Public Works, and Building departments.
Dunes: The Del Mar and North Dunes are the last remaining undeveloped dunes in the
City. While they have been degraded by invasive species, some natural dune species still
exist. Species observed in the dunes habitat include mock heather, bush lupine, beach
sagewort, California blackberry, Tidestrom’s lupine and others.
Special status species found in the area include the Tidestrom’s lupine, which is listed by
the State of California and the Federal Government as endangered, the central dune
scrub, which the State of California considers a sensitive habitat, and the black legless
lizard, which the State of California considers a species of special concern.
The Master Plan recommends the following improvements to the dunes (see figures 2-5):
• Identification of three primary restoration areas.
• Elimination of aggressive, invasive species.
• Restoration of dune habitat, particularly for the Tidestrom’s lupine and black
legless lizards.
• Restoration areas to be protected by low impact cable fencing.
The Master Plan also includes the full dune restoration plan prepared by Botanical
Consulting Services as an appendix to the Plan.
Access: One of the goals identified in the General Plan is to improve pedestrian and
ADA access in the area. In the initial drafts of the Plan, several boardwalks were
proposed throughout the dunes. Through the public hearing process, particularly with the
Planning Commission, the direction was to eliminate most of the boardwalks and
maintain a more open, natural experience such as exists today. One small boardwalk is
still included that leads from the Del Mar parking area to a small viewing platform. This
would allow persons with disabilities to access the beach bluff and enjoy expansive views
that are not currently available from the parking area.
A sand trail also is proposed that would connect the Del Mar Parking area to the Eighth
Avenue beach bluff pathway. No fencing is proposed to define this trail to limit impacts
on neighboring properties. While the restoration areas of the North Dunes will now be
protected by fencing, much of the dunes will remain open for typical beach recreation
purposes.
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Signage & Del Mar Dunes: The current policies in the General Plan encourage the
development of a unified signage program for the Del Mar area and the rest of the beach.
Informational/education signage is also encouraged as part of dune restoration efforts.
The signage aspects of the plan are not yet developed and the plan calls for this at a future
date.
The plan also indicates that the restoration of the Del Mar Dunes will be evaluated after
the dune restoration efforts are completed in the North Dunes. Concerns were raised
during the public hearings that removal of the existing vegetation in the Del Mar Dunes
may threaten the stability of the dunes and have significant negative impacts on the beach
and the neighboring properties. For these reasons, restoration efforts in the Del Mar
Dunes has been deferred to a later date.
San Antonio Avenue: Parking along San Antonio Avenue between Ocean and Fourth
Avenues is permitted on the west side only. During the public workshop and past
hearings, some members of the public have expressed concern regarding the parking of
RVs along this area and their impacts on views of the dunes and the ocean. This issue
was not specifically addressed in the Master Plan.
Staff notes that parking is an important issue with the Coastal Commission. Staff would
not support eliminating parking along San Antonio Avenue, but would support
prohibiting RVs in this area as they are in other parts of the City. Prohibiting RVs in this
location, however, will only cause them to be moved into other parts of the residential
district, causing similar problems in those locations. The Planning Commission
discussed this issue, but did not make a recommendation to Council. The Council should
provide direction on this issue.
CEQA: An Initial Study and Negative Declaration originally was prepared for the
project. The California Department of Fish and Game, however, submitted comments
suggesting that some mitigation measures be included to ensure protection of sensitive
species during the restoration phase of the project. Staff recirculated the Initial Study
with a Mitigated Negative Declaration that included several mitigation measures to
satisfy the concerns of the Fish and Game Department. Attached is a Mitigation and
Monitoring Plan detailing these mitigations.
LCP: The project will amend the Local Coastal Program and the Master Plan will
become Appendix “J” of the General Plan/Coastal Land Use Plan. This project requires
certification by the California Coastal Commission before implementation.
RECOMMENDATION
Adopt the attached resolution.
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CITY OF CARMEL-BY-THE-SEA
CITY COUNCIL
RESOLUTION 2009-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA
ADOPTING THE DEL MAR MASTER PLAN, A MITIGATED NEGATIVE
DECLARATION AND A MITIGATION AND MONITORING PLAN
WHEREAS, The City of Carmel-by-the-Sea is a unique ocean-side community that
prides itself in its beach and community character; and
WHEREAS, the City has adopted a General Plan that provides clear goals, policies and
objectives regarding maintaining and improving the City’s beach and beach front properties; and
WHEREAS, General Plan Goal G4-2 encourages the City to develop a Master Plan for
the Del Mar and North Dunes area; and
WHEREAS, the Master Plan seeks to improve parking, circulation, pedestrian access,
dune habitat and aesthetics in the Del Mar and North Dunes areas; and
WHEREAS, the Master Plan is an amendment to the Local Coastal Program and will
become Appendix “J” of the General Plan/Coastal Land Use Plan; and
WHEREAS, the City prepared a Mitigated Negative Declaration and determined that as
mitigated the project will not have a significant impact on the environment.
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY
OF CARMEL-BY-THE-SEA does hereby:
1. Adopt the Del Mar Master Plan as Appendix “J” of the General Plan/Coastal
Land Use Plan.
2. Adopt a Mitigated Negative Declaration and a Mitigation and Monitoring Plan for
the project.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMELBY-
THE-SEA this 2nd day of June 2009 by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ATTEST: SIGNED,
______________________ _______________________
Heidi Burch, City Clerk SUE McCLOUD, MAYOR
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LTS = Less Than Significant PS = Potentially Significant
Del Mar Master Plan — Summary
Table S-1
Environmental Impacts, Mitigation Measures, Monitoring and Reporting
Impacts and Level of Significance
before Mitigation Mitigation Measures Monitoring Responsibility
IV. Biology
BR a) Have a substantial adverse
effect, either directly or through
habitat modifications, on any species
identified as a candidate, sensitive, or
special status species in local or
regional plans, policies, or regulations,
or by the California Department of
Fish and Game or U.S. Fish and
Wildlife Service?
Level of impact after Mitigation:
Less-than-significant
BR b) Have a substantial adverse
effect on any riparian habitat or other
sensitive natural community identified
in local or regional plans, policies,
regulations or by the California
Department of Fish and Game or US
Fish and Wildlife Service?
Level of impact after Mitigation:
Less-than-significant
BR d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or
with established native resident or
migratory wildlife corridors, or
impede the use of native wildlife
nursery sites?
BR 1. Temporary fencing, signage and flagging will be installed by a qualified
botanist or the City Forester around sensitive species prior to the commencement of
construction or restoration activities. All work crews shall be instructed to avoid
sensitive areas. Ongoing monitoring of the L. tidestromii var. tidestromii population
will be performed to ensure the protection of the species.
BR 2: Overspray of herbicide during treatment of evasive species will be avoided
by only spraying on calm mornings with winds less than 5 m.p.h. No herbicide will
be used within 30 ft. of the L. tidestromii var. tidestromii locations. Any exotics in
these areas will be removed by carefully hand-pulling and deposed off-site.
BR 3: The planned locations for boardwalks/trails shall avoid all L. tidestromii var.
tidestromii locations. The boardwalk/trails shall be flagged by a botanist or the City
Forester prior to construction and construction shall be overseen by a botanist or the
City Forester.
BR 4: The miss-storage of materials or equipment shall be avoided by fencing and
signing each location prior to construction of any trails system.
BR 5: Creating competition when planting between L. tidestromii var. tidestromii
and other native species shall be avoided. A botanist or the City Forester shall
oversee the planting efforts and mimic the open spacing pattern of the existing L.
tidestromii var. tidestromii population and the present associated native species.
BR 6: No wind fences shall be installed. This will avoid inadvertent sand
depositions on sensitive species.
Responsible Parties: City Forester and/or
contract Botanist, and Contractor.
Responsible Parties: City
Forester/Contractor.
Responsible Parties: City Forester and/or
contract Botanist, and Contractor
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and/or
contract Botanist, and Contractor.
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LTS = Less Than Significant PS = Potentially Significant
Del Mar Master Plan — Summary
Table S-1
Environmental Impacts, Mitigation Measures, Monitoring and Reporting
Impacts and Level of Significance
before Mitigation Mitigation Measures Monitoring Responsibility
Level of impact after Mitigation:
Less-than-significant
BR 7: All seed collection will be overseen by a botanist or the City Forester to
avoid impacts to the reproduction of the native population in subsequent years and to
ensure that the seed is ripe. Collection shall be spaced evenly over the population at
the North Dunes with the exception of plants growing proximate to L. chamissonis,
with only one or two seeds collected from any given pod. Direct seeding will not be
used as a restoration method for L. tidestromii var. tidestromii. An MOU with CA
DFG will be entered into and followed by the City prior to any collection.
BR 8: Care shall be taken each time sand is disturbed to avoid impacts to individual
BLL.
BR 9: The exotic control method shall all for the spraying of exotics and letting
them die in place. This will limit impacts to BLL during the removal of the exotics
as ground disturbances shall be limited to hand pulling.
BR 10: Removal of all leaf material under small non-native trees shall be completed
48 hours prior to removal to minimize any possibility of impacts to the BLL.
BR 11: If any BLL is observed during non-native plant removal or other
construction activities, work shall immediately stop for 24 hours to allow the BLL to
move away from the area. This will be reported to the CA DFG.
BR 12: All boardwalks and sand trails shall be placed on existing bare sand. After
minor hand-grading, the boardwalk will be placed above ground with only
occasional 2x1x18” stakes entering the sand.
BR 13: All digging in the dunes shall be done by hand with caution to avoid
sensitive plants and BLL.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
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LTS = Less Than Significant PS = Potentially Significant
Del Mar Master Plan — Summary
Table S-1
Environmental Impacts, Mitigation Measures, Monitoring and Reporting
Impacts and Level of Significance
before Mitigation Mitigation Measures Monitoring Responsibility
V. Cultural Resources
b) Cause a substantial adverse change
in the significance of an
archaeological resource pursuant to
'15064.5?
c) Directly or indirectly destroy a
unique paleontological resource or site
or unique geologic feature?
d) Disturb any human remains,
including those interred outside of
formal cemeteries?
CR 1: All new construction involving excavation shall immediately cease if
materials of archaeological significance are discovered on the site and shall not be
permitted to recommence until a mitigation and monitoring plan is prepared by a
professional archaeologist and approved by the Planning Commission.
CR 2: If potentially unique paleontological (fossils) resources are discovered during
construction activities work shall be immediately halted within 50 feet of the
discovery. A professional paleontologist shall be retained to determine the
significance of the discovery.
CR 3: If human remains are discovered during construction activities all work shall
be immediately halted within 50 feet of the discovery and the City shall be notified
along with the County Coroner. If the remains are determined to be Native
American, the Native American Heritage Commission shall be notified by the
County Coroner and the procedures outlined in CEQA Section 15064.5(d) and (e)
shall be followed.
Responsible Parties: City Forester,
Contractor and Planning Commission.
Responsible Parties: City Forester and
Contractor.
Responsible Parties: City Forester and
Contractor.
Sunday, May 31, 2009
CITY COUNCIL: Resolution Authorizing Installation Three-Way Stop at Junipero & 12th Av. Intersection
City Council
Agenda Item Summary
Name: Consideration of a Resolution authorizing the installation of a three-way stop
at the intersection of Junipero and 12th Avenue.
Description: The City contracted in 2008 with Traffic Engineer Malcolm Knisely to
conduct a study on the feasibility of installing a three-way stop at the
intersection of Junipero Avenue and 12th Avenue. His study supported the
addition of a stop sign for eastbound traffic on 12th Avenue at Junipero, but
did not recommend relocating the northbound stop sign from Ridgewood to
the private driveway opposite 12th. The Traffic Committee and Safety
Officer Steve Rana unanimously agreed to convert the intersection of
Junipero and 12th Avenue into a three-way stop.
Overall Cost: $300.00
Staff Recommendation: Adopt the Resolution.
Important Considerations: The additional stop signs are intended to improve traffic and
pedestrian safety. Traffic safety engineer Malcolm Knisely recommended
adding a stop sign for eastbound traffic on 12th Avenue. He did not,
however, recommend relocating the northbound stop sign from Ridgewood
because there is no history of accidents within the last five-and-a-half years
and also because of the configuration of the intersection. The Traffic
Committee and Safety Officer Rana believe a three-way stop will improve
motorist and pedestrian safety.
Decision Record: None
Reviewed by:
______________________________ _________________
Rich Guillen, City Administrator Date
106
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: GEORGE E. RAWSON, PUBLIC SAFETY DIRECTOR
MIKE CALHOUN, POLICE COMMANDER
DATE: MAY 12, 2009
SUBJECT: CONSIDERATION OF A RESOLUTION AUTHORIZING
THE INSTALLATION OF A THREE-WAY STOP AT THE
INTERSECTION OF JUNIPERO AND 12TH AVENUE
I. RECOMMENDED MOTION:
Adopt the Resolution.
II. BACKGROUND:
In November 2008, the City of Carmel by-the-Sea contracted Traffic Engineer
Malcolm Knisely to conduct a study to determine the feasibility of installing a threeway
stop at the intersection at Junipero and 12th Avenue. City staff considered
installing a stop sign for eastbound traffic on 12th and Junipero Avenue, and
relocating the stop sign from northbound Junipero Avenue and Ridgewood to the
private driveway opposite 12th. Eastbound traffic on 12th terminates at Junipero
Avenue. (See map -- Exhibit “A”)
Knisely’s study recommended installing a stop sign for eastbound traffic on 12th, but
did not find satisfactory data to support relocating the northbound stop sign, based on
the configuration of the intersection, and no prior traffic accident history for the past
five-and-one-half years. For more details, refer to the Memorandum by Traffic
Engineer Malcolm Knisely dated November 9, 2008, attached as Exhibit “B”.
On March 23, 2009, staff presented the study to the Traffic Committee which
unanimously agreed to convert the existing intersection into a three-way stop by
adding a stop sign for eastbound traffic on 12thAvenue, and relocating the northbound
stop sign at Ridgewood to a closer proximity of the private driveway opposite 12th.
107
III. STAFF REVIEW:
Staff concurs with the findings of the traffic study regarding installing a stop sign for
eastbound traffic on 12th Avenue. In addition, Traffic Safety Officer Steve Rana
examined the intersection and agreed with the Traffic Committee that a three-way
stop at Junipero and 12th Avenue is warranted and will improve visibility and safety
for motorists and pedestrians. There is currently a stop sign for southbound traffic. If
an eastbound stop sign were installed without relocating the northbound stop sign
motorists could become confused, thinking that all directions must stop. Relocating
the stop sign from northbound Ridgewood and moving it within closer proximity of
the private driveway opposite of 12th will require motorists to stop in all directions.
Thus, staff concurs with relocating the northbound stop sign.
Staff also recommends removing the “Cross Traffic Does Not Stop” cautionary sign
from southbound Junipero Ave and 12th to westbound Ridgewood where it terminates
at Junipero. Staff also recommends painting in bold letters “STOP” in addition to
painted limit lines for all three stop signs.
IV. FISCAL IMPACT:
The total estimated cost, including labor, for posting two new signs and removing an
existing sign is $300.00. Funds are allocated in the FY 08-09 Public Works Budgetaccount
01-76045 (Maintenance and Supplies).
V. SUMMARY:
An engineering study was completed with the recommendation to install a stop sign
for eastbound 12th Avenue and Junipero. The Traffic Committee and staff concur
with this recommendation to relocate the northbound stop sign from Ridgewood and
move it closer to the private driveway opposite 12th, thus converting the intersection
to a three-way stop.
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112
113
114
115
CITY COUNCIL
CITY OF CARMEL-BY-THE-SEA
RESOLUTION 2009-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARMEL-BY-THE-SEA AUTHORIZING THE INSTALLATION OF A
THREE-WAY STOP AT THE INTERSECTION OF JUNIPERO AND 12TH AVENUE
WHEREAS, the City contracted in 2008 with Traffic Engineer Malcolm Knisely to conduct
a study to determine the feasibility of installing a three-way stop at the intersection of Junipero
Avenue and 12th Avenue; and
WHEREAS, the results of this study recommended installing a stop sign for eastbound
traffic on 12th Avenue, but not relocating the northbound stop sign on Ridgewood; and
WHEREAS, the Traffic Committee reviewed the findings and agreed to install a stop sign
for eastbound traffic on 12th Avenue and relocate the northbound stop sign at Ridgewood closer to
the private driveway opposite 12th; and
WHEREAS, traffic safety officer Steve Rana agreed with the recommendations of the
Traffic Committee;
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY
OF CARMEL-BY-THE-SEA DOES:
1. Concur that additional stop signs at the intersection of Junipero and 12th Avenue will
improve motorist and pedestrian safety by converting the intersection into a three-way
stop.
2. Authorize Public Works to install a stop sign for eastbound traffic at 12th Avenue and
relocate the northbound stop sign at Ridgewood closer to the private driveway opposite
of 12th Avenue.
3. Authorize Public Works to remove the “Cross Traffic Does Not Stop” cautionary sign
from southbound Junipero and 12th to westbound Ridgewood where it terminates at
Ridgewood near 12th.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA on this 2nd day of June 2009 by the following roll-call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
SIGNED:
_________________________
SUE McCLOUD, MAYOR
ATTEST:
____________________________
Heidi Burch, City Clerk
Agenda Item Summary
Name: Consideration of a Resolution authorizing the installation of a three-way stop
at the intersection of Junipero and 12th Avenue.
Description: The City contracted in 2008 with Traffic Engineer Malcolm Knisely to
conduct a study on the feasibility of installing a three-way stop at the
intersection of Junipero Avenue and 12th Avenue. His study supported the
addition of a stop sign for eastbound traffic on 12th Avenue at Junipero, but
did not recommend relocating the northbound stop sign from Ridgewood to
the private driveway opposite 12th. The Traffic Committee and Safety
Officer Steve Rana unanimously agreed to convert the intersection of
Junipero and 12th Avenue into a three-way stop.
Overall Cost: $300.00
Staff Recommendation: Adopt the Resolution.
Important Considerations: The additional stop signs are intended to improve traffic and
pedestrian safety. Traffic safety engineer Malcolm Knisely recommended
adding a stop sign for eastbound traffic on 12th Avenue. He did not,
however, recommend relocating the northbound stop sign from Ridgewood
because there is no history of accidents within the last five-and-a-half years
and also because of the configuration of the intersection. The Traffic
Committee and Safety Officer Rana believe a three-way stop will improve
motorist and pedestrian safety.
Decision Record: None
Reviewed by:
______________________________ _________________
Rich Guillen, City Administrator Date
106
TO: MAYOR McCLOUD AND COUNCIL MEMBERS
THROUGH: RICH GUILLEN, CITY ADMINISTRATOR
FROM: GEORGE E. RAWSON, PUBLIC SAFETY DIRECTOR
MIKE CALHOUN, POLICE COMMANDER
DATE: MAY 12, 2009
SUBJECT: CONSIDERATION OF A RESOLUTION AUTHORIZING
THE INSTALLATION OF A THREE-WAY STOP AT THE
INTERSECTION OF JUNIPERO AND 12TH AVENUE
I. RECOMMENDED MOTION:
Adopt the Resolution.
II. BACKGROUND:
In November 2008, the City of Carmel by-the-Sea contracted Traffic Engineer
Malcolm Knisely to conduct a study to determine the feasibility of installing a threeway
stop at the intersection at Junipero and 12th Avenue. City staff considered
installing a stop sign for eastbound traffic on 12th and Junipero Avenue, and
relocating the stop sign from northbound Junipero Avenue and Ridgewood to the
private driveway opposite 12th. Eastbound traffic on 12th terminates at Junipero
Avenue. (See map -- Exhibit “A”)
Knisely’s study recommended installing a stop sign for eastbound traffic on 12th, but
did not find satisfactory data to support relocating the northbound stop sign, based on
the configuration of the intersection, and no prior traffic accident history for the past
five-and-one-half years. For more details, refer to the Memorandum by Traffic
Engineer Malcolm Knisely dated November 9, 2008, attached as Exhibit “B”.
On March 23, 2009, staff presented the study to the Traffic Committee which
unanimously agreed to convert the existing intersection into a three-way stop by
adding a stop sign for eastbound traffic on 12thAvenue, and relocating the northbound
stop sign at Ridgewood to a closer proximity of the private driveway opposite 12th.
107
III. STAFF REVIEW:
Staff concurs with the findings of the traffic study regarding installing a stop sign for
eastbound traffic on 12th Avenue. In addition, Traffic Safety Officer Steve Rana
examined the intersection and agreed with the Traffic Committee that a three-way
stop at Junipero and 12th Avenue is warranted and will improve visibility and safety
for motorists and pedestrians. There is currently a stop sign for southbound traffic. If
an eastbound stop sign were installed without relocating the northbound stop sign
motorists could become confused, thinking that all directions must stop. Relocating
the stop sign from northbound Ridgewood and moving it within closer proximity of
the private driveway opposite of 12th will require motorists to stop in all directions.
Thus, staff concurs with relocating the northbound stop sign.
Staff also recommends removing the “Cross Traffic Does Not Stop” cautionary sign
from southbound Junipero Ave and 12th to westbound Ridgewood where it terminates
at Junipero. Staff also recommends painting in bold letters “STOP” in addition to
painted limit lines for all three stop signs.
IV. FISCAL IMPACT:
The total estimated cost, including labor, for posting two new signs and removing an
existing sign is $300.00. Funds are allocated in the FY 08-09 Public Works Budgetaccount
01-76045 (Maintenance and Supplies).
V. SUMMARY:
An engineering study was completed with the recommendation to install a stop sign
for eastbound 12th Avenue and Junipero. The Traffic Committee and staff concur
with this recommendation to relocate the northbound stop sign from Ridgewood and
move it closer to the private driveway opposite 12th, thus converting the intersection
to a three-way stop.
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CITY COUNCIL
CITY OF CARMEL-BY-THE-SEA
RESOLUTION 2009-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARMEL-BY-THE-SEA AUTHORIZING THE INSTALLATION OF A
THREE-WAY STOP AT THE INTERSECTION OF JUNIPERO AND 12TH AVENUE
WHEREAS, the City contracted in 2008 with Traffic Engineer Malcolm Knisely to conduct
a study to determine the feasibility of installing a three-way stop at the intersection of Junipero
Avenue and 12th Avenue; and
WHEREAS, the results of this study recommended installing a stop sign for eastbound
traffic on 12th Avenue, but not relocating the northbound stop sign on Ridgewood; and
WHEREAS, the Traffic Committee reviewed the findings and agreed to install a stop sign
for eastbound traffic on 12th Avenue and relocate the northbound stop sign at Ridgewood closer to
the private driveway opposite 12th; and
WHEREAS, traffic safety officer Steve Rana agreed with the recommendations of the
Traffic Committee;
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL OF THE CITY
OF CARMEL-BY-THE-SEA DOES:
1. Concur that additional stop signs at the intersection of Junipero and 12th Avenue will
improve motorist and pedestrian safety by converting the intersection into a three-way
stop.
2. Authorize Public Works to install a stop sign for eastbound traffic at 12th Avenue and
relocate the northbound stop sign at Ridgewood closer to the private driveway opposite
of 12th Avenue.
3. Authorize Public Works to remove the “Cross Traffic Does Not Stop” cautionary sign
from southbound Junipero and 12th to westbound Ridgewood where it terminates at
Ridgewood near 12th.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF CARMEL-BY-THE-SEA on this 2nd day of June 2009 by the following roll-call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
SIGNED:
_________________________
SUE McCLOUD, MAYOR
ATTEST:
____________________________
Heidi Burch, City Clerk
CITY COUNCIL: Report & Policy Direction Regarding 2009 Homecrafters' Marketplace to Sunset Center
City Council
Agenda Item Summary
Name: Receive report and provide policy direction regarding returning the 2009
Homecrafters’ Marketplace to the Sunset Center from its current location on Ocean
Avenue.
Description: The City-sponsored Homecrafters’ Marketplace was temporarily moved by
Resolution 2001-135, from the Sunset Center to Ocean Avenue in 2001, while the
Sunset Center was being renovated. Over the past eight years, the City, Council and
Commission have received repeated requests to move the event back to the Sunset
Center.
Overall Cost: A reduction in current staffing costs is anticipated.
Staff Recommendation: Staff recommends that the City Council uphold the decision of the
Community Activities and Cultural Commission and move the event back to
the Sunset Center.
Important Considerations: Safety, staff time, concerns of business owners on Ocean
Avenue and parking were all taken into account by the Commission.
Decision Record: Resolution 2001-135 (attached) temporarily relocated the Homecrafters’
Marketplace from the Sunset Center to Ocean Avenue to accommodate the
renovation of the facilities.
Reviewed by:
______________________________ _________________
Rich Guillen, City Administrator Date
117
CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCILMEMBERS
FROM: HEIDI BURCH, STAFF LIAISON TO THE
CA&CC COMMISSION
DATE: 27 MAY 2009
SUBJECT: Moving Homecrafters’ Marketplace to the Sunset Center
I. RECOMMENDATION:
Uphold the decision made by the Community Activities and Cultural
Commission and move the 2009 Homecrafters’ Marketplace to the Sunset
Center.
II. BACKGROUND:
The City-sponsored Homecrafters’ Marketplace was temporarily moved by
Resolution 2001-135, from the Sunset Center to Ocean Avenue in 2001,
while the Sunset Center was being renovated. Over the past eight years, the
City, Council and Commission have received repeated requests to move the
event back to the Sunset Center.
III. STAFF REVIEW:
Staff concurs with decision made by the Community Activities and Cultural
Commission to return the event to the Sunset Center. Corporal Rana has
evaluated access and egress points and developed processes for the vendors
to unload and load their booths. Unlike the venue on Ocean Avenue, the
streets surrounding Sunset will not be closed for the duration of the event,
only during load-in and out periods. Approval for use of the parking lot was
obtained from Peter Lesnik, Executive Director of Sunset Center.
The Commission took into account the following are the pros and cons of
each location:
118
Ocean Avenue location
1. Nice downtown feeling/ambience.
2. Set up too early for volunteers, staff, and vendors. Combination of
vehicles/pedestrians in the dark creates a dangerous situation.
3. Additional staff time to set up barricades for street closure, posting
of “no parking” signage prior to the event.
4. Danger of errant traffic during show hours.
5. Patrons disappointed that show ends too early at 3:00.
6. Too much on-street parking is lost.
7. Several businesses on Ocean complain the show diminishes their
sales for the day.
8. City Council approval of street closures required.
Sunset Center location
1. A more pedestrian-friendly location. Danger of errant traffic,
collisions, and vehicle/pedestrian accidents would be reduced
significantly.
2. Easier set-up for volunteers, staff and vendors.
3. Show hours could be 9:00 or 10:00 a.m. to 4:00 p.m. Vendors
check-in could start at 6:30 or 7:00 a.m.
4. Reduces staff time required to erect barricades, direct traffic, post
“no parking” signage, etc., prior to the event.
5. Does not reduce or remove on street parking in the commercial
district.
6. If no Friday night performance at Sunset, vendor stalls could be
marked then.
7. Would not detract from the sales in the commercial district.
IV. FISCAL IMPACT:
Reduction of costs for staff time required to erect barricades, direct traffic,
post “no parking” signage, etc., prior to the event.
V. SUMMARY
The move from the Sunset Center to Ocean Avenue was intended by
Council to be temporary for the duration of the renovation of the facilities.
The Community Activities and Cultural Commission would like to move
the event back to the Sunset Center with the stipulation that if it is not
successful there in 2009, it be returned to Ocean Avenue in 2010. Staff will
monitor attendance and the Commission will be developing a survey to be
distributed to the vendors following the event to gather their impressions
and sales data. The surveys will be evaluated by the Commission to
119
determine the “success” of the event. The Commission will then provide its
recommendation on the future venue of the event to the Council.
Agenda Item Summary
Name: Receive report and provide policy direction regarding returning the 2009
Homecrafters’ Marketplace to the Sunset Center from its current location on Ocean
Avenue.
Description: The City-sponsored Homecrafters’ Marketplace was temporarily moved by
Resolution 2001-135, from the Sunset Center to Ocean Avenue in 2001, while the
Sunset Center was being renovated. Over the past eight years, the City, Council and
Commission have received repeated requests to move the event back to the Sunset
Center.
Overall Cost: A reduction in current staffing costs is anticipated.
Staff Recommendation: Staff recommends that the City Council uphold the decision of the
Community Activities and Cultural Commission and move the event back to
the Sunset Center.
Important Considerations: Safety, staff time, concerns of business owners on Ocean
Avenue and parking were all taken into account by the Commission.
Decision Record: Resolution 2001-135 (attached) temporarily relocated the Homecrafters’
Marketplace from the Sunset Center to Ocean Avenue to accommodate the
renovation of the facilities.
Reviewed by:
______________________________ _________________
Rich Guillen, City Administrator Date
117
CITY OF CARMEL-BY-THE-SEA
STAFF REPORT
TO: MAYOR McCLOUD AND COUNCILMEMBERS
FROM: HEIDI BURCH, STAFF LIAISON TO THE
CA&CC COMMISSION
DATE: 27 MAY 2009
SUBJECT: Moving Homecrafters’ Marketplace to the Sunset Center
I. RECOMMENDATION:
Uphold the decision made by the Community Activities and Cultural
Commission and move the 2009 Homecrafters’ Marketplace to the Sunset
Center.
II. BACKGROUND:
The City-sponsored Homecrafters’ Marketplace was temporarily moved by
Resolution 2001-135, from the Sunset Center to Ocean Avenue in 2001,
while the Sunset Center was being renovated. Over the past eight years, the
City, Council and Commission have received repeated requests to move the
event back to the Sunset Center.
III. STAFF REVIEW:
Staff concurs with decision made by the Community Activities and Cultural
Commission to return the event to the Sunset Center. Corporal Rana has
evaluated access and egress points and developed processes for the vendors
to unload and load their booths. Unlike the venue on Ocean Avenue, the
streets surrounding Sunset will not be closed for the duration of the event,
only during load-in and out periods. Approval for use of the parking lot was
obtained from Peter Lesnik, Executive Director of Sunset Center.
The Commission took into account the following are the pros and cons of
each location:
118
Ocean Avenue location
1. Nice downtown feeling/ambience.
2. Set up too early for volunteers, staff, and vendors. Combination of
vehicles/pedestrians in the dark creates a dangerous situation.
3. Additional staff time to set up barricades for street closure, posting
of “no parking” signage prior to the event.
4. Danger of errant traffic during show hours.
5. Patrons disappointed that show ends too early at 3:00.
6. Too much on-street parking is lost.
7. Several businesses on Ocean complain the show diminishes their
sales for the day.
8. City Council approval of street closures required.
Sunset Center location
1. A more pedestrian-friendly location. Danger of errant traffic,
collisions, and vehicle/pedestrian accidents would be reduced
significantly.
2. Easier set-up for volunteers, staff and vendors.
3. Show hours could be 9:00 or 10:00 a.m. to 4:00 p.m. Vendors
check-in could start at 6:30 or 7:00 a.m.
4. Reduces staff time required to erect barricades, direct traffic, post
“no parking” signage, etc., prior to the event.
5. Does not reduce or remove on street parking in the commercial
district.
6. If no Friday night performance at Sunset, vendor stalls could be
marked then.
7. Would not detract from the sales in the commercial district.
IV. FISCAL IMPACT:
Reduction of costs for staff time required to erect barricades, direct traffic,
post “no parking” signage, etc., prior to the event.
V. SUMMARY
The move from the Sunset Center to Ocean Avenue was intended by
Council to be temporary for the duration of the renovation of the facilities.
The Community Activities and Cultural Commission would like to move
the event back to the Sunset Center with the stipulation that if it is not
successful there in 2009, it be returned to Ocean Avenue in 2010. Staff will
monitor attendance and the Commission will be developing a survey to be
distributed to the vendors following the event to gather their impressions
and sales data. The surveys will be evaluated by the Commission to
119
determine the “success” of the event. The Commission will then provide its
recommendation on the future venue of the event to the Council.
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.
125
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.
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.
124
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.
125
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.
COMMUNITY ACTIVITIES & CULTURAL COMMISSION AGENDA & MINUTES June 2009
CITY OF CARMEL-BY-THE-SEA
COMMUNITY ACTIVITIES & CULTURAL COMMISSION
AMENDED AGENDA
Regular Meeting
Tuesday, June 9, 2009 9:30 AM
City Hall
East Side Monte Verde between Ocean and Seventh Avenues
I. Roll Call-Clyde Klaumann, Dixie Dixon, Donna Jett, Conrad Kohrs, Ruth Rachel
II. Pledge of Allegiance
III. Appearances
Anyone wishing to address the Commission on items within its jurisdiction may do so now. Please rise, state your name and the matter on which you wish to speak. Matters not appearing on the Community Activities & Cultural Commission agenda will not receive action at this meeting. Presentation will be limited to three minutes, or as established by the Community Activities & Cultural Commission.
IV.
Approval of minutes for the meeting of May 12, 2009.
V. Orders of Business
A. Discuss the mission of the Community Activities & Cultural Commission
B. Discuss changing the date and time of the Community Activities & Cultural Commission
C. Discuss additional non-city sponsored events; fundraisers
D. Discuss the 93rd City Birthday Party and Parade
E. Discuss cancellation of August 11, 2009 meeting
F. Discuss the Center for Photographic Art and the possibility of City sponsorship for any of their shows for 2009
VI. Announcements from the Chair and/or Commissioners
VII. Announcements from the Assistant City Administrator – Receive and Discuss
Reports, provide direction as necessary.
• Special Event Permits
Carmel Art Festival 2009; May 14-17, 2009, Devendorf Park-Update
29th Annual Surf-About; Sat. & Sun., May 16-17, 2009, Carmel Beach-Update
Memorial Day, Mon., May 25, 2009, 11:00 a.m., Devendorf Park-Update
4th of July Celebration, Sat., July 4, 2009, Devendorf Park, 1:00 – 4:00 p.m., Devendorf Park
3rd Annual Carmel-by-the-Sea Concours on the Avenue; Tues. Aug. 11, 2009, 11:00 a.m.
Concours d’Elegance Vintage Car Parade; Thurs., Aug. 13, 2009, 11:30 a.m., Ocean Ave.
Pacific Grove Auto Rally, Fri., August 14, 2009, approx. 6:30 – 7:30 p.m.
47th Annual Great Sandcastle Contest, Sun., TBD, Carmel Beach
Carmel High School Homecoming Parade, Fri., TBD, Ocean Ave.
93rd City Birthday Party & Parade; Sat., Oct. 31, 2009, 11:00 a.m., Sunset Center Parking Lot
Veteran’s Day Ceremony, Wed., Nov. 11, 2009, 11:00 a.m., Devendorf Park
39th Annual Homecrafters’ Marketplace, Sat., Nov. 21, 2009, 9:00 a.m. – 3:00 p.m.
Holiday Tree Lighting Ceremony, Fri., Dec. 4, 2009, 5:00 p.m., Ocean Ave/Devendorf Park
VIII. Future Agenda Items
A.
IX. Adjournment
The next regular meeting of the Community Activities & Cultural Commission Is Tuesday, July 14, 2009 at 9:30 AM
Any writings or documents provided to a majority of the Community Activities & Cultural Commission regarding any item on this agenda will be made available for public inspection by calling the Community Services Department at 831/620.2020.
COMMUNITY ACTIVITIES & CULTURAL COMMISSION
AMENDED AGENDA
Regular Meeting
Tuesday, June 9, 2009 9:30 AM
City Hall
East Side Monte Verde between Ocean and Seventh Avenues
I. Roll Call-Clyde Klaumann, Dixie Dixon, Donna Jett, Conrad Kohrs, Ruth Rachel
II. Pledge of Allegiance
III. Appearances
Anyone wishing to address the Commission on items within its jurisdiction may do so now. Please rise, state your name and the matter on which you wish to speak. Matters not appearing on the Community Activities & Cultural Commission agenda will not receive action at this meeting. Presentation will be limited to three minutes, or as established by the Community Activities & Cultural Commission.
IV.
Approval of minutes for the meeting of May 12, 2009.
V. Orders of Business
A. Discuss the mission of the Community Activities & Cultural Commission
B. Discuss changing the date and time of the Community Activities & Cultural Commission
C. Discuss additional non-city sponsored events; fundraisers
D. Discuss the 93rd City Birthday Party and Parade
E. Discuss cancellation of August 11, 2009 meeting
F. Discuss the Center for Photographic Art and the possibility of City sponsorship for any of their shows for 2009
VI. Announcements from the Chair and/or Commissioners
VII. Announcements from the Assistant City Administrator – Receive and Discuss
Reports, provide direction as necessary.
• Special Event Permits
Carmel Art Festival 2009; May 14-17, 2009, Devendorf Park-Update
29th Annual Surf-About; Sat. & Sun., May 16-17, 2009, Carmel Beach-Update
Memorial Day, Mon., May 25, 2009, 11:00 a.m., Devendorf Park-Update
4th of July Celebration, Sat., July 4, 2009, Devendorf Park, 1:00 – 4:00 p.m., Devendorf Park
3rd Annual Carmel-by-the-Sea Concours on the Avenue; Tues. Aug. 11, 2009, 11:00 a.m.
Concours d’Elegance Vintage Car Parade; Thurs., Aug. 13, 2009, 11:30 a.m., Ocean Ave.
Pacific Grove Auto Rally, Fri., August 14, 2009, approx. 6:30 – 7:30 p.m.
47th Annual Great Sandcastle Contest, Sun., TBD, Carmel Beach
Carmel High School Homecoming Parade, Fri., TBD, Ocean Ave.
93rd City Birthday Party & Parade; Sat., Oct. 31, 2009, 11:00 a.m., Sunset Center Parking Lot
Veteran’s Day Ceremony, Wed., Nov. 11, 2009, 11:00 a.m., Devendorf Park
39th Annual Homecrafters’ Marketplace, Sat., Nov. 21, 2009, 9:00 a.m. – 3:00 p.m.
Holiday Tree Lighting Ceremony, Fri., Dec. 4, 2009, 5:00 p.m., Ocean Ave/Devendorf Park
VIII. Future Agenda Items
A.
IX. Adjournment
The next regular meeting of the Community Activities & Cultural Commission Is Tuesday, July 14, 2009 at 9:30 AM
Any writings or documents provided to a majority of the Community Activities & Cultural Commission regarding any item on this agenda will be made available for public inspection by calling the Community Services Department at 831/620.2020.
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