Agenda, first session — Monte Sereno City Council, November 15, 2022 (part 2 of 2)

Cost-Effectiveness Analysis: Single Family New Construction 32 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12

Table 21. ADU Cost-Effectiveness: Mixed Fuel Efficiency + PV + Battery Climate
Zone
Electric
/Gas Utility
Efficiency
EDR2
Margin
Annual
Elec
Savings
(kWh)
Annual
Gas
Savings
(therms)
Average
Annual GHG
Reductions
(metric tons)
Utility Cost
Savings Incremental Cost On-Bill TDV
First
Year
Lifecycle
(2022$)
First
Year
Lifecycle
(2022$)
B/C
Ratio NPV B/C Ratio NPV
CZ01 PGE 24.3 3,642 79 0.8 $1,211 $29,946 $15,209 $25,617 1.2 $4,329 0.9 ($1,365) CZ02 PGE 14.5 3,451 40 0.6 $1,028 $25,019 $12,944 $22,587 1.1 $2,431 1.2 $4,938 CZ03 PGE 12.1 2,750 2 0.4 $715 $16,948 $11,077 $19,325 0.9 ($2,377) 1.1 $1,349 CZ04 PGE 12.2 2,860 2 0.4 $759 $17,992 $11,523 $19,837 0.9 ($1,845) 1.1 $2,417 CZ04 CPAU 12.2 2,860 2 0.4 $316 $7,490 $11,523 $19,837 0.4 ($12,347) 1.1 $2,417 CZ05 PGE 7.8 3,293 14 0.5 $959 $22,944 $11,409 $20,621 1.1 $2,324 1.1 $1,409 CZ05 PGE/SCG 7.8 3,293 14 0.5 $952 $22,711 $11,409 $20,621 1.1 $2,090 1.1 $1,409 CZ06 SCE/SCG 9.8 3,292 3 0.5 $815 $19,093 $11,028 $20,110 0.9 ($1,017) 1.2 $3,650 CZ07 SDGE 9.1 3,306 1 0.5 $1,172 $29,683 $11,381 $20,583 1.4 $9,100 1.1 $1,603 CZ08 SCE/SCG 10.1 3,527 1 0.5 $887 $20,746 $11,594 $20,867 0.99 ($121) 1.3 $4,990 CZ09 SCE 8.9 3,512 3 0.5 $883 $20,676 $11,361 $20,556 1.0 $120 1.4 $6,682 CZ10 SCE/SCG 9.0 729 7 0.4 $244 $5,806 $7,005 $14,720 0.4 ($8,914) 0.96 ($473) CZ10 SDGE 9.0 729 7 0.4 $206 $5,312 $7,005 $14,720 0.4 ($9,408) 0.96 ($473) CZ11 PGE 13.1 870 36 0.5 $277 $7,182 $8,022 $15,995 0.4 ($8,813) 1.1 $2,192 CZ12 PGE 12.6 3,589 33 0.6 $1,063 $25,738 $12,806 $22,393 1.1 $3,345 1.2 $4,771 CZ12 SMUD/PGE 12.6 3,589 33 0.6 $591 $14,577 $12,806 $22,393 0.7 ($7,816) 1.2 $4,771 CZ13 PGE 12.8 359 1 0.4 $77 $1,846 $7,009 $13,789 0.1 ($11,943) 1.2 $2,069 CZ14 SCE/SCG 14.2 3,624 2 0.5 $909 $21,262 $12,054 $20,466 1.0 $795 1.2 $4,545 CZ14 SDGE 14.2 3,624 2 0.5 $1,292 $32,729 $12,054 $20,466 1.6 $12,263 1.2 $4,545 CZ15 SCE/SCG 11.2 546 0 0.4 $252 $5,891 $6,588 $14,077 0.4 ($8,186) 1.1 $964 CZ16 PG&E 16.2 3,652 87 0.8 $1,178 $29,323 $13,234 $23,007 1.3 $6,316 1.2 $4,937

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Cost-Effectiveness Analysis: Single Family New Construction 33 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 22 and Table 23 compare cost-effectiveness results across all the mixed fuel packages for the single family and ADU prototypes, respectively. The single family Efficiency Only package and Efficiency + PV package are cost effective based on On-Bill and TDV under most scenarios. The trends are similar for the ADU except the Efficiency Only package is not cost effective in many climate zones.

Table 22. Single Family Cost-Effectiveness: Mixed Fuel Packages Climate
Zone
Electric
/Gas Utility
Mixed Fuel Efficiency Only Mixed Fuel Efficiency + PV Mixed Fuel Efficiency + PV + Battery On-Bill TDV On-Bill TDV On-Bill TDV
B/C
Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV CZ01 PGE 2.8 $3,619 2.7 $3,160 2.4 $8,979 1.6 $3,526 1.1 $1,636 1.4 $5,664 CZ02 PGE 2.0 $1,940 2.5 $2,664 2.2 $5,608 1.8 $3,565 0.7 ($5,400) 1.4 $6,396 CZ03 PGE 1.1 $226 0.97 ($56) 1.6 $2,688 1.2 $602 0.5 ($7,261) 1.2 $2,956 CZ04 PGE 0.8 ($379) 1.1 $107 1.4 $1,493 1.2 $862 0.4 ($8,902) 1.2 $3,219 CZ04 CPAU 0.5 ($1,159) 1.1 $107 0.8 ($910) 1.2 $862 0.3 ($10,925) 1.2 $3,219 CZ05 PGE 1.4 $516 1.3 $300 2.1 $4,449 1.4 $1,359 0.7 ($4,790) 1.3 $4,171 CZ05 PGE/SCG 1.2 $303 1.3 $300 2.1 $4,235 1.4 $1,359 0.6 ($5,512) 1.3 $4,171 CZ06 SCE/SCG 0.6 ($696) 0.9 ($180) 1.5 $1,950 1.2 $757 0.6 ($6,059) 1.2 $3,134 CZ07 SDGE 1.3 $395 0.97 ($36) 2.9 $5,981 1.3 $697 0.6 ($5,579) 1.1 $1,612 CZ08 SCE/SCG 0.8 ($238) 1.1 $103 1.7 $2,013 1.4 $1,099 0.6 ($5,150) 1.3 $3,991 CZ09 SCE 0.9 ($148) 1.2 $250 1.8 $2,266 1.5 $1,229 0.6 ($4,946) 1.5 $5,914 CZ10 SCE/SCG 1.0 $5 1.2 $263 1.7 $2,323 1.4 $1,140 0.7 ($3,990) 1.2 $2,863 CZ10 SDGE 1.6 $960 1.2 $263 2.6 $5,010 1.4 $1,140 0.6 ($5,741) 1.2 $2,863 CZ11 PGE 2.0 $2,242 2.1 $2,187 2.2 $5,142 1.8 $2,824 0.6 ($5,383) 1.4 $5,505 CZ12 PGE 1.4 $949 1.6 $1,207 1.9 $4,150 1.5 $2,039 0.6 ($6,620) 1.4 $5,074 CZ12 SMUD/PGE 1.1 $131 1.6 $1,207 1.2 $933 1.5 $2,039 0.4 ($9,272) 1.4 $5,074 CZ13 PGE 1.5 $1,236 1.5 $1,160 2.0 $4,442 1.5 $1,821 0.6 ($5,801) 1.4 $5,562 CZ14 SCE/SCG 1.3 $981 1.5 $1,290 1.9 $4,917 1.6 $2,877 0.9 ($1,125) 1.4 $5,435 CZ14 SDGE 2.3 $4,109 1.5 $1,290 1.9 $4,753 1.6 $2,877 0.6 ($6,404) 1.4 $5,435 CZ15 SCE/SCG 1.7 $1,534 1.7 $1,444 1.7 $1,653 1.7 $1,465 0.8 ($2,164) 1.3 $3,451 CZ16 PG&E 1.8 $3,124 2.2 $4,123 2.2 $8,324 1.9 $5,419 0.9 ($2,568) 1.5 $8,024

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Cost-Effectiveness Analysis: Single Family New Construction 34 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 23. ADU Cost-Effectiveness: Mixed Fuel Packages
Climate
Zone
Electric
/Gas Utility
Mixed Fuel Efficiency Mixed Fuel Efficiency + PV Mixed Fuel Efficiency + PV + Battery On-Bill TDV On-Bill TDV On-Bill TDV
B/C
Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV CZ01 PGE 1.6 $1,228 1.3 $616 2.1 $15,985 1.2 $2,051 1.2 $4,329 0.9 ($1,365) CZ02 PGE 0.7 ($634) 1.1 $148 2.3 $13,934 1.4 $3,499 1.1 $2,431 1.2 $4,938 CZ03 PGE 0.6 ($666) 0.7 ($475) 2.2 $9,045 1.3 $1,856 0.9 ($2,377) 1.1 $1,349 CZ04 PGE 0.5 ($941) 0.7 ($515) 2.1 $9,487 1.4 $2,679 0.9 ($1,845) 1.1 $2,417 CZ04 CPAU 0.3 ($1,507) 0.7 ($515) 0.99 ($115) 1.4 $2,679 0.4 ($12,347) 1.1 $2,417 CZ05 PGE 0.7 ($456) 0.2 ($1,141) 2.5 $13,761 1.3 $2,473 1.1 $2,324 1.1 $1,409 CZ05 PGE/SCG 0.5 ($689) 0.2 ($1,141) 2.5 $13,528 1.3 $2,473 1.1 $2,090 1.1 $1,409 CZ06 SCE/SCG 0.3 ($976) 0.6 ($638) 2.1 $9,282 1.5 $3,477 0.9 ($1,017) 1.2 $3,650 CZ07 SDGE 0.4 ($830) 0.5 ($717) 3.3 $20,716 1.3 $2,676 1.4 $9,100 1.1 $1,603 CZ08 SCE/SCG 0.3 ($1,069) 0.4 ($819) 2.1 $10,035 1.5 $4,415 0.99 ($121) 1.3 $4,990 CZ09 SCE 0.3 ($1,024) 0.5 ($780) 2.1 $10,242 1.5 $4,195 1.0 $120 1.4 $6,682 CZ10 SCE/SCG 0.4 ($1,004) 0.5 ($750) 1.4 $1,118 1.0 $71 0.4 ($8,914) 0.96 ($473) CZ10 SDGE 1.5 $721 0.5 ($750) 1.7 $2,230 1.0 $71 0.4 ($9,408) 0.96 ($473) CZ11 PGE 1.0 ($11) 1.2 $316 1.6 $2,473 1.3 $1,064 0.4 ($8,813) 1.1 $2,192 CZ12 PGE 0.6 ($761) 0.9 ($224) 2.4 $14,704 1.4 $3,458 1.1 $3,345 1.2 $4,771 CZ12 SMUD/PGE 1.0 ($70) 0.9 ($224) 1.3 $2,975 1.4 $3,458 0.7 ($7,816) 1.2 $4,771 CZ13 PGE 0.6 ($850) 1.1 $206 0.6 ($807) 1.1 $240 0.1 ($11,943) 1.2 $2,069 CZ14 SCE/SCG 1.0 $20 1.0 $107 2.2 $10,862 1.6 $4,977 1.0 $795 1.2 $4,545 CZ14 SDGE 1.5 $1,310 1.0 $107 3.7 $23,840 1.6 $4,977 1.6 $12,263 1.2 $4,545 CZ15 SCE/SCG 1.2 $411 1.1 $205 1.4 $916 1.2 $388 0.4 ($8,186) 1.1 $964 CZ16 PG&E 0.7 ($456) 1.0 $52 2.6 $17,779 1.4 $4,505 1.3 $6,316 1.2 $4,937

4.5 CARE Rate Comparison
Table 24 and Table 25 present a comparison of On-Bill cost-effectiveness results for CARE tariffs relative to standard tariffs. The all-electric code minimum package for the single family and ADU prototypes is shown in Table 24. Applying the CARE rates lowers both electric and gas utility bills for the consumer and the net impact is lower overall bills for an all-electric home and improved cost-effectiveness relative to the standard tariffs. The opposite trend occurs for the mixed fuel packages shown in Table 25 where the CARE rate lowers utility cost savings and the benefit-to-cost ratios decline.

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Cost-Effectiveness Analysis: Single Family New Construction 35 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 24. On-Bill Cost-Effectiveness with CARE Tariffs: All-Electric Code Minimum Climate
Zone
Electric
/Gas Utility
Single Family ADU
Standard CARE Standard CARE
B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV CZ01 PGE 0.5 ($5,614) 0.8 ($997) 0.4 ($3,834) 0.7 ($1,505) CZ02 PGE 0.5 ($4,826) 0.8 ($1,281) 0.4 ($4,582) 0.6 ($2,146) CZ03 PGE 0.5 ($4,838) 0.8 ($924) 0.3 ($5,560) 0.4 ($2,733) CZ04 PGE 0.6 ($3,641) 0.96 ($215) 0.4 ($4,013) 0.7 ($1,465) CZ04 CPAU >1 $13,205 >1 $9,931 >1 $6,242 >1 $2,957
CZ05 PGE 0.6 ($3,696) 0.9 ($647) 0.5 ($3,009) 0.7 ($1,158) CZ05 PGE/SCG 0.6 ($3,793) 1.1 $444 0.6 ($1,699) 1.1 $243 CZ06 SCE/SCG 1.0 $115 1.6 $1,984 0.7 ($1,478) 0.97 ($98) CZ07 SDGE 0.5 ($5,670) 0.8 ($1,636) 0.3 ($6,571) 0.5 ($3,441) CZ08 SCE/SCG 1.1 $371 1.7 $2,073 0.7 ($1,489) 0.95 ($139) CZ09 SCE 1.0 $126 1.6 $2,001 0.8 ($953) 1.1 $261
CZ10 SCE/SCG 0.9 ($486) 1.5 $1,703 0.8 ($755) 1.2 $433
CZ10 SDGE 0.3 ($10,239) 0.5 ($4,330) 0.3 ($7,043) 0.4 ($3,645) CZ11 PGE 0.7 ($1,872) 1.1 $568 0.5 ($3,324) 0.7 ($1,344) CZ12 PGE 0.7 ($1,979) 1.1 $457 0.5 ($3,397) 0.7 ($1,395) CZ12 SMUD/PGE >1 $9,761 >1 $12,640 2.8 $1,904 >1 $4,281 CZ13 PGE 0.7 ($2,021) 1.2 $783 0.5 ($2,791) 0.7 ($991)
CZ14 SCE/SCG 0.7 ($2,475) 1.1 $505 0.6 ($2,199) 0.9 ($222) CZ14 SDGE 0.2 ($16,219) 0.4 ($7,861) 0.3 ($7,386) 0.5 ($3,249) CZ15 SCE/SCG 1.7 $2,285 2.6 $3,330 1.0 $35 1.5 $927
CZ16 PG&E 0.4 ($3,687) 0.8 ($825) 0.3 ($4,437) 0.5 ($2,157)

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Cost-Effectiveness Analysis: Single Family New Construction 36 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 25. On-Bill Cost-Effectiveness with CARE Tariffs: Mixed Fuel Efficiency+ PV+ Battery Package Climate
Zone
Electric
/Gas Utility
Single Family ADU
Standard CARE Standard CARE
B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV CZ01 PGE 1.1 $1,636 0.7 ($4,574) 1.2 $4,329 0.7 ($6,549) CZ02 PGE 0.7 ($5,400) 0.4 ($8,958) 1.1 $2,431 0.7 ($6,728) CZ03 PGE 0.5 ($7,261) 0.3 ($9,524) 0.9 ($2,377) 0.6 ($8,471) CZ04 PGE 0.4 ($8,902) 0.3 ($10,706) 0.9 ($1,845) 0.6 ($8,329) CZ04 CPAU 0.3 ($10,925) 0.0 ($14,763) 0.4 ($12,347) 0.0 ($19,837) CZ05 PGE 0.7 ($4,790) 0.5 ($8,377) 1.1 $2,324 0.7 ($6,030) CZ05 PGE/SCG 0.6 ($5,512) 0.4 ($8,540) 1.1 $2,090 0.7 ($6,067) CZ06 SCE/SCG 0.6 ($6,059) 0.3 ($9,638) 0.9 ($1,017) 0.6 ($8,203) CZ07 SDGE 0.6 ($5,579) 0.5 ($7,676) 1.4 $9,100 0.96 ($836) CZ08 SCE/SCG 0.6 ($5,150) 0.4 ($8,775) 0.99 ($121) 0.6 ($7,852) CZ09 SCE 0.6 ($4,946) 0.4 ($8,642) 1.0 $120 0.6 ($7,580) CZ10 SCE/SCG 0.7 ($3,990) 0.4 ($7,862) 0.4 ($8,914) 0.2 ($11,587) CZ10 SDGE 0.6 ($5,741) 0.5 ($7,396) 0.4 ($9,408) 0.3 ($10,388) CZ11 PGE 0.6 ($5,383) 0.4 ($8,671) 0.4 ($8,813) 0.3 ($11,145) CZ12 PGE 0.6 ($6,620) 0.4 ($9,617) 1.1 $3,345 0.7 ($6,094) CZ12 SMUD/PGE 0.4 ($9,272) 0.1 ($14,636) 0.7 ($7,816) 0.1 ($20,989) CZ13 PGE 0.6 ($5,801) 0.4 ($9,016) 0.1 ($11,943) 0.1 ($12,502) CZ14 SCE/SCG 0.9 ($1,125) 0.6 ($6,889) 1.0 $795 0.7 ($7,099) CZ14 SDGE 0.6 ($6,404) 0.5 ($8,940) 1.6 $12,263 1.1 $1,271 CZ15 SCE/SCG 0.8 ($2,164) 0.5 ($6,384) 0.4 ($8,186) 0.2 ($10,846) CZ16 PG&E 0.9 ($2,568) 0.6 ($7,747) 1.3 $6,316 0.8 ($4,356)

4.6 Utility Infrastructure Cost Sensitivity
Table 26 compares cost effectiveness results for the three natural gas service line extension cost scenarios presented in Table 8. The average cost scenario reflects the costs applied in the results presented in the prior sections (Table 16). The gas infrastructure cost savings are lower for the new subdivision case and higher for the infill development case. For the latter, the all-electric home is On-Bill cost-effective in all climate zones except Climate Zones 1, 2, 10 in SDG&E territory, and 14 in SDG&E territory. Table 27 presents the impact on On-Bill cost-effectiveness if the subsidies currently allowed under the utility gas main extension rules were removed per a recent CPUC Proposed Decision (see discussion in Section 3.3.2). If the subsidies were removed On-Bill cost-effectiveness improves but only enough to change the outcome in one case, Climate Zones 10 in SoCalGas territory.

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Cost-Effectiveness Analysis: Single Family New Construction 37 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 26. Single Family Cost-Effectiveness Comparison with Range of Natural Gas Utility Infrastructure Costs:

All-Electric Code Minimum
Climate
Zone
Electric
/Gas Utility
Average New Subdivision Infill Development
On-Bill TDV On-Bill TDV On-Bill TDV
B/C
Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV B/C Ratio NPV CZ01 PGE 0.5 ($5,614) >1 $5,566 0.4 ($6,838) >1 $4,476 0.9 ($718) >1 $9,926 CZ02 PGE 0.5 ($4,826) >1 $5,390 0.4 ($6,050) >1 $4,300 1.0 $70 >1 $9,750 CZ03 PGE 0.5 ($4,838) 63.5 $4,414 0.4 ($6,062) 48.1 $3,324 1.0 $57 125.3 $8,774 CZ04 PGE 0.6 ($3,641) >1 $4,929 0.4 ($4,865) >1 $3,839 1.1 $1,255 >1 $9,289 CZ04 CPAU >1 $13,205 >1 $9,217 >1 $13,205 >1 $9,217 >1 $13,205 >1 $9,217 CZ05 PGE 0.6 ($3,696) 2.5 $2,776 0.4 ($4,920) 1.9 $1,686 1.1 $1,200 4.9 $7,136 CZ05 PGE/SCG 0.6 ($3,793) 2.5 $2,776 0.4 ($5,017) 1.9 $1,686 1.1 $1,103 4.9 $7,136 CZ06 SCE/SCG 1.0 $115 3.2 $3,142 0.8 ($1,109) 2.4 $2,052 2.0 $5,011 6.2 $7,502 CZ07 SDGE 0.5 ($5,670) 3.1 $3,081 0.4 ($6,894) 2.3 $1,991 0.9 ($774) 6.0 $7,441 CZ08 SCE/SCG 1.1 $371 2.8 $2,951 0.8 ($853) 2.1 $1,861 2.1 $5,266 5.5 $7,311 CZ09 SCE 1.0 $126 3.3 $3,179 0.8 ($1,098) 2.5 $2,089 2.0 $5,022 6.4 $7,539 CZ10 SCE/SCG 0.9 ($486) 3.5 $3,285 0.7 ($1,710) 2.7 $2,195 1.8 $4,410 6.9 $7,645 CZ10 SDGE 0.3 ($10,239) 3.5 $3,285 0.3 ($11,463) 2.7 $2,195 0.7 ($5,344) 6.9 $7,645 CZ11 PGE 0.7 ($1,872) >1 $5,135 0.6 ($3,096) >1 $4,045 1.4 $3,024 >1 $9,495 CZ12 PGE 0.7 ($1,979) >1 $5,002 0.6 ($3,203) >1 $3,912 1.4 $2,917 >1 $9,362 CZ12 SMUD/PGE >1 $9,761 >1 $5,002 >1 $8,537 >1 $3,912 >1 $14,656 >1 $9,362 CZ13 PGE 0.7 ($2,021) >1 $4,904 0.5 ($3,245) >1 $3,814 1.4 $2,875 >1 $9,264 CZ14 SCE/SCG 0.7 ($2,475) >1 $4,493 0.5 ($3,699) >1 $3,403 1.3 $2,421 >1 $8,853 CZ14 SDGE 0.2 ($16,219) >1 $4,506 0.2 ($17,443) >1 $3,416 0.5 ($11,323) >1 $8,866 CZ15 SCE/SCG 1.7 $2,285 10.3 $4,247 1.3 $1,061 7.9 $3,157 3.3 $7,181 19.8 $8,607 CZ16 PG&E 0.4 ($3,687) >1 $3,139 0.3 ($4,911) >1 $2,049 1.2 $1,208 >1 $7,499

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Cost-Effectiveness Analysis: Single Family New Construction 38 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 27. Single Family Cost-Effectiveness On-Bill Impact of CPUC Proposed Decision on Gas Line Extension Allowances:

All-Electric Code Minimum
Climate
Zone
Electric
/Gas Utility
No Allowances
With Allowance No Allowances
B/C
Ratio NPV B/C Ratio NPV
CZ01 PGE 0.5 ($5,614) 0.6 ($4,469)
CZ02 PGE 0.5 ($4,826) 0.6 ($3,681)
CZ03 PGE 0.5 ($4,838) 0.6 ($3,693)
CZ04 PGE 0.6 ($3,641) 0.7 ($2,495)
CZ04 CPAU >1 $13,205 >1 $13,205
CZ05 PGE 0.6 ($3,696) 0.7 ($2,551)
CZ05 PGE/SCG 0.6 ($3,793) 0.7 ($2,647)
CZ06 SCE/SCG 1.0 $115 1.2 $1,260
CZ07 SDGE 0.5 ($5,670) 0.6 ($4,524)
CZ08 SCE/SCG 1.1 $371 1.3 $1,516
CZ09 SCE 1.0 $126 1.2 $1,271
CZ10 SCE/SCG 0.9 ($486) 1.1 $660
CZ10 SDGE 0.3 ($10,239) 0.4 ($9,094)
CZ11 PGE 0.7 ($1,872) 0.9 ($726)
CZ12 PGE 0.7 ($1,979) 0.9 ($834)
CZ12 SMUD/PGE >1 $9,761 >1 $10,906
CZ13 PGE 0.7 ($2,021) 0.9 ($875)
CZ14 SCE/SCG 0.7 ($2,475) 0.8 ($1,329)
CZ14 SDGE 0.2 ($16,219) 0.3 ($15,088)
CZ15 SCE/SCG 1.7 $2,285 2.1 $3,430
CZ16 PG&E 0.4 ($3,687) 0.6 ($2,542)

4.7 Greenhouse Gas Reductions
Table 28 and Table 29 present greenhouse gas reductions for the single family and ADU prototypes, respectively. Savings represent average annual savings over the 30-year lifetime of the analysis. Greenhouse gas reductions are greatest for the all-electric Efficiency + PV + Battery package in all cases. For the single family homes, the all-electric code minimum case reduces greenhouse gas emissions as much or greater than the mixed fuel Efficiency + PV + Battery package in Climate Zones 1 through 4, 11, 12, 13, and 16. The trend differs for the ADU where the mixed fuel Efficiency + PV + Battery package results in more greenhouse gas savings than the all-electric code minimum in all climate zones except Climate Zones 3, 4, and 13.

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Cost-Effectiveness Analysis: Single Family New Construction 39 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 28: Single Family Greenhouse Gas Reductions (metric tons) Climate
Zone
Single Family All-Electric Single Family Mixed Fuel
Code
Minimum
Efficiency
Only
Efficiency
+ NEEA
Efficiency
+ PV
Efficiency
+ PV +
Battery
Efficiency
Only
Efficiency
+ PV
Efficiency
+ PV +
Battery
CZ01 1.5 1.6 1.7 1.8 2.2 0.4 0.5 1.1
CZ02 0.8 0.9 1.0 1.1 1.5 0.3 0.3 0.7
CZ03 0.7 0.8 0.8 0.9 1.3 0.1 0.1 0.6
CZ04 0.7 0.7 0.8 0.8 1.3 0.1 0.1 0.5
CZ05 0.4 0.4 0.5 0.6 1.1 0.1 0.1 0.8
CZ06 0.3 0.3 0.3 0.4 0.9 0.1 0.1 0.5
CZ07 0.2 0.2 0.3 0.3 0.8 0.0 0.1 0.5
CZ08 0.2 0.2 0.3 0.3 0.8 0.0 0.1 0.5
CZ09 0.3 0.3 0.3 0.4 0.9 0.0 0.1 0.5
CZ10 0.3 0.3 0.4 0.4 0.9 0.1 0.1 0.5
CZ11 0.7 0.9 0.9 1.0 1.4 0.2 0.2 0.7
CZ12 0.7 0.8 0.8 0.9 1.3 0.2 0.2 0.6
CZ13 0.6 0.7 0.7 0.8 1.3 0.1 0.1 0.6
CZ14 0.6 0.7 0.8 0.9 1.4 0.2 0.2 0.7
CZ15 0.2 0.2 0.2 0.3 0.7 0.1 0.1 0.5
CZ16 1.5 1.6 1.6 1.8 2.3 0.7 0.8 1.2

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Cost-Effectiveness Analysis: Single Family New Construction 40 Results
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 29 ADU Greenhouse Gas Savings (metric tons)
Climate
Zone
ADU All-Electric ADU Mixed Fuel
Code
Minimum
Efficiency
Only
Efficiency
+ NEEA
Efficiency
+ PV
Efficiency
+ PV +
Battery
Efficiency
Only
Efficiency
+ PV
Efficiency
+ PV +
Battery
CZ01 0.4 0.5 0.5 0.6 0.9 0.4 0.5 0.8
CZ02 0.2 0.3 0.3 0.4 0.8 0.2 0.3 0.6
CZ03 0.5 0.5 0.6 0.7 1.0 0.1 0.1 0.4
CZ04 0.5 0.5 0.5 0.7 1.0 0.0 0.1 0.4
CZ05 0.1 0.2 0.2 0.3 0.7 0.0 0.2 0.5
CZ06 0.1 0.1 0.1 0.3 0.6 0.0 0.2 0.5
CZ07 0.1 0.1 0.1 0.3 0.6 0.0 0.2 0.5
CZ08 0.1 0.1 0.1 0.3 0.7 0.0 0.2 0.5
CZ09 0.1 0.1 0.1 0.3 0.7 0.0 0.2 0.5
CZ10 0.1 0.1 0.2 0.2 0.6 0.0 0.1 0.4
CZ11 0.2 0.3 0.3 0.3 0.7 0.2 0.2 0.5
CZ12 0.2 0.2 0.3 0.4 0.7 0.1 0.3 0.6
CZ13 0.4 0.5 0.5 0.6 0.9 0.1 0.1 0.4
CZ14 0.4 0.5 0.5 0.7 1.1 0.1 0.2 0.5
CZ15 0.1 0.1 0.2 0.2 0.6 0.0 0.0 0.4
CZ16 0.4 0.5 0.5 0.7 1.0 0.4 0.5 0.8

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Cost-Effectiveness Analysis: Single Family New Construction 41 Summary
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 5 Summary
The Reach Codes Team identified packages of energy efficiency measures as well as packages combining energy efficiency with solar PV generation and battery storage, simulated them in building modeling software, and gathered costs to determine the cost-effectiveness of multiple scenarios. The Reach Codes Team coordinated with multiple utilities, cities, and building community experts to develop a set of assumptions considered reasonable in the current market. Changing assumptions, such as the period of analysis, measure selection, cost assumptions, energy escalation rates, or utility tariffs are likely to change results.

Table 30 (all-electric) and Table 31 (mixed fuel) summarize results for each prototype and depicts the efficiency EDR2 compliance margins achieved for each climate zone and package. Because local reach codes must both exceed the Energy Commission performance budget (i.e., have a positive compliance margin) and be cost-effective, the Reach Codes Team highlighted cells meeting these two requirements to help clarify the upper boundary for potential reach code policies. All results presented in this study have a positive compliance margin. • Cells highlighted in green depict a positive compliance margin and cost-effective results using both On-Bill and TDV approaches.
• Cells highlighted in yellow depict a positive compliance and cost-effective results using either the On-Bill or TDV approach.
• Cells not highlighted depict a package that was not cost effective using either the On-Bill or TDV approach.

Following are key takeaways and recommendations from the analysis. • All-electric packages have lower GHG emissions than mixed-fuel packages in all cases, due to the clean power sources currently available from California’s power providers. • The Reach Codes Team found all-electric new construction to be feasible and cost effective based on TDV in all cases. In many cases all-electric code minimum construction results in an increase in utility costs and is not cost-effective On-Bill. Some exceptions include the SMUD and CPAU territories where lower electricity rates relative to gas rates result in lower overall utility bills. • The 2022 Title 24 Code’s new source energy metric combined with the heat pump baseline encourage allelectric construction, providing an incentive that allows for some amount of prescriptively required building efficiency to be traded off. This compliance benefit for all-electric homes highlights a unique opportunity for jurisdictions to incorporate efficiency into all-electric reach codes. Efficiency and electrification have symbiotic benefits and are both critical for decarbonization of buildings. As demand on the electric grid is increased through electrification, efficiency can reduce the negative impacts of additional electricity demand on the grid, reducing the need for increased generation and storage capacity, as well as the need to upgrade upstream transmission and distribution equipment. The Reach Codes Team recommends that jurisdictions adopting an all-electric reach code for single family buildings also include an efficiency requirement with EDR2 margins consistent with the all-electric code minimum package results in Table 30. • The code compliance margins for the ADU all-electric code minimum package are lower than for the single family prototype and code compliance can be more challenging for smaller dwelling units. As a result, the Reach Codes Team does not recommend an additional efficiency requirement for all-electric ADU ordinances. • Electrification combined with increased PV capacity results in utility cost savings and was found to be On-Bill cost effective in all cases. These results were based on today’s net energy metering rules and do not account for future changes to utility agreements, which are expected to decrease the value of PV to the consumer. • For jurisdictions interested in a reach code that allows for mixed fuel buildings the mixed fuel efficiency, PV, and battery package was found to be cost effective based on TDV in all cases. Cost effectiveness was marginal because of the high cost of the battery system. EDR2 margins ranged from 7 to 30 for the costeffective packages as is shown in Table 31. • Applying the CARE rates has the overall impact to increase utility cost savings for an all-electric building compared to a code compliant mixed fuel building, improving On-Bill cost-effectiveness.

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Cost-Effectiveness Analysis: Single Family New Construction 42 Summary
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Local jurisdictions may also adopt ordinances that amend different Parts of the California Building Standards Code or may elect to amend other state or municipal codes. The decision regarding which code to amend will determine the specific requirements that must be followed for an ordinance to be legally enforceable. For example, jurisdictions that only want to require all-electric construction may amend Part 11 instead of Part 6 of the CA Building Code requiring review and approval by the BSC but not the Energy Commission. Reach codes that amend Part 6 of the CA Building Code and require energy performance beyond state code minimums must demonstrate the proposed changes are cost-effective and obtain approval from the Energy Commission.

Table 30. Summary of All-Electric Efficiency EDR2 Margins and Cost-Effectiveness Climate
Zone
Electric
/Gas Utility
Single Family ADU
Code Min EE EE+PV EE+PV/B Code Min EE EE+PV EE+PV/B
CZ01 PGE 8.3 18.8 18.8 29.6 0.0 15.1 15.1 24.6
CZ02 PGE 5.7 13.5 13.5 19.1 0.4 9.5 9.5 14.6
CZ03 PGE 4.7 10.5 10.5 15.8 0.0 5.7 5.7 10.5
CZ04 PGE 3.7 8.6 8.6 13.5 0.2 6.3 6.3 10.8
CZ04 CPAU 3.7 8.6 8.6 13.5 0.2 6.3 6.3 10.8
CZ05 PGE 1.1 6.1 6.1 14.3 0.4 2.4 2.4 7.9
CZ05 PGE/SCG 1.1 6.1 6.1 14.3 0.4 2.4 2.4 7.9
CZ06 SCE/SCG 2.5 7.8 7.8 11.6 0.2 6.2 6.2 9.8
CZ07 SDGE 2.3 7.0 7.0 9.9 0.4 6.3 6.3 9.1
CZ08 SCE/SCG 0.6 4.0 4.0 10.4 0.6 3.6 3.6 10.0
CZ09 SCE 1.2 4.6 4.6 9.9 0.6 3.7 3.7 8.8
CZ10 SCE/SCG 1.1 4.6 4.6 10.1 0.4 3.8 3.8 9.1
CZ10 SDGE 1.1 4.6 4.6 10.1 0.4 3.8 3.8 9.1
CZ11 PGE 3.5 8.4 8.4 14.1 0.2 7.7 7.7 13.2
CZ12 PGE 4.0 8.5 8.5 14.7 0.3 6.8 6.8 12.6
CZ12 SMUD/PGE 4.0 8.5 8.5 14.7 0.3 6.8 6.8 12.6
CZ13 PGE 2.1 6.8 6.8 12.0 0.1 6.8 6.8 11.9
CZ14 SCE/SCG 1.6 7.9 7.9 13.2 0.4 7.3 7.3 12.4
CZ14 SDGE 1.6 7.9 7.9 13.2 0.4 7.3 7.3 12.4
CZ15 SCE/SCG 1.6 4.2 4.2 8.6 1.3 6.5 6.5 11.1
CZ16 PG&E 6.0 9.7 9.7 18.1 0.1 8.8 8.8 16.4

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Cost-Effectiveness Analysis: Single Family New Construction 43 Summary
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 31. Summary of Mixed Fuel Efficiency EDR2 Margins and Cost-Effectiveness Climate
Zone
Electric
/Gas Utility
Single Family ADU
EE EE+PV EE+PV/B EE EE+PV EE+PV/B
CZ01 PGE 12.0 12.0 30.0 14.9 14.9 24.3
CZ02 PGE 8.8 8.8 13.5 9.4 9.4 14.5
CZ03 PGE 5.7 5.7 11.2 6.3 6.3 12.1
CZ04 PGE 4.8 4.8 8.4 6.7 6.7 12.2
CZ04 CPAU 4.8 4.8 8.4 6.7 6.7 12.2
CZ05 PGE 4.8 4.8 16.8 2.3 2.3 7.8
CZ05 PGE/SCG 4.8 4.8 16.8 2.3 2.3 7.8
CZ06 SCE/SCG 6.1 6.1 9.2 6.1 6.1 9.8
CZ07 SDGE 5.5 5.5 8.3 6.3 6.3 9.1
CZ08 SCE/SCG 3.5 3.5 9.5 3.6 3.6 10.1
CZ09 SCE 3.6 3.6 8.6 3.7 3.7 8.9
CZ10 SCE/SCG 3.7 3.7 8.3 3.8 3.8 9.0
CZ10 SDGE 3.7 3.7 8.3 3.8 3.8 9.0
CZ11 PGE 5.7 5.7 11.0 7.5 7.5 13.1
CZ12 PGE 5.3 5.3 11.0 6.8 6.8 12.6
CZ12 SMUD/PGE 5.3 5.3 11.0 6.8 6.8 12.6
CZ13 PGE 4.7 4.7 9.6 7.2 7.2 12.8
CZ14 SCE/SCG 6.2 6.2 11.2 8.5 8.5 14.2
CZ14 SDGE 6.2 6.2 11.2 8.5 8.5 14.2
CZ15 SCE/SCG 4.3 4.3 8.5 6.6 6.6 11.2
CZ16 PG&E 14.9 14.9 22.6 8.7 8.7 16.2

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Cost-Effectiveness Analysis: Single Family New Construction 44 References
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 6 References
Barbose, G., Darghouth, N., O'Shaughnessy, E., & Forrester, S. (2021, October). Tracking the Sun. Pricing and Design Trends for Distributed Photovoltaic Systems in the United States 2021 Edition. Retrieved from https://emp.lbl.gov/tracking-the-sun
California Energy Commission. (2017). Rooftop Solar PV System. Measure number: 2019-Res-PV-D Prepared by Energy and Environmental Economics, Inc. Retrieved from https://efiling.energy.ca.gov/getdocument.aspx?tn=221366 California Energy Commission. (2018). 2019 Alternative Calculation Method Approval Manual for the 2019 Building Energy Efficiency Standards. Retrieved from https://www.energy.ca.gov/publications/2018/2019-alternativecalculation-method-approval-manual-2019-building-energy California Energy Commission. (2021a). Express Terms for the Proposed Revisions to 2022 Title 24, Part 1 and Part 6.

Retrieved from https://efiling.energy.ca.gov/Lists/DocketLog.aspx?docketnumber=21-BSTD-01 California Energy Commission. (2021b). Final Express Terms for the Proposed Revisions to the 2022 Energy Code Reference Appendices. Retrieved from https://efiling.energy.ca.gov/Lists/DocketLog.aspx?docketnumber=21- BSTD-01
California Energy Commission. (2022, Feb). 2022 Single-Family Residential Alternative Calculation Method Reference Manual. Retrieved from https://www.energy.ca.gov/publications/2022/2022-single-family-residentialalternative-calculation-method-reference-manual California Public Utilities Commission. (2021a). Utility Costs and Affordability of the Grid of the Future: An Evaluation of Electric Costs, Rates, and Equity Issues Pursuant to P.U. Code Section 913.1. Retrieved from https://www.cpuc.ca.gov/-/media/cpuc-website/divisions/office-of-governmental-affairsdivision/reports/2021/senate-bill-695-report-2021-and-en-banc-whitepaper_final_04302021.pdf California Public Utilities Commission. (2021b). Database for Energy-Efficient resources (DEER2021 Update). Retrieved April 13, 2021, from http://www.deeresources.com/index.php/deer-versions/deer2021 California Public Utilities Commission. (2022). Proposed Decision of Commissioner Rechtschaffen: PHASE III DECISION

ELIMINATING GAS LINE EXTENSION ALLOWANCES, TEN-YEAR REFUNDABLE PAYMENT OPTION, AND FIFTY PERCENT DISCOUNT PAYMENT OPTION UNDER GAS LINE EXTENSION RULES.

E-CFR. (2020). https://www.ecfr.gov/cgibin/retrieveECFR?gp=&SID=8de751f141aaa1c1c9833b36156faf67&mc=true&n=pt10.3.431&r=PART&ty=HTM L#se10.3.431_197. Retrieved from Electronic Code of Federal Regulations: https://www.ecfr.gov/cgibin/retrieveECFR?gp=&SID=8de751f141aaa1c1c9833b36156faf67&mc=true&n=pt10.3.431&r=PART&ty=HTM L#se10.3.431_197
Energy & Environmental Economics. (2019). Residential Building Electrification in California. Retrieved from https://www.ethree.com/wpcontent/uploads/2019/04/E3_Residential_Building_Electrification_in_California_April_2019.pdf Energy + Environmental Economics. (2020). Time Dependent Valuation of Energy for Developing Building Efficiency Standards: 2022 Time Dependent Valuation (TDV) and Source Energy Metric Data Sources and Inputs.

E-Source companies. (2020). Behind-the-Meter Battery Market Study. Prepared for San Diego Gas & Electric.

Retrieved from https://www.etcc-ca.com/reports/behind-meter-battery-market-study?dl=1582149166 Horii, B., Cutter, E., Kapur, N., Arent, J., & Conotyannis, D. (2014). Time Dependent Valuation of Energy for Developing Building Energy Efficiency Standards.

Proctor, J., Wilcox, B., & Chitwood, R. (2018). Central Valley Research Homes Project. California Energy Commission.

Retrieved from
https://www.researchgate.net/publication/342135376_Central_Valley_Research_Homes_Project_-- _Final_CEC_Report

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Cost-Effectiveness Analysis: Single Family New Construction 45 References
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Statewide CASE Team. (2017). Residential High Performance Windows & Doors Codes and Standards Enhancement (CASE) Initiative 2019 California Energy Code. Retrieved from http://title24stakeholders.com/wpcontent/uploads/2017/09/2019-T24-CASE-Report_Res-Windows-and-Doors_Final_September-2017.pdf Statewide CASE Team. (2018). Energy Savings Potential and Cost-Effectiveness Analysis of High Efficiency Windows in California. Prepared by Frontier Energy. Retrieved from https://www.etcc-ca.com/reports/energy-savingspotential-and-cost-effectiveness-analysis-high-efficiency-windows-california Statewide CASE Team. (2020a). Nonresidential High Performance Envelope Codes and Standards Enhancement (CASE) Initiative 2022 California Energy Code. Prepared by Energy Solutions. Retrieved from https://title24stakeholders.com/wp-content/uploads/2020/10/2020-T24-NR-HP-Envelope-Final-CASEReport.pdf Statewide CASE Team. (2020b). Residential Energy Savings and Process Improvements for Additions and Alterations Codes and Standards Enhancement (CASE) Initiative 2022 California Energy Code. Prepared by Frontier Energy. Retrieved from https://title24stakeholders.com/wp-content/uploads/2020/08/SF-Additions-andAlterations_Final_-CASE-Report_Statewide-CASE-Team.pdf Statewide CASE Team. (2020c). Multifamily All-Electric Codes and Standards Enhancement (CASE) Initiative 2022 California Energy Code. Prepared by TRC.

Statewide Reach Codes Team. (2019, August). 2019 Cost-effectiveness Study: Low-Rise Residential New Construction.

Prepared for Pacific Gas and Electric Company. Prepared by Frontier Energy. Retrieved from https://localenergycodes.com/download/800/file_path/fieldList/2019%20Res%20NC%20Reach%20Codes Statewide Reach Codes Team. (2021a). Cost-Effectiveness Analysis: Batteries in Single Family Homes. Prepared by Frontier Energy. Retrieved from
https://localenergycodes.com/download/930/file_path/fieldList/Single%20Family%20Battery%20Costeff%20Report.pdf Statewide Reach Codes Team. (2021b). 2020 Reach Code Cost-Effectiveness Analysis: Detached Accessory Dwelling Units. Prepared by TRC. Retrieved from
https://localenergycodes.com/download/760/file_path/fieldList/2019%20New%20Detached%20ADUs%20Co st-effectiveness%20Report.pdf
TRC, P. E. (2021). 2020 Reach Code Cost-Effectiveness Analysis: Detached Accessory Dwelling Units.

UC Berkeley Center for Community Innovation. (2021). Implementing the Backyard Revolution: Perspectives of California’s ADU Owners.

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Cost-Effectiveness Analysis: Single Family New Construction 46 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 7 Appendices

7.1 Map of California Climate Zones
Climate zone geographical boundaries are depicted in Figure 4. The map in Figure 4 along with a zip-code search directory is available at: https://ww2.energy.ca.gov/maps/renewable/building_climate_zones.html Figure 4. Map of California climate zones.

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7.2 Utility Rate Schedules
The Reach Codes Team used the CA IOU and POU rate tariffs detailed below to determine the On-Bill savings for each package. The California Climate Credit was applied for both electricity and natural gas service for the IOUs using the 2022 credits shows below. 15 The credits were applied to reduce the total calculated annual bill, including any fixed fees or minimum bill amounts.

7.2.1 Pacific Gas & Electric
The following pages provide details on the PG&E electricity and natural gas tariffs applied in this study. Table 32 describes the baseline territories that were assumed for each climate zone. A net surplus compensation rate of $0.0362 / kWh was applied to any net annual electricity generation based on a one-year average of the rates between April 2021 and March 2022.
15 https://www.cpuc.ca.gov/industries-and-topics/natural-gas/greenhouse-gas-cap-and-trade-program/californiaclimate-credit

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 32: PG&E Baseline Territory by Climate Zone
Baseline
Territory
CZ01 V
CZ02 X
CZ03 T
CZ04 X
CZ05 T
CZ11 R
CZ12 S
CZ13 R
CZ16 Y
The PG&E monthly gas rate in $/therm was applied on a monthly basis for the 12-month period ending August 2021 according to the rates shown in Table 33. The corresponding CARE rates are shown in Table 34.

Table 33: PG&E Monthly Gas Rate ($/therm)
Month Procurement
Charge
Transportation Charge Total Charge
Baseline Excess Baseline Excess
Jan 2022 $0.76338 $1.33589 $1.79545 $2.09927 $2.55883
Feb 2022 $0.73412 $1.33589 $1.79545 $2.07001 $2.52957
Mar 2022 $0.61773 $1.33589 $1.79545 $1.95362 $2.41318
Apr 2021 $0.22304 $1.19868 $1.68034 $1.42172 $1.90338
May 2021 $0.21063 $1.19868 $1.68034 $1.40931 $1.89097
June 2021 $0.21778 $1.20019 $1.68243 $1.41797 $1.90021
July 2021 $0.19109 $1.20019 $1.68243 $1.39128 $1.87352
Aug 2021 $0.22551 $1.20019 $1.68243 $1.4257 $1.90794
Sept 2021 $0.44379 $1.20019 $1.68243 $1.64398 $2.12622
Oct 2021 $0.68120 $1.20019 $1.68243 $1.88139 $2.36363
Nov 2021 $0.81218 $1.20019 $1.68243 $2.01237 $2.49461
Dec 2021 $0.82555 $1.20019 $1.68243 $2.02574 $2.50798
Table 34: PG&E Monthly CARE (GL-1) Gas Rate ($/therm)
Month CARE Discount Total CARE Charge
Baseline Excess Baseline Excess
Jan 2022 ($0.41947) ($0.51139) $1.67790 $2.04554
Feb 2022 ($0.41362) ($0.50553) $1.65449 $2.02214
Mar 2022 ($0.39034) ($0.48226) $1.56138 $1.92902
Apr 2021 ($0.28372) ($0.38006) $1.13490 $1.52022
May 2021 ($0.28124) ($0.37757) $1.12497 $1.51030
June 2021 ($0.28297) ($0.37942) $1.13190 $1.51769
July 2021 ($0.27764) ($0.37408) $1.11054 $1.49634
Aug 2021 ($0.28452) ($0.38097) $1.13808 $1.52387
Sept 2021 ($0.32818) ($0.42462) $1.31270 $1.69850
Oct 2021 ($0.37566) ($0.47211) $1.50263 $1.88842
Nov 2021 ($0.40185) ($0.49830) $1.60742 $1.99321
Dec 2021 ($0.40453) ($0.50098) $1.61811 $2.00390

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7.2.2 Southern California Edison
The following pages provide details on are the SCE electricity tariffs applied in this study. Table 35 describes the baseline territories that were assumed for each climate zone. A net surplus compensation rate of $0.03339 / kWh was

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 applied to any net annual electricity generation based on a one-year average of the rates between April 2021 and March 2022.

Table 35: SCE Baseline Territory by Climate Zone
Baseline
Territory
CZ06 6
CZ08 8
CZ09 9
CZ10 10
CZ14 14
CZ15 15

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7.2.3 Southern California Gas
Following are the SoCalGas natural gas tariffs applied in this study. Table 36 describes the baseline territories that were assumed for each climate zone.

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 36: SoCalGas Baseline Territory by Climate Zone
Baseline
Territory
CZ05 2
`CZ06 1
CZ08 1
CZ09 1
CZ10 1
CZ14 2
CZ15 1
The SoCalGas monthly gas rate in $/therm was applied on a monthly basis for the 12-month period ending August 2021 according to the rates shown in Table 37. Historical natural gas rate data was only available for SoCalGas’ procurement charges. 16 To estimate total costs by month, the baseline and excess transmission charges were assumed to be relatively consistence and applied for the entire year based on January 2021 and April 2021 costs.

CARE rates reflect the 20 percent discount per the GR tariff.

Table 37: SoCalGas Monthly Gas Rate ($/therm)
Month Procurement
Charge
Transportation Charge Total Charge
Baseline Excess Baseline Excess
Jan 2022 $0.83569 $0.82487 $1.23877 $1.66056 $2.07446
Feb 2022 $0.60655 $0.82487 $1.23877 $1.43142 $1.84532
Mar 2022 $0.55921 $0.82487 $1.23877 $1.38408 $1.79798
Apr 2021 $0.31373 $0.80599 $1.20562 $1.11972 $1.51935
May 2021 $0.35684 $0.80599 $1.20562 $1.16283 $1.56246
June 2021 $0.39460 $0.80599 $1.20562 $1.20059 $1.60022
July 2021 $0.42622 $0.80599 $1.20562 $1.23221 $1.63184
Aug 2021 $0.44599 $0.80599 $1.20562 $1.25198 $1.65161
Sept 2021 $0.44425 $0.82487 $1.23877 $1.26912 $1.68302
Oct 2021 $0.57580 $0.82487 $1.23877 $1.40067 $1.81457
Nov 2021 $0.63799 $0.82487 $1.23877 $1.46286 $1.87676
Dec 2021 $0.65129 $0.82487 $1.23877 $1.47616 $1.89006
16 The SoCalGas procurement and transmission charges were obtained from the following site:
https://www.socalgas.com/for-your-business/energy-market-services/gas-prices

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7.2.4 San Diego Gas & Electric
Following are the SDG&E electricity and natural gas tariffs applied in this study. Table 38 describes the baseline territories that were assumed for each climate zone. A net surplus compensation rate of $0.04174 / kWh was applied to any net annual electricity generation based on a one-year average of the rates between April 2021 and March 2022.

Table 38: SDG&E Baseline Territory by Climate Zone
Baseline
Territory
CZ07 Coastal
CZ10 Inland
CZ14 Mountain
The SDG&E monthly gas rate in $/therm was applied on a monthly basis for the 12-month period ending August 2021 according to the rates shown in Table 39. CARE rates reflect the 20 percent discount per the G-CARE tariff.

Table 39: SDG&E Monthly Gas Rate ($/therm)
Month Procurement
Charge
Transportation Charge Total Charge
Baseline Excess Baseline Excess
Jan 2022 $0.83668 $1.43201 $1.70577 $2.26869 $2.54245
Feb 2022 $0.60727 $1.43201 $1.70577 $2.03928 $2.31304
Mar 2022 $0.55988 $1.43201 $1.70577 $1.99189 $2.26565
Apr 2021 $0.31401 $1.44464 $1.70732 $1.75865 $2.02133
May 2021 $0.35719 $1.44464 $1.70732 $1.80183 $2.06451
June 2021 $0.39498 $1.44464 $1.70732 $1.83962 $2.10230
July 2021 $0.42663 $1.44464 $1.70732 $1.87127 $2.13395
Aug 2021 $0.44642 $1.44464 $1.70732 $1.89106 $2.15374
Sept 2021 $0.44468 $1.44464 $1.70732 $1.88932 $2.15200
Oct 2021 $0.57637 $1.38238 $1.63573 $1.95875 $2.21210
Nov 2021 $0.63862 $1.38238 $1.63573 $2.02100 $2.27435
Dec 2021 $0.65194 $1.38238 $1.63573 $2.03432 $2.28767

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Page 168 of 233 Cost-Effectiveness Analysis: Single Family New Construction 65 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12

7.2.5 City of Palo Alto Utilities
Following are the CPAU electricity and natural gas tariffs applied in this study. The CPAU monthly gas rate in $/therm was applied on a monthly basis for the 12-month period ending August 2021 according to the rates shown

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 in Table 40. The distribution charge was $0.4835/therm for Tier 1 and $1.0426/therm for Tier 2. The monthly service charge applied was $10.94 per month per the G-1 tariff in effect at the time of the analysis.

Table 40: CPAU Monthly Gas Rate ($/therm)
Effective
Date
Commodity
Rate
Cap and Trade
Compliance
Charge
Transportation
Charge
Carbon
Offset
Charge
G1 Tier 1
Volumetric
Totals
G1 Tier 2
Volumetric
Totals
Jan 2022 $0.77140 $0.04860 $0.15000 $0.04000 $1.53900 $1.83144 Feb 2022 $0.53600 $0.04860 $0.15000 $0.04000 $1.30360 $1.81874 Mar 2022 $0.53700 $0.04860 $0.15000 $0.04000 $1.30460 $1.8565 Apr 2022 $0.59750 $0.07680 $0.14404 $0.04000 $1.38734 $1.8363 May 2021 $0.39010 $0.04860 $0.12200 $0.04000 $1.10450 $1.8889 June 2021 $0.39820 $0.04860 $0.12214 $0.04000 $1.11274 $1.89714 July 2021 $0.48000 $0.04860 $0.12274 $0.04000 $1.22034 $2.04394 Aug 2021 $0.54920 $0.04860 $0.12274 $0.04000 $1.28954 $2.11314 Sept 2021 $0.52170 $0.04860 $0.12274 $0.04000 $1.26204 $1.78012 Oct 2021 $0.71750 $0.04860 $0.12274 $0.04000 $1.45784 $1.83222 Nov 2021 $0.75050 $0.04860 $0.12274 $0.04000 $1.49084 $1.83472 Dec 2021 $0.63210 $0.04860 $0.12274 $0.04000 $1.37244 $1.80442

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Cost-Effectiveness Analysis: Single Family New Construction 67 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Page 171 of 233 Cost-Effectiveness Analysis: Single Family New Construction 68 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12

7.2.6 Sacramento Municipal Utilities District (Electric Only) Following are the SMUD electricity tariffs applied in this study.

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Cost-Effectiveness Analysis: Single Family New Construction 69 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12

7.2.7 Fuel Escalation Assumptions
The average annual escalation rates in Table 41 were used in this study. These are based on assumptions from the CPUC 2021 En Banc hearings on utility costs through 2030 (California Public Utilities Commission, 2021a). Escalation rates through the remainder of the 30-year evaluation period are based on the escalation rate assumptions within the 2022 TDV factors. No data was available to estimate electricity escalation rates for CPAU and SMUD, therefore electricity escalation rates for PG&E and statewide natural gas escalation rates were applied.

Table 41: Real Utility Rate Escalation Rate Assumptions Statewide Natural
Gas Residential
Average Rate
(%/year, real)
Electric Residential Average Rate
(%/year, real)

PG&E SCE SDG&E
2023 4.6% 1.8% 1.6% 2.8%
2024 4.6% 1.8% 1.6% 2.8%
2025 4.6% 1.8% 1.6% 2.8%
2026 4.6% 1.8% 1.6% 2.8%
2027 4.6% 1.8% 1.6% 2.8%
2028 4.6% 1.8% 1.6% 2.8%
2029 4.6% 1.8% 1.6% 2.8%
2030 4.6% 1.8% 1.6% 2.8%
2031 2.0% 0.6% 0.6% 0.6%
2032 2.4% 0.6% 0.6% 0.6%
2033 2.1% 0.6% 0.6% 0.6%
2034 1.9% 0.6% 0.6% 0.6%
2035 1.9% 0.6% 0.6% 0.6%
2036 1.8% 0.6% 0.6% 0.6%
2037 1.7% 0.6% 0.6% 0.6%
2038 1.6% 0.6% 0.6% 0.6%
2039 2.1% 0.6% 0.6% 0.6%
2040 1.6% 0.6% 0.6% 0.6%
2041 2.2% 0.6% 0.6% 0.6%
2042 2.2% 0.6% 0.6% 0.6%
2043 2.3% 0.6% 0.6% 0.6%
2044 2.4% 0.6% 0.6% 0.6%
2045 2.5% 0.6% 0.6% 0.6%
2046 1.5% 0.6% 0.6% 0.6%
2047 1.3% 0.6% 0.6% 0.6%
2048 1.6% 0.6% 0.6% 0.6%
2049 1.3% 0.6% 0.6% 0.6%
2050 1.5% 0.6% 0.6% 0.6%
2051 1.8% 0.6% 0.6% 0.6%
2052 1.8% 0.6% 0.6% 0.6%

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12

7.3 Summary of Measures by Package
Table 42 provides the details of the measures in each of the efficiency package by climate zone and case. Table 43 presents the measures for all the single family efficiency + PV + battery packages. Table 44 presents the measures for all the ADU efficiency packages.

Table 42: Single Family Efficiency Package Measures
Climate
Zone
3 ACH50
R-10
Slab Attic

0.25 Roof
Solar
Reflectance

0.24 U-Factor /

0.50 SHGC
Windows

0.35 W/cfm Buried Ducts
Basic
Compact Hot
Water Credit
1 X R-60 vs R-38 X
2 X R-60 vs R-38 X X X
3 R-60 vs R-30 X X X
4 X R-60 vs R-38 X X X
5 R-49 vs R-30 X X X
6 R-60 vs R-30 X X X
7 R-49 vs R-30 X X
8 R-60 vs R-38 X X X
9 R-60 vs R-38 X X X
10 R-60 vs R-38 X X X X
11 X R-60 vs R-38 X X X X
12 X R-60 vs R-38 X X X X
13 X R-60 vs R-38 X X X X
14 X X R-60 vs R-38 X X X X
15 X R-60 vs R-38 X X X X
16 R-60 vs R-38 X X X

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localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Table 43: Single Family Mixed Fuel Efficiency + PV + Battery Package Measures Climate
Zone
3 ACH50
R-10
Slab Attic

0.25 Roof
Solar
Reflectance

0.24 UFactor /

0.50 SHGC
Windows

0.30 UFactor /

0.50 SHGC
Windows

0.35 W/cfm
Buried
Ducts
Basic
Compact
Hot Water
Credit
1 X X X
2 X R- 49 vs R-38 X X X
3 R-38 vs R-30 X X X
4 X R-49 vs R-38 X X X
5 R-49 vs R-30 X X X
6 R- 49 vs R-30 X X X
7 R-49 vs R-30 X X
8 R- 49 vs R-38 X X X
9 R- 49 vs R-38 X X X
10 X X X X
11 X R-49 vs R-38 X X X X
12 X R- 49 vs R-38 X X X X
13 X R- 49 vs R-38 X X X X
14 X X R- 49 vs R-38 X X X X
15 X R- 49 vs R-38 X X X X
16 R- 49 vs R-38 X X X
Table 44: ADU Efficiency Package Measures
Climate
Zone
3 ACH50
R-10
Slab

0.25 Roof
Solar
Reflectance

0.24 U-Factor /

0.50 SHGC
Windows
Ductless
VCHP
Basic
Compact Hot
Water Credit
1 X X
2 X X X
3 X X
4 X X X
5 X X
6 X X
7 X X
8 X X
9 X X
10 X X X
11 X X X X
12 X X X X
13 X X X X
14 X X X X X
15 X X X X
16 X X

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Cost-Effectiveness Analysis: Single Family New Construction 72 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 The efficiency measures added to the All-Electric prescriptive package in Climate Zones that were not compliant are shown in Table 45 and
Table 46.

Table 45: Single Family All-Electric Code Compliant Efficiency Measures Climate
Zone

0.24 U-Factor / 0.50
SHGC Windows
Basic Compact Hot
Water Credit
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 X
16 X
Table 46: ADU All-Electric Code Compliant Efficiency Measures Climate
Zone
3 ACH50 R-49 vs R-38
Attic
Insulation

0.30 U-Factor /

0.50 SHGC
Windows

0.24 U-Factor /

0.50 SHGC
Windows
Improved HVAC
Fan Efficiency:

0.35 W/cfm
Basic Compact
Hot Water Credit
1 2
3 4 X
5 X X
6 X
7 X
8 X X
9 X X
10 X X
11 12
13 X
14 X X
15 X X
16 X X X X

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Cost-Effectiveness Analysis: Single Family New Construction 73 Appendices
localenergycodes.com California Energy Codes & Standards | A statewide utility program 2022-09-12 Get In Touch
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STAFF REPORT
Meeting: City Council - Nov 15 2022
Agenda Heading: NEW BUSINESS
Staff Contact: Gloisy Gonzalez-Langarica,
Department: City Clerk
Title: Consideration of Appointment of Natalia Nazarova to Fill One of Two Vacancies on the Monte Sereno Better Streets Commission Recommendation(s):

Staff recommends the City Council appoint Natalia Nazarova to fill one of two vacancies on the Monte Sereno Better Streets Commission.

Background Information:

On October 17, 2017, the City Council took action to form the Better Streets Commission for the purpose of advising the City Manager on design, operations, and maintenance of the City’s street system and identifying and advising on integrated, coordinated, environmentally sustainable and economically efficient street rehabilitation solutions that address the multiple street system demands such as underground utilities, street trees, stormwater management and contamination runoff issues.

The Ordinance establishing the Commission specified that the Commission consist of five (5) members of the public selected by a majority of the City Council. The term for two (2) seats on the Commission will expire on December
31, 2023.

As a result of the City's recruitment to fill the seats, an application was received from one (1) qualified residents:
• Natalia Nazarova
Fiscal Impact:

There are no unbudgeted fiscal impacts with this staff report.

Public Noticing:

The City Council’s agenda was posted at City Hall and the agenda and this report

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appear on the City’s website. In addition, recruitment notices were posted on the City website, sent to our e-mail distribution list, and posted on the Nextdoor social media website.

Attachments:

Better Streets Commission Application

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City of Monte Sereno
Commission Application
Date Received: October 10, 2022
Applying for: Better Streets Commission
Name: Natalia Nazarova
Length of Residency: 2 years
Previously Held Elected or
Appointed Governmental
Positions:

No
Civic or Charitable Organizations
You Have Belonged To:

None
Education: A bachelor's degree in finance in 2009; currently I am an artist and a photographer based in Monte Sereno.

Why do you want to be on the
selected Commission?:

I've been leaving in Los Gatos for 7 years and in Monte Sereno for the past 2 years. I see problems in the community that can be improve and I am ready to volunteer my time for that.

Tell us about your skills,
experience, or interests that
relate to the Commission that
you feel would assist us in
considering your application:

I am a photographer and a visual person. I can work with someone who has knowledge and necessary experience. I can give my opinion if the proposed projects will look good and make a practical sense. Almost every time I walk along Saratoga-Los Gatos Road I see problems and what could be done about them.

Please list your current
commitments:

Once a month meeting (online or onsite) for up to 3 hours until the end of the term - December 2024.

What strengths do you possess
that you believe will make you a
successful commissioner?:

I can't say that I am a strongest candidate. But I am the one who is ready to volunteer time to fix road issues in my city. I am honest and active resident of the community. During the yearly picnic in the park for Monte Sereno residents I talked to Alex Samarin, a planning and landscape architecture, who is working on The City of Monte Sereno Bicycle and Pedestrian Master Plan. I already submitted my proposals to him as well as photographs on what could be improved. He told me that my concerns match what other residents told him. He thanked me for making in visual more understandable and asked if he can use my photographs for this project. I think I can contribute even more to this project. Thank you for your consideration!
What do you see as the
important issues in Monte
Sereno?:

1. Safe well-designed pedestrian walkways.

2. Building a safe crossing through Saratoga-Los Gatos Road.

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What strengths do you possess
that you believe will make you a
successful commissioner?:

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STAFF REPORT
Meeting: City Council - Nov 15 2022
Agenda Heading: NEW BUSINESS
Staff Contact: Gloisy Gonzalez-Langarica,
Department: City Clerk
Title: Consideration of Appointment of Allison Zeidler, Shalini Srivastava, and Thomas Connelly to Fill Three Vacancies on the Monte Sereno Site and Architectural Commission
Recommendation(s):

Staff recommends that the City Council appoint Allison Zeidler, Shalini Srivastava, and Thomas Connelly to fill three vacancies on the Monte Sereno Site and Architectural Commission.

Background Information:

The Site and Architectural Commission Ordinance calls for a Commission consisting of five (5) members each serving a term of two (2) years. As of December 31, 2022, the term of three (3) positions on the Commission will expire. The new terms for the three (3) positions will commence on January 1, 2023 through December 31, 2025.

As a result of the City's recruitment, three (3) applications were received. One of the applicants is an incumbent. Below are the names of the applicants:
• Allison Zeidler (incumbent)
• Shalini Srivastava
• Thomas Connelly
Fiscal Impact:

The is no unbudgeted fiscal impacts with this agenda item.

Public Noticing:

The City Council's agenda was posted at City Hall and the agenda and this report appear on the City's website. In addition, recruitment
Attachments:

Site and Architectural Commission Applications

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City of Monte Sereno
Commission Application
Date Received: November 2, 2022
Applying for: Site and Architectural Commission
Name: Allison Zeidler
Length of Residency: 4 years
Previously Held Elected or
Appointed Governmental
Positions:

Monte Sereno Site and Architectural Commission, Commissioner, 1/2020-Present Silicon Valley Leadership Group, Housing and Community Development Committee, Representative of Silicon Valley Bank, Circa 2007-2008 Civic or Charitable Organizations
You Have Belonged To:

National Charity League, Patroness, 1/2019 - Present
Education: U.C. Hastings College of the Law, J.D., 9/2000 - 5/2003 U.C. Davis, B.A., Spanish and History, 10/1994 - 6/1998 Why do you want to be on the
selected Commission?:

I have really enjoyed serving on the Commission and would like to continue. I have a strong attendance record and always visit the properties and participate in the careful consideration of applications submitted.

My husband and I are raising our daughters here (currently attending Fisher Middle School and LGHS), and we want to see Monte Sereno continue to thrive and maintain its semi-rural character. I met many residents walking door-to-door helping with the City Council’s ADU Initiative and would like to continue assisting the City in meeting its goals.

Tell us about your skills,
experience, or interests that
relate to the Commission that
you feel would assist us in
considering your application:

I am an attorney with a background in secured lending, trusts and estates, and real estate. I have experience reading blue prints, repairing toilets, welding in a shop class, fixing sprinklers and updating landscaping. Arborists have taught me a lot about our native plants and trees.

I have now served two years as a Commissioner on the Site and Architectural Commission and learned a lot in the process. Our family has attended the last two Monte Sereno City Picnics, and I consider myself very community-minded.

Please list your current
commitments:

My commitments are primarily household commitments and supporting our daughters in club sports, Girl Scouts, etc.

What strengths do you possess
that you believe will make you a
successful commissioner?:
- My ability to review and apply laws and regulations.
- My tendency to observe my surroundings and consider the safety, beauty and liveability of the community.
- My collaborative nature. I am team-oriented and truly enjoy working with others in a cooperative fashion.

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- My desire to continually learn. I will continue to study and diligently apply the guidelines to the projects reviewed, asking common sense questions along the way.

What do you see as the
important issues in Monte
Sereno?:

Fire safety, maintaining and updating infrastructure, meeting housing goals, minimizing strife and maintaining a strong sense of community, keeping Monte Sereno a wonderful place to live!
What strengths do you possess
that you believe will make you a
successful commissioner?:
- My ability to review and apply laws and regulations.
- My tendency to observe my surroundings and consider the safety, beauty and liveability of the community.
- My collaborative nature. I am team-oriented and truly enjoy working with others in a cooperative fashion.
- My desire to continually learn. I will continue to study and diligently apply the guidelines to the projects reviewed, asking common sense questions along the way.

What is your understanding of
the City's General Plan?:

The Plan sets forth the goals, policies and actions affecting the environment, structures and character of Monte Sereno. I will continue to carefully study and consider any updates the City Council makes to the Plan.

How do you view the role of the
Site and Architectural
Commission?:

The purpose is to review and regulate the aesthetic and functional aspects of structures and sites and to require any necessary improvements to comply with the Municipal Code and Residential Design Guidelines. The Commission also encourages positive communication among interested parties in Projects.

Site and Architectural
Commission decisions rarely
involve a black and white issue.

There are usually several shades
of gray in making land use
decisions. Would you be willing
to put aside your personal land
use philosophy and design
preferences in order to reach
consensus, or would you prefer
to press on with your personal
convictions because you believe
that compromise might result in
a less than desirable outcome?:

Working toward consensus is essential. My last two years on the Commission have been a very collaborative time.

Please describe, as concisely as
possible, your basic
philosophical position regarding
past, present, and future growth
within the City of Monte Sereno:

Future growth should consider fire safety and means of egress. We should allow our residents to update and maintain our infrastructure while preserving the semi-rural character of the community. We should integrate any required development in the most unobtrusive way possible.

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City of Monte Sereno
Commission Application
Date Received: November 3, 2022
Applying for: Site and Architectural Commission
Name: Shalini Srivastava
Length of Residency: 4 years
Previously Held Elected or
Appointed Governmental
Positions:

None
Civic or Charitable Organizations
You Have Belonged To:

None
Education: Bachelors in Construction Engineering - Jadavpur University, India Masters in Business Administration (Executive MBA) - Leavy School of Business, Santa Clara University
Project Management Certification - Stanford University
Why do you want to be on the
selected Commission?:

I want to serve the community using my past experience in construction engineering, technology, and project management.

Tell us about your skills,
experience, or interests that
relate to the Commission that
you feel would assist us in
considering your application:

My background in architecture and construction, and my expertise in problem solving will help in resolving issues that involve the development of the city and it’s livability.

My academic background is architecture and construction engineering. I am very interested in using my knowledge of city planning and architecture and work experience in the construction industry towards better planning decisions for my city. Also, I have a large network of friends who are established professionals in city planning, construction and environmental engineering (from my engineering cohort). I can leverage their consult/ guidance for our city at no cost, if needed.

Motivating large groups towards a decision that is in the interest of the larger population / org as a whole
Strong communication skills, ability to connect with a very diverse audience Good understanding of the fundamentals of city planning and architecture Please list your current
commitments:

None.

What strengths do you possess
that you believe will make you a
successful commissioner?:

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city is becoming more diverse as it grows and understanding the needs of the diverse population and driving the growth of the city with that as focus is key.

As a program manager at Apple, I am always dealing with situations that are all shades of grey. My job involves stepping back and seeing the bigger picture and aligning very cross functional and diverse teams towards a common vision. The key is to ensure that the larger population is able to recognize the vision as a winwin and champion what is important for the organization, as opposed to being mired into vested interests and goals.

I have lived in MS for 4 years. My previous home of ~20 years is in a very community oriented neighborhood of Santa Clara, called Rivermark. I think Monte Sereno has a great potential to become a model city in the Bay Area with its very manageable size and coherent yet diverse population. We can lead as an example by making the right decisions and demonstrating a high resident satisfaction score.

I love my new home-city and am eager to help in making it better. I also encouraged my two teenagers to join the city council as I strongly feel that we need to give back as much, and more that what we take from the city.

What do you see as the
important issues in Monte
Sereno?:

Monte Sereno faces an interesting situation with the state needs of affordable housing. Many people moved here to be within nature and open spaces and yet, not be too far away from the hub of Silicon Valley. We need to figure out creative ways in dealing with State requirements, as opposed to defying them outright.

Understanding what the residents wants and ensuring that their concerns and interest influence important decisions that impact the city are key going forward.

Also, understanding needs for better roads, fire safety, location of important facilities etc. given the recent fire hazards, and the complex needs of the current Covid situation will be very important this year.

What strengths do you possess
that you believe will make you a
successful commissioner?:

I feel that the commission plays a key role in the future of the city and shoulders a big responsibility to ensure the safety and happiness of the residents, while also addressing the bigger demands from the city coming from state mandates. The city is becoming more diverse as it grows and understanding the needs of the diverse population and driving the growth of the city with that as focus is key.

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satisfaction score.

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STAFF REPORT
Meeting: City Council - Nov 15 2022
Agenda Heading: UNFINISHED BUSINESS
Staff Contact: Diana Perkins, City Planner
Department: City Planner
Title: Introduction and Waiver of First Reading of Ordinance No. NS-232, an Ordinance of the City Council of the City of Monte Sereno Amending Section 10.06.140 (Accessory Dwelling Units) and 10.06.150 (Accessory Dwelling Unit Amnesty Program)
Recommendation(s):

Staff recommends the City Council introduce and waive the first reading of Ordinance No. NS232.

Background Information:

At the September 6, 2022 City Council meeting, the Council discussed a potential amnesty programs for ADUs as well as removing the past and future owner occupancy requirements for properties with an ADU. The consideration of these items was initiated by a recommendation from a resident to remove potential constraints to ADU construction and further encourage ADUs to be built throughout the city.

At that meeting the Council directed staff to provide additional information for Council’s review before providing a revised ordinance for review. The additional information requested is provided below:

Council Comments Additional Information
Short Term Rentals
Monte Sereno Municipal Code section

10.06.140.D specifically prohibits any ADU or
JADU from being rented for a period of less
than 30 consecutive days. Additionally,
Municipal Code section 10.03.030 species
that only uses authorized in the code are
permissible. The uses permitted in each
zoning district are in Chapter 10.05 and do
not include short term rentals, which City
staff deem to be a commercial use rather
than a residential use. Therefore, short term
rentals (less than 30 consecutive days) are
not permitted in Monte Sereno.

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Percent of Properties in Monte Sereno that
are Renter Occupied
According to the U.S. Census Bureau,
American Community Survey 5-Year Data
(2015-2019), 6.5% of housing units in Monte
Sereno are renter occupied.

Since the September 6, 2022 meeting, the State legislature has passed SB-897 and AB-2221, which mandate changes to ADU regulations that are effective on January 1, 2023. These items are discussed in the Analysis section below.

The City Council discussed these items at the November 1, 2022 meeting and directed staff to return to a future City Council meeting with an ordinance as described in this report.

The Site and Architectural Commission reviewed the draft ordinance at their November 2, 2022 meeting and recommended that the City Council adopt the draft ordinance in Attachment

1. No members of the public spoke about this item at the meeting. The Commissioners asked questions regarding the changes in various State laws. The Commission voted to recommend that the City Council adopt the draft ordinance 5-0.

Analysis:

Amnesty Program
Amnesty programs allow existing ADUs/JADUs that were constructed without the necessary building permits or other approvals to be legalized without penalty of code enforcement action or increased building permit fees (typically, building permit fees are doubled for work that was completed without a necessary permit). The goal of such a program is to ensure such ADUs/JADUs are in compliance with basic health and safety requirements of the building and fire codes as well as to account for all ADUs/JADUs within the city.

Part of the new State legislation effective on January 1, 2023 states that a local jurisdiction is prohibited from denying a building permit for an un-permitted ADU that was constructed before January 1, 2018.

Staff recommends that Municipal Code section 10.06.150 (which has included in the previously approved amnesty program which has since expired) be revised to allow property owners with an un-permitted ADU/JADU that was in existence prior to December 31, 2020 to apply for the necessary permits to legalize the ADU/JADU without penalty.

Owner Occupancy Requirements
Typically, a property owner is required to reside in either the main house or the ADU when an ADU is constructed on a property. The intent of this requirement is to ensure that both the main house and the ADU are not rented to separate parties, which could affect the singlefamily character of a street or neighborhood. In accordance with state legislation, ADUs constructed between January 1, 2020 and December 31, 2024 do not have an owner occupancy requirement for the life-span of the ADU.

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The concern that was raised regarding the owner occupancy requirement is that it may serve as a deterrent to the construction of these accessory units after 2025 as property owner may be concerned about placing such restrictions on their property.

In order to further incentivize the creation of ADUs, staff recommends that Municipal Code section 10.06.140.C be amended to eliminate past and future owner occupancy requirements for properties with an ADU.

New State Legislation SB-897 and AB-2221
The Governor signed two new pieces of legislation into law regarding ADUs. These new laws will be effective on January 1, 2023. Following is a summary of the new requirements for ADUs and how they will be incorporated into a draft ordinance that will be scheduled for City Council consideration at the November 15, 2022 meeting.

1. Objective Design Standards
Only objective design and development standards on ADUs can be used. These can include, but are not limited to, parking, height, setback, landscape, architectural review, maximum size of a unit, and standards that prevent adverse impacts on any real property that is listed in the California Register of Historical Resources. Such standards must be “standards that involve no personal or subjective judgment by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal.”
Staff Comments: Currently, the Municipal Code 10.06.140.A.10 requires the following design standards for ADUs:
“Design. Accessory dwelling units shall comply with the following design standards:
a. The dwelling unit shall be constructed with the materials substantially identical in color, texture, and appearance to the primary dwelling, including, but not limited to, roofing, siding, windows, and doors so as to blend with the existing architecture. b. The dwelling unit shall, to the extent feasible, match the roof pitch and roof form of the primary dwelling so as to blend with the existing architecture. c. Accessory dwelling units shall also comply with any applicable objective design standards adopted in the City's design guidelines.”
Staff recommends revising the first two of these standards, particularly language such as “substantially identical” and “to the extent feasible.” Staff suggest that the code requirements in items “a” and “b” above can be changed as follows:

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1. Objective Design Standards
a. The dwelling unit shall use a minimum of two exterior materials that match those of the main house. These exterior materials may include, but are not limited to, roofing, siding, and windows.
b. The roof pitches used on the dwelling unit shall match those on the main house.

2. Maximum Building Height
Revised minimum height limits, that must allow:
• 18 feet for a detached ADU on a lot within one-half mile walking distance of a major transit stop or high quality transit corridor, with an allowance of an additional two feet to accommodate a roof pitch aligned with the primary dwelling unit. The ordinance will be revised to include this provision, but in practice, it will not apply in Monte Sereno since it does not have a “major transit stop” or “high quality transit corridor” as defined in state law. • 18 feet for a detached ADU on a lot with an existing or proposed multi-family, multi-story dwelling.
• 25 feet or the height limit under the local zoning ordinance, for an ADU attached to a primary dwelling, although a local agency can ensure the ADU does not exceed two stories.

Staff Comments: Detached ADUs are currently allowed to be a maximum of 16 feet in height and ADUs attached to the main house are allowed to match the height limits for the main house. Modifications to these requirements will be made to comply with these new height limit standards.

3. Front Setbacks
Front setback requirements cannot be used to prohibit construction of an ADU, where there is no other alternative to allow for construction of an 800 square foot ADU that meets height limits and complies with four foot side and rear setbacks.

Staff Comments: The Municipal Code section 10.06.140.A.9 shall be updated to address this requirement.

4. Parking Requirements
Local agencies are prohibited from imposing any parking standards on an accessory dwelling unit that is included in an application to create a new single-family dwelling unit or a new multifamily dwelling on the same lot, provided that the ADU meets other specified requirements.

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4. Parking Requirements
Staff Comments: The Municipal Code section 10.06.140.A.4 will be updated to incorporate this new requirement.

5. Multi-Family Dwelling Modifications Prohibited
Local agencies cannot require the modification of existing multi-family dwellings with side or rear setbacks of less than four feet as a condition of approving ADUs.

Staff Comments: The Municipal Code section 10.06.140.H.4 will be updated to incorporate this new requirement.

6. ADU Amnesty Program
Local agencies are prohibited from denying building permits for an unpermitted ADU constructed before January 1, 2018, due to violations of building standards or noncompliance with ADU laws, unless they find that correction of a violation is specifically necessary to protect health and safety of the occupants or public. However, this protection does not apply to buildings deemed substandard under the State Housing Law.

Staff Comments: This new requirement will be covered by the recommended amnesty program, which has been previously discussed by Council, as noted above in this report. In summary, staff recommends an ADU amnesty program be re-instated to allow property owners with an un-permitted ADU that was in existence prior to December 31, 2020 to apply for the necessary permits to legalize the ADU without penalty.

7. Separate Sale of ADUs
Local agencies are required to allow and ADU to be sold or conveyed separately from the primary residence when the certain conditions are met including that the ADU was built by a qualified non-profit, the ADU is sold for a qualified low-income buyer, and the property includes other deed restrictions designed to ensure the ADU remains available for lowincome buyers.

Staff Comments: This new requirement has been added to the draft ordinance in section

10.06.140.A.2.

Conclusion:

Following is a summary of changes in the draft ordinance as recommend by staff:

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Amnesty Program
Municipal Code section 10.06.150 (which
has included in the previously approved
amnesty program which has since expired)
be revised to allow property owners with an
un-permitted ADU that was in existence prior
to December 31, 2020 to apply for the
necessary permits to legalize the
ADU/JADUs without penalty. And that such
permits shall be submitted by December 31,
2031, which is the end of the planning period
for the updated 6th Cycle Housing Element
(which is currently under review with the
California Housing and Community
Development Department).

Owner Occupancy
Municipal Code section 10.06.140.C be
amended to eliminate future owner
occupancy requirements for properties with
an ADU. Staff also recommend eliminating
prior owner occupancy requirements and
creating express authority in the ordinance
for the City Planner to remove any previously
recorded deed restrictions for Accessory
Dwelling Units and Secondary Dwelling Units
(the prior name for the City’s ADUs), which
were required by the City prior to 2020.

State law prohibits imposing owner
occupancy requirements on ADUs
constructed between January 1, 2020 and
December 31, 2024.

Objective Design Standards
Municipal Code section 10.06.140.A.10 be
revised to read as follows:
“Design. Accessory dwelling units shall
comply with the following design standards:
a. The dwelling unit shall use a minimum of
two exterior materials that match those of the
main house. These exterior materials
include, but not limited to, roofing, siding,
and windows.

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b. The roof pitches used on the dwelling unit
shall match those on the main house.
c. Accessory dwelling units shall also comply
with any applicable objective design
standards adopted in the City's design
guidelines.”
Front Setbacks
Update Municipal Code section

10.06.140.A.9 to address use of front
setbacks for ADUs, but only to extent
specifically required in state law.

Maximum Building Height
Revise Municipal Code section

10.06.140.A.8 and 10.06.140.H.3 to allow:
• 18 foot height limits on detached ADUs
within ½ of a major transit stop or high quality
transit corridor.
• 18 foot height limit for ADUs on a lot with
a multi-family dwelling.
• 25 foot high limit for ADUs attached to
the main house, although the ADU itself is
still limited to one story.

Parking Requirements
Revise Municipal Code section

10.06.140.A.4 to state that ADUs are that
constructed concurrently with a new singlefamily house will not be required to have a parking space.

Multi-Family Dwelling Modifications
Prohibited
Revise Municipal Code section

10.06.140.H.4 to state that existing multifamily dwellings with a side or rear yard setback of less than four feet cannot be
required to be modified as part of condition
of approving an ADU.

Separate Sale of ADU
Revise Municipal Code section

10.06.140.A.2 to include the allowance for an
ADU to be sold or conveyed separately from
the primary residence under specific
conditions, including that the ADU was built

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by a qualified non-profit and the sold to a
qualified low-income buyer.

Public Noticing:

The City of Monte Sereno's council meeting agenda was posted on the bulletin board outside of Monte Sereno City Hall and the agenda with this staff report can be accessed on The City of Monte Sereno's website located at www.montesereno.org. Additionally, information about this meeting was emailed to a list of interested parties and published on the city’s social media sites.

Attachments:

1. Draft Ordinance No. NS-232

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ORDINANCE NO. NS-232

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MONTE SERENO AMENDING SECTION 10.06.140 (ACCESSORY DWELLING UNITS) AND 10.06.150 (ACCESSORY DWELLING UNIT AMNESTY PROGRAM)
WHEREAS, Governor Newsom signed Senate Bill 897 and Assembly Bill 2221 into law, amending Government Code section 65852.2 to make it easier for property owners to create accessory dwelling units in proposed or existing single family and multifamily homes; and
WHEREAS, AB 345 requires local jurisdictions to authorize the separate sale of accessory dwelling units meeting specified requirements in Government Code Section 65852.26, for benefit of a qualified low or moderate income buyer or nonprofit corporation; and
WHEREAS, the City Council of the City Monte Sereno desires to amend the regulations for accessory dwelling units in the Monte Sereno Municipal Code to be consistent with the new state laws.

NOW THEREFORE, the City Council of Monte Sereno does ordain as follows:

SECTION 1. Amendment of Section 10.06.140. Section 10.06.140 of the Monte Sereno Municipal Code is amended to read in entirety as follows:

10.06.140 Accessory dwelling units; junior accessory dwelling units; standards and requirements.

Notwithstanding any other provision of this code, an accessory dwelling unit or junior accessory dwelling unit shall not be constructed without prior submission of an application to the Building Official and approval of a permit. The Building Official shall, with the Planning Director, review each application ministerially for compliance with the standards in this Section without public hearing. The decision of the Building Official shall be final, and notwithstanding any other provisions of this code, shall not be subject to further appeal or review to the City Council. The following standards and requirements shall apply to all accessory dwelling units and junior accessory dwelling units, and in the event of conflict with any provision of this code, the below standards shall be deemed to apply:

A. Accessory Dwelling Unit Standards:

1. Accessory dwelling units shall be permitted on all residential lots in accordance with the requirements of this Section.

2. The accessory dwelling unit shall be either attached to the existing primary dwelling or located within the living area of the existing dwelling, or attached to an existing accessory structure, or detached from the existing primary dwelling and located on the same lot as the existing primary dwelling. However, separate sale

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or conveyance of an accessory dwelling unit shall be permitted where required under Government Code section 65852.26.

3. Size. Accessory dwelling units are limited to the following sizes:

Zoning District Size Limitation
R-1-8 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

R-1-20 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

R-1-44 1,200 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

RM-Multi-Family
Residential District
850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

P 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

PD 850 sq. ft. or 1,000 square feet for an accessory dwelling unit that provides more than one bedroom, with or without parking.

The floor area of an attached accessory dwelling unit shall not exceed fifty percent (50%) of the existing living area of an existing primary dwelling up to a maximum of 850 square feet, unless the accessory dwelling unit will include more than one (1) bedroom. However, where a restriction to fifty percent (50%) of existing living area would result in a maximum size of less than eight hundred (800) square feet, an attached accessory dwelling unit of no more than eight hundred (800) square feet shall be permitted, subject to the zoning regulations and development standards in this section.

4. Parking. At least one (1) parking space shall be provided for each accessory dwelling unit in addition to the minimum number of parking spaces required for the primary dwelling. No additional driveways shall be permitted, except for corner lots. Parking may be provided in setback areas or in a tandem configuration on an existing driveway, unless the Director determines that that parking in setback areas or tandem parking is not feasible based upon specific site or regional topographical or fire and life safety conditions.

Should a garage, carport or covered parking structure be demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit, the off-street parking spaces shall not be required to be replaced.

No parking shall be required for any accessory dwelling unit that meets any of the following criteria:

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a. The accessory dwelling unit is located within one-half mile of public transit; or
b. The accessory dwelling unit is located within an architecturally and historically significant historic district; or
c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure; or
d. When onstreet parking permits are required but not offered to the occupant of the accessory dwelling unit.
e. When there is a car share vehicle located within one (1) block of the accessory dwelling unit.
f. Where an application for construction of an accessory dwelling unit is submitted with an application to construct a new single family dwelling or multi-family dwelling on the same lot, and the accessory dwelling unit satisfies any of the other criteria listed in this paragraph.

5. Access. An accessory dwelling unit which is attached to or within the primary residence on the lot shall not have any direct access to the primary residence but shall have a separate exterior entry which shall not be located on the same side of the primary residence as the principal exterior entry to the primary residence.

The entry to any accessory dwelling unit shall be so configured and located that only one (1) main entrance to any property is visible from the adjacent street or road.

6. Locations Permitted. The accessory dwelling unit shall be allowed only on a lot or parcel which is connected to sanitary sewers and has access to a street conforming to City of Monte Sereno street standards.

7. Coverage Limits and Exceptions. The accessory dwelling unit shall comply with the structural and impervious coverage limits of the applicable zoning district.

Notwithstanding any provision in this code, should the construction of an accessory dwelling unit cause the lot to exceed the allowed structural or impervious coverages permitted under the applicable zoning district, an eight hundred (800) square foot accessory dwelling unit shall be permitted.

8. Height limits.
a. The height limit for a detached accessory dwelling unit shall be a maximum of sixteen (16) feet, except that a detached accessory dwelling unit located with one half a mile walking distance of a major transit stop or high quality transit corridor, as defined in Section 21155 of the Public Resources Code, can have a height limit of eighteen (18) feet plus an additional two feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
b. The height limit for an accessory dwelling unit attached to the main house shall comply with the height limits of the zoning district, except that the accessory dwelling portion may be no more than twenty-five feet in height in any front, side, or rear setback applicable to the main house set forth in Chapter 10.05. c. The height limit for an accessory dwelling unit on a lot with an existing or proposed multi-family, multi-story building shall be eighteen (18) feet.

9. Setbacks.

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a. An accessory dwelling unit shall comply with the front setback required for an accessory structure in the residential zoning district within which it is located, unless the accessory dwelling unit is not more than 800 square feet and there is no alternative location on the lot that would allow for an 800 square foot accessory dwelling unit with four foot side and rear setbacks to be constructed.
b. An accessory dwelling unit shall have no less than a four-foot side and fourfoot rear yard setback. c. No setback shall be required for an existing living area or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit or to a portion of an accessory dwelling unit. d. Notwithstanding any other provision of the code, a setback of no more than four (4) feet from the side and rear lot lines shall be required for an accessory dwelling unit that is not converted from an existing structure or a new structure constructed in the same location and to the same dimensions as an existing structure.

10. Design. Accessory dwelling units shall comply with the following design standards:
a. The dwelling unit shall use a minimum of two exterior materials that match those of the main house. These exterior materials include, but are not limited to, roofing, siding, and windows.
b. The roof pitches used on the dwelling unit shall match those on the main house.
c. Accessory dwelling units shall also comply with any applicable objective design standards adopted in the City’s design guidelines.

11. No certificate of occupancy for an accessory dwelling unit shall be issued before a certificate of occupancy has been issued for the primary dwelling.

12. Utility Connections. For an accessory dwelling unit constructed within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and that involves an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimensions as the existing accessory structure, the accessory dwelling unit shall not be required to install a new or separate utility connection directly between the accessory dwelling unit and the utility unless the accessory dwelling unit shall be constructed concurrently with a new single-family dwelling.

13. Fire Sprinklers. Accessory dwelling units shall not be required to have fire sprinklers if they are not required for the primary residence. Fire sprinklers shall be considered "required for the primary dwelling unit" in any of the following circumstances:
a. When fire sprinklers are currently installed in the primary dwelling unit; b. When fire sprinklers will be installed in a new primary dwelling unit constructed concurrently with an accessory dwelling unit; or

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c. When fire sprinklers will be installed in an existing primary dwelling unit as the result of an addition to the primary dwelling unit, except for an addition solely for the purpose of constructing an accessory dwelling unit, which addition triggers any requirement for retroactive installation of fire sprinklers in the primary dwelling unit.

The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in any existing dwelling.

14. No minimum lot area or lot size. Notwithstanding anything in this code, no minimum lot area or lot size shall be required or imposed for approval of a permit for an accessory dwelling unit.

B. Junior Accessory Dwelling Unit Standards. The following provisions shall apply to junior accessory dwelling units:

1. A junior accessory dwelling unit shall not be considered a separate or a new dwelling unit for purposes of applying building or fire codes. Installation of fire sprinklers in a junior accessory dwelling unit of any type shall be required only if they are required for the primary dwelling unit. Fire sprinklers shall be considered "required for the primary dwelling unit" under the circumstances as specified in Subsection A.13 of this Section.

2. Floor Area. The minimum floor area for a junior accessory dwelling unit shall be one hundred fifty (150) square feet. The maximum floor area for a junior accessory dwelling unit shall not exceed five hundred (500) square feet. If the sanitation facility (i.e., bathroom) is shared with the remainder of the single-family dwelling, it shall not be included in the square footage calculation for the junior accessory dwelling unit.

3. Setbacks. Setbacks for a junior accessory dwelling unit constructed with a new single-family dwelling shall be that of the underlying zoning district. No setback shall be required for a junior accessory dwelling unit contained within the existing space of a single-family dwelling or accessory structure. However, as permitted in this section, an expansion to an accessory structure of up to one hundred fifty (150) square feet to accommodate ingress and egress may be constructed only if the following setbacks are maintained:
a. A front setback accordance with the applicable zoning district. b. A minimum side yard setback of four feet.
c. A minimum rear yard setback of four feet.

4. No parking shall be required for a junior accessory dwelling unit.

5. Coverage Limits. No structural or impervious coverage requirement shall apply to a junior accessory dwelling unit.

6. Height. No height restriction shall apply to a junior accessory dwelling unit; however, the primary structure shall comply with any height restrictions for the zoning district.

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7. Utilities. A junior accessory dwelling unit shall not be required to install a new or separate utility connection directly between the junior accessory dwelling unit and the utility.

8. A junior accessory dwelling unit may be constructed on a site that does not meet the minimum lot or parcel size requirements or minimum dimensional requirements of the underlying zoning district, provided that it is constructed in compliance with all building standards and other standards of this division.

Notwithstanding anything in this code, no minimum lot area or lot size shall be required or imposed for approval of a permit for a junior accessory dwelling unit.

9. An expansion to an accessory structure of up to one hundred fifty (150) square feet to accommodate ingress and egress for a proposed junior accessory dwelling unit must meet applicable design criteria in Subsection A.10 of this Section.

10. A junior accessory dwelling unit shall include an efficiency kitchen, including a cooking facility with appliances and a food preparation counter and storage cabinets.

C. Owner occupancy and use restrictions.

1. Accessory dwelling units shall not be subject to an owner occupancy restriction.

For accessory dwelling units permitted prior to January 1, 2020, the City Planner is authorized to record such documents as may be required to remove any existing deed restrictions requiring owner occupancy, upon application by the current property owner and payment of any application fee as may be established by resolution of the City Council.

2. For junior accessory dwelling units, owner-occupancy is required unless the owner is a governmental agency, land trust, or housing organization. The owner may reside in either the remaining portion of the primary structure or the newly created junior accessory dwelling unit.

3. The following restrictions shall apply to junior accessory dwelling units unless the owner is a government agency, land trust, or housing organization:
a. The property owner shall record a deed restriction with the County Recorder Office and file a copy of the recorded deed restriction with the City. The deed restriction shall prohibit the sale or other conveyance of the junior accessory dwelling unit separate from the single-family dwelling; specify that the deed restriction runs with the land and is therefore enforceable against future property owners; and restrict the size and features of the junior accessory dwelling unit in accordance with this Section. b. The site's owner may at any time offer for rent either the single-family dwelling unit or the junior accessory dwelling unit. The site's owner shall be required to reside in the single-family dwelling unit as its primary residence at any time while the junior accessory dwelling unit is occupied by a tenant. c. A site's owner shall not allow occupancy of a junior accessory dwelling unit by a tenant for any reason, with or without payment of rent, unless the site owner maintains occupancy of the primary dwelling unit as its primary residence.

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D. Short-term Rentals Prohibited. No accessory dwelling unit or junior accessory dwelling unit shall be rented for a period of less than thirty (30) consecutive days.

E. Waiver of fees. The planning fees associated with an accessory dwelling unit shall be waived in the event the owner agrees to rent the accessory dwelling unit for a period of no less than ten (10) years to people who qualify as low income or very low income households. Such agreement shall be evidenced by a deed restriction recorded against the property on which the accessory dwelling unit is located and shall be recorded prior to the issuance of a certificate of occupancy for the accessory dwelling unit. For purposes of this paragraph, "low-income household" means a household with an adjusted income which is not less than fifty (50%) nor more than eighty percent (80%) of median income. "Very-low-income household" means a household with less than fifty (50%) of median income.

F. Applicable Animal Regulations. The number of animals which may be kept on each lot as specified in the zoning regulations for the residential zoning district within which the lot is situated, shall remain unchanged after construction of an accessory dwelling unit or junior accessory dwelling unit.

G. Enforcement. Enforcement of notices to correct a violation of any provision of any building standard for any accessory dwelling unit shall comply with Section 17980.12 of the Health and Safety Code.

H. State Law Mandated Approval. Notwithstanding anything in this code to the contrary, the Building Official shall ministerially approve permits required to create any of the following within a residential or mixed-use zone:

1. One (1) accessory dwelling unit and one (1) junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:
a. The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a singlefamily dwelling or accessory structure and may include an expansion of not more than one hundred fifty (150) square feet beyond the same physical dimensions as the existing accessory structure. An expansion beyond the physical dimensions of the existing accessory structure shall be limited to accommodating ingress and egress.
b. The accessory dwelling unit has exterior access that is separate from the exterior entrance for the proposed or existing single-family dwelling. c. The side and rear setbacks are sufficient for fire and safety. d. The junior accessory dwelling unit complies with the standards for a junior accessory dwelling unit set forth above.

2. One detached, new construction, accessory dwelling unit per lot, that does not exceed four-foot side and rear yard setbacks for a lot with a proposed or existing single-family dwelling, is subject to the following requirements:
a. A total floor area limitation of not more than eight hundred (800) square feet. b. A height limitation of sixteen (16) feet, or 18 feet if within one-half mile walking distance of a major transit stop or high-quality transit corridor as defined in Section 21155 of the Public Resources Code, plus an additional

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two feet in height to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.

The new construction detached accessory dwelling unit in this Subsection may include a junior accessory dwelling unit described in Subsection H.1 above.

3. On a lot that has an existing multi-family dwelling, not more than two (2) detached accessory dwelling units that are located, subject to a height limit of 18 feet and four-foot rear yard and side yard setbacks.

4. Conversion of portions of existing multi-family dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, into new accessory dwelling units, provided that each unit shall comply with state building standards for dwellings.

The number of new accessory dwelling units authorized for conversion under this Subsection shall not exceed twenty-five percent (25%) of the existing dwelling units in the multi-family dwelling structure or one (1) new accessory dwelling unit, whichever is greater.

Existing multi-family dwellings with a side or rear yard setback of less than four feet shall not be required to be modified as part of a condition of approving an accessory dwelling unit.

I. Numerical limitations. The total number of accessory dwelling units and junior accessory dwelling units per lot or parcel shall not exceed the total number of such units that that may be permitted under Subsection H.

J. Pursuant to Government Code Section 65852.21(f), no accessory dwelling unit or junior accessory dwelling unit shall be permitted on any lot if (1) an urban lot split has been approved pursuant to chapter 13.06 on such lot; and (2) two residential units have been approved for construction on each lot of the urban lot split pursuant to section 10.05.080.

SECTION 2. Amendment of Section 10.06.150. Section 10.06.150 of the Monte Sereno Municipal Code is amended to read in entirety as follows:

10.06.150 - Accessory dwelling unit amnesty program.

Owners of unpermitted accessory dwelling units and junior accessory dwelling units which were constructed or otherwise in existence prior to December 31, 2020, may apply for a retroactive building permit in accordance with Health and Safety Code section 17958.12 without being subject to penalty for violation of this code.

In accordance with Government Code section 65852.23, no permit shall be denied for units constructed before January 1, 2018, for violations of building standards under Health and Safety Code 17960 et seq., or non-compliance with state or local accessory dwelling unit regulations, unless the correction of the violation is necessary to protect the health and safety of the public or the occupants of the structure.

SECTION 3. Environmental Review.

The City Council finds and determines that enactment of this Ordinance is statutorily exempt from the provisions of the California Environmental Quality Act ("CEQA"),

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pursuant to California Public Resources Code Section 21080.17 as this action is to adopt an ordinance to implement the requirements of sections 65852.2 of the Government Code.

SECTION 4. Effective Date.

This ordinance shall be in full force and effective 30 days after its adoption.

SECTION 5. Severability.

If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held invalid or unconstitutional by any court of competent jurisdiction such portion shall be deemed a separate, distinct and independent provision of such Ordinance and shall not affect the validity of the remaining portions thereof.

SECTION 6. Certification.

The City Clerk shall cause this ordinance to be posted and/or published in the manner required by law.

This Ordinance was introduced at the meeting of the City Council on the 15th day of November 2022, and was adopted at a regular meeting of the City Council on the ___ day of __________, by the following vote:

AYES:

NOES:

ABSENT:

Javed I. Ellahie, Mayor
Attest: ___________________________
Gloisy Gonzalez-Langarica, Deputy City Clerk

Approved as to form:
___________________________________
Sergio Rudin, City Attorney

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STAFF REPORT
Meeting: City Council - Nov 15 2022
Agenda Heading: UNFINISHED BUSINESS
Staff Contact: Diana Perkins, City Planner
Department: City Planner
Title: Discuss and Provide Direction to Staff Regarding Potential Changes to the Municipal Code Section 10.01.020.AU Definition of ‘Structure’ Recommendation(s):

Staff recommends the City Council direct staff to return to the City Council at a future meeting to amend Municipal Code Section 10.01.020.AU definition of a ‘structure’ to read as follows:
"Structure" means anything constructed or erected that requires location on the ground or attachment to something having location on the ground, but not including hardscape or swimming pools, spas, or Jacuzzis. For purposes of this definition, a structure shall include any dwelling, building, second unit, garage, carport, tool house, guest house, green house, pool house, ground-mounted electrical equipment, ground-mounted mechanical equipment, ground-mounted plumbing equipment, groundmounted solar installation, ground-mounted antenna or satellite dish, tree house or other play structure, tennis court, and play courts, but shall not include pools, spas, Jacuzzis, water fountains, sidewalks, patios, decks, pathways, paving, and other paved improvements installed at grade, such as outdoor stairs.

Background Information:

At the August 2, 2022 City Council meeting, the City Council directed staff to put on a future agenda an item for the City Council to discuss the Municipal Code definition of ‘structure’ at a future meeting. This was in response to comments raised at the Code Enforcement Appeal Hearing which was also held on August 2, 2022.

The Monte Sereno Municipal Code section 10.01.020.AU includes the following definition for a structure:
“"Structure" means anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground. For purposes of this Chapter, swimming pools, spas and Jacuzzis whether constructed above or below grade, which are capable of holding water to a depth of two (2) feet or more, shall be considered structures subject to the City's building regulations. Equipment appurtenant to operation of swimming pools, spas and Jacuzzis shall be treated as accessory uses.”

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The City Council discussed this issue at the September 6, 2022 meeting and asked staff to return with additional information. The additional information requested by staff is provided in the ‘Analysis’ section below.

Analysis:

Definition of a ‘Structure’ as Related to Structural Coverage The Monte Sereno zoning code has several requirements that effectively limit the size of individual buildings and overall square footage on a lot including the maximum size of the main building, maximum size of each accessory structure, and the overall structural coverage allowed. The structural coverage is the sum of the square footage of all structures (based on the definition above) on a lot. The Municipal Code includes maximum square footage amounts for the main house as well as for each accessory structure. The structural coverage limit typically results in limiting the area of covered porches, arbors, sheds, and swimming pools that are placed on a property.

Following is the current definition of structural coverage in the Municipal Code section

10.01.020.K is as follows:
"Coverage, structural" means the area, measured in a horizontal plane, covered by all buildings or other structures on a parcel of property or a lot, as the case may be, excluding features permitted to extend beyond the walls of the building or other structure, by any other provision of this Chapter.

The structural coverage is determined as a percentage of the area of the parcel. The following table shows the total permitted structural coverage for each single-family zoning district as well as the minimum lot size for reference:

Zoning District Structural Coverage (percent
of lot area)
Minimum Lot Size
R-1-8 40% 8,000 square feet
R-1-20 30% 21,780 square feet
R-1-44 20% 43,560 square feet
It is important to note that for lots that are significantly larger than the minimum lot size for the zoning district, the overall allowed structural coverage is reduced. Larger lots are allowed a smaller percentage of the lot be covered with structures; however, the actual total square footage allowed still increases with the lot size.

The City Council may alter the definition of a ‘structure’ to remove swimming pools/spas from the definition, and the effective result would allow an increase in the square footage of other structures on a property as the area of the pool would no longer be included in the calculated structural coverage. However, swimming pools/spas would still be included in the impervious coverage limits. Impervious coverage is calculated by summing the area of the structure

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coverage along with other decks, driveways, patios, and paving that is impervious. The impervious coverage limits for each single-family zoning district are as follows:

Zoning District Impervious Coverage
(percent of lot area)
Minimum Lot Size
R-1-8 60% 8,000 square feet
R-1-20 40% 21,780 square feet
R-1-44 30% 43,560 square feet

Comparison with Other Jurisdictions
Structural coverage and Impervious Coverage requirements are set by every jurisdiction as part of their land use and zoning authority; and each local jurisdiction has authority to set its own limits on these and what should count against them as a matter of land use policy.

Attachment 1 to the staff report includes a comparison of the various lot coverage requirements from other local jurisdictions. As terminologies vary between jurisdictions, the information provided in the attachment includes the standards from the other jurisdiction that are comparable to Monte Sereno’s Structural Coverage and Impervious Coverage standards.

Information about the elements that are included in each equivalent coverage standard as well as the coverage amount is provided.

Based on the research completed by staff, many other jurisdictions do not include a swimming pool in the definition of a structure or the equivalent of the allowed structural coverage.

However, those jurisdictions typically still have regulations regarding maximum lot coverage or site coverage to limit the amount of impervious surface. Monte Sereno is not alone in considering a swimming pool in the definition of a ‘structure’; however, this definition is commonly used in other jurisdictions to limit the equivalent of Monte Sereno’s Impervious Coverage.

Additional Clarifications
Additional clarifications to the Municipal Code definition of a ‘structure’ may also be warranted.

The current definition is very broad and can be interpreted to include at-grade paved surfaces such as sidewalks, patios, and decks. Such features are not typically considered as structures and are not included when determining the structural coverage on a parcel. However, these types of elements are included in the impervious coverage definition and limits which reads as follows:
"Coverage, impervious" means the area covered by all buildings or other structures, decks, driveways, patios and paved parking or storage areas on a parcel of property or a lot, as the case may be.

Revising the definition of a ‘structure’ to clarify that at-grade improvements are not included will remove potential overlapping requirements and ensure consistent application of the code provisions. Further, by clarifying that ‘structures’ do not include at-grade improvements will be

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consistent with other jurisdictions. As shown in Attachment 1, mostly commonly, at-grade improvements are considered as impervious coverage and not structures in other jurisdictions.

Additional Information Requested by City Council at the September 6, 2022 Meeting Following is information requested by the City Council during the discussion at the September 6 meeting.

What is Included in Structural Coverage and in Impervious Coverage The following table shows common elements on a property which are included in the Structural Coverage and the Impervious Coverage calculations under the current standards:

Element Structural Coverage Impervious Coverage
Main House X
Detached Accessory
Structure (i.e. detached
garage, pool house)
X
Accessory Dwelling Unit
(ADUs)*
X
Swimming Pool/Spa X
Covered Porch X
Shed X
Covered Arbor/Gazebo X
Deck X
Driveway X
Patio X
* Under state law, ADUs up to 800 square feet must be allowed, even if it will result in the allowed structural coverage being exceeded.

When an application is submitted to the Planning Department or the Building Department for a construction project that will increase the floor area, structural coverage, or impervious coverage on a property, the applicant is required to complete a Project Summary Form as part of the plans submitted. This form is completed by the project applicant and requires information about the existing site conditions and proposed conditions. The information required in the form includes the elements that determine the allowed floor area, structural coverage, and impervious coverage on the property.

A copy of the Project Summary Form is included in Attachment 2 to this staff report.

Impact of Municipal Code Changes

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At the September 6 meeting, the City Council expressed strong interest in not creating any legal non-conforming properties as a consequence of potential changes made to the definition of a ‘Structure.’ The only way to ensure that non-conforming properties are not created is to make sure any changes that less restrictive than the current standards.

The Council can decide to exclude swimming pools/spas from the definition of a ‘structure,’ which would mean that these features are not included in the Structural Coverage and would only be included in the Impervious Coverage area. For properties with a swimming pool/spa, this would result in the overall allowable square footage of the main house and/or accessory structures being larger than the currently allowed. However, for existing properties without a swimming pool/spa that are at the limit of existing structural coverage, there would be no change to the allowed square footage of the main house and/or accessory structures.

There was discussion at the September 6 City Council meeting of possibly reducing the allowed Structural Coverage along with removing the swimming pool and spas from this calculation in order to not increase the overall area of structures allowed. However, as swimming pools/spas vary in size greatly, there is not a standard reduction that could be applied to the Structural Coverage limit. Additionally, reducing the amount of structural coverage allowed will create legal non-conforming properties for any properties already at the structural coverage limit which do not have a pool.

If the amount of Structural Coverage was reduced in one or more zoning districts, legal nonconforming properties would be created. Particularly properties under these two circumstances:
• Lots that do not have a swimming pool or spa but have a calculated Structural Coverage that is near the maximum allowed.
• Lots with small existing swimming pool/spa areas, where the swimming pool/spa area is smaller than any reduction made to the allowed structural coverage Based on the City’s current records, it is not possible to determine the number of lots that would end up being legal non-conforming if the Structural Coverage were reduced. That would be a significant work effort that would require consultant resources to complete.

Community Outreach
Information about the potential changes to the Municipal Code definitions of a ‘Structure’ and ‘Coverage, Structural’ and the City Council meeting was posted on the City’s social media web sites, emailed to a list of interested parties, and posted at City Hall.

Several comments were received from residents of the Rose Court neighborhood in favor of changing the definition of ‘Structure’ to exclude a swimming pool or spa. These are included in Attachment 3 to this staff report.

Alternatives:

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1. Direct staff to return to the City Council at a future meeting with an ordinance to modify the definition of a ‘structure’ in the Municipal Code to remove swimming pools and spas and to clarify the types of the structures that are included as follows:
"Structure" means anything constructed or erected that requires location on the ground or attachment to something having location on the ground, but not including hardscape or swimming pools, spas, or Jacuzzis. For purposes of this definition, a structure shall include any dwelling, building, second unit, garage, carport, tool house, guest house, green house, pool house, ground-mounted electrical equipment, ground-mounted mechanical equipment, groundmounted plumbing equipment, ground-mounted solar installation, ground-mounted antenna or satellite dish, tree house or other play structure, tennis court, and play courts, but shall not include pools, spas, Jacuzzis, water fountains, sidewalks, patios, decks, pathways, paving, and other paved improvements installed at grade, such as outdoor stairs.

2. Direct staff to return to the City Council at a future meeting with an ordinance to modify the definition of a ‘structure’ in the Municipal Code to continue to include swimming pools and spas, but clarify the other types of structures that are included as follows:
"Structure" means anything constructed or erected that requires location on the ground or attachment to something having location on the ground, but not including hardscape. For purposes of this definition, a structure shall include any dwelling, building, second unit, garage, carport, tool house, guest house, green house, pool house, ground-mounted electrical equipment, ground-mounted mechanical equipment, ground-mounted plumbing equipment, ground-mounted solar installation, ground-mounted antenna or satellite dish, tree house or other play structure, tennis court, pools, spas, Jacuzzis, and play courts, but shall not include water fountains, sidewalks, patios, decks, pathways, paving, and other paved improvements installed at grade, such as outdoor stairs.

3. Direct staff to return to the City Council at a future meeting with an ordinance to modify the definition of a ‘structure’ with other modifications.

4. Take no action.

Staff Recommendation
Staff recommends Alternative 1 above, that the City Council direct staff to return to a future City Council meeting with an ordinance to change definition of a ‘Structure’ as follows:
"Structure" means anything constructed or erected that requires location on the ground or attachment to something having location on the ground, but not including hardscape or swimming pools, spas, or Jacuzzis. For purposes of this definition, a structure shall include any dwelling, building, second unit, garage, carport, tool house, guest house, green house, pool house, ground-mounted electrical equipment, ground-mounted mechanical equipment, groundmounted plumbing equipment, ground-mounted solar installation, ground-mounted antenna or satellite dish, tree house or other play structure, tennis court, and play courts, but shall not

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include pools, spas, Jacuzzis, water fountains, sidewalks, patios, decks, pathways, paving, and other paved improvements installed at grade, such as outdoor stairs.

This revised definition would be consistent with other local jurisdictions in that the area of swimming pools and spas would be considered as impervious coverage and not structural coverage. Additionally, the recommended definition change would not create any legal nonconforming lots as it would not decrease current development standards.

The proposed change would also clarify the specific features on a property that are intended to be considered as ‘structures.’ The proposed clarification to the specific features that are considered as ‘structures’ is consistent with current practices so no substantive changes will result; however, this clarification will ensure consistent understanding for project applicants and staff.

No change is recommended to the amount of Structural Coverage permitted.

Public Noticing:

Information about the discussion of potential changes to the definition of a ‘structure’ was posted on the City’s social media sites, emailed to a list of interested parties, and posted at City Hall. The City of Monte Sereno's City Council meeting agenda was posted on the bulletin board outside of Monte Sereno City Hall and the agenda with this staff report can be accessed on the City of Monte Sereno's website located at www.montesereno.org.

Attachments:

1. Comparison of Strucuture and Site Coverage

2. Project Summary Form

3. Public Comments Received

4. Additional Public Comments

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Attachment 1
Comparison of Lot Coverage Limits with Other Local Jurisdictions City of Monte Sereno
Structure Coverage Impervious Coverage
"Structure" means anything constructed or erected, the use of which requires location on the ground or attachment to something having location on the ground. For purposes of this Chapter, swimming pools, spas and Jacuzzis whether constructed above or below grade, which are capable of holding water to a depth of two (2) feet or more, shall be considered structures subject to the City's building regulations. Equipment appurtenant to operation of swimming pools, spas and Jacuzzis shall be treated as accessory uses.
"Coverage, impervious" means the area covered by all buildings or other structures, decks, driveways, patios and paved parking or storage areas on a parcel of property or a lot, as the case may be.

Lot Size
(square feet)
Maximum Coverage
(% of lot area)
Lot Size
(square feet)
Maximum Coverage
(% of lot area)
8,000 40% 8,000 60%
21,780 30% 21,780 40%
43,560 20% 43,560 30%

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City of Saratoga
Structure Coverage Impervious Coverage
“Floor area" means the total enclosed, habitable or accessible floor space of all floors of a building where the interior height of the area is equal to or greater than five feet. The term "enclosed," as used in this Section, means a structure or area with a roof and with three or more walls.
"Structure" means that which is built or constructed which requires a location on the ground, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner. "Structure" includes retaining walls, decks, patios, swimming pools, and recreational courts but does not include a fence not exceeding six feet in height.

Lot Size
(square feet)
Maximum Coverage
(% of lot area)
Lot Size
(square feet)
Maximum Coverage
(% of lot area)
10,000 32% 10,000 60%
20,0000 22% 20,000 45%
40,000 15% 40,000 35%

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Town of Los Gatos
Structure Coverage Impervious Coverage
"Floor area, gross” means the entire enclosed area of all floors that are more than four (4) feet above the proposed grade, measured from the outer face of exterior walls or in the case of party walls from the centerline. Gross floor area also includes any part of exterior balconies or walkways above the ground floor required for ingress and egress. Ornamental balconies and outside unroofed corridors not required for ingress or egress are excluded. The area of elevator shafts and stairwells is also included except on the ground floor.
“Structure” means that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner, including a gas or liquid storage tank that is principally above ground.

Lot Size
(square feet)
Maximum Coverage
(% of lot area)
Lot Size
(square feet)
Maximum Coverage
(% of lot area)
10,000 40% 10,000 No Limit
20,0000 40% 20,000 No Limit
40,000 40% 40,000 No Limit

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Town of Los Altos Hills
Structure Coverage Impervious Coverage
Floor area shall be defined as the gross horizontal area of the several floors of all buildings, including garage and carport spaces, measured to the outside of exterior walls. Stairwells and elevators are only counted once.

Development area is measured on a horizontal plane and includes the following: Total floor area as defined above. The total area of land covered by structures other than those counted as floor area, such as parking areas, patios, decks, balconies, walkways, swimming pools, and tennis courts; together with other surfaces comprised of artificially emplaced building materials such as paving, masonry, stone, wood, decomposed granite, gravel, or artificial turf.

Lot Size
(square feet)
Maximum Coverage
(% of lot area)
Lot Size
(square feet)
Maximum Coverage
(% of lot area)
10,000 14% 10,000 34%
20,0000 14% 20,000 34%
40,000 14% 40,000 34%

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Town of Hillsborough
Structure Coverage Impervious Coverage
Structural coverage consists of areas of the lot covered by a house, a garage, a carport, and any other accessory structure having more than one wall and a roof. These shall be measured to their exterior wall lines or exterior supporting columns, but shall not include porches, entries, porticos, balconies, and the like (if such porches, entries, porticos, balconies, and the like are roofed and open on at least two sides) and shall not include roof overhangs, if all these excluded items together do not exceed, in area, ten percent of the maximum permitted structural coverage. Structural coverage is often referred to as the "footprint" of the above-described structures on the lot.
"Structure" means anything constructed or erected that requires location on the ground or attached to something having location on the ground, but not including outdoor fixtures, as defined in Chapter 12.12 (i.e. wall less than 18” high, fence, post, flag pole), and not including hardscape, as defined in Section 17.32.060.

Examples of a structure include, but are not necessarily limited to, any dwelling, building, second unit, garage, carport, tool house, guest house, green house, pool house, satellite dish antenna, solar collector panel, tree house or other play structure, swimming pool, tennis court, play court, and deck.

Hardscape coverage consists of areas of the lot located beneath a roof or covered by manufactured, non-plant pervious or impervious materials but does not include anything included in structural coverage.

Lot Size
(square feet)
Maximum Coverage
(% of lot area)
Lot Size
(square feet)
Maximum Coverage
(% of lot area)
10,000 22% 10,000 50%
20,0000 21% 20,000 50%
40,000 15% 40,000 50%

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PROJECT SUMMARY FORM
P:\Front Counter Handouts\SDP5 Project Summary Form.docx 7/2018 Zoning of Property:

Lot Area (acres/sq.ft.) Gross: _____________________ Net: ______________________ Average Slope of Lot if Greater than 10%*: __________________ *If the slope is greater than 10%, include slope density formula calculations Allowable maximum square footage of main dwelling
FLOOR AREA Existing Sq. Ft. Proposed Sq. Ft.

First Floor
Second Floor
Basement
Garage:

Covered Porches (enclosed on
3 or more sides)
Accessory Structure(s)
Accessory Dwelling Unit
TOTAL
1 Area with a ceiling height over 12 ft. must be counted twice, staircases are counted only once.

Structural Coverage: Area and percentage of existing and proposed STRUCTURAL COVERAGE Existing Proposed
Sq. Ft. % Sq. Ft. %
Footprint of main
dwelling
Other structures
(accessory buildings,
structures, and ADU)
Covered Porches not
included in square
footage above
Pools and Spas
Other
TOTAL
Allowable Structural
Coverage
Square footage Percentage (%)
Impervious Coverage: Area and percentage of existing and proposed Impervious Coverage Existing Proposed
Sq. Ft. % Sq. Ft. %
Total Structural Coverage
Driveways/Walkways2
Patios2
Other
TOTAL
2 Indicate separately the coverage for impervious pavement and areas where permeable pavement or pavers are used. Staff will apply any discount.

Allowable Impervious
Coverage
Square footage Percentage (%)
Proposed Grading Quantity (cut, fill, and export)
Cut: _______________ Fill: _______________ Export: _______________ Import: _____________

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From: Julie Foster
To: Michael Foster; City Hall
Subject: Re: City Council to Discuss Possible Changes to the Municipal Code Definition of ‘Structure’ Date: Thursday, November 10, 2022 7:40:34 PM
As residents of Monte Sereno, we support the change to the municipal code definition of structure to remove pools and spas.

Thank you
On Thu, Nov 10, 2022 at 6:12 PM Michael Foster wrote:
---------- Forwarded message ---------
From: City of Monte Sereno <[email protected]> Date: Thu, Nov 10, 2022 at 5:00 PM
Subject: City Council to Discuss Possible Changes to the Municipal Code Definition of ‘Structure’
To:

City Council to Discuss Possible Changes to the
Municipal Code Definition of ‘Structure’

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Monte Sereno City CouncilNovember 15, 2022

Monte Sereno City Council
November 15, 2022