AGENDA
SAN RAFAEL CITY COUNCIL - MONDAY, NOVEMBER 3, 2025
REGULAR MEETING AT 6:00 P.M.
San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:
Watch on Webinar: https://tinyurl.com/city-council-1
Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 863-4489-1398#
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.
How to participate in the meeting:
• You are welcome to come to the meeting and provide public comment in person. Each speaker will have 2-minutes to provide public comment per agenda item. • Submit your comments by email to [email protected] by 4:00 p.m. the day of the meeting.
If you experience technical difficulties during the meeting, please contact [email protected].
OPEN SESSION – THIRD FLOOR CONFERENCE ROOM – 5:00 PM
1. Mayor Kate to announce Closed Session items.
CLOSED SESSION – THIRD FLOOR CONFERENCE ROOM – 5:00 PM
2. Closed Session:
a. CONFERENCE WITH LEGAL COUNSEL — ANTICIPATED LITIGATION pursuant to Government Code Section 54956.9(d)(2) (1 potential case) CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)
3. City Manager and Councilmember Reports:
CONSENT CALENDAR:
The opportunity for public comment on consent calendar items will occur prior to the City Council’s vote on the Consent Calendar. The City Council may approve the entire consent calendar with one action. In the alternative, items on the Consent Calendar may be removed by any City Council or staff member, for separate discussion and vote.
4. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Special and Regular City Council Meetings of October 20, 2025 (CC)
Recommended Action - Approve minutes as submitted
2 b. Establishment of Mobile Food Vending Program and Revised Ordinance Final Adoption of Ordinance 2053: An Ordinance Amending Title 10 (Businesses, Professions, Occupations, Industries and Trade) of the Municipal Code of the City of San Rafael, to Adopt Chapter 10.50, Mobile Vending Permit Program (CC) Recommended Action – Final adoption of Ordinance 2053
c. Annual Winter Wonderland Event Street Closure
Resolution Authorizing the Temporary Closure of Fourth Street (Between B Street and Lootens Place) and A Street (Between Julia Street and the Parking Entrance on A Street) in Downtown San Rafael on November 29, 2025, for the Annual Winter Wonderland Event (CED) Recommended Action – Adopt Resolution
d. Angle Street Parking on a Portion of Fifth Avenue Near Sun Valley Elementary School Resolution Authorizing Angled Parking Along a Portion of Fifth Avenue Between River Oaks Road and Happy Lane; CEQA Determination: Exempt Pursuant to CEQA Guideline Sections 15060(c)(3) (PW)
Recommended Action – Adopt Resolution
e. Lincoln Avenue Corridor Safety Improvements at Wilson Court and Brookdale Avenue Project Resolution Rejecting All Bids for the Lincoln Avenue Corridor Safety Improvements at Wilson Court and Brookdale Avenue Project, City Project No. 11453 (“Project”), and Authorizing the City Clerk to Call for New Bids (PW)
Recommended Action – Adopt Resolution
SPECIAL PRESENTATIONS
5. Special Presentations
a. Presentation of Proclamation in Recognition of Native American Heritage Month (HR) b. Presentation of Proclamation in Recognition of Jaimi Cortes, for her Service on the Board of Library Trustees (LR)
PUBLIC HEARINGS
6. Public Hearings
a. Triennial Fire Code Ordinance Amendments
Adopt the Ordinance Amending Chapter 4.08 of the San Rafael Municipal Code to Adopt by Reference the California Fire Code 2025 Edition with Local Amendments Based on the International Fire Code 2024 Edition, and the 2025 International Wildland-Urban Interface Code, Based on the 2024 International Wildland-Urban Interface Code and Adopting Findings of Fact Supporting the Amendments to Such Codes; CEQA Determination: Exempt Pursuant to CEQA Guideline 15061(b)(3) (FD)
Recommended Action – Adopt the Ordinance
b. Smoking Ordinance Amendments
An Ordinance Amending Chapter 9.04 of the San Rafael Municipal Code, the City’s Clean Indoor and Outdoor Air and Health Protection, to Prohibit All Smoking in Duplexes and Multi-Family Residences and to Allow Small Claims Courts to Grant Injunctive Relief; CEQA Determination: Exempt Pursuant to CEQA Guideline 15061 (b)(3) (CA) Recommended Action – Introduce the Ordinance, waive further reading and refer to it by title only
3 OTHER AGENDA ITEMS
7. Other Agenda Items
a. Greenhouse Gas Emissions Report and Sustainability Priorities Progress Update Accept the Greenhouse Gas Inventory Report for 2023, the Fiscal Year 2023-2025 TwoYear Sustainability Workplan Priorities Update, and the Countywide Building Electrification Roadmap (CM)
Recommended Action – Accept report, update and roadmap
OPEN TIME FOR PUBLIC EXPRESSION
The public is welcome to address the City Council at this time on matters not on the agenda that are within its jurisdiction. Please be advised that pursuant to Government Code Section 54954.2, the City Council is not permitted to discuss or take action on any matter not on the agenda unless it determines that an emergency exists, or that there is a need to take immediate action which arose following posting of the agenda. Comments may be no longer than two minutes and should be respectful to the community.
ADJOURNMENT:
Any records relating to an agenda item, received by a majority or more of the Council less than 72 hours before the meeting, shall be available for inspection online and at City Hall, 1400 Fifth Avenue, and placed with other agendarelated materials on the table in front of the Council Chamber prior to the meeting. Sign Language interpreters may be requested by calling (415) 485-3066 (voice), emailing [email protected] or using the California Telecommunications Relay Service by dialing “711”, at least 72 hours in advance of the meeting. Copies of documents are available in accessible formats upon request. To request Spanish language interpretation, please submit an online form at https://www.cityofsanrafael.org/request-for-interpretation/.
Kate Colin, Mayor • Maribeth Bushey, Vice Mayor • Eli Hill, Councilmember • Rachel Kertz, Councilmember • Maika Llorens Gulati, Councilmember DATE: November 3, 2025
TO: Lindsay Lara, City Clerk
FROM: Rob Epstein, City Attorney
Andrea Visveshwara, Chief Assistant City Attorney
SUBJECT: November 3, 2025 Closed Session Agenda
For Item 2.a on the Closed Session Agenda, please find the attached correspondence to publish with the agenda. In a subsequent conversation between the City’s legal counsel and the potential plaintiff, the City’s legal counsel understands the last sentence in the potential plaintiff’s email to be a threat of litigation. Information that is subject to the attorney client privilege or attorney work product doctrine has been redacted.
MEMORANDUM
From: Scott Emblidge
To: Andrea Visveshwara: Katherine Kasameyer
Subject:
Date:
FW: CV0006338 Record Update, Depositions, and Settlement Proposal Friday, October 24, 2025 8:08:46 AM
Attachments:
Andrea and Katherine,
Scott
From: Mark Allen >
Sent: Thursday, October 23, 2025 4:53 PM
To: Scott Emblidge <[email protected]>
Cc: Gianna Geil <[email protected]>
Subject: CV0006338 Record Update, Depositions, and Settlement Proposal Hi Scott,
Following the October 14 order, I' m filing a reconsideration motion for CV0006338 by 5:00 PM PDT, October 24, 2025, with new October 21 photos showing escalated Andersen Drive degradation. I propose updating our stipulation to include limited depositions by November 10, 2025, on 2046 exemption/impacts (e.g., Stefanski, Colin) to facilitate merits preparation. The City's November 15 record preparation is noted; please confirm it will include Police, Fire, and Healt h data per§ 21167.6(b)(2), especially regarding Merrydale and camp displacements.
Attached are updated non-conformed copies of the stipulation and [proposed] order; conformed versions will follow filing. Please confirm by 5:00 PM, October 24, 2025, or suggest a call (available October 23 evening or October 24 morning).
I intend to appeal CV0005691 (notice by December 9, 2025). The City's planned Merrydale purchase without CEQA review risks injunction; happy to consider mediation of both cases by November 15, 2025, to resolve efficient ly and avoid depositions/record disputes.
Regards,
Mark Allen
In Pro Per
Attachments:
1. Updated Stipulation Re Administrative Record Access, Rolling Production, and Depositions (CV0006338)
2. [Proposed] Order Approving Updated Stipulation
Minutes Subject to Approval at the November 3, 2025 Meeting
MINUTES
SAN RAFAEL CITY COUNCIL - MONDAY, OCTOBER 20, 2025
SPECIAL MEETING AT 4:30 P.M. AND 6:00 P.M.
San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
This meeting will be held in-person. This meeting is being streamed to YouTube at www.youtube.com/cityofsanrafael.
How to participate in the meeting:
• You are welcome to come to the meeting and provide public comment in person. Each speaker will have 2-minutes to provide public comment per agenda item. • Submit your comments by email to [email protected] by 4:00 p.m. the day of the meeting.
If you experience technical difficulties during the meeting, please contact [email protected].
SPECIAL MEETING AT 4:30 P.M.
San Rafael City Hall, Third Floor Conference Room
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:
Watch on Webinar: https://tinyurl.com/ccsm-2025-10-20
Listen by phone: (669) 900-9128
ID: 880-1025-7801#
Present: Vice Mayor Bushey
Councilmember Hill
Councilmember Llorens Gulati
Councilmember Kertz
Mayor Kate
Absent: None
Also Present: City Manager Cristine Alilovich
City Clerk Lindsay Lara
Mayor Kate called the meeting to order at 4:30 p.m.
SPECIAL MEETING
1. Special Meeting:
Mayor Kate invited public comment.
Speaker: Paula Kamena
a. Board, Commission and Committee Interviews
Interview Applicants and Make Appointments to the Police Advisory and Accountability Committee and the Planning Commission (Districts 1 and 4) to the End of October 2029 (CC)
2 The City Council interviewed the following applicants for the Police Advisory and Accountability Committee: Daniel Alm, Douglas Sides, Fatai Tokolahi, Jason Sarris and Kennedy Rodas.
Councilmember Llorens Gulati moved and Councilmember Kertz seconded to reappoint Daniel Alm and Fatai Tokolahi, and to appoint Kennedy Rodas as Youth Member, to the Police Advisory and Accountability Committee to the end of October 2029.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
The City Council interviewed the following applicants for the Planning Commission: Jill Rodby and Jack Salvemini.
Vice Mayor Bushey moved and Councilmember Kertz seconded to reappoint Jill Rodby as the District 1 Representative and to appoint Jack Salvemini as the District 4 Representative on the Planning Commission to the end of October 2029.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
Mayor Kate adjourned the meeting at 5:44 p.m.
REGULAR MEETING AT 6:00 P.M.
San Rafael City Hall, Council Chambers
1400 Fifth Avenue, San Rafael, CA 94901
Watch Online:
Watch on Webinar: https://tinyurl.com/city-council-2
Watch on YouTube: www.youtube.com/cityofsanrafael
Listen by phone: (669) 444-9171
ID: 860-6190-5675#
Present: Vice Mayor Bushey
Councilmember Hill
Councilmember Kertz
Councilmember Llorens Gulati
Mayor Kate
Absent: None
Also Present: City Manager Cristine Alilovich
Chief Assistant City Attorney Andrea Visveshwara
City Clerk Lindsay Lara
Mayor Kate called the meeting to order at 6:05 p.m. and invited City Clerk Lindsay Lara to call the roll.
Chief Assistant City Attorney Andrea Visveshwara announced that no reportable action was taken in Closed Session following the adjournment of the City Council meeting from October 6, 2025.
3 Mayor Kate provided opening remarks, which included gratitude to City Staff, an announcement of the Finance and ERP team named as Team of the Quarter for the 2nd Quarter, gratitude to residents who apply to Boards, Commissions and Committees, the sudden passing of Novato Councilmember Mark Milberg, and a land acknowledgment.
City Clerk Lindsay Lara informed the community that there would be Spanish language interpreting available for agenda item 7.b. She announced the in-person meeting would be recorded and streamed live to YouTube and through Zoom. She noted the two-minute timer for public comment and closed captioning on Zoom.
OPEN SESSION
2. None
CLOSED SESSION
3. Closed Session: - None.
CITY MANAGER AND COUNCILMEMBER REPORTS:
(including AB 1234 Reports on Meetings and Conferences Attended at City Expense)
4. City Manager and Councilmember Reports:
City Manager Cristine Alilovich provided the following announcements and updates:
• 350 Merrydale Road Interim Shelter Program Joint Press Conference with the County • Homelessness & Housing Subcommittee meeting to be held October 21 at City Hall, 11 a.m.
• United Against Hate Week
• What Works Cities Certification
• Public Art Program Launch
• Quarterly Climate Action Forum to be held October 23 at City Hall, 5-7 p.m. • Treat Walk at B Street Community Center to be held October 23, 4-6 p.m. • Movies in the Park to be held October 24 at Terra Linday Park, 7:15 p.m. • Trick-Or-Treat on Fourth Street hosted by the Downtown BID to be held October 25, 1-3 p.m. – Trunk-Or-Treat at Police Department
• Day of the Dead celebration to be held November 1 at Al Boro Community Center, 3-9 p.m.
City Councilmember Reports:
• Vice Mayor Bushey reported on a San Rafael Sanitation District board meeting, a Central Marin Sanitation Agency board meeting, and HOA events for Peacock Gap Homeowners Association and Montecito Area Residents Association. • Councilmember Kertz reported on the Cal Cities Annual Conference, the Fire Department and Police Department Open House, a Fire Foundation community event, the Marin Latino Leaders luncheon, the 350 Merrydale Press Conference, and the Mont Marin San Rafael Park ice cream social.
• Councilmember Hill reported on the Open House at the Public Safety Center and the 350 Merrydale Press Conference.
• Councilmember Llorens Gulai reported on a MCE Clean Energy event, MCE Clean Energy meetings, the Coastal Clean-Up Day, the Library Reopening Ribbon-Cutting, the San Rafael Fire Department Badge Pinning and Awards Ceremony, the Sustainable San Rafael 20th Anniversary party, the Annual BID Meeting Mixer, the San Rafael Chamber’s Inside the Funder’s Mind event, the Cal Cities Annual Conference, the Great Communities Collaborative (20th anniversary celebration), and the Pickleweed 4 Park Enhancement Project Ribbon-Cutting.
• Mayor Kate reported on the Transportation Authority of Marin (TAM) Clean Fleet Expo, the Pickleweed Park Ribbon-Cutting, the Sip and Bite Café Ribbon-Cutting, and The Cave Ribbon-Cutting, the East San Rafael Working Group, the Public Safety Open House, the Marin Latino Leaders Luncheon, and Sonoma Marin Area Rail Transit (SMART).
Mayor Kate invited public comment.
Speakers: Brent McClain, Sherna Deamer, Montecillo Area Residents Association, Phil Downs, Sr., Ashley, Kim, Name Withheld, Noel Stenberg, Sue, Walt Pederson, Name Withheld, Carter, Eoin Sheeran and Gregory Andrew
CONSENT CALENDAR:
Mayor Kate invited public comment; however, there was none.
Councilmember Llorens Gulati moved and Councilmember Kertz seconded to approve the Consent Calendar.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
Mayor Kate presented the Proclamation for National First Responders Day 2025.
5. Consent Calendar Items:
a. Approval of Minutes
Approve Minutes of the Special and Regular City Council Meetings of October 6, 2025 (CC) Approved minutes as submitted
b. Revised City Staff Appointments to Joint Powers Authorities and Committees Approve the Appointment of Representatives to the Marin County Hazardous and Solid Waste Joint Powers Authority (Zero Waste Marin), Marin Emergency Radio Authority (MERA), the Marin Wildfire Prevention Authority Operations Committee (MWPA), and the Marin General Services Authority (MGSA) (CM)
Approved appointments
c. California State Preschool Program Continued Funding Application and Renewal of Contract for Fiscal Year 2026-27
Resolution Authorizing the City of San Rafael to Apply for Continued Funding and Renewal of California State Preschool Program Contract with the California Department of Education and Designating Authorized Representatives as Signatories for Related Contract Documents (LR)
Adopted Resolution 15466
d. Byrne State Crisis Intervention Program (SCIP) Grant Acceptance Resolution Approving the Acceptance and Appropriation of Byrne State Crisis Intervention Program (SCIP) Grant Funds in the Amount of $483,282 to Support the San Rafael Specialized Assistance for Everyone (SAFE) Team, Expand Crisis Response Services, and 5 Develop Enhanced Firearm Relinquishment Procedures, and Authorizing the City Manager to Execute a Grant Agreement and Any Related Documents (PD) Adopted Resolution 15467
e. National First Responders’ Day 2025 Proclamation
Proclamation in Recognition of National First Responders’ Day 2025 (PW) Received and filed
SPECIAL PRESENTATIONS
6. Special Presentations
Mayor Kate invited public comment; however, there was none. a. Presentation of Proclamation in Recognition of United Against Hate Week 2025 and Support for Not in Our Town (CM)
Mayor Kate presented the proclamation.
Mayor Kate called a recess at 6:53 p.m.
Mayor Kate called the meeting back to order at 7:06 p.m.
PUBLIC HEARINGS
7. Public Hearings:
a. Triennial Fire Code Ordinance Amendments
An Ordinance Amending Chapter 4.08 of the San Rafael Municipal Code to Adopt by Reference the California Fire Code 2025 Edition with Local Amendments Based on the International Fire Code 2024 Edition, and the 2025 International Wildland-Urban Interface Code, Based on the 2024 International Wildland-Urban Interface Code and Adopting Findings Of Fact Supporting the Amendments to Such Codes: Setting a Public Hearing Date for Adoption; CEQA Determination: Exempt Pursuant to CEQA Guideline 15061(b)(3) (FD)
Deputy Fire Chief Bob Sinnott presented the Staff Report.
Mayor Kate invited public comment; however, there was none.
City Councilmembers provided comments.
Councilmember Kertz moved and Councilmember Hill seconded to introduce the Ordinance, waive further reading and refer to it by title only and set a Public Hearing for November 3, 2025.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
The City Clerk read the title of the Ordinance
An Ordinance Amending Chapter 4.08 of the San Rafael Municipal Code to Adopt by Reference the California Fire Code 2025 Edition with Local Amendments Based on the International Fire Code 2024 Edition, and the 2025 International Wildland-Urban Interface 6 Code, Based on the 2024 International Wildland-Urban Interface Code and Adopting Findings of Fact Supporting the Amendments to Such Codes. b. Establishment of Mobile Food Vending Program and Revised Ordinance Introduction of (1) An Ordinance Amending Title 10 (Businesses, Professions, Occupations, Industries and Trade) of the Municipal Code of the City of San Rafael, to Adopt Chapter
10.50, Mobile Vending Permit Program; (2) A Resolution to Add Mobile Vending Program Fees to the City’s Master Fee Schedule for Fiscal Year 2025-2026; and (3) A Resolution Authorizing the City of Manager to Enter into an Interlocal Enforcement Memorandum of Understanding with the County of Marin; CEQA Determination: Exempt Pursuant to CEQA Guidelines Section 15061 (B)(3) (CED)
Assistant City Manager Angela Robinson Piñon provided comments and introduced Assistant Director of Community and Economic Development Director Greg Minor who presented the Staff Report, and invited Sarah Jones, County of Marin Community Development Agency Director, to provide some comments.
Staff responded to questions from the City Council.
Mayor Kate opened public comment.
Speakers: Diana Benitez, Canal Alliance, Franccesca Santana, Felix Perez, Voces del Canal, Osiris, Angelica, Cris Parra, Aurelia Vargas, Nuestro Canal, Nuestro Futuro/Voces del Canal, Daniel Duarte, Marta Garcia, Efrain Ida, Cruz Vargas, Voces del Canal, Mario Santay, Javier, Nuestro Canal, Nuestro Futuro, Florida Malrodas, Voces del Canal/Nuestro Canal, Nuestro Futuro, Marina Palma, Sharon Velasco and Jose, Nuestro Canal, Nuestro Futuro.
Staff responded to questions raised during public comment.
City Councilmembers provided comments.
Councilmember Llorens Gulati moved and Councilmember Kertz seconded to introduce the Ordinance, waive further reading and refer to it by title only.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
The City Clerk read the title of the Ordinance
An Ordinance Amending Title 10 (Businesses, Professions, Occupations, Industries and Trade) of the Municipal Code of the City of San Rafael, to Adopt Chapter 10.50, Mobile Vending Permit Program.
Councilmember Llorens Gulati moved and Councilmember Kertz seconded to adopt a Resolution to Add Mobile Vending Program Fees to the City’s Master Fee Schedule for Fiscal Year 2025-2026.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
7 Adopted Resolution 15468
Vice Mayor Bushey moved and Councilmember Hill seconded to adopt a Resolution Authorizing the City of Manager to Enter into an Interlocal Enforcement Memorandum of Understanding with the County of Marin.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
Adopted Resolution 15469
Mayor Kate called a recess at 9:36 p.m.
Mayor Kate called the meeting back to order at 9:44 p.m.
OTHER AGENDA ITEMS
8. Other Agenda Items:
a. City Council Three-Year Strategic Plan for Fiscal Year 2025-2026 and Work Plan for FY 2025- 26 Resolution Adopting the City Council’s Revised Three-Year Strategic Plan for FY 2025- 2028 and Work Plan for Fiscal Years 2025-26 (CM)
City Manager Cristine Alilovich, Assistant City Manager John Stefanski and Digital Service and Open Government Director Sean Mooney presented the Staff Report.
Staff responded to questions from the City Council.
Mayor Kate invited public comment.
Speakers: Sherna Deamer, Montecillo Area Residents Association and Diana Benitez, Canal Alliance
Staff responded to questions raised during public comment.
City Councilmembers provided comments.
Vice Mayor Bushey moved and Councilmember Kertz seconded to adopt a Resolution Adopting the City Council’s Revised Three-Year Strategic Plan for FY 2025-2028 and Work Plan for Fiscal Years 2025-26.
AYES: Councilmembers: Bushey, Hill, Kertz, Llorens Gulati & Mayor Kate NOES: Councilmembers: None
ABSENT: Councilmembers: None
Adopted Resolution 15470
OPEN TIME FOR PUBLIC EXPRESSION
• None
8 ADJOURNMENT:
Mayor Kate adjourned the meeting at 10:48 p.m. in honor of Mark Milberg, Novato Councilmember who recently passed away.
__________________________
LINDSAY LARA, City Clerk
APPROVED THIS _____DAY OF____________, 2025
_____________________________________
KATE COLIN, Mayor
4935-3821-1405 v3 1
ORDINANCE NO. 2053
AN ORDINANCE OF THE SAN RAFAEL CITY COUNCIL AMENDING TITLE 10 (BUSINESSES, PROFESSIONS, OCCUPATIONS, INDUSTRIES AND TRADE) OF THE MUNICIPAL CODE OF THE CITY OF SAN RAFAEL, TO ADOPT CHAPTER 10.50,
MOBILE VENDING PERMIT PROGRAM
WHEREAS, California Constitution, article XI, section 7, authorizes the City of San Rafael (“City”) to adopt and enforce local police, sanitary, and other ordinances and regulations that are not in conflict with the general laws.
WHEREAS, Senate Bill (SB) 946 (2018), codified at Government Code section 51036, et seq. authorizes the City to regulate sidewalk vending to help protect public health and safety.
WHEREAS, the City has seen a rise in mobile vending, particularly unpermitted food vending, in recent years, resulting in the spread of food-borne illnesses, blockage of the public right of way, litter, and improper disposal of grease, among other nuisance issues; and
WHEREAS, mobile vending offers a low-cost pathway to entrepreneurship as well as affordable food options for community members; and
WHEREAS, the City now desires to add SRMC 10.50, Mobile Vending Permit Program , to help regulate the sale of food, goods, and merchandise to ensure compliance with health and safety requirements while ensuring the accessibility of affordable food options and local entrepreneurship opportunities; and.
WHEREAS, it is necessary to adopt requirements regulating the time, place, and manner of sidewalk vending in order to protect public health, safety, and welfare; and
WHEREAS, Section 403.5.1 of the 2010 ADA Standards for Accessible Design generally requires sidewalks to have a minimum width of 3 feet for compliance with the Americans with Disabilities Act, and the City desires to protect access to public rights-of-way by disabled persons; and
WHEREAS, it is necessary to adopt additional requirements regulating the time, place, and manner of sidewalk vending in parks owned or operated by the City in order to: (1) address health, safety, and welfare concerns; (2) ensure the public’s use and enjoyment of natural resources and recreational opportunities; and (3) prevent an undue concentration of commercial activity that unreasonably interferes with the scenic and natural character of the parks.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS:
Section 1. Adoption of Regulation of Mobile Vendors
4935-3821-1405 v3 2
Section 10.50 of the Municipal Code of the City of San Rafael is hereby added to read as follows:
Chapter 10.50 REGULATIONS OF SIDEWALK VENDORS
10.50.010 Purpose.
A. The purpose of this chapter is to establish a permitting and regulatory program for sidewalk and other mobile vendors that complies with Government Code Section 51036, et seq.
B. The City Council finds that to promote the public health, safety and welfare, regulating mobile vending is necessary to ensure no unreasonable interference with the flow of pedestrian or vehicular traffic including ingress into, or egress from, any residence, public building, place of business, park, areas located within the immediate vicinity of a permitted certified farmers' market and a permitted swap meet, an area designated by a temporary special permit issued by the City, street to the sidewalk, and by persons exiting or entering parked or standing vehicles.
C. Prohibiting sidewalk vending in streets and medians is necessary to protect the health and safety of vendors and their patrons, because they are at risk of being struck by vehicles and/or causing vehicular accidents if vending occurs in streets or medians.
D. Limiting mobile vending hours of operation within residential neighborhoods to specific daylight hours consistent with a residential atmosphere is necessary to protect the safety of vendors and residents who would be more vulnerable to criminal activities during evening hours, and to promote the welfare of the residents by prohibiting commercial activities and associated noise and traffic during hours when residents should be able to enjoy peace and quiet.
E. These regulations ensure continuous access for the use and maintenance of sidewalks, pathways, poles, posts, traffic signs or signals, hydrants, firefighting apparatus, and mailboxes, as well as access to locations used for public transportation services.
F. These regulations ensure such activities occur only in locations where they will not restrict sidewalk and pathway access and enjoyment by individuals with disabilities pursuant to the Americans with Disabilities Act of 1990 and other disability access standards.
G. These regulations reduce exposure to the City for personal injury or property damage claims and litigation.
10.50.020 Definitions.
As used in this chapter, the following terms and phrases shall have the meaning ascribed to them in this section, unless the context in which they are used clearly requires otherwise. If a term or phrase is not defined in this section or elsewhere in this code, the most common dictionary definition is presumed to be correct. 4935-3821-1405 v3 3
"Above-ground structure" means any structure affixed to a sidewalk, including, but not limited to, a streetlight, tree well, parking meter, utility structure, utility box, bike rack, scooter corral, mailbox, trash can, elevator, kiosk, newspaper rack, picnic shelter, bench, table, wall, sign pole, traffic signal pole, signal pushbutton pole, and stairs. "Alcoholic Beverage" shall have the same meaning as defined in Section 8.18.010 of this code, or any successor section.
"Applicant" means any person who has applied for a Mobile Vending Permit to be a mobile vendor in the City.
"Cannabis" means the substances defined in Section 10.96.040 of this code, or any successor section.
"City" means the City of San Rafael.
"Certified farmers' market" means a location operated in accordance with Chapter 10.5 (commencing with Section 47000) of Division 17 of the Food and Agricultural Code and any regulations adopted pursuant to that chapter, or any successor chapter. "Concessionaire" means the holder of an exclusive agreement with the City for the sale of food or merchandise in a City-owned park.
"Conveyance" means any non-motorized wheeled device used to carry persons or property and includes pushcarts, pedal-driven carts, and wagons. "Civic Center" means the buildings, facilities, and parking lots or areas including City Hall location at 1400 Fifth Avenue, San Rafael, California, or at such other place as may be designated by the Council, fixed as the meeting place for all official meetings of the Council.
"Director" means the Director of Community and Economic Development Department, or their designated representative.
"Emergency vehicle access" means the roadway, path, or other surface that provides police or fire vehicular access from the dispatched point of origin to a facility, building, parcel, park or portion thereof. Emergency vehicle access includes, but is not limited to, fire lanes, public and private streets, parking lot lanes, access roadways, trails, and walkways.
"Food" means any type of human edible substance, including any food product or beverage as provided in Health and Safety Code Section 113781, or any successor section.
"Fire station" means any facility where fire engines and other equipment of the San Rafael Fire Department are housed.
"Goods" means items, personal property, merchandise, or any other similar item that is generally sold, including food and beverages.
4935-3821-1405 v3 4
"Hardscape" means paving material, including tiles, mortared pavers, decomposed granite, colored or patterned concrete with a tile, brick, or stone appearance, or a paving material with enhanced concrete that has an exposed aggregate, colored, or salt finish. "Hearing officer" means an impartial individual designated to determine appeals. "Heating element" means any device used to create heat. "Impound" means to seize or take custody of mobile vending cart, equipment, utensils, food or merchandise (collectively classified as "items") because of a violation of any applicable law or regulation.
"Major transit stop" means the portion of a site designated as the passenger loading area that contains any of the following: an existing rail transit station, a bus or rail transit service, or the intersection of two or more major bus routes with a service interval of 15 minutes or less during the morning and afternoon peak commute periods. "Merchandise" means any goods or item(s) that can be sold and immediately obtained from a mobile vendor, which is not considered food. Items for rent shall not be considered merchandise. Merchandise does not include services.
"Mobile Vending Permit" or "permit" means a permit established by this chapter that has been issued to any applicant engaging in mobile vending activities in the City. "Mobile vendor" means a person(s) who sells food or merchandise from a vending cart or from one's person, upon a public sidewalk or on private property. It includes both roaming vendors and stationary vendors.
"Mobile vendor activities" or "mobile vending activity" means actions that qualify a person as a mobile vendor or actions done in anticipation of becoming a mobile vendor such as, but not limited to, installation, placement, or maintenance of any mobile vending cart. "Park" means any area dedicated or established as a public park or open space owned or operated by the City, including, without limitation, active and passive parks. "Pathway" or "pedestrian pathway" means a paved or improved path, or walkway used primarily for pedestrian travel, other than a sidewalk. Pathway or pedestrian pathway does not mean the grassy areas of parks.
"Person" means one or more natural persons, groups, businesses, business trusts, companies, corporations, joint ventures, joint stock companies, partnerships, entities, associations, clubs, or organizations composed of two or more individuals (or the manager, lessee, agent, servant, officer, or employee of any of them), whether engaged in business, nonprofit or any other activity.
"Portable cooking equipment" means any gas-fueled appliance used to heat, cook, or prepare food or beverages on a conveyance by a mobile vendor. 4935-3821-1405 v3 5
"Public property" means all property owned or controlled by the City, including, but not limited to, alleys, parks, pathways, streets, parking lots, sidewalks, and trails. "Public right-of-way" means a public easement for streets, alleys, or other uses, other than a sidewalk.
"Residential" means any area zoned exclusively as residential in the zoning code. "Roaming mobile vendor" means a mobile vendor who moves from place-to-place and stops only to complete a transaction.
"School" means an institution of learning that offers instruction in those courses of study required by the education code or that is maintained pursuant to standards set by the State Board of Education. This definition does not include a vocational or professional institution or an institution of higher education, including a community or junior college, college, or university.
"Services" means activities involving the performance of work for others or the provision of intangible items that cannot be returned once they are provided. Examples include, but are not limited to, hair braiding, face painting, massage, yoga, fortune telling, tattooing, and dog training.
"Sidewalk" means a public paved or hardscape sidewalk, parkway, pedestrian path, walkway or other public right-of-way specifically designed for the exclusive use of pedestrian travel. A sidewalk shall not include streets, alleys, medians, plazas, or Cityowned parking lots or structures. "Stationary mobile vendor" means a mobile vendor who vends from a fixed location. "Street" means a public or private vehicular right-of-way other than an alley or private drive.
"Swap meet" means a location operated in accordance with Article 6 (commencing with Section 21660) of Chapter 9 of Division 8 of the Business and Professions Code, and any regulations adopted pursuant to that chapter, or any successor chapter. "Temporary special permit" means a permit issued by the City for the temporary use of, or encroachment on, the sidewalk or other public property, including, but not limited to, an encroachment permit, special event permit, or temporary event permit, for purposes including, but not limited to, farmers' markets, swap meets, filming, fireworks show, parades, athletic events, public assemblies, carnivals, fairs, walks, runs and marathons, festivals, shows, seasonal or holiday events and outdoor concerts or performances. "Trail" means a paved pathway (which may consist of decomposed granite) designed to be used primarily by bicyclists, horses and other modes of transportation including Class 1 (off street) trails and riding and hiking trails as denoted in the general plan other than primarily for pedestrian travel.
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"Vend" or "vending" means to barter, exchange, sell, offer for sale, display for sale, or solicit offers to purchase food or merchandise. Vend and vending does not include the offering of services.
"Vendor" or "vending cart" means a pushcart, stand, display, pedal-driven cart, wagon, showcase, rack, or other non-motorized conveyance used for vending that is not a vehicle as defined in the vehicle code.
10.50.030 Permit Required.
A. No person, for either themselves or any other person, shall engage in any mobile vendor activities within the City without first applying for and receiving a business license from the City's Finance Department, and a Mobile Vending Permit from the City's Community and Economic Development Department in accordance with this chapter.
B. A Mobile Vending Permit is not required for a certified farmers' market, swap meet, or any activity or event authorized by a temporary special permit.
10.50.040 Permit Application.
Every person, prior to engaging in, conducting, or carrying on the business of mobile vending, shall file an application with the Community and Economic Development Department on a form approved by the City Manager or designee. Such an application shall be accompanied by a nonrefundable application permit fee if such a fee is adopted by the resolution of the City Council, and shall contain, at a minimum, identifying information about the applicant and business, the items that will be sold, the location of the mobile vending, including the location for fixed mobile vending and the route for roaming mobile vending, hours of operation, and other information deemed necessary to determine compliance with Chapter."
10.50.050 Investigation and Action Upon Permit Application.
A. Determination of Completeness. The Director shall, within 30 calendar days of application submission, review the submission of any application for a Mobile Vending Permit to determine if the application contains all of the requisite information set forth in Section 10.50.040. Any application that is missing required information or that is not accompanied by the requisite fee shall be deemed incomplete and shall not be processed by the Director. In such case, the Director shall issue a notice of incompleteness to the applicant specifying the information that is missing resulting in the incomplete application. Failure of the applicant to submit the missing information within 30 calendar days of the notice of incompleteness shall be deemed an administrative withdrawal of the Mobile Vending Permit application by the applicant.
B. Notwithstanding the provisions of this code, the Director shall approve the issuance of a Mobile Vending Permit unless the Director determines that any of the following disqualifications exist:
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1. The applicant has failed to submit any of the information, documentation, or fees required pursuant to Section 10.50.040;
2. The applicant does not possess all federal, state, and/or local permits, licenses, certificates, and/or approvals required to engage in the activity subject to the permit;
3. The applicant has made one or more materially false, misleading, fraudulent, misstatements or misrepresentations in the application or supplemental information;
4. The applicant's proposed vending activity, as described in the application, is inconsistent with the standards, conditions, prohibitions, and requirements set forth in this chapter;
5. The applicant has failed to demonstrate an ability to conform to the standards, conditions, prohibitions, or requirements set forth in this chapter;
6. The conduct of the mobile vendor will interfere with traffic or pedestrian movement, or interfere with or endanger the public peace or rights of nearby residents to the quiet and peaceable enjoyment of their property, which would result in a detriment to the public peace, health, safety, or general welfare;
7. The conduct of the mobile vendor will unduly interfere with normal governmental or City operations, threaten to result in damage or detriment to public property;
8. The conduct of such mobile vending activity will constitute a fire hazard, even after all proper safety precautions are taken;
9. The conduct of such mobile vending activity will require the diversion of police officers to properly police the area of such activity as to interfere with normal police protection for other areas of the City;
10.The applicant has had a Mobile Vending Permit revoked within the previous year;
11.The applicant has not paid all previous administrative fine(s), completed all community service, or completed any other alternative disposition associated in any way with a previous violation of this chapter;
10.50.060 Denial of Mobile Vending Permit.
A. If a Mobile Vending Permit is denied pursuant to this chapter, the applicant shall be notified in writing of the denial of the permit, along with the grounds for denial.
The notice shall also advise the applicant of the ability to appeal the denial in the manner set forth in Section 10.50.150(C). Notice shall be mailed to the applicant at the address listed in the application.
10.50.070 Term of Permit and Renewal.
A. A Mobile Vending Permit issued pursuant to this chapter shall automatically expire one year from the date issued unless an earlier expiration date is noted on the permit.
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B. Renewal of Permit. Any applicant who has been issued a Mobile Vending Permit and seeks to continue mobile vending must renew the Mobile Vending Permit, before the Mobile Vending Permit has expired, through the same application process described in Section 10.50.040. A renewal is effective when approved by the Director, not when the application is submitted. Unless timely renewed, any Mobile Vending Permit issued pursuant to this chapter shall expire and become null and void at the end of its term.
C. Renewal of Permit After Revocation. Any applicant whose Mobile Vending Permit is revoked may not renew their permit or apply for a new permit within one year from the date the permit is revoked.
10.50.080 Permit Non-Transferable.
A. A Mobile Vending Permit issued pursuant to this chapter shall not be transferable to any other entity or person.
B. Any change in ownership, sidewalk operation or vending activity of an issued Mobile Vending Permit requires the filing of a new permit application under this chapter.
10.50.090 Conditions and Restrictions Imposed on Permit; Health and Safety Justification.
A. Mobile vendors shall adhere to all operating conditions and requirements set forth in this chapter, and all restrictions, limitations, and operating requirements set forth in this chapter shall constitute conditions upon any Mobile Vending Permit issued pursuant to this chapter.
B. The conditions, restrictions and operating requirements set forth in this chapter are intended to protect the health and safety of vendors, their patrons, and the general public for reasons including, but not limited to:
1. Reducing exposure to pedestrian versus vehicle contact;
2. Ensuring better visibility of drivers entering or exiting driveways;
3. Protecting access to public rights-of-way by disabled persons to comply with the Americans with Disabilities Act;
4. Ensuring safe pedestrian pathways in areas commonly utilized by pedestrians;
5. Preventing the appearance of "marketplace" vending on sidewalks which is more likely to generate crowding on public sidewalks that would impede pedestrians and disable use of sidewalks;
6. Reducing the chance pedestrians will enter vehicular rights-of-way or block the entrance or exit of a business;
7. Reducing the danger that school children will enter into traffic and be injured or killed trying to reach a vendor;
8. Reducing unnecessary or unanticipated slowing of vehicles approaching onramps, immediately adjacent to curb and sidewalk, or exiting freeway off- 4935-3821-1405 v3 9
ramps where drivers are merging into oncoming traffic, all of which are likely to cause accidents;
9. Reducing the possibility that drivers will be distracted in their line of sight by a vendor in the way of oncoming traffic;
10.Causing visual distraction to the driving public;
11.Causing excessive noise that disturbs the peace;
12.Eliminating litter, refuse and food waste from the public rights-of-way; and
13.Reducing the likelihood of contamination deposited into the City's storm drain system.
10.50.100 General Mobile Vendor Operating Requirements.
The following operating requirements and prohibitions shall constitute conditions of any Mobile Vending Permit:
A. Sidewalk vendors shall operate in compliance with all applicable federal, state, county, and City laws, ordinances, and regulations.
B. Stationary sidewalk vendors shall display a City-issued Mobile Vending Permit and business license on the street-side portion of the City-approved vending cart. The applicant who has been issued a Mobile Vending Permit shall always be at the approved location while conducting vending activities except as permitted by law for reasonable time away due to rest, restroom, and meal breaks.
C. Roaming mobile vendors shall display a City-issued Mobile Vending Permit and business license on the City-approved vending cart; or if no vending cart is utilized, a roaming sidewalk vendor shall keep the City-issued Mobile Vending Permit and business license upon their person in a conspicuous manner at all times while conducting vending activities. The applicant who been issued a Mobile Vending Permit shall always be at the approved areas or route while conducting vending activities except as permitted by law for reasonable time away due to rest, restroom, and meal breaks.
1. Roaming mobile vendors shall move continuously except when necessary to complete a sale. Notwithstanding the foregoing, the roaming mobile vendors shall immediately move when necessary to provide access to the sidewalk to avoid impeding the flow of pedestrian or other traffic.
2. Roaming mobile vending within any residential areas of the City is prohibited daily between the hours of eight p.m. (8:00 p.m.) and eight a.m. (8:00 a.m.) of the following day.
D. Mobile vendors shall comply with all applicable laws relating to the employment of minors. Any minor assisting with or engaged in vending shall be accompanied by a mobile vendor with a valid vending permit. Any and all actions of the minor related to vending, including any violations committed by the minor, are attributable to the sidewalk vendor.
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E. No stationary sidewalk vendor shall vend, and no roaming sidewalk vendor shall stop to make sales within the number of feet designated below from the nearest portion of the following locations:
1. Within 25 feet of a fire hydrant or connection, fire lane, fire call box, or other emergency facility;
2. On any designated emergency vehicle accessway;
3. Within three feet of the edge of any curb including areas of the curb to provide for unobstructed access for loading and unloading, parking space, access ramp designed for individuals with disabilities, public utility providers, deliveries, police, fire or other essential service activities;
4. Within 25 feet of a bus stop, taxi stand, bus bench, or bus shelter;
5. Within 25 feet of any entrance, fire escape or emergency exit of any business during the hours that the business is open to the public or to persons having or conducting lawful business therein;
6. Sidewalk vendors shall not engage in sidewalk vending activities within 25 feet of another sidewalk vendor;
7. Within 500 feet of any permitted certified farmers' market, permitted swap meet, or an area designated for use pursuant to a temporary special permit, during the operating hours or duration of the certified farmers' market, swap meet, or temporary special permit;
8. Upon any sidewalk that is within 100 feet of the nearest property line of any property on which a school, a place of worship, or a child day-care facility is located;
9. Upon any sidewalk that is within 100 feet of the nearest property line of any property on which a private and post-secondary education, college or university building or campus is located;
10.Within or on any median strip or dividing section of any street;
11.Within any landscaped area or on an unpaved surface;
12.Within 25 feet of any active encroachment permit issued and displayed during the time and dates listed in the permit;
13.Within 25 feet of any outdoor dining or patio area of a business;
14.Within any public property that does not meet the definition of a sidewalk or pathway including, without limitation, any alley, median, trail, street, roadway, parking lot, or parking structure;
15.Within any private property without having first obtained current and valid permits and licenses from the City for such activity and received express written consent of the property owner or lessee of the property; F. Mobile vendors shall not vend in a manner that blocks or obstructs the free movement of pedestrians on sidewalks and must maintain a minimum of three feet of accessible path of travel, without obstruction, along the sidewalk upon which the vendor is vending so as to enable persons to freely pass while walking, running, or using mobility assistance devices.
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G. Mobile vendors shall not block any entrances to buildings, driveways, parking spaces, or windows.
H. Mobile vendors shall not vend to customers in vehicles unless said vehicles are lawfully parked and shall not cause vehicles to stop in traffic lanes or persons to stand in traffic lanes.
I. Mobile vendors that sell food shall maintain a trash container in or on their mobile vending station and shall not empty their trash into public trash cans. The size of the vendor's trash container shall be considered when assessing the total size limit of a stationary mobile vending. Mobile vendors shall not leave any location without first picking up, removing, and disposing of all trash or refuse from their operation, and returning the site to the condition present at the time the mobile vendor arrived.
J. Mobile vendors shall maintain the area immediately surrounding the vending area in a clean and sanitary condition. Prior to leaving any vending location, the mobile vendor shall pick up, remove, and lawfully dispose of all byproducts (including fats, oils, and grease) and litter generated by the vending operation (whether by the vendor or customer) within 25 feet of the vending location. Mobile vendors shall not cause, permit, or suffer any litter, food, or other discarded or abandoned object to be thrown, deposited, or left in or upon any street, sidewalk, gutter, storm drain, inlet, catch basin, or other drainage structure, or upon any public or private land in the City.
K. Vending carts shall not be left unattended on the public right-of-way at any time.
L. Mobile vendors engaged in the vending of food or beverages shall have hand sanitizer located in a conspicuous location readily available for use by customers.
M. All food and merchandise shall be stored either inside or affixed to the mobile vendor station or carried by the mobile vendor. Food and merchandise shall not be stored, placed, or kept on any public property. If affixed to the mobile vendor station, the overall space taken up by the mobile vendor station shall not exceed the size requirements provided in this chapter.
N. Roaming mobile vendors shall not use any portable cooking equipment, gas-fueled appliance, or any open flame unless approved and permitted by the Director, San Rafael City Fire Department and/or Marin County Environmental Health Services.
O. Mobile vendors who vend any food, beverage, or liquid product must implement the following practices:
1. Possess spill kits that are comprised of paper towels, cloth towels, cat litter, or sand at all times while vending;
2. Remove all spill materials from the public right-of-way and sidewalks once the spilled material is absorbed off the ground;
3. Capture and prevent spills leaving the area and moving into the surrounding streets from entering the stormwater conveyance system, including curbs, gutters, and storm drains;
4. Properly dispose of grease, either by hiring and utilizing an on-site grease collector or collection system, or at an acceptable facility; and 4935-3821-1405 v3 12
5. Ensure that any water or rinse residue used for vending activities (e.g., cooler water, ice, food preparation water) is not disposed in the curbs, gutters, streets, drains, or on any public property.
P. Mobile vendors shall ensure that all customer queuing, waiting areas, or lines do not block, hinder, or interfere with the free flow of pedestrian or vehicular traffic along, over, or across public property, and otherwise comply at all times with the location-related restrictions set forth in this chapter relative to sidewalk vending activities.
Q. During an urgent or emergency public safety event or incident, including, but not limited to, a traffic accident, crime scene, medical emergency, gas leak, natural disaster, fire, on-site construction, sidewalk or road work or related work on a capital improvement project, the City may temporarily require the mobile vendors to relocate to another location or area if doing so is necessary to protect the public health, safety, or welfare.
R. Mobile vendors may only use an umbrella or temporary covering for shade or protection from sun or rain over the vending cart, and it shall not exceed eight feet in height nor five feet in diameter. Furthermore, the use of such an umbrella or temporary covering shall be fire rated as flame-resistant as approved by the San Rafael Fire Department for any vending activities while an approved heating element or portable cooking equipment is in use.
S. Notwithstanding any specific requirements, conditions or prohibitions contained in this chapter, mobile vending is prohibited at any location, public property or area where the operation of mobile vending activities creates a reasonable danger to the health, safety or general welfare of the public or property.
T. Mobile vendors shall present, upon request, a valid government-issued photo identification, California driver's license or identification card, Mobile Vending Permit, business license, and other applicable license or permit, to any City official including a City code compliance officer, building inspector, police officer, firefighter, fire prevention specialist or examiner, Marin County health inspector authorized to enforce this chapter including to ensure the safe operation and any heating elements or portable cooking equipment used to prepare food, as well as to any person to whom they are vending.
10.50.110 Stationary Mobile Vendor Operating Requirements.
In addition to the general operating requirements set forth in Sections 10.50.100,
10.50.120 and 10.50.130, stationary mobile vendors shall comply with the following operating requirements and prohibitions, and each of these operating requirements and prohibitions shall constitute conditions of any Mobile Vending Permit for a stationary sidewalk vendor.
A. Stationary sidewalk vending activity is prohibited from operating or establishing in any residential areas of the City, defined as zoning districts R, DR, MR, and HR 4935-3821-1405 v3 13
under San Rafael Municipal Code Section 14.04.020 et seq., or within the Downtown Precise Plan area.
B. Stationary mobile vendors may vend on private property under the following conditions:
1. The applicant provides written authorization from the property consenting to vending activity on their property.
2. The applicant complies with the requirements of San Rafael Municipal Code (SRMC) Section 14.17.130 (Temporary Uses), including obtaining complying with any performance standards or conditions attached to the approval of the temporary use permit.
C. Any vending cart used in the vending activity shall be removed from the sidewalk each day at the close of business.
D. Stationary mobile vendors shall not cause, allow, or suffer the placement of chairs, fences, shade structures, umbrellas, other furniture not used to display merchandise, rugs, towels, or fabric of any kind upon the sidewalk in conjunction with the vending operation (whether for the display of goods or any other reason).
E. Stationary mobile vendors shall not cause, allow, or suffer the erection or placement of any signs upon the sidewalk or a vending cart, unless allowed or approved pursuant to Chapter 14.19.
F. Stationary mobile vendors shall not attach or use any water lines, electrical lines, or gas lines located on public property or owned by the City, or belonging to any other entity or person, during the vending activity.
G. No vending cart may exceed an overall height of five feet, a total width of five feet, and a total length of five feet. It may not include attachments such as balloons, streamers, ribbons, or pinwheels.
H. Vending activities shall only occur on sidewalks or pathways where it is possible to maintain a minimum of three feet of accessible path of travel, without obstruction, along the sidewalk upon which the vendor is vending.
I. Vendors shall only use any portable cooking equipment or heating element as approved by the Director, San Rafael City Fire Department and/or Marin County Environmental Health Services. The following additional conditions apply:
1. The equipment shall be kept at least 20 feet from any permanent structure and at least 30 feet from any dry grass, grain, brush, or forested area;
2. The equipment shall not be unattended;
3. No vendor shall smoke or vape or allow any person to smoke or vape within 20 feet;
4. The vendor shall regularly clean the portable cooking equipment to remove grease and food buildup;
5. The equipment shall only use propane, natural gas, or butane cylinder tanks;
6. The vendor shall use or store only propane, natural gas, or butane tanks of 20 gallons or less, with a limit of two 20-gallon tanks on a conveyance; 4935-3821-1405 v3 14
7. Tanks shall be stored in an upright position during use and positioned in such a way as to prevent falling, tipping, and tampering;
8. Tanks shall be disconnected while the conveyance is in transit or not in use;
9. Only tanks with a shut-off valve and a pressure regulator, having hoses of a type approved for use by the manufacturer with the equipment are allowed;
10.All connections to the tank shall be tested for potential leaks before each use using soap and water; and
11.Any conveyance that stores a tank shall have two ventilation openings on opposite sides at the cylinder valve level and at least one ventilation opening at the floor level. Each opening shall be a minimum of 10 square inches, screened with a minimum 16 mesh and shall vent to the exterior of the conveyance.
J. Stationary mobile vendors shall comply with the following fire extinguisher requirements:
1. An easily accessible, properly charged and maintained 2A-10BC-rated five pound fire extinguisher shall be kept at the vending cart at all times and be familiar with its proper use. Stationary sidewalk vendors shall ensure the extinguisher has been serviced within the last year and has a valid California State Fire Marshal service tag attached;
2. Deep-fat fryers or woks with cooking oil capacity of six inches depth or greater using combustible cooking media, vegetable or animal oils or fats, shall be provided with a Class K fire extinguisher;
3. The extinguisher shall be mounted securely to the vending cart or equipment; and
4. The extinguisher shall be located away from the cooking area but within reasonable reach to prevent the spread of fire.
10.50.120 Operating Requirements for Mobile Vendors Within a Park.
Mobile vendors shall comply with the following operating requirements and prohibitions, and each of these operating requirements and prohibitions shall constitute conditions of any Mobile Vending Permit for a sidewalk vendor within a park.
A. Mobile vendors are prohibited from operating within any portion of a City park for which the City has signed an agreement for concessions that exclusively permits the sale of merchandise or food by the concessionaire.
B. Mobile vendors operating within a City park shall comply with all operating requirements and prohibitions set forth in Sections 10.50.100, 10.50.110 and
10.50.130.
C. Roaming sidewalk vendors shall not vend within 50 feet of any portion of a park for which the City has signed an agreement for concessions that exclusively permits the sale of merchandise or food by the concessionaire.
D. Mobile vendors shall not vend in the following locations within a park:
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1. Within 25 feet of any field, court, or pitch that is primarily designed for use in a sporting activity (including, but not limited to, baseball field, softball field, basketball court, tennis court, soccer pitch, volleyball court, pickleball court, horseshoe pits, lawn bowling and handball court), while said area is in use;
2. Within 25 feet of any playground, recreational water features, or exercise area, while said area is in use;
3. Within 25 feet of any restroom facilities;
4. Within 25 feet of any community building or structure, indoor gym, dance rooms, meeting rooms, arts and craft rooms, banquet halls, lounge, shaded structures, patios, awnings, gazebos, BBQ stations, picnic pavilion, picnic tables, recreation rooms, dog park, and bandshells;
5. Within 25 feet of any abutting residential parcel adjacent to a park.
E. Mobile vending within any park is prohibited daily between the hours of eight p.m. (8:00 p.m.) and eight a.m. (8:00 a.m.) of the following day.
F. Notwithstanding Section 10.50.100(E)(18), mobile vendors of merchandise may conduct mobile vending on unpaved portions of a park, so long as the vendor adheres to all other mobile vendor operating requirements and park regulations.
Mobile vendors of food may not conduct mobile vending on unpaved portions of a park.
10.50.130 Prohibited Activities.
The following activities are prohibited, which are directly related to objective of health, safety, and welfare concerns, including, but not limited to, health, safety and welfare of vendors, their prospective patrons, pedestrians, those protected by the Americans with Disabilities Act, those operating motor vehicles at intersections and in rights-of-way adjacent to sidewalks, and the public at large. Mobile vendors shall not:
A. Sell or offer to sell services, or engage in or offer to engage in any type of rental activity, including the rental of any goods or services; B. Display merchandise or food that is not available for immediate sale; C. Utilize outdoor wood burning ovens, charcoal barbecues; D. Utilize gasoline or kerosene;
E. Utilize portable generators unless approved by the Director, San Rafael Fire Department and/or Marin County Environmental Health Services; F. Except as otherwise specified in this chapter, conduct sidewalk vending activities between the hours of eight p.m. (8:00 p.m.), and eight a.m. (8:00 a.m.) of the following day, with the exception that sidewalk vending in nonresidential areas may operate during hours consistent with the hours of operation of the businesses on the same street block;
G. Utilize a motorized mobile vending cart;
H. Use any flashing lights or any other animated devices. Mobile vendors shall only utilize the minimum amount of luminaires necessary for the safe operation of sidewalk vending activities as determined by the City;
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I. Sell, use, or vend any of the following:
1. Live animal(s),
2. Adult-oriented material depicting, describing, or relating to specified anatomical areas or specified sexual activities,
3. Alcoholic beverages, cannabis, marijuana, or tobacco products that contain nicotine or any product used to smoke (or "vape") nicotine or marijuana,
4. Weapons, including knives, guns, or explosive devices; airsoft guns, paintball guns, BB devices or imitation firearms,
5. Pharmaceuticals,
6. Illegal or counterfeit merchandise, or
7. Any other merchandise or products prohibited by local, state and federal laws;
J. Utilize sound in violation of any City noise standard.
K. Allow a vending cart or other accessory equipment to touch, lean against or be affixed or fastened at any time to any building, structure or above-ground structure, including, but not limited to, poles, trees, lampposts, parking meters, mailboxes, traffic signals, fire hydrants, benches, bus shelters, newsstands, trashcans, waste receptacles, or traffic barriers located in the public right-of-way; L. Set up a customer seating area, such as, but not limited to, equipment, tables, chairs, tents, or canopies;
M. Enter private property to solicit at any dwelling, including, but not limited to, a house, apartment, duplex, condominium, gated community, or business without explicit permission of the property owner or their designee.
10.50.140 Violations and Penalties.
A. By Persons With a Current and Valid Permit. A violation of this chapter, by a sidewalk vendor who has a current and valid Mobile Vending Permit issued by the City pursuant to this chapter, is punishable by an administrative citation under this code, in the following amounts:
1. An administrative fine not exceeding $100.00 for a first violation;
2. An administrative fine not exceeding $200.00 for a second violation within one year of the first violation; and
3. An administrative fine not exceeding $500.00 for each additional violation within one year of the first violation.
B. By Persons Without a Current and Valid Permit. Any person engaged in mobile vending without a current and valid Mobile Vending Permit issued pursuant to this chapter is punishable by an administrative citation pursuant to Chapter 1.44 of this code, in the following amounts:
1. An administrative fine not exceeding $250.00 for a first violation;
2. An administrative fine not exceeding $500.00 for a second violation within one year of the first violation; and
3. An administrative fine not exceeding $1,000.00 for each additional violation within one year of the first violation.
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4. Upon proof of a valid permit issued by the City, pursuant to this chapter, the administrative fines set forth in this subsection B shall be reduced to the administrative fines set forth in subsection A of this section, or any successor sections, if such conduct would still constitute a violation of this chapter.
C. The Director may revoke a permit issued to a sidewalk vendor for the term of that permit upon the fourth violation or subsequent violations.
D. A violation of this chapter shall not be punishable as an infraction or misdemeanor and a person alleged to have violated any provision of this part shall not be subject to arrest except when otherwise permitted under law. Further, failure to pay an administrative citation issued pursuant to this chapter shall not be punishable as an infraction or misdemeanor. Additional fines, fees, assessments, or any other financial conditions beyond those authorized herein shall not be assessed.
E. Any administrative citation issued pursuant to this chapter shall be accompanied with notice of and instruction regarding the citee's right to request an ability-to-pay determination. When assessing administrative citations pursuant to this chapter, the administrative hearing officer shall take into consideration the person's ability to pay the fine. The person may request an ability-to-pay determination at adjudication or while the judgment remains unpaid, including when a case is delinquent or has been referred to a comprehensive collection program.
F. If the person meets the criteria described in subdivision (a) or (b) of Government Code Section 68632, or any successor sections, the City shall accept, in full satisfaction, 20% of an administrative citation imposed pursuant to this chapter.
10.50.150 Ability-to-Pay Determination and Appeals.
A. Ability-to-Pay Determination. Any person issued an administrative citation pursuant to this chapter may request a determination on the person's ability to pay the administrative fine. The person may request an ability-to-pay determination at any time prior to payment of the fine, including when a fine is delinquent or has been referred to a comprehensive collection program.
1. The Director or hearing officer shall reduce the fine to 20% of the total if the citee meets either of the following criteria:
a. The citee is receiving public benefits under Government Code Section 68632(a), or any successor section; or
b. The citee has a monthly income which is 200% or less of the current poverty guidelines updated periodically in the Federal Register by the United States Department of Health and Human Services.
B. Appeal of Administrative Citation. Any person issued an administrative citation pursuant to this chapter shall have the right to appeal the issuance of the administrative citation in accordance with and the time limits set forth in Chapter
1.44 of this code.
4935-3821-1405 v3 18
1. Notwithstanding the provisions of Chapter 1.44 of this code, upon the submission of proof of a valid permit issued by the City pursuant to this chapter, any administrative fine imposed upon a mobile vendor who did not have a valid permit at the time the administrative citation was issued shall be reduced in accordance with Section 10.50.140(B)(4).
2. If the person meets the criteria described in subdivision (a) or (b) of Government Code Section 68632, or any successor section, the hearing officer shall accept, in full satisfaction, 20% of the administrative fine imposed pursuant to this chapter.
3. The hearing officer may allow the person to complete community service in lieu of paying the total administrative fine, may waive the administrative fine, or may offer an alternative disposition.
C. Appeal of Denial or Revocation of Mobile Vending Permit.
1. Any person who has been denied a Mobile Vending Permit or who has had a Mobile Vending Permit revoked by the Director or designee, or has had their mobile vending cart, food, equipment, utensils, goods or merchandise (collectively classified as "items") impounded pursuant to this chapter may appeal such determination to the hearing officer, by filing a request for an appeal with the City Clerk, and paying an appeal fee as set by resolution of the City Council, within 21 calendar days of service of the notice of such denial, revocation . The request for an appeal shall contain, at a minimum, the following:
a. The name, current mailing address, and telephone number of the appellant;
b. As applicable, the date of denial or rescission by the Director or designee, ;
c. A statement as to all grounds for appeal in sufficient detail to enable the hearing officer to understand the nature of the controversy; and
d. The signature of the appellant under penalty of perjury as to the contents of the request for appeal.
2. An appeal shall be scheduled for a hearing before the hearing officer within 30 calendar days of the filing of the appeal unless both the appellant and the hearing officer consent to a later date.
3. The hearing officer shall give notice in writing to the appellant of the time and location of the appeal hearing. At the hearing, the hearing officer shall review the record of the decision for denial of a Mobile Vending Permit or revocation of a Mobile Vending Permit by the Director and hear testimony of the appellant, if any, the applicant, and any other interested party. The appeal shall be reviewed and determined on a de novo basis.
D. After the hearing, the hearing officer shall affirm, modify, or reverse the original denial or revocation t. When a denial or revocation is modified or reversed, the hearing officer shall state the specific reasons for modification or reversal. . 4935-3821-1405 v3 19
Decisions on appeals shall be rendered within 30 calendar days of the close of the hearing. The hearing officer shall mail notice of a decision to the appellant. Such notice shall be mailed within five working days after the date of the decision to the appellant. The decision of the hearing officer shall be final.
DIVISION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
This Ordinance is exempt from the California Environmental Quality Act (CEQA), pursuant to the “common sense exemption” in Section 15061(b)(3) of Title 14 of the California Code of Regulations, since it can be seen with certainty that there is no possibility that the adoption of this Ordinance may have a significant effect on the environment.
DIVISION 3. SEVERABILITY.
If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The City Council of the City of San Rafael hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases shall be declared invalid.
DIVISION 4. EFFECTIVE DATE OF ORDINANCE.
This Ordinance shall be published once, in full or in summary form, before its final passage, in a newspaper of general circulation, published and circulated in the City of San Rafael, and shall be in full force and effect on December 3, 2025. If published in summary form, the summary shall also be published within fifteen (15) days after the adoption, together with the names of those Council members voting for or against same, in a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance.
THE FOREGOING ORDINANCE was first read and introduced at a regular meeting of the San Rafael City Council on the 20th day of October 2025, and was passed and adopted at a regular meeting of the San Rafael City Council on the 3 rd day of November
2025 by the following vote, to wit:
4935-3821-1405 v3 20
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
Kate Colin, Mayor
Attest:
_________________________
LINDSAY LARA, City Clerk
SUMMARY OF ORDINANCE NO. 2053
ESTABLISHMENT OF MOBILE VENDING PROGRAM
This Summary concerns a proposed Ordinance of the City Council of the City of San Rafael, designated as Ordinance No. 2053 which will add Chapter 10.50, “Mobile Vending Permit Program” of the City of San Rafael Municipal Code. Ordinance No. 2053 is scheduled for adoption by the San Rafael City Council at its regular meeting of November 3, 2025. The City Clerk has been directed to publish this Summary pursuant to City Charter and California Government Code section 36933(c)(1).
SUMMARY OF AMENDMENT TO MUNICIPAL CODE
This Ordinance would amend the San Rafael Municipal Code by adding Chapter
10.50, “Mobile Vending Permit Program” to regulate mobile vending within the City of San Rafael by establishing a permitting process with time, place, and manner restrictions for mobile vendors consistent with state law.
For a complete copy of the text of the Ordinance amending the Municipal Code, please contact the City Clerk’s Office at [email protected] or by phone at (415) 485-3066. Copies of the Ordinance containing this Municipal Code amendment are also available for public review at the San Rafael City Clerk’s office, 1400 Fifth Avenue, 2nd Floor, Room 209, Monday through Thursday from 9:00 a.m. to 4:00 p.m., and on Fridays by appointment only.
/s/______________________
LINDSAY LARA, City Clerk
San Rafael City Clerk
Dated: October 24, 2025
Proposed Mobile Vending Ordinance – City of San Rafael
The purpose of this document is to provide a high-level summary of the City of San Rafael's proposed Mobile Vending Ordinance. For more information, please review the Ordinance in its entirety. You may read the staff report and draft of the Mobile Vending Ordinance: here.
I. Permit Requirements
To legally operate as a mobile food vendor in the City, individuals must obtain the following approvals.
A. Required Permits and Approvals
Permit Type Issued By Purpose
Mobile Vending
Permit City of San Rafael Authorizes vendor to operate on sidewalks or public right-of-way Business License City Finance Department Required for any person operating a business in the City
County Health
Permit
Marin County Environmental
Health Services Required if food or beverages are sold
B. Permit Application Requirements
Applicants must submit:
• Name and contact information
• Description of items to be sold
• Proposed operating locations and hours
• Proof of business license and health permit (if selling food or beverages) C. Permit Validity and Renewal
• Permits are valid for one year.
• They are non-transferable and cannot be sold, leased, or shared. • Vendors must renew permits prior to the expiration date.
II. Operating Requirements
The Ordinance contains operating requirements designed to protect public health, public safety, and maintain accessibility for pedestrians.
A. Prohibited Items & Activities
Activity Description
Unpermitted Vending Operating without a valid City mobile vending permit and business license
Obstruction of Pathways Blocking sidewalks, crosswalks, fire hydrants, driveways, or accessible ramps
Selling Prohibited Goods Alcohol, cannabis, tobacco, vaping products, firearms, fireworks, pharmaceuticals, drug paraphernalia, or adult materials Food Safety Violations Selling food without a County Health Permit, improper food storage, or handling
Open Flames Without
Approval Use of propane, grills, or heating devices without proper authorization Leaving Equipment
Unattended Carts, tables, or equipment may not be left in public spaces after hours Amplified Sound or Visual
Nuisance
No use of loudspeakers, music, flashing lights, or generators that disturb the public
Discharge of Waste Dumping grease, gray water, trash, or food waste into storm drains or public property
Stationary Vending in
Prohibited Areas
Includes residential zones, narrow sidewalks, near school entrances, in front of commercial entrances, near bus stops
Using Public Furniture or
Infrastructure
Vendors may not attach items to streetlights, signs, benches, trees, or City infrastructure
B. Location Restrictions
The Ordinance contains rules requiring specific distances from sensitive areas, that include, but are not limited to:
• 25 feet from fire hydrants, bus stops, another vendor, and emergency exits of businesses when in operation
• Stationary vendors are only allowed in commercial and industrial zones • Vending in City parks is prohibited unless in designated vending zones C. Hours of Operation
• Vending is limited to 8:00am to 8:00pm, except in non-residential zones vendors may take place during the same hours that businesses operate on the same street block.
III. Enforcement and Consequences
• The Ordinance establishes a graduated administrative penalty system. • Violations are civil (not criminal), and in compliance with 2019 California Senate Bill (SB) 946. • Fines escalate with repeat violations:
o $100 – First violation
o $200 – Second violation (within one year)
o $500 – Third and subsequent violations
• A permit may be suspended or revoked after repeated violations. • Vendors have the right to appeal citations or permit denials.
IV. Key Compliance Messages
• Education first: The City will provide outreach and permit assistance before initiating full enforcement.
• Accessibility is mandatory: Compliance with the Americans with Disabilities Act (ADA) is legally required.
• Health and safety matter: Food vending without proper equipment and sanitation poses serious risks.
• Permitting protects vendors: Formal permitting helps vendors avoid fines and operate legally.
Propuesta de ordenanza sobre venta ambulante – Ciudad de San Rafael El propósito de este documento es proporcionar un resumen de alto nivel de la Ordenanza sobre Venta Móvil propuesta por la ciudad de San Rafael. Para obtener más información, revise la Ordenanza en su totalidad. Puede leer el informe del personal y el borrador de la Ordenanza sobre Venta Móvil: aquí.
I. Requisitos para la obtención del permiso
Para operar legalmente como vendedor ambulante de alimentos en la ciudad, las personas deben obtener las siguientes autorizaciones.
A. Permisos y autorizaciones necesarios
Tipo de permiso Concedido por Función
Permiso para venta
ambulante
Ciudad de San Rafael Autoriza al vendedor a operar en aceras o vías públicas
Licencia comercial Departamento de Finanzas de la
Ciudad
Requerido para cualquier persona que
opere un negocio en la ciudad
Permiso sanitario del
condado
Servicios de Salud Ambiental del
Condado de Marin
Obligatorio si se venden alimentos o
bebidas
B. Requisitos para solicitar el permiso
• Los solicitantes deben presentar:
• Nombre e información de contacto
• Descripción de los artículos que se venderán
• Ubicaciones y horarios de operación propuestos
• Prueba de licencia comercial y permiso sanitario (si se venden alimentos o bebidas) C. Validez y renovación del permiso
• Los permisos tienen una validez de un año.
• No son transferibles y no se pueden vender, alquilar ni compartir. • Los vendedores deben renovar los permisos antes de la fecha de vencimiento.
II. Requisitos operativos
La Ordenanza contiene requisitos operativos diseñados para proteger la salud pública, la seguridad pública y mantener la accesibilidad para los peatones.
A. Artículos y actividades prohibidos
Actividad Descripción
Venta ambulante no
autorizada
Operar sin un permiso válido de venta ambulante de la ciudad y una licencia comercial
Obstrucción de vías Bloqueo de aceras, cruces peatonales, hidrantes, entradas de vehículos o rampas de accesibilidad
Venta de productos
prohibidos
Alcohol, cannabis, tabaco, productos de vapeo, armas de fuego, fuegos artificiales, productos farmacéuticos, parafernalia relacionada con drogas o material para adultos
Infracciones de seguridad
alimentaria
Venta de alimentos sin permiso sanitario del condado, almacenamiento o manejo inadecuado de alimentos
Fuego abierto sin
autorización
Uso de propano, parrillas o dispositivos de calefacción sin la autorización adecuada
Dejar el equipo
desatendido
No se pueden dejar carritos, mesas o equipamiento en espacios públicos después del horario laboral
Sonido amplificado o
molestias visuales
No se permite el uso de altavoces, música, luces intermitentes o generadores que molesten al público
Descarga de desechos No se permite arrojar grasa, aguas residuales, basura o residuos alimenticios en los desagües pluviales o en la propiedad pública Venta ambulante en zonas
prohibidas
Incluye zonas residenciales, banquetas angostas, cerca de entradas a escuelas, frente a entradas a comercios, cerca de paradas de autobús Uso de mobiliario público o
infraestructura
Los vendedores no pueden colocar artículos en postes de luz, letreros, bancos, árboles o infraestructura de la ciudad.
B. Restricciones de ubicación
La ordenanza contiene normas que exigen distancias específicas desde zonas sensibles, entre las que se incluyen, entre otras:
• 25 pies desde hidrantes, paradas de autobús, otros vendedores y salidas de emergencia de negocios en funcionamiento
• Los vendedores fijos solo están permitidos en zonas comerciales e industriales • Está prohibido vender en parques de la ciudad, salvo en las zonas designadas para la venta C. Horario de funcionamiento
• La venta ambulante está limitada a las 8:00 a. m. a las 8:00 p. m., excepto en las zonas no residenciales, donde los vendedores pueden operar durante el mismo horario en que lo hacen los negocios de la misma cuadra.
III. Aplicación y consecuencias
• La ordenanza establece un sistema de sanciones administrativas graduales. • Las infracciones son civiles (no penales) y cumplen con el proyecto de ley 946 del Senado de California (SB) de 2019.
• Las multas aumentan con las infracciones repetidas:
o 100 $: primera infracción
o 200 $: segunda infracción (en el plazo de un año)
o 500 $: tercera infracción y sucesivas
• El permiso puede suspenderse o revocarse tras infracciones repetidas. • Los vendedores tienen derecho a apelar las citaciones o denegaciones de permisos.
IV. Mensajes clave sobre el cumplimiento
• La educación es lo primero: La ciudad proporcionará información y asistencia para la obtención de permisos antes de iniciar la aplicación plena de la ley. • La accesibilidad es obligatoria: El cumplimiento de la Ley de Estadounidenses con Discapacidades (ADA) es un requisito legal.
• La salud y la seguridad son importantes: La venta de alimentos sin el equipo y las condiciones sanitarias adecuadas supone un grave riesgo.
• Los permisos protegen a los vendedores: La obtención de permisos formales ayuda a los vendedores a evitar multas y a operar legalmente.
____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting:
Disposition:
Agenda Item No: 4.c
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Community & Economic Development
Prepared by: Sullina D. Smith,
Senior Management Analyst
Alex Holm,
Police Lieutenant
City Manager Approval: ______________
TOPIC: ANNUAL WINTER WONDERLAND EVENT STREET CLOSURE
SUBJECT: RESOLUTION AUTHORIZING THE TEMPORARY CLOSURE OF FOURTH STREET (BETWEEN B STREET AND LOOTENS PLACE) AND A STREET (BETWEEN JULIA
STREET AND THE PARKING ENTRANCE ON A STREET) IN DOWNTOWN SAN RAFAEL ON NOVEMBER 29, 2025, FOR THE ANNUAL WINTER WONDERLAND EVENT
RECOMMENDATION:
Staff recommends that the City Council adopt a resolution authorizing the temporary closure of Fourth Street (between B Street and Lootens Place) and A Street (between Julia Street and the Parking Entrance on A Street) in Downtown San Rafael on November 29, 2025, for the Annual Winter Wonderland event.
BACKGROUND:
The Annual Winter Wonderland event is a long-standing San Rafael tradition that marks the start of the holiday season and brings thousands of residents and visitors to Downtown each year. The event continues to be one of San Rafael’s signature community celebrations, featuring entertainment and family-oriented activities that contribute to a vibrant and welcoming downtown.
The City of San Rafael has historically supported the event through logistical coordination and facilitation of street closures. In 2025, the City will continue to play that role to ensure the event is safely and effectively managed.
Under California Vehicle Code Section 21101(e), a local authority may, by resolution, temporarily close portions of public streets for celebrations, parades, or local special events when such closures are necessary to protect the safety of participants and the public. Adoption of the proposed Resolution will authorize the necessary street closures for this year’s event.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
ANALYSIS:
The proposed closures are consistent with those authorized by the City Council in prior years for this event. The event format, timing, and logistics remain substantially similar to those previously approved, reflecting a proven operational model. Temporary closures are necessary to accommodate pedestrian circulation, event operations, and public safety needs.
The following street segments will be closed on Saturday, November 29, 2025, between approximately 8:00 a.m. and 11:00 p.m. to allow for event setup, operations, and breakdown:
• Fourth Street between B Street and Lootens Place
• A Street between Julia Street and the Parking Entrance on A Street City departments, including Police, Fire, Public Works, and Parking Services, have reviewed the proposed street closure plan and determined that the closures are appropriate and necessary.
Appropriate barricades, detour signage, and staffing will be in place to ensure safety and maintain emergency access.
The City’s coordination of these closures supports the continued success of one of San Rafael’s most visible and well-attended community events, fostering civic pride and economic activity downtown.
FISCAL IMPACT:
The estimated in-kind City cost to support the temporary street closures, which includes staff time from the Police Department, Parking Services, and Public Works, is approximately $3,000. Consistent with past years, these costs will be absorbed within existing departmental budgets for Fiscal Year 2025-26.
The event generates significant economic and community benefits, drawing visitors to local businesses and contributing to a strong sense of community connection during the holiday season.
COMMUNITY OUTREACH:
City staff will coordinate outreach with Downtown businesses and property owners to provide advance notice of street closures, detours, and parking restrictions. Public information will also be available on the City’s website to ensure the community is informed before the event.
OPTIONS:
The City Council has the following options to consider on this matter:
1. Adopt the resolution as presented.
2. Adopt the resolution with modifications.
3. Direct staff to return with more information.
4. Take no action.
RECOMMENDED ACTION:
Staff recommends that the City Council adopt a resolution authorizing the temporary closure of Fourth Street (between B Street and Lootens Place) and A Street (between Julia Street and the Parking Entrance on A Street) in Downtown San Rafael on November 29, 2025, for the Annual Winter Wonderland event.
ATTACHMENTS:
1. Resolution
RESOLUTION NO.
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL AUTHORIZING THE TEMPORARY
CLOSURE OF FOURTH STREET (BETWEEN B STREET AND LOOTENS PLACE) AND A
STREET (BETWEEN JULIA STREET AND THE PARKING ENTRANCE ON A STREET) IN DOWNTOWN SAN RAFAEL ON NOVEMBER 29, 2025, FOR THE ANNUAL WINTER
WONDERLAND EVENT
WHEREAS, the Annual Winter Wonderland event is a long-standing community event featuring entertainment and family-friendly activities in Downtown San Rafael; and WHEREAS, temporary street closures are necessary to accommodate event setup, operations, and public safety; and
WHEREAS, California Vehicle Code Section 21101(e) authorizes a local authority to temporarily close streets for parades or local events when such closures are necessary for the safety and protection of participants and the public; and
WHEREAS, City staff, including Police, Fire, Public Works, and Parking Services, have reviewed the proposed street closure plan and determined that the closures are appropriate and necessary; and
WHEREAS, the street closures will occur on Saturday, November 29, 2025, between approximately 8:00 a.m. and 11:00 p.m., and staff shall provide public notice of the closures through signage and other appropriate means.
NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby authorizes as follows:
1. That all the above findings are true and correct; and
2. That pursuant to the authority granted under California Vehicle Code Section 21101(e), and in the interest of public health, safety, and welfare, the City Council hereby authorizes the temporary closure of the listed streets for the locations and dates described in the Staff Report accompanying this Resolution.
I, LINDSAY LARA, Clerk of the City of San Rafael, hereby certify that the foregoing Resolution was duly and regularly introduced and adopted at a regular meeting of the City Council of the City of San Rafael, held on Monday, the 3rd day of November 2025, by the following vote, to wit:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers: ________________
Lindsay Lara, City Clerk
____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting:
Disposition: Resolution
Agenda Item: 4.d
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Public Works
Prepared by: Megan Kelly, Assistant Engineer
April Miller, Public Works Director
City Manager Approval: __________
TOPIC: ANGLE STREET PARKING ON A PORTION OF FIFTH AVENUE NEAR SUN VALLEY
ELEMENTARY SCHOOL
SUBJECT: RESOLUTION AUTHORIZING ANGLED PARKING ALONG A PORTION OF FIFTH AVENUE BETWEEN RIVER OAKS ROAD AND HAPPY LANE; CEQA
DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE SECTIONS 15060(c)(3)
RECOMMENDATION:
Staff recommends that the City Council adopt a Resolution establishing angle parking along a portion of Fifth Avenue between River Oaks Road and Happy Lane.
BACKGROUND:
San Rafael City Schools contacted the City of San Rafael Department of Public Works Engineering staff regarding the establishment of angled parking along a portion of Fifth Avenue near the intersection of River Oaks Road. The School District noted that school staff currently utilize on-street parking near the school, so the limited on-site parking spaces are available for school use. The angled parking request is part of their “Safe Route to School” improvements and an effort to formalize the existing parking configuration.
ANALYSIS:
Section 5.40.060(c) of the San Rafael Municipal Code states that “Angle parking shall be permitted upon those streets and parts of streets authorized by resolution of the city council.” Staff reviewed the request for the angled parking zone and recommends the establishment of the “angle parking” zone.
The angled parking zone recommended to be established is described as follows:
Fifth Avenue, along the northerly curb face, between River Oaks Road and Happy Lane, beginning 28 linear feet east of the intersection and continuing 63 linear feet.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
The angled parking along a portion of Fifth Avenue between River Oaks Road and Happy Lane will result in 6 angled parking spaces. Vehicles currently use the area for angled parking. Formally striping the spaces will ensure compliance with parking space standards; therefore, ensuring the area is properly utilized and improve circulation on Fifth Ave.
COMMUNITY OUTREACH:
The design was presented at a Bicycle and Pedestrian Committee (BPAC) meeting on October 1, 2025.
The BPAC had no objections to the proposed design.
ENVIRONMENTAL DETERMINATION:
The activity is not a “Project” as defined under Section 15378 of the California Environmental Quality Act State Guidelines; therefore, pursuant to State Guidelines Section 15060(c)(3), no environmental review is required.
FISCAL IMPACT:
There is no fiscal impact to the City from adopting this resolution. San Rafael City Schools will stripe the parking stalls.
OPTIONS:
The City Council has the following options to consider on this matter:
1. Adopt the resolution as presented.
2. Do not adopt the resolution and provide further direction to staff.
RECOMMENDED ACTION:
Staff recommends that the City Council adopt a Resolution establishing angle parking along a portion of Fifth Avenue between River Oaks Road and Happy Lane.
ATTACHMENTS:
1. Resolution
2. Proposed Angle Parking Layout on Fifth Ave near Sun Valley Elementary School RESOLUTION NO.
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL AUTHORIZING ANGLED PARKING
ALONG A PORTION OF FIFTH AVENUE BETWEEN RIVER OAKS ROAD AND HAPPY LANE: EXEMPT PURSUANT TO CEQA GUIDELINE SECTIONS 15060(c)(3) WHEREAS, San Rafael City Schools has requested that the City establish six angled parking along a portion of Fifth Avenue between River Oaks Road and Happy Lane as part of the School District’s “Safe Route to School” improvements to formalize the existing parking configuration (“Project”) and
WHEREAS, it is in the best interest of the City of San Rafael to establish angle parking on certain streets within the City and;
WHEREAS, the City of San Rafael traffic and engineering staff has reviewed and is recommending the establishment of angle parking at the location described below; and WHEREAS, the Project is exempt from environmental review pursuant to California Environmental Quality Act Guidelines 15061(b)(3)
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL RESOLVES that the above findings are true and correct and pursuant to section 5.40.060 of the San Rafael Municipal Code, six angled parking spots shall be established at the following location:
Fifth Avenue, along the northerly curb face, between River Oaks Road and Happy Lane, beginning 28 linear feet east of the intersection and continuing 63 linear feet.
I, LINDSAY LARA, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a regular meeting of the City Council of said City on Monday, the 3rd day of November 2025, by the following vote, to wit:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
____________________
Lindsay Lara, City Clerk
132.8
BIKE RACKS
20 BIKES
MAINTENANCE PATH
PARALLEL 1 TOTAL PARKING STANDARD PARKING 6 TOTAL CONCEPTUAL LANDSCAPE PLAN NORTH SCALE: 1" = 10'-0" 0' 5' 10' 20' SUN VALLEY ELEMENTARY SCHOOL September 18, 2025 5TH AVE. IMPROVEMENTS ____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting:
Disposition:
Agenda Item No: 4.e
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Public Works
Prepared by: Mariana Sanchez, Junior Engineer
April Miller,
Director of Public Works
City Manager Approval: __________
TOPIC: LINCOLN AVENUE CORRIDOR SAFETY IMPROVEMENTS AT WILSON CT. AND BROOKDALE AVE. PROJECT
SUBJECT: RESOLUTION REJECTING ALL BIDS FOR THE LINCOLN AVENUE CORRIDOR
SAFETY IMPROVEMENTS AT WILSON CT AND BROOKDALE AVE PROJECT, CITY PROJECT NO. 11453 (“PROJECT”), AND AUTHORIZING THE CITY CLERK TO CALL
FOR NEW BIDS
RECOMMENDATION:
Staff recommends that the City Council adopt a resolution to reject all bids for the Lincoln Avenue Corridor Safety Improvements at Wilson Court and Brookdale Avenue Project, City Project No. 11453 (“Project”), and authorize the City Clerk to call for new bids.
BACKGROUND:
In September 2022, City staff submitted two applications to Caltrans for the Local Highway Safety Improvement Program (HSIP) for projects along Lincoln Avenue. The Lincoln Avenue Corridor Safety Improvements at Wilson Ct and Brookdale Ave Project was awarded $250,000 in HSIP funds for preliminary engineering and construction with a reimbursement ratio of up to 90%. The City’s required funding match and remaining project cost are planned to be augmented by the City’s Gas Tax Fund (#206).
On June 3, 2024, the City Council adopted a resolution approving and authorizing the City Manager to execute a Program Supplement Agreement with the California Department of Transportation (Caltrans) for $250,000 in Local HSIP State funds, Cycle 11, for the Project.
To be eligible for HSIP funding, jurisdictions must have an approved Local Roadway Safety Plan (LRSP) or an equivalent safety plan, such as a Systemic Safety Analysis Report (SSAR) or Vision Zero Action Plan. Prior to the City Council’s approval of the LRSP on April 2, 2024, the City of San Rafael satisfied this requirement through completion of the Marin County SSAR (2018).
The SSAR analyzed Lincoln Ave as part of Marin County’s non-state arterial and collector network and identified it as having a medium to high collision severity index. Between 2017 and 2019, seven collisions occurred at Lincoln Ave and Brookdale Ave, and three at Lincoln Ave and Wilson Ct. These intersections SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
were identified as high priorities for the City of San Rafael due to their high crash rates and as key neighborhood connections to the regional SMART Trail and nearby schools.
The Project consists of installing rectangular rapid flashing beacons (RRFBs) and corner curb extensions (bulb-outs), upgrading curb ramps, resurfacing roadway, and enhancing roadway striping and curb markings at the intersections of Lincoln Ave and Brookdale Ave and Lincoln Ave and Wilson Ct.
In March 2024, the City received an allocation letter from Caltrans confirming $34,830 in Highway Safety Improvement Program (HSIP) funds for the project's preliminary engineering phase. On September 19, 2024, the City issued a Request for Proposals (RFP) for the Project. The scope of work in the RFP included all elements from the grant application, with the addition of RRFBs to enhance safety.
On January 29, 2025, the City entered into a Professional Services Agreement with Bennett Engineering Services, Inc. in the amount of $74,824 for engineering design services. The actual design costs were higher than originally estimated in the grant application due to cost escalation and rescoping of the Project to include RRFBs. As such, the City requested that Caltrans transfer funds from the construction phase to the preliminary engineering phase to supplement the cost difference. In February 2025, Caltrans issued a revised allocation letter confirming $67,347 in HSIP funds for the preliminary engineering phase.
The City’s required funding match supplemented the remaining $7,477 amount.
The project plans and specifications were finalized in July 2025, and HSIP construction funding was successfully obligated in September 2025.
ANALYSIS:
On September 8, 2025, the Project was advertised in accordance with San Rafael’s Municipal Code Chapter 11.50.
At the bid opening on September 30, 2025, the following bids were received and read aloud.
Name of Bidder Bid Total
Vision Build Construction LCC $246,996.14
Altor Construction LCC $313.240.00
Ghilotti Bros., Inc $314,997.00
Bauman Landscape and Construction, Inc $337,200.00
CF Contracting $347,855.00
Sposeto Engineering Inc $354,581.00
DC Electric Group, Inc $368,522.00
John Boylan Engineering, Inc $448,283.50
On October 2, 2025, Altor Construction filed a formal bid protest against the lowest apparent bidder, Vision Build Construction LCC (“Vision Build”). Altor Construction claimed that Vision Build cannot successfully complete the Project because neither Vision Build Construction nor its subcontractors held the C-10 Electrical license necessary to install the proposed Rectangular Rapid Flashing Beacons (RRFBs).
The Project scope involves civil and partial electrical work. The specifications only stated the need for a Class A - General Engineering Contractor license. Upon review of the submitted bid documents and bid protest statements by City staff, discrepancies and inconsistencies were found related to the contractor license requirements for the Project.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
According to the California Code of Regulations, Title 16, Division 8, Article 3 (Classifications), a C-10 Electrical Contractor “places, installs, erects or connects any electrical wires, fixtures, appliances, apparatus, raceways, conduits, battery energy storage systems, photovoltaic solar energy systems or any part thereof, which generate, transmit, transform or utilize electrical energy in any form or for any purpose”. Because the Project involves the installation of Rectangular Rapid Flashing Beacons (RRFBs), which are solar-powered electrical devices, a C-10 Electrical Contractor’s license is required for this work.
City staff recommends that City Council reject all bids received for this Project and authorize staff to readvertise. Before re-advertising, the Project specifications will be revised to clearly state the specific licenses required to perform the work. This update will ensure that all future bidders meet the necessary qualifications.
FISCAL IMPACT:
If the City Council rejects the bid, there will be no fiscal impact.
OPTIONS:
The City Council has the following options to consider relating to this item:
1. Adopt a resolution as presented.
2. Do not adopt the resolution and provide further direction to staff.
RECOMMENDED ACTION:
Staff recommends that the City Council adopt a resolution to reject all bids for the Lincoln Avenue Corridor Safety Improvements at Wilson Court and Brookdale Avenue Project, City Project No. 11453 (“Project”), and authorize the City Clerk to call for new bids.
ATTACHMENT:
1. Resolution
RESOLUTION NO.
RESOLUTION OF THE SAN RAFAEL CITY COUNCIL REJECTING ALL BIDS FOR THE LINCOLN AVENUE CORRIDOR SAFETY IMPROVEMENTS AT WILSON CT. AND BROOKDALE AVE.
PROJECT, CITY PROJECT NO. 11453 (“PROJECT”), AND AUTHORIZING THE CITY CLERK TO
CALL FOR BIDS
WHEREAS, on the 7th day of July 2025, pursuant to due and legal notice published in the manner provided by law, inviting sealed bids or proposals for the work hereinafter mentioned, as more fully appears from the Affidavit of Publication thereof on file in the office of the City Clerk of the City of San Rafael, California, the City Clerk of said City did publicly open, examine, and declare all sealed bids or proposals for doing the following work in said City, to wit:
“Lincoln Avenue Corridor Safety Improvements at Wilson Ct And Brookdale Ave Project”
City Project No. 11453
(hereinafter referred to as the “Project”) in accordance with the plans and specifications, therefore, on file in the office of the Department of Public Works; and
WHEREAS, the contract documents contained inconsistencies regarding the contractor license requirements; and
WHEREAS, the San Rafael Municipal Code Section 11.50.100 states that the awarding authority has the sole discretion to reject all bids;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL RESOLVES as follows:
1. Rejects all bids and directs the City Clerk to readvertise the Project consistent with accompanying staff report.
I, LINDSAY LARA, Clerk of the City of San Rafael, hereby certify that the foregoing resolution was duly and regularly introduced and adopted at a regular meeting of the City Council of said City on Monday, the 3rd day of November 2025, by the following vote, to wit:
AYES: Councilmembers:
NOES: Councilmembers:
ABSENT: Councilmembers:
_____________________
Lindsay Lara, City Clerk
File No.: 16.01.314
City of San Rafael
Proclamation in Recognition of
NATIVE AMERICAN HERITAGE MONTH
November 1 – 30, 2025
WHEREAS, Native American Heritage Month is a time to honor and celebrate the rich and diverse cultures, histories, and traditions of Native Americans, recognizing their enduring contributions and the sacrifices they have made throughout history; and
WHEREAS, this month provides an opportunity to reflect on the challenges Native Americans have faced, both past and present, and to acknowledge their resilience, strength, and the growing recognition of Indigenous identities, as over 9.7 million people in the United States identified as American Indian or Alaska Native in the 2020 Census; and
WHEREAS, the City of San Rafael acknowledges the Federated Indians of Graton Rancheria as a sovereign nation, consisting of Coast Miwok and Southern Pomo peoples, and the only federally recognized Tribe whose ancestral territory encompasses Marin County and the City of San Rafael, and honors their ongoing partnerships with local governments and agencies in areas such as education, cultural preservation, land stewardship, environmental justice, and community well-being; and
WHEREAS, during the month of November, we pay tribute to the ancestral homeland of the Federated Indians of Graton Rancheria and express our gratitude for their continued contributions to the cultural, civic, and social fabric of our community, including their traditions of dance, music, storytelling, worship, and their service in the military and public service; and WHEREAS, the 2025 theme for Native American Heritage Month, “Weaving together our past, present and future,” invites all members of our community to deepen their understanding of the original stewards of this land and to reflect on the interwoven legacies, lived experiences, and aspirations of the Federated Indians of Graton Rancheria as they continue to preserve Tribal sovereignty and advocate for justice and equity.
THEREFORE, BE IT RESOLVED that the Mayor and City Council of the City of San Rafael hereby proclaim November 1 – 30, 2025, as Native American Heritage Month, and encourages all citizens to join in observing, recognizing, and honoring the accomplishments, contributions, and sacrifices of the Federated Indians of Graton Rancheria and all Native Americans, here in our local community and throughout the United States.
Kate Colin
Mayor
City of San Rafael
Proclamation Presented to
Jaimi Cortes
WHEREAS, Jaimi Cortes was appointed to the Board of Library Trustees for the City of San Rafael on May 1, 2017, and has served with dedication and distinction for over eight years; and
WHEREAS, Jaimi served under the City Council and provided thoughtful advice and counsel to three Library Directors during her tenure: Director Houghton, Director Andrade-Wax, and Director Quffa; she also served with distinction as Chair of the Board of Library Trustees in 2021; and
WHEREAS, Jaimi fostered meaningful connections between community members and library staff, strengthening relationships and collaboration across the organization; and
WHEREAS, Jaimi offered the perspective of a parent with young children, championing enhanced resources and support for families in the San Rafael community; and WHEREAS, Jaimi provided valuable guidance and insight for the development of the new Northgate Library at Northgate Mall and expanding library services to the North San Rafael community; and
WHEREAS, Jaimi contributed leadership and perspective to the Library Facilities Planning process, ensuring the library’s long-term vision reflected the community’s diverse needs; and
WHEREAS, Jaimi supported the continuation of library services to the public throughout the COVID-19 pandemic, helping ensure equitable access during unprecedented times; and
WHEREAS, Jaimi provided input and advocacy during the Downtown Library Renovation project and played an active role in planning for the Pickleweed Library Renovation; and
WHEREAS, Jaimi provided thoughtful feedback throughout the Library’s policy review process, contributing to policies that ensure transparency, inclusion, and access for all.
NOW, THEREFORE, I, KATE COLIN, Mayor of San Rafael, do hereby express my heartfelt appreciation to
Jaimi Cortes
for serving as a Board of Library Trustee Member and for her important contributions and community service to the City of San Rafael.
Kate Colin
Mayor
____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 6.a
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: Fire Department
Prepared by: Abraham Roman
Fire Chief/Fire Marshal
City Manager Approval: ______________
TOPIC: TRIENNIAL FIRE CODE ORDINANCE AMENDMENTS
SUBJECT: AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING CHAPTER 4.08 OF THE SAN RAFAEL MUNICIPAL CODE TO ADOPT BY REFERENCE THE CALIFORNIA FIRE CODE 2025 EDITION WITH LOCAL AMENDMENTS BASED ON THE INTERNATIONAL FIRE CODE 2024 EDITION, AND THE 2025 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE, BASED ON THE 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE AND ADOPTING FINDINGS OF FACT SUPPORTING THE AMENDMENTS TO SUCH CODES; CEQA DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE 15061(b)(3) RECOMMENDATION:
Staff recommends that the City Council hold a public hearing and adopt the Ordinance.
BACKGROUND:
The City Council introduced the Ordinance on October 20, 2025, and set a public hearing for November 3, 2025. No information has been added or removed from the ordinance following the introduction.
This ordinance is a routine triennial update of the California Fire Code. Although the adoption of the California Wildland-Urban Interface Code is new, it does not conflict with current vegetation fire safety provisions related to the City of San Rafael's Wildfire Action Plan or the work and policies of the Marin Wildfire Prevention Authority.
The proposed ordinance adopts the latest version of the California Code of Regulations Title 24 Fire Code: specifically, the 2025 California Fire Code, based on the 2024 International Fire Code as amended by the State of California, and the 2025 International Wildland-Urban Interface Code, which is based on the 2024 International Wildland-Urban Interface Code. State law mandates that the California Fire Code become effective statewide on January 1, 2026, regardless of whether local amendments are made. The public hearing is scheduled for the second reading of the Ordinance on November 3, 2025.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
ANALYSIS:
California Code of Regulations Title 24, the California Fire Code, is published on a three-year cycle. The California Building Standards Commission publishes the triennial code, and State law mandates that this code become effective throughout California 180 days after the publication date. This is done to foster uniformity in fire prevention and construction standards statewide. Local jurisdictions are permitted to amend their published codes based on local climatic, geological, or topographical conditions. The proposed ordinance includes local amendments that were carried over from previous years. This update reflects revised code sections of both the California Fire Code and the City Municipal Code. No new local amendments are being proposed at this time.
FISCAL IMPACT:
There is no fiscal impact to the City since this only involves an update to the Fire Code with existing local amendments, along with the adoption of the International Wildland-Urban Interface Code.
ENVIRONMENTAL REVIEW:
It has been determined that the ordinance amendments are covered by the ‘general rule’ that the California Environmental Quality Act (CEQA) applies only to projects that have the potential to cause a significant environmental impact. Pursuant to CEQA Section 15061(b)(3), the ordinance amendments are not subject to environmental review.
OPTIONS:
The City Council should hold the public hearing, accept comments, and adopt the Ordinance as proposed. Should the City Council decide not to adopt the Ordinance, the 2025 California Fire Code and 2025 California Urban Wildland Interface Code will become effective on January 1, 2026, without the recommended existing local amendments.
RECOMMENDED ACTION:
Staff recommends that the City Council hold a public hearing and adopt the Ordinance.
ATTACHMENTS:
1. Ordinance
2. Public Hearing Notices
3. Summary Ordinance
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ORDINANCE NO. 2054
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING CHAPTER 4.08 OF THE SAN RAFAEL MUNICIPAL CODE TO ADOPT BY REFERENCE THE CALIFORNIA FIRE CODE 2025 EDITION WITH LOCAL AMENDMENTS BASED ON THE INTERNATIONAL FIRE CODE 2024 EDITION, AND THE 2025 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE BASED ON THE 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE
CODE AND ADOPTING FINDINGS OF FACT SUPPORTING THE
AMENDMENTS TO SUCH CODES
WHEREAS, the City of San Rafael may adopt a fire prevention code by reference pursuant to Article 2 commencing with Section 50022.1 of Chapter 1 of Part 1 of Division 1 of Title 5 of the Government Code; and
WHEREAS, pursuant to state law, the City of San Rafael may adopt building standards relating to fire and panic safety that are more stringent than those building standards adopted by the State Fire Marshal and contained in the California Building Standards Code when such modified standards are reasonably necessary because of local climatic, geological or topographical conditions; and WHEREAS, pursuant to Sections 17958.5, 17958.7, and 18941.5 of the State of California Health and Safety Code, changes or modifications to the 2025 California Building Standards Code are needed and are reasonably necessary because of local climatic, geographic and topographic conditions; and WHEREAS, this Ordinance No. 2054 was introduced and read by title only at a meeting of the San Rafael City Council on the 20th day of October 2025 and adopted at its November 3, 2025, meeting.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS:
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DIVISION 1. Title 4, Chapter 4.08 of the Municipal Code of the City of San Rafael is hereby amended to read as follows:
CHAPTER 4.08. FIRE CODE
Sections: 4.08.010 Purpose.
4.08.020 Adoption of the California Fire Code, 2025
Edition with Amendments and the International
Fire Code, 2024 Edition; and the 2025
International Wildland-Urban Interface Code
and the 2024 International Wildland-Urban
Interface Code.
4.08.030 Definitions.
4.08.040 Administration and enforcement of the fire code.
4.08.050 The Fire Chief has powers of police and
authority to arrest and issue citations.
4.08.060 Restrictions on the storage of flammable and
combustible liquids in aboveground tanks
outside of buildings.
4.08.070 Restrictions on the storage and dispensing of
liquefied petroleum gases (LP-gas).
4.08.080 Explosives and blasting agents prohibited.
4.08.090 Restrictions on storage of compressed natural
gas.
4.08.100 Restrictions on storage of stationary tanks of flammable cryogenic fluids.
4.08.110 New materials, processes or occupancies which
may require permits.
4.08.120 Amendments to the fire code.
4.08.130 Enforcement and penalties.
4.08.140 Appeals.
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4.08.010 Purpose.
The 2025 California Fire Code which consists of certain portions of the 2024 International Fire Code as amended by the California Building Standards Commission described in Section 4.08.020 are adopted for the following purposes:
1. To prescribe regulations and building standards in order to protect life and property from fire, explosion, earthquake and other disasters;
2. To provide for permits as prescribed herein;
3. To establish and maintain a Fire Prevention Bureau;
4. To provide penalties for violations of this code.
4.08.020 Adoption of the California Fire Code, 2025 Edition with Existing Amendments based on the International Fire Code, 2024 Edition, and the 2025 International Wildland-Urban Interface Code, based on the 2024 International Wildland-Urban Interface Code.
The City Council hereby adopts for the purpose of prescribing regulations governing conditions hazardous to life and property from fire or explosion, those certain codes which contain building standards and fire safety standards known as the 2025 California Fire Code (International Fire Code, 2024 Edition as amended by the State of California) as published by the California Building Standards Commission, together with appendices B, BB, C, CC, D, H, and O thereto; and the 2025 International Wildland-Urban Interface Code (2024 International Wildland-Urban Interface Code and Appendix A; save and except such portions as are herein added, deleted, modified or amended). Where conflicts occur between provisions of the 2025 California Fire Code and the 2024 International Fire Code and the 2025 International Wildland-Urban Interface Code and the 2024 International Wildland-Urban Interface Code, the provisions of the 2025 California Fire Code as amended and the 2025 California Wildland-Urban Interface Code shall apply.
4.08.030 Definitions.
Except as words are defined in section 4.08.120, the words used in this chapter and in the adopted codes listed in 4.08.020 shall have the meaning as defined below.
The following words are defined:
1. Whenever the words “Building Code” are used, they shall mean the California Building Code, as adopted by the City of San Rafael, with amendments.
2. Whenever the words “Residential Code” are used, they shall mean the California Residential Code, as adopted by the City of San Rafael, with amendments.
3. Whenever the words “Fire Code” are used, they shall mean this chapter and the codes and standards adopted in section 4.08.020, with amendments. -4-
4. Whenever the word “Jurisdiction” is used, it shall mean the City of San Rafael.
4.08.040 Administration and Enforcement of the Fire Code.
A. The Fire Chief has the authority to interpret, administer and enforce this code. The Fire Chief may delegate any or all of their authority under this code to such duly authorized subordinates in the Fire Department as he may designate and the actions of such duly authorized subordinates shall be construed as valid actions of the Fire Chief.
B. The Fire Chief shall have the authority and powers of a Code Enforcement Official, as specified in San Rafael Municipal Code Chapters 1.08 and 1.40, in performing the duties under this code.
C. The Fire Chief shall have the authority to order the immediate abatement of any hazard, located within or on public or private property and any public thoroughfare or railroad, when deemed by the Fire Chief to be an imminent hazard to the life, health, safety and the well-being of the public, firefighters and other City employees.
D. Whenever the Fire Chief finds an activity or use regulated by this code being performed or used in a manner contrary to the provisions of this code or in a dangerous or unsafe manner, the Fire Chief is authorized to issue an order to cause the activity or use to cease or desist immediately.
4.08.050 The Fire Chief has powers of police and authority to arrest and issue citations.
A. The Fire Chief and their duly authorized subordinates shall have the powers of a police officer in performing their duties under this code. When requested to do so by the Fire Chief, the Chief of Police is authorized to assign such available police officers as necessary to assist them in enforcing the provisions of this code.
B. The Fire Chief and their duly authorized subordinates shall have authority to arrest or to cite any person who violates any provision of the Fire Code, in the manner provided for the arrest or release on citation and notice to appear with respect to misdemeanors or infractions, as prescribed by Chapters 5, 5c and 5d of Title 3, Part 2 of the California Penal Code, including Section 853.6, or as the same hereafter may be amended.
C. It is the intent of the City Council that the immunities provided in Penal Code Section 836.5 be applicable to the aforementioned Fire Chief and their duly authorized subordinates exercising their arrest or citation authority within the course and scope of their employment pursuant to this code.
4.08.060 Restrictions on the storage of flammable and combustible liquids in aboveground tanks outside of buildings.
A. Pursuant to Sections 5704.2.9.6.1 and 5706.2.4.4 of the Fire Code, except -5-
as provided in Subsection B of this Section, the storage of flammable and combustible liquids outside buildings in aboveground tanks is prohibited in all areas of the City.
B. Providing storage of flammable and combustible liquids is within an approved aboveground fuel storage tank as required by the Fire Code, such storage and quantities are permitted in the following districts as defined in Title 14 of the Municipal Code:
1. Districts designated as I, LI/O, M, MC, or CCI/O shall be permitted to have a maximum of ten thousand (10,000) gallons at any one (1) site.
2. Districts designated as PD, providing that they are industrial use in nature, shall be permitted to have a maximum of ten thousand (10,000) gallons at any one (1) site.
3. Districts designated as GC, C/O, FBWC, or PD (providing that they are commercial use) shall be permitted to store a maximum of five thousand (5,000) gallons at any one (1) site.
4. Discretion may be exercised by the Fire Chief to modify the maximum capacities allowed by this section, in accordance with regulations and standards adopted by the Fire Chief to protect against any increased hazards to life or property.
C. Bulk plants for the storage of flammable or combustible liquids are prohibited within the jurisdiction.
D. Prior to the Fire Department authorizing installation of a tank system, the applicant shall apply for and obtain Environmental and Design Review Permit approval from the Community Development Department as provided in Chapter
14.25. 4.08.070 Restrictions on the storage and dispensing of liquefied petroleum gas (LP-gas).
A. Pursuant to Section 6104.2 of the California Fire Code, except as provided in Subsection B of this Section, the storage of LP-gas is prohibited in all areas of the City.
B. Storage, limited to one thousand (1,000) gallons of LP-gas at any one (1) site, is permitted in the following districts as defined in Title 14 of the Municipal Code, except that up to one thousand five hundred (1,500) gallons of LP-gas may be permitted at any one (1) site, provided that the LP-gas storage tank system is protected in a manner approved by the Fire Chief:
1. Districts designated as I, LI/O or CCI/O;
2. Districts designated as PD, providing that they are industrial use in nature;
3. Districts designated as GC, C/O, FBWC, HO, 2/3 MUE, 2/3 MUW, M, MC or PD (providing that they are commercial use) only if the tank system is wholly protected in a manner approved by the Fire Chief.
C. The storage of any LP-gas tank system in any residential district is prohibited unless there are no natural gas lines available to be connected to the residence.
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D. The dispensing of LP-gas is prohibited in all districts except such dispensing is permitted in those districts outlined in Subsection B of this Section.
E. Exceptions to the Restrictions.
1. Limited quantities only when used in conjunction with home LP-gas barbecues, recreational vehicles or similar uses;
2. Limited quantities only when used in conjunction with LP-gas driven vehicles;
3. Limited quantities only when used in conjunction with construction projects for which a Building Permit has been issued;
4. Existing bulk LP-gas facilities shall be able to continue their use and shall be able to relocate their facilities with the express permission of the Fire Chief and the City Council.
F. Prior to the Fire Department authorizing installation of a tank system, the applicant shall apply for and obtain Environmental and Design Review Permit approval from the Community Development Department as provided in Chapter
14.25. 4.08.080 Explosives and blasting agents prohibited.
Except where an operational permit is issued in accordance with Section 105.5.16 or Section 105.5..44 of the Fire Code, the manufacture, storage, handling, sale, or use of any explosives, explosive materials, blasting agents, fireworks or pyrotechnic special effects is prohibited within the jurisdiction.
4.08.090 Restrictions on storage of compressed natural gas.
Compressed natural gas facilities and storage are prohibited in all areas of the City except the following districts as defined in Title 14 of the Municipal Code:
1. Districts designated as I, LI/O or CCI/O;
2. Districts designated as PD providing that they are industrial use in nature.
4.08.100 Restrictions on storage of stationary tanks of flammable cryogenic fluids.
Pursuant to Chapter 55 of the Fire Code, the storage of flammable cryogenic fluids in stationary containers is prohibited in all areas of the City except the following districts as defined in Title 14 of the Municipal Code:
1. Districts designated as I, LI/O or CCI/O;
2. Districts designated as PD providing that they are industrial use in nature.
4.08.110 New materials, processes or occupancies which may require permits. -7-
The Fire Chief shall determine and specify, after giving affected persons an opportunity to be heard, any new materials, process or occupancies which shall require permits in addition to those now enumerated in the Fire Code. The Fire Chief shall post such list in a conspicuous place in their office and distribute copies thereof to interested persons.
4.08.120 Amendments to the Fire Code.
The 2025 California Fire Code and the 2024 International Fire Code are amended or modified, as follows:
Section 1.11.2.1 is hereby amended to read as follows:
1.11.2.1.1 Enforcement. Pursuant to Health & Safety Code Section 13146, the Fire Chief shall have the responsibility for enforcement of building standards adopted by the State Fire Marshal and published in the California Building Standards Code relating to fire and panic safety and other regulations of the State Fire Marshal, for Group R-3 occupancies and all buildings and property subject to regulation by the City.
Section 102.5 is hereby amended to read as follows:
102.5 Application of California Residential Code. Where structures are designed and constructed in accordance with the California Residential Code, the provisions of this code shall apply as follows:
1. Design and construction provisions: Provisions of this code pertaining to the exterior of the structure shall apply including, but not limited to, premises identification, fire apparatus access and water supplies.
Provisions of this code pertaining to the interior of the structure shall apply when specifically required by this code, including but not limited to Section 903.2 and Chapter 12. Where interior or exterior systems or devices are installed, construction permits required by Section 105.6 of this code also shall apply.
2. Administrative, operational and maintenance provisions: All such applicable provisions of this code shall apply.
Section 103.1 is hereby amended to read as follows:
103.1 Fire Prevention Bureau. The Fire Prevention Bureau is established within the Fire Department under the direction of the Fire Chief. The function of the Fire Prevention Bureau shall include the interpretation, implementation, -8-
administration and enforcement of the Fire Code and adopted standards. The Fire Prevention Bureau is authorized to enforce the provisions of other codes and ordinances of the City pertaining to the storage, handling and use of hazardous materials, fire and life safety, and the fire protection system requirements of the Building Code and the Residential Code.
Section 104.12 is hereby added to read as follows:
104.12 Liability of persons causing a Fire Department response. The Fire Department may recover the costs and expenses of a Fire Department response (incident) within the responsibility for enforcement of the Fire Chief, including all costs and expenses of the Fire Department and other mutual aid Fire Departments responding to the incident, where the incident has been caused by the willful misconduct or negligence of the party that caused the incident. These response costs shall be a debt of the business, corporation, individual or other responsible party owed to the Fire Department and to the other responding mutual aid Fire Departments. The City may collect response costs on behalf of itself, and also may collect response costs on behalf of the other mutual aid Fire Departments with their consent. The mutual aid Fire Departments also may collect their response costs directly from the responsible party. The City shall compute and bill the responsible party for such response costs and expenses, with payment due within thirty (30) days following the mailing of the bill, unless an appeal is filed as provided in Section 4.08.140 A. Upon failure to pay the response costs and expenses when due, the responsible person shall be liable, in a civil action brought by the City, for such response costs and expenses, and costs of the litigation, including reasonable attorneys’ fees.
104.12.1 Liability for correction and abatement. Where the Fire Chief determines that a violation of any provision of this Chapter constitutes an immediate threat to public health or safety, the Fire Chief is authorized to take such corrective action as may be necessary to cause the summary abatement of the violation. The City may recover the costs and expenses associated with the correction and abatement of a violation or hazardous condition, including all costs and expenses incurred by the City and contractors hired by the City to cause the correction and abatement. These correction and abatement costs shall be a debt of the owner, business, corporation, individual or other responsible party owed to the City. The City shall compute and bill the responsible party for such correction and abatement costs and expenses, with payment due within thirty (30) days following the mailing of the bill, unless an appeal is filed as provided in Section
4.08.140 A. Upon failure to pay the correction and abatement costs and expenses when due, the responsible person shall be liable, in a civil action brought by the City, for such correction and abatement costs and expenses, and costs of the litigation, including reasonable attorneys’ fees.
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Section 104.13 is hereby added to read as follows:
Section 104.13. Fire prevention resource sharing. Other enforcement agencies shall have authority to render necessary assistance to the City in plan review, inspection, code interpretation, enforcement and other fire prevention services when authorized and as delegated by the Fire Chief, by written agreement Section 105.2.5 is hereby added to read as follows
105.2.5 Operational permit applications. Application for operational permits (i.e: Assembly, Pyrotechnic, Tents, etc.) shall be submitted at least ten (10) business days prior to the scheduled event date. Applications submitted less than ten (10) business days prior to the event date may be charged one and onehalf (1½) times the regular permit rate.
Section 105.6.26 is hereby added to read as follows:
105.6.26 Vegetation Management Fire Protection Plan. A construction permit is required to implement a vegetation management fire protection plan for a new structure located in the Wildland-Urban Interface as designated in San Rafael Municipal Code Section 4.12.010. The vegetation management fire protection plan shall comply with Chapter 49 of this code and the Vegetation Management Standards in San Rafael Municipal Code Section 4.12.030.
Section 108.2 is hereby amended to read as follows:
108.2 Master fee schedule. The fees for permits and other services shall be as established in the Master Fee Schedule Resolution of the City Council as adopted from time to time. The fee shall be set to cover the cost to review the application, issue a permit, and inspect the intended construction, activities, operations, use, or functions. The fees must be paid to the City prior to engaging in the construction, activities, operations, use or functions.
Exception: The applicant for a given permit shall be exempt from payment when the event is sponsored by the City, or work to be conducted is located on properties owned by the City, or as otherwise determined by the Fire Chief.
Where it is determined during inspections that the construction, activity, or use repeatedly fails to comply with the requirements of the Fire Code, and additional inspections or re-inspections are required to verify compliance, the Fire Chief may require those additional inspections be billed at the fully burdened hourly rate as published by the City’s Finance Director.
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Section 108.4 is hereby amended to read as follows:
108.4 Work commencing before permit issuance. Any person who commences any work, activity, operation or use regulated by this code before obtaining the necessary permits may be subject to an additional investigation fee as determined by the Fire Chief; the investigation fee shall be two (2) times the normal permit fee, and shall be in addition to the normal permit fee as specified in the Master Fee Schedule Resolution.
Section 108.7 is hereby added to read as follows
108.7 After hours inspection fees. An after-hours inspection is an inspection conducted outside of normal work hours; 8:30 AM – 5:00 PM, Monday – Friday. Where an afterhours inspection is performed before or following normal work hours that inspection may be charged by the hour. Where an inspector is called back to duty to perform an afterhours inspection, that inspection may be charged at four (4) hours minimum, then by the hour for any additional hours required over four (4). The afterhours inspection fee shall be charged at a rate of one and one-half (1½) times the fully burdened hourly rate as published by the City’s Finance director.
Section 113.4 is hereby amended to read as follows:
113.4 Violation penalties. Persons who shall violate a provision of this Chapter and the Fire Code or shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do work in violation of the approved construction documents or direction of the Fire Chief, or of a permit or certificate used under provisions of this code, shall be subject to the enforcement and penalties set forth in Section 4.08.130. Each day that a violation continues shall be deemed a separate offense.
Section 114.4 is hereby amended to read as follows:
114.4 Failure to comply. Any person who shall continue to work after having been served with a stop work order, or any person who shall continue an activity or a use after having been served with a cease and desist order, shall be guilty of misdemeanors/infractions and are subject to the penalties set forth in Section 4.08.130.
Section 202 is hereby amended by adding the definition of “Coverings” as follows:
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COVERINGS. As applied to the definition of Substantial Remodel only, coverings shall mean materials including, but not limited, to gypsum board, lath and plaster, paneling (including wood paneling), floor boards, brick and mortar, or other materials attached to rough framing of the building elements. Coverings do not include finishes, such as carpet, tile, paint or wall paper.
Section 202 definition of “False Alarm” is hereby amended to read as follows:
FALSE ALARM. False alarm shall mean an alarm signal, willful, knowing or otherwise, initiating a response by the Fire Department where an emergency situation did not or does not exist.
Section 202 is hereby amended by adding the definition of “Fire Prevention Standards” as follows:
FIRE PREVENTION STANDARDS. Fire prevention standards shall mean those supplemental rules and regulations that have been approved by the Fire chief to provide additional guidance and interpretation of this code.
Section 202 is hereby amended by adding the definition of “Fire Road” as follows:
FIRE ROAD. Fire road shall mean any improved or unimproved road, public or private, that provides access for firefighting equipment and personnel to undeveloped areas.
Section 202 is hereby amended by changing the first sentence of the definition of “Fireworks” to read as follows:
FIREWORKS. Fireworks shall mean any composition or device for the purpose of producing a visible or audible effect for entertainment purposes by combustion, deflagration, or detonation, and any “safe and sane” fireworks as defined by section 12529 of the State of California Health and Safety Code, and including
1.4G fireworks and 1.3G fireworks as set forth hereafter. [Remainder is unchanged]
Section 202 is hereby amended by adding the definition of “Pre-plans” as follows:
PRE-PLANS. Pre-plans shall mean detailed plans of buildings and premises where there may be special challenges for emergency operations. These pre-plans include information on the building's location, occupancy, hazards, fire department -12-
connections and hydrants, access, building layout, and other pertinent data that would assist the fire department in case of an emergency.
Section 202 is hereby amended by adding the definition of “Public Storage Facility” as follows:
PUBLIC STORAGE FACILITY. A public storage facility shall mean any business that sells, leases or rents space to the public, whether it is a building, storage container or similar configuration.
Section 202 is hereby amended by adding the definition of “Substantial Remodel” as follows:
SUBSTANTIAL REMODEL. Substantial remodel shall mean the alteration of any structure which combined with any additions to the structure, performed within any three (3) year period, affects a floor area which exceeds fifty percent (50%) of the existing floor area of the structure. When any changes are made in the building, such as walls, columns, beams or girders, floor or ceiling joists and coverings, roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by such changes shall be included in computing floor areas for purposes of applying this definition. This definition does not apply to the replacement and upgrading of residential roof coverings or exterior wall finishes.
Section 202 is hereby amended by adding the definition of “Temporary” as follows:
TEMPORARY. Temporary shall mean any occupancy, activity, or use for a period of less than one hundred eighty (180) days.
Section 304.1.3 is hereby amended to read as follows:
304.1.3 Vegetation. At the direction of the Fire Chief to reduce the fire hazard, weeds, grass, vines, brush, trees, or other growth that is capable of being ignited and endangering public or private property, a fire apparatus access road, a public thoroughfare, or a railroad, shall be cut and mulched or removed by the owner or occupant of the premises or by the responsible public agency in accordance with 304.1.2.1 and 304.1.2.2.
304.1.3.1 Vegetation clearance. Vegetation located within ten (10) feet of the outlet of a chimney or stove pipe shall be cut and mulched or removed.
Vegetation located within one hundred (100) feet of a building shall be cut and mulched or removed. Vegetation located within ten (10) feet of a fire apparatus -13-
access road, a public thoroughfare, or a railroad shall be cut and mulched or removed. The minimum clearances specified above may be increased by the Fire Chief where there may be special challenges for emergency operations. 304.1.3.2 Wildland-Urban Interface areas. Vegetation clearance requirements in Wildland-Urban Interface areas shall be in accordance with Chapter 49 of this code and San Rafael Municipal Code Chapter 4.12.
Section 307.4.2 is hereby amended to read as follows:
307.4.2 Recreational Fires. Recreational fires within the jurisdiction limits of the City are subject to Sections 307.4.2.1 through 307.4.2.4. 307.4.2.1 City property. Recreational fires are prohibited on City owned property.
Exception: Where an operational permit is issued in accordance with Section 105.5.34.
307.4.2.2 Wildland-Urban interface properties. Recreational fires are prohibited in Wildland-Urban Interface areas as designated in San Rafael Municipal Code Section 4.12.010.
Exception: Where an operational permit is issued in accordance with Section 105.5.34.
307.4.2.3 Other properties. For all properties other than those identified in Section 307.4.2.1 and 307.4.2.2 above, recreational fires shall be conducted in compliance with all of the following:
307.4.2.3.1. Recreational fires shall be conducted in accordance with applicable Fire Prevention Standards;
307.4.2.3.2. Recreational fires shall not be conducted within 25 feet of a structure or combustible materials;
307.4.2.3.3. Conditions which could cause a fire to be spread within 25 feet of a structure shall be eliminated prior to ignition; 307.4.2.3.4. Recreational fires shall be conducted under the constant supervision and control of the Owner or tenant of the property;
307.4.2.3.5. A charged portable fire extinguisher with a minimum capacity of 4-A, or a charged garden hose, shall be available for use at the location of the recreational fire.
307.4.2.3.6. Upon completion of use, the Owner or tenant of the property shall ensure the recreational fire is completely extinguished prior to leaving the recreational fire unattended.
307.4.2.4 Fire Department Response. Where the Fire Department responds to the location of a recreational fire, the Fire Department Officer in charge of the response is authorized to extinguish the fire for noncompliance with Section 307.4.2, any operational permit that has been issued, or the applicable Fire Prevention Standards, or where the recreational fire is a fire hazard.
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Section 307.4.3 is hereby modified by deleting the exception.
Section 308.1.2 is hereby amended to add the following concluding sentence:
Smoking is prohibited within all Parks as defined in San Rafael Municipal Code Section 8.10.015 and Open Space areas as defined in San Rafael Municipal Code Section 19.10.020, located within jurisdiction limits.
Section 324 is hereby added as follows:
Section 324 Fireworks
324.1 Fireworks prohibited. Except where an operational permit is issued in accordance with Section 105.5.16 or Section 105.5.44 of the Fire Code, the manufacture, storage, sale, possession, handling, or use of any fireworks as defined in Section 202, is prohibited within jurisdiction limits. 324.2 Seizure. The Fire Chief shall seize, remove or cause to be removed, at the expense of the owner or person in possession, all stocks of fireworks offered or exposed for sale, stored, used or held in violation of this code.
Section 407.8 is hereby added as follows:
407.8 Pre-plans. Pre-plans shall be developed for buildings and premises where there may be special challenges for emergency operations, as determined by the Fire Chief.
Section 503.1.2 is hereby amended by adding the following concluding sentence:
The Fire Chief is authorized to require additional fire apparatus access roads for all newly constructed vehicle parking areas and for all new or altered structures, facilities, uses, or hazards.
Section 503.1.4 is hereby added as follows:
503.1.4 Fire roads. Fire roads shall be provided for firefighting equipment, apparatus and personnel to undeveloped areas of the City so as to gain access to improved, unimproved, and undeveloped areas in a manner approved by the Fire Chief. Any vehicle or other obstruction to Fire Department access may be towed away or removed at the owner's expense.
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Section 503.2.3 is hereby amended to read as follows:
503.2.3 Surface. Except for fire roads, fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced with asphalt or concrete so as to provide all-weather driving capabilities.
Section 503.2.6.1 is hereby added as follows:
503.2.6.1 Load testing. Bridges, piers and wharfs used for fire apparatus access shall be load tested to the original designed capacity when required by the Fire Chief.
Section 503.4 is hereby amended by adding the following concluding sentence:
Any vehicle or other obstruction may be towed away or removed at the owner's expense.
Section 503.4.2 is hereby added as follows:
503.4.2 Prohibition on vehicular parking on private access ways. If, in the judgment of the Fire Chief, it is necessary to prohibit vehicular parking along private access ways serving existing facilities, buildings, or portions of buildings in order to keep them clear and unobstructed for fire apparatus access, the Fire Chief may issue an Order to the owner, lessee or other person in charge of the premises to paint the curbs red or install signs or other appropriate notices to the effect that parking is prohibited by Order of the Fire Department. From the effective date of the order, it shall be unlawful for such owner, lessee or other person in charge of the premises to fail to install, maintain in good condition, the form of notice so prescribed. When such areas are marked or signed as provided herein, no person shall park a vehicle adjacent to any such curb or in the private access way contrary to such markings or signs. Any vehicle so parked in the private access way may be towed away at the expense of the owner of the vehicle.
Section 505.1 is hereby amended to read as follows:
505.1 Address numbers. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. Numbers painted on the curb do not satisfy this requirement. These -16-
numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Said numbers shall be either internally or externally illuminated in all new construction or substantial remodels. Number sizes shall be as follows: Minimum of one-half-inch (1/2″) stroke by four inches (4″) high for residential applications, minimum one-half-inch (1/2″) stroke by six inches (6″) high for commercial applications. Larger sizes may be required by the Fire Chief based on distance from the street or road fronting the property. All buildings abutting on any public or private street, avenue, drive, road, place or lane within the City shall be given and marked with an official address number. Where access is by means of a private way, a monument, or other sign may be required by the Fire Chief to identify the building. The Chief Building Official shall decide the proper number to be assigned to any building. Where required by the Fire Chief, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be maintained.
505.1.1 Multi-tenant buildings. Numbers or letters shall designate all separate occupancies within new or existing multi-tenant buildings. Size shall be minimum one-quarter-inch (1/4″) stroke by two inches (2″) high and on a contrasting background for tenant spaces accessed from an interior corridor, and as indicated in Section 505.1 for spaces with exterior access doors. In multi-story or larger buildings, directional address numbers or letters shall be provided at a central location. Said addresses or numbers shall be posted at a height no greater than 5 feet, 6 inches (5′ - 6″) above the finished floor and shall be either internally or externally illuminated in all new construction or substantial remodels. 505.1.2 Rear addressing. Where required by the Fire Chief, approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of a property or where rear parking lots or alleys provide an acceptable vehicular access. Number stroke and size shall comply with Section 505.1.
Section 506.1 is hereby amended by adding the following concluding sentences:
506.1. Key Boxes. Except for single family dwellings, all buildings which have installed therein an automatic fire alarm system, automatic fire sprinkler system or a security gate, shall have an approved key box system installed. All facilities that are required to have Hazardous Materials Business Plans shall have an approved key box system installed. All electronic operated vehicular gates, including gates serving single family dwellings, shall have an approved key switch override system mounted on a stanchion or wall as approved by the Fire Chief.
Section 507.5.1.2 is hereby added as follows:
507.5.1.2 Fire hydrant upgrades. When additions or alterations to -17-
structures are made, the nearest existing fire hydrant shall be upgraded to the minimum standard of a Clow model 950, wet barrel type hydrant with one (1) four and one-half inch (4½”) outlet and one (1) two and one-half inch (2½”) outlet for single family dwellings, or for all other applications or structures to a Clow model 960, wet barrel type hydrant with one (1) four and one-half inch (4½”) outlet and two (2) two and one-half inch (2½”) outlets.
Exceptions 1: If the cost of upgrading the fire hydrant exceeds two percent (2%) of the cost of the project, based on the Building Permit valuation.
Exception 2: This section does not apply where an automatic fire sprinkler system is installed throughout the building.
Section 903.2 is hereby amended to read as follows:
903.2 Where Required; All Occupancies and Facilities. An automatic fire sprinkler system shall be installed in all of the following:
1. Every newly constructed, building or facility.
Exception: Freestanding structures not more than one thousand (1,000) square feet and provided with exterior wall and opening protection as per Table 602 of the Building Code.
2. Newly created, attached, second dwelling units which meet the definition of a substantial remodel.
3. All other existing buildings, where required by the Fire Chief in accordance with the following:
i. All buildings where improvements occur during any three (3) year period which meet the definition of a substantial remodel.
ii. All buildings in excess of three thousand (3,000) square feet which have more than ten (10) percent floor area added within any three (3) year period. iii. A change in the use of a building that results in a higher fire or life safety hazard when the square footage of the area changing use is more than fifty (50) percent of the square footage of the existing building. iv. Where fire sprinklers are required by the provisions above, they shall be extended throughout the building.
4. All public storage facilities.
5. All tunnels used for the transportation of people or any type of vehicle.
The requirements for fire sprinklers in this code section are not meant to disallow the provisions for area increase, height increase, or fire-resistive-rated substitution if otherwise allowed by the Building Code or Residential Code.
Sections 903.2.1 through 903.2.17 and 903.2.19 through 903.2.21 remain the same.
Section 903.2.18 is hereby modified by deleting the exception.
Section 907.2.11.2.3 is hereby amended to add the following concluding sentence:
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Replacement of existing smoke alarms which are hardwired and/or interconnected shall be made with an alarm of the same functionality.
Section 907.8.5 is hereby added as follows:
907.8.5 False and nuisance fire alarm – public nuisance. A protected premises fire alarm shall constitute a public nuisance if it actuates three (3) or more false or nuisance alarms within any calendar year. This section shall be effective thirty (30) days after fire alarm system installation is operational. 907.8.5.1 False alarm response fee. Where a protected premises fire alarm constitutes a public nuisance as specified in Section 907.8.5, the owner or lessee shall be responsible for the City’s false and nuisance alarm response fees as specified in the Master Fee Schedule Resolution adopted by the City Council.
Section 1015.2 is hereby amended by adding the following sentence to the end of the paragraph before the Exceptions:
Guards are also required at waterfront bulkheads, fixed piers and gangways.
Sections 1015.8.2 and 1015.8.3 are hereby added as follows:
1015.8.2 Existing Hotels. The provisions of sections 1015.8 shall apply retroactively to all existing hotels.
1015.8.3 Clear area adjacent to hotel window opening. There shall be no furniture, fixed or moveable, placed within thirty-six inches (36″) of any openable portion of a window. Hotels shall also provide notice to prospective guests of this requirement.
Section 1030.3.2 is added as follows:
1030.3.2 Group I-2 Hospital Obstructions. In Group I-2 Hospitals, the required clear width for aisles, corridors and ramps that are part of the required means of egress shall comply with Section 1018.2. The facility shall have a plan to maintain the required clear width during emergency situations.
Exception: In areas required for bed movement, equipment shall be permitted in the required width where all the following provisions are met:
1. The equipment is low hazard and wheeled.
2. The equipment does not reduce the effective clear width for the means of egress to less than 5 feet (1525 mm).
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3. The equipment is limited to:
3.1 Equipment and carts in use;
3.2 Medical emergency equipment;
3.3 Infection control carts; and
3.4 Patient lift and transportation equipment.
4. Medical emergency equipment and patient lift and transportation equipment, when not in use, is required to be located on one side of the corridor.
5. The equipment is limited in number to a maximum of one per patient sleeping room or patient care room within each smoke compartment.
Section 1103.8.1 is hereby amended by adding the following subsections, following the Exceptions:
A. On or after January 1, 1986, every single-family dwelling and factorybuilt housing, as defined in Health and Safety Code Section 19971, which is sold shall have operable smoke alarms installed. The smoke alarms shall be approved and listed by the State Fire Marshal and installed in accordance with section 907.2.11.2. Battery operated smoke alarms shall be deemed to satisfy the requirements of this section.
B. On or after January 1, 1993, every apartment building shall have installed a hardwired smoke alarm with battery back-up located within every dwelling unit. This smoke alarm shall be located outside of sleeping rooms and the primary power shall be from the building wiring, with no intervening switches other than the circuit breaker. The smoke alarm shall be approved and listed by the State Fire Marshal.
Section 1104.5.2 is hereby added as follows:
1104.5.2 Change of ownership. Buildings, portions of buildings, or occupancies shall meet the requirements of Section 1104.5 upon a change of ownership.
Section 5704.3.3.11 is hereby added as follows:
5704.3.3.11 Storage of flammable and combustible liquids and other hazardous materials. The storage of flammable or combustible liquids or other hazardous materials in public storage facilities is prohibited. Such facilities shall post legible and durable signs to indicate same in a manner and locations as specified by the Fire Chief. This section shall apply to new and existing public storage facilities.
Exception: Only those quantities of flammable and combustible liquids necessary for normal maintenance of the facility.
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Appendix D103.5, Subsection 1 is hereby amended to read as follows:
D103.5, Subsection 1 Gate Opening Width. Except for a single one- or two-family dwelling, the minimum unobstructed gate width shall be twenty (20) feet.
For a single one- or two-family dwelling, the minimum unobstructed gate width shall be sixteen (16) feet, except where a narrower width is approved by the Fire Chief for exceptional circumstances.
4.08.130 Enforcement and penalties.
A. In addition to the enforcement powers and remedies provided in the Fire Code, the Fire Chief shall have the power to enforce the provisions of this code as provided in Chapters 1.40, 1.42, 1.44, and 1.46 .
B. Violations of the Fire Code as adopted in this code are misdemeanors/infractions and are subject to the penalties set forth in Section
1.42.010 of the San Rafael Municipal Code.
C. The imposition of one (1) penalty for any violation shall not excuse the violation or permit it to continue and all such persons shall be required to correct or remedy such violations or defects within a reasonable time and, when not otherwise specified each day that a violation occurs or continues, after a final notice has been delivered shall constitute a separate offense. The application of both penalties shall not be held to prevent the enforced correction of prohibited conditions.
D. Nothing contained in Subsections A through C of this Section shall be construed or interpreted to prevent the City from recovering all costs associated with a Fire Department response as described in Section 104.12 of the Fire Code.
E. Any violation of any provision of this code shall constitute a public nuisance, and shall entitle the City to collect the costs of abatement and related administrative costs, by a code enforcement assessment lien and special assessment pursuant to Section 1.46.160 of the San Rafael Municipal Code, or by a nuisance abatement lien and special assessment pursuant to Government Code Sections 38773.1 and 38773.5. Prior to recordation of such a lien or processing such a request for special assessment, the City shall give written notice to the record owner of the affected property. In addition, the City shall be entitled to collect such abatement costs and related administrative costs, together with litigation costs and attorneys’ fees, in a civil action pursuant in Section 1.42.020 of the San Rafael Municipal Code.
4.08.140 Appeals.
A. Any person receiving a bill for Fire Department response costs and expenses pursuant to Section 108.1 of the Fire Code, may file within thirty (30) days after the date of mailing the bill, an administrative appeal against imposition -21-
of the civil penalty or response costs and expense. The appeal shall be in writing and filed with the Fire Chief, and shall include a copy of the bill and statement of the grounds for appeal. The Fire Chief shall conduct an administrative hearing on the appeal, after giving the appellant at least ten (10) days' advance written notice of the time and place of the hearing. Within ten (10) days after the hearing, the Hearing Officer shall give written notice of the decision to the appellant, which decision shall be final. If the appeal is denied in part or full, all amounts due shall be paid within thirty (30) days after the mailing of the notice of the decision of the Hearing Officer.
B. Whenever the Fire Chief shall disapprove an application or refuse to grant a permit applied for, or when it is claimed that the provisions of the code do not apply or that the true intent and meaning of the code have been misconstrued or wrongly interpreted, the applicant may appeal from the decision of the Fire Chief to the City Council within ten (10) days from the date of the decision. The provisions of this section shall not apply to corrective actions for the clearance of vegetation as specified in Sections 304.1 through 304.1.2.2 of the Fire Code, or to matters for which an appeal is provided pursuant to subsection 4.08.140(A) above.
DIVISION 2.
California Health and Safety Code Sections 17958.5, 17958.7, and 18941.5 require that findings be made in order to change or modify building standards found in the California Building Standards Code based on local climatic, geologic, or topographic conditions.
Therefore, the San Rafael City Council hereby finds that these changes or modifications to the Fire Code as adopted in Title 4 of the San Rafael Municipal Code are reasonably necessary because of the following local climatic, geological and topographical conditions:
I. Climatic conditions
a. Precipitation. Most of the annual rainfall in San Rafael occurs during the winter; it receives no measurable precipitation between May and October. During this time, temperatures average between 70 and 90 degrees. These conditions eliminate most of the moisture in the natural vegetation and heavily wooded hillsides. The area also suffers periodic droughts that can extend the dry periods to other months of the year. These conditions can be further exacerbated by high off-shore winds, or hot, dry, inland winds.
b. Relative Humidity. Humidity generally ranges from 50% during daytime to 86% at night. It drops to 20% during the summer months and occasionally drops lower typically at the most extreme periods of the wildland fire season. c. Temperatures. Temperatures have been recorded as high as 108 degrees F.
Average summer highs are in the 75 degree to 90 degree range. -22-
d. Winds. Prevailing winds are from the northwest. However, winds are experienced from virtually every direction at one time or another. Velocities are generally in the 5 – 15 mph range, gusting to 30 mph, particularly during the summer months.
Extreme winds, up to 50 mph, have been known to occur.
II. Geological conditions
a. San Rafael lies near several earthquake faults, including the very active San Andreas Fault; there are significant potential hazards such as road closures, fires, collapsed buildings, and isolation of residents requiring assistance. b. Many areas of the City, including some highly developed industrial and commercial areas, are located on bay alluvial soils which are subject to liquefaction in the event of an earthquake.
III. Topographical conditions
a. Much of San Rafael is located in hilly areas, and many of the residential areas are heavily landscaped, and many exist adjacent to hilly open space areas which are characterized by dry vegetation and have limited access. In addition, the steepness of grades located in the hills and canyons results in narrow and winding roads, and limited water supply.
b. The major arterial route between San Francisco and Marin and Sonoma county areas, Highway 101, bisects the City of San Rafael; should that highway become impassable, alternative routes via surface streets in San Rafael may cause heavy traffic congestion, limiting emergency access or delaying response.
More specifically, the above modified building standards are listed below with the corresponding climatic, geological or topographical condition which necessitates the modification, as follows:
Section Number Climatic, geological and topographical condition
1.11.2.1 Ia, IIa, IIIa, IIIb
102.5 Ia, Ib,Ic, Id, IIa, IIIa, IIIb
103.1 Ia,Ib, Ic, Id, IIa, IIb, IIIa, IIIb
104.12 Ia, Ib, IIa, IIb, IIIa, IIIb
104.13 Ia, IIb, IIc, IId, IIa, IIb, IIIa, IIIb
105.2. Id, IIa
105.7.26 Ia, Ib, Ic, Id,IIa, IIb, IIIa, IIIb
107.7 Ia, IIa, IIIa
112.4 Ia, Ib, IIa, IIb, IIIa, IIIb
113.4 Ia, IIa, IIIa
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202 Ia, Ib, IIa, IIb, IIIa, IIIb
304.1.3 Ia,Ic, Id, IIa, IIIa, IIIb
304.1.3.1 Ia,Ic, Id, IIa, IIIa, IIIb
304.1.3.2 Ia,Ic, Id, IIa, IIIa, IIIb
307.4.2 Ia, Ib, Ic, Id, IIa, IIIa, IIIb
307.4.3 Ia, IIa, Ic, Id, IIb, IIIa, IIIb
308.1.2 Ia,Ib, Ic, Id, IIIa, IIIb
324 Ia,Ib, Ic, Id, IIa, IIIa, IIIb
407.8 Ic, Id, IIa, IIb, IIIa, IIIb
503.1.4 Ia, Ib, IIa, IIb, IIIa, IIIb
503.1.4 Ia, Ib, IIa, IIIa
503.2.3 Ia, Ib, IIa, IIb, IIIa, IIIb
503.2.6.1 Ia, IIa, IIb, IIIa
503.4 Ia, 1b, Ic, Id, IIa,IIIa
503.4.2 Ia, Ib, IIa, IIb, IIIa, IIIb
505.1 & .2 Ia,Ib, Ic, Id, IIa, IIIa, IIIb
506.1 Ia, IIa, Ic, Id, IIb, IIIa
507.5.1.2 Ia, IIIa, IIIb
903.2 Ia, IIa, IIIa,IIIb
907.8.5 &.5.1 Ia, Ib, IIa, IIb, IIIa, IIIb
1015.2 Ia, Ib, Ic, Id, IIa
1015.8.2 IIa, IIb, IIIa, IIIb
1015.8.3 IIa, IIb, IIIa, IIIb
1030.3.2 Ia, Ib, Ic, Id, IIa, IIb, IIIa, IIIb
1103.8.1 Ia, IIa, IIIa
1104.5.2 Ia, IIa, IIIa
5704.3.3.11 Ia, IIa, IIIb
Appendix D103.5 Ia, Ib, Ic, Id, IIa, IIIa, IIIb
DIVISION 3.
All former Ordinances or parts thereof conflicting or inconsistent with the provisions of this Ordinance codified in this chapter or the Codes hereby adopted are hereby repealed.
DIVISION 4.
If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The City Council of the City of San Rafael hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases shall be declared invalid.
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DIVISION 5.
This Ordinance shall be published once, in full or in summary form, before its final passage, in a newspaper of general circulation, published and circulated in the City of San Rafael and shall be in full force and effect on January 1, 2023. If published in summary form, the summary shall also be published within fifteen (15) days after the adoption, together with the names of those Council members voting for or against same, in a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance.
DIVISION 6.
The City Council finds that adoption of this Ordinance is exempt from the California Environmental Quality Act (CEQA), pursuant to 14 CCR Section 15061(b)(3), since it can be seen with certainty that there is no possibility that the adoption of this Ordinance may have a significant effect on the environment.
OREGOING ORDINANCE was first read and introduced at a regular meeting of the San Rafael City Council on the 20th day of October 2025, and was passed and adopted at a regular meeting of the San Rafael City Council on the 3rd day of November 2025 by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
______________________________
Kate Colin, Mayor
Attest:
_____________________________
LINDSAY LARA, City Clerk
CITY OF SAN RAFAEL
NOTICE OF PUBLIC HEARING
BEFORE THE SAN RAFAEL CITY COUNCIL
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING TITLE 4 (FIRE
REGULATIONS) OF THE MUNICIPAL CODE OF THE CITY OF SAN RAFAEL, BY REPEALING TITLE 4 AND AMENDING TITLE 4 THERETO; ADOPTING AND MODIFYING THE 2025 EDITION OF THE CALIFORNIA FIRE CODE BASED ON THE 2024 INTERNATIONAL FIRE CODE, AND ADOPTING AND MODIFYING THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE; ADOPTING ADMINISTRATIVE AND PROGRAM PROVISIONS FOR THE CODES; AND ADOPTING FINDINGS OF FACT SUPPORTING THE AMENDMENTS TO THE CODES; CEQA DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE 15061(b)(3) DATE/TIME: Monday, November 3, 2025
LOCATION: City Council Chambers, City Hall, 1400 Fifth Avenue, San Rafael, CA
PURPOSE: To receive public comments and to consider adoption of a proposed ordinance to amend Title 4 (Fire Regulations) of the San Rafael Municipal Code, by repealing Title 4 and amending Title 4 herein; adopting and modifying the 2025 Edition of the California Fire Code based on the 2024 International Fire Code, and adopting and modifying the 2025 California Wildland-Urban Interface Code based on the 2024 International Wildland-Urban Interface Code; adopting administrative and program provisions for the codes; and adopting findings of fact supporting the amendments to the codes.
IF YOU CANNOT You can send a letter with your comments regarding the proposed ordinance to ATTEND: Lindsay Lara, City Clerk, City of San Rafael, 1400 5th Avenue, San Rafael, CA 94901, or an email to [email protected]. You can also hand deliver a letter prior to the public hearing.
FOR MORE For additional information regarding the above, you can contact Robert Sinnott, Deputy Fire Chief for the City of San Rafael at (415) 485-5067. Office hours are Monday-Friday, 8:30 AM to 5:00 PM.
/s/ Lindsay Lara
Lindsay Lara
City Clerk
City of San Rafael
To be published in the Marin IJ on: Friday, October 24, 2025
CITY OF SAN RAFAEL
NOTICE OF PUBLIC HEARING
BEFORE THE SAN RAFAEL CITY COUNCIL
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING TITLE 4 (FIRE
REGULATIONS) OF THE MUNICIPAL CODE OF THE CITY OF SAN RAFAEL, BY REPEALING TITLE 4 AND AMENDING TITLE 4 THERETO; ADOPTING AND MODIFYING THE 2025 EDITION OF THE CALIFORNIA FIRE CODE BASED ON THE 2024 INTERNATIONAL FIRE CODE, AND ADOPTING AND MODIFYING THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE; ADOPTING ADMINISTRATIVE AND PROGRAM PROVISIONS FOR THE CODES; AND ADOPTING FINDINGS OF FACT SUPPORTING THE AMENDMENTS TO THE CODES; CEQA DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE 15061(b)(3) DATE/TIME: Monday, November 3, 2025
LOCATION: City Council Chambers, City Hall, 1400 Fifth Avenue, San Rafael, CA
PURPOSE: To receive public comments and to consider adoption of a proposed ordinance to amend Title 4 (Fire Regulations) of the San Rafael Municipal Code, by repealing Title 4 and amending Title 4 herein; adopting and modifying the 2025 Edition of the California Fire Code based on the 2024 International Fire Code, and adopting and modifying the 2025 California Wildland-Urban Interface Code based on the 2024 International Wildland-Urban Interface Code; adopting administrative and program provisions for the codes; and adopting findings of fact supporting the amendments to the codes.
IF YOU CANNOT You can send a letter with your comments regarding the proposed ordinance to ATTEND: Lindsay Lara, City Clerk, City of San Rafael, 1400 5th Avenue, San Rafael, CA 94901, or an email to [email protected]. You can also hand deliver a letter prior to the public hearing.
FOR MORE For additional information regarding the above, you can contact Robert Sinnott, Deputy Fire Chief for the City of San Rafael at (415) 485-5067. Office hours are Monday-Friday, 8:30 AM to 5:00 PM.
/s/ Lindsay Lara
Lindsay Lara
City Clerk
City of San Rafael
To be published in the Marin IJ on: Saturday, November 1, 2025 SUMMARY OF ORDINANCE NO. 2054
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING TITLE 4 (FIRE
REGULATIONS) OF THE MUNICIPAL CODE OF THE CITY OF SAN RAFAEL, BY REPEALING TITLE 4 AND AMENDING TITLE 4 THERETO; ADOPTING AND MODIFYING THE 2025 EDITION OF THE CALIFORNIA FIRE CODE BASED ON THE 2024 INTERNATIONAL FIRE CODE, AND ADOPTING AND MODIFYING THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE BASED ON THE 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE; ADOPTING ADMINISTRATIVE AND PROGRAM PROVISIONS FOR THE CODES; AND ADOPTING FINDINGS OF FACT SUPPORTING THE AMENDMENTS TO THE CODES.
This Summary concerns a proposed Ordinance of the City Council of the City of San Rafael, designated as Ordinance No. 2054, which will amend Chapter 4.08 of the San Rafael Municipal Code concerning Fire Codes. Ordinance No. 2054 is scheduled for adoption by the San Rafael City Council at its regular meeting of November 3, 2025. The City Clerk has been directed to publish this Summary pursuant to City Charter and California Government Code section 36933(c)(1).
SUMMARY OF AMENDMENT TO MUNICIPAL CODE
This Ordinance would amend Chapter 4.08 of Title 4 to the San Rafael Municipal Code by adopting by reference the 2025 edition of the California Fire Code with existing local amendments, based on the 2024 International Fire Code, and the 2025 International Wildland-Urban Interface Code based on the 2024 International Wildland-Urban Interface Code; adopt administrative and program provisions for the codes; and adopt findings of fact supporting specified local amendments to the codes.
For a complete copy of the text of the Ordinance amending the Municipal Code, please contact the City Clerk at (415) 485-3066 or the Deputy Fire Chief at (415) 485-5067. Copies of the Ordinance containing this Municipal Code amendment are also available for public review at the San Rafael City Clerk’s office, 1400 Fifth Avenue, 2nd Floor, Room 209, during regular business hours, 9:00 a.m. to 4:00 p.m.
/s/______________________
LINDSAY LARA, City Clerk
San Rafael City Clerk
Dated: October 24, 2025
____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting: _______________________
Disposition: ___________________________
Agenda Item No: 6.b
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: City Attorney’s Office
Prepared by: Katherine Kasameyer
Deputy City Attorney
City Manager Approval: ______________
TOPIC: SMOKING ORDINANCE AMENDMENTS
SUBJECT: AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING CHAPTER 9.04 OF THE SAN RAFAEL MUNICIPAL CODE, THE CITY’S CLEAN
INDOOR AND OUTDOOR AIR AND HEALTH PROTECTION, TO PROHIBIT
ALL SMOKING IN DUPLEXES AND MULTI-FAMILY RESIDENCES AND TO ALLOW SMALL CLAIMS COURTS TO GRANT INJUNCTIVE RELIEF; CEQA DETERMINATION: EXEMPT PURSUANT TO CEQA GUIDELINE 15061(b)(3) .
RECOMMENDATION:
Staff recommends that the City Council introduce an ordinance amending Chapter 9.04 of the San Rafael Municipal Code, the City’s Clean Indoor and Outdoor Air and Health Protection, to prohibit all smoking in duplexes and multi-family residences and to allow small claims courts to grant injunctive relief, waive further reading of the ordinance, and refer to it by title only.
BACKGROUND:
Secondhand smoke continues to pose health problems for non-smoking community members when it drifts from neighboring homes, apartment units, balconies, and outdoor spaces. The U.S. Surgeon General has determined that the dangers of secondhand smoke cannot be controlled by ventilation, air cleaning, or the separation of smokers from non-smokers.1 Several studies have concluded that smoking in multi-unit housing also contributes to higher maintenance and insurance costs.2 The State of California, through the State Health Officers Report on ECigarettes, has recommended that electronic smoking devices be regulated in the same manner as traditional tobacco products.
The City has authority under California Health and Safety Code, section 118910, and California Business and Professions code, section 26200, to regulate smoking in any manner not inconsistent with state law.
Through Ordinances including Ordinance No 1908 (2012), No 1938 (2016), No 2008 (2022), and No 1 U.S. Centers for Disease Control (CDC), Smokefree Policies Can Protect Everyone, https://www.cdc.gov/tobacco/secondhand-smoke/policy.html (last accessed Oct. 1, 2025). 2 CDC, Smokefree Policies Can Protect Everyone; Brian A. King, et al., National and State Cost Savings Associated with Prohibiting Smoking in Subsidized and Public Housing in the United States, 11 Preventing Chronic Disease 140222 (2014), available at https://www.cdc.gov/pcd/issues/2014/14_0222.htm (last accessed Oct. 3, 2025).
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
2042 (2024), the City Council has demonstrated its commitment to protecting people against the dangers of secondhand smoke, reducing fire hazards, and reducing property damage caused by tobacco smoke.
Section 9.04.070 of the San Rafael Municipal Code generally prohibits smoking in duplexes and multifamily residences but makes exception for smoking with electronic smoking devices in these spaces. The proposed Ordinance is intended to remove that exception and prohibit all smoking in duplexes and multifamily residences.
Through Ordinance No. 2042, in 2024, the City Council added language to section 9.04.120 permitting community members to seek civil enforcement of Chapter 9.04. This addressed some of the challenges in enforcing Chapter 9.04, including the spontaneous and often brief nature of smoking, which makes it challenging for City Code Enforcement Officers to detect and record in a timely manner. Ordinance No. 2042 allows community members to seek enforcement of Chapter 9.04 in forums including small claims court. However, it does not authorize a small claims court to issue injunctive relief.
ANALYSIS:
There continue to be substantial concerns about ongoing exposure to second- and third-hand smoke, particularly in multi-family residences complexes and other shared spaces. The current version of section
9.04.070 prohibits smoking in duplexes and multi-family residences yet has an exception that allows smoking with electronic smoking devices in those areas. The proposed ordinance is intended to remove that exception. This amendment is intended to further protect community members in duplexes and multifamily residences against second- and third-hand smoke.
The proposed ordinance also addresses ongoing challenges with private enforcement of Chapter 9.04.
Section 9.04.120 allows community members to enforce Chapter 9.04 in small claims court. Small claims courts may be more accessible to community members but there are some limits on the kind of relief they can provide. Under California Code of Civil Procedure section 116.220, small claims courts cannot issue injunctions and other equitable relief unless there is a statute explicitly granting such authority. The proposed change to section 9.04.120 is intended to explicitly grant small claims courts the power to provide injunctive relief in enforcement actions brought under Chapter 9.04. Before getting any kind of relief under Chapter 9.04, a community member would still be required to produce documentation substantiating the violation of Chapter 9.04, which could include resident complaints, inspection reports, and/or enforcement actions by local public health or code enforcement officers. By giving small claims courts more authority to provide community members with relief under Chapter 9.04, this amendment would help to deter smoking violations more effectively and enhance the overall protection of public health and safety.
FISCAL IMPACT:
There is no fiscal impact to the City in adopting the amendments to Chapter 9.04.
ENVIRONMENTAL REVIEW:
It has been determined that the ordinance amendments are covered by the ‘general rule’ that the California Environmental Quality Act (CEQA) applies only to projects which have the potential to cause a significant, physical environmental environment. Pursuant to CEQA Section 15061(b)(3), the ordinance amendments are not subject to environmental review.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
OPTIONS:
The City Council has the following options to consider on this matter:
1. Introduce the Ordinance, waive further reading of the ordinance, and refer to it by title only.
2. Introduce the Ordinance with amendments as directed by the Council at the meeting.
3. Postpone introduction of the Ordinance to allow amendments to be incorporated into the Ordinance.
RECOMMENDED ACTION:
Staff recommends that the City Council introduce an ordinance amending Chapter 9.04 of the San Rafael Municipal Code, the City’s Clean Indoor and Outdoor Air and Health Protection, to prohibit all smoking in duplexes and multi-family residences and to allow small claims courts to grant injunctive relief, waiver further reading of the ordinance, and refer to it by title only.
ATTACHMENTS:
1. Ordinance
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF SAN RAFAEL CITY COUNCIL AMENDING CHAPTER 9.04 OF THE SAN RAFAEL MUNICIPAL CODE, THE CITY’S CLEAN
INDOOR AND OUTDOOR AIR AND HEALTH PROTECTION, TO PROHIBIT
ALL SMOKING IN DUPLEXES AND MULTI-FAMILY RESIDENCES AND TO
ALLOW SMALL CLAIMS COURTS TO GRANT INJUNCTIVE RELIEF
WHEREAS, section 118910 of the California Health and Safety Code and Section 26200 of the California Business and Professions Code local governments have the authority to regulate smoking in any manner not inconsistent with state law; and
WHEREAS, the purpose of the City’s smoking restrictions is to protect the public health, safety, and welfare from the known dangers to health posed by smoking and secondhand smoke; and
WHEREAS, materials from the California Department of Health have recommended that Electronic Smoking Devices be regulated in the same manner as traditional tobacco products;
WHEREAS, enforcement challenges of provisions of section 9.04.120 persist, and community members continue to report impacts from secondhand smoke that negatively impact their health and quality of life; and WHEREAS, the amendments set forth herein are necessary to further regulate smoking so as to more fully protect City residents, businesses, and visitors against unwanted secondhand smoke in public places, parks, and multiunit dwellings; WHEREAS, this Ordinance was introduced and read by title only at a meeting of the San Rafael City Council on the 3rd day of November 2025 and adopted at its November 17, 2025, meeting.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN RAFAEL DOES ORDAIN AS FOLLOWS:
DIVISION 1. AMENDMENT OF MUNICIPAL CODE
Sections 9.04.070 and 9.04.120 of Chapter 9.04 (Clean Indoor and Outdoor Air and Health Protection) of the San Rafael Municipal Code are hereby amended to read as follows, with additions shown in underline, and deletions shown in strikethrough:
9.04.070 - Smoking restrictions in new and existing units in duplexes and multifamily residences.
A. All new units of a duplex or multi-family residence are hereby designated nonsmoking units, including any associated exclusive-use enclosed areas or unenclosed areas, such as, for example, a private balcony, porch, deck, or patio.
B. All units of a duplex or multi-family residence that are not new units, including any associated exclusive-use enclosed areas or unenclosed areas, such as, for example, a private balcony, porch, deck, or patio, are hereby designated nonsmoking units as of November 14, 2013.
C. Smoking in a designated nonsmoking unit is a violation of this chapter.
D. Notwithstanding any other provision of this chapter, the use of electronic smoking devices within any unit of a duplex or multi-family residence is not prohibited by this chapter.
9.04.120 - Enforcement and penalties.
A. Any violation of this chapter shall be, and the same is hereby declared to be, unlawful and a public nuisance, and shall be enforceable pursuant to Chapters
1.40, 1.42, 1.44, or 1.46 of this Code, or by any other judicial and administrative penalties and remedies available to the city under state law. Each instance of smoking in violation of this chapter shall constitute a separate violation. For violations other than for smoking, each day of a continuing violation of this chapter shall constitute a separate violation. The remedies provided by this chapter are not intended to preclude any other remedy available at law or in equity.
B. Any Person acting for the interests of itself, its members, or the general public (hereinafter "Private Enforcer") may bring a private action, including for declaratory or equitable relief, in any court of competent jurisdiction, including small claims court, to enforce this section against any Person who has violated this section. The Private Enforcer must produce documentation substantiating the violation of the City's Smoking Ordinance, which could include resident complaints, inspection reports, and/or enforcement actions by local public health or code enforcement officers. A court shall grant all appropriate relief, including: (1) awarding damages; and (2) issuing an injunction or a conditional judgment. Under section 116.220(a)(5) of the California Code of Civil Procedure, small claims courts are expressly authorized to award an injunction or a conditional judgment for actions brought under this section. Except as otherwise provided, enforcement of this section is at the sole discretion of the City. Nothing in this section shall create a right of action in any Person against the City or its agents to compel public enforcement of this section against private parties.
DIVISION 2. Severability
If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portion of this Ordinance. The City Council of the City of San Rafael hereby declares that it would have adopted the Ordinance and each section, subsection, sentence, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases shall be declared invalid.
DIVISION 3. CEQA Determination.
The City Council finds that adoption of this Ordinance is exempt from the California Environmental Quality Act (CEQA), pursuant to 14 CCR Section 15061(b)(3), since it can be seen with certainty that there is no possibility that the adoption of this Ordinance may have a significant effect on the environment.
DIVISION 4. Publication; Effective Date.
This Ordinance shall be published once, in full or in summary form, before its final passage, in a newspaper of general circulation, published and circulated in the City of San Rafael and shall be in full force and effect thirty (30) days after its final passage. If published in summary form, the summary shall also be published within fifteen (15) days after the adoption, together with the names of those Council members voting for or against same, in a newspaper of general circulation published and circulated in the City of San Rafael, County of Marin, State of California.
Within fifteen (15) days after adoption, the City Clerk shall also post in the office of the City Clerk, a certified copy of the full text of this Ordinance along with the names of those Councilmembers voting for and against the Ordinance.
THE FOREGOING ORDINANCE was first read and introduced at a regular meeting of the San Rafael City Council on the 3rd day of November 2025, and was passed and adopted at a regular meeting of the San Rafael City Council on the 17th day of November 2025 by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
______________________________
Kate Colin, Mayor
Attest:
_____________________________
LINDSAY LARA, City Clerk
____________________________________________________________________________________
FOR CITY CLERK ONLY
Council Meeting:
Disposition:
Agenda Item No: 7.a
Meeting Date: November 3, 2025
SAN RAFAEL CITY COUNCIL AGENDA REPORT
Department: City Manager’s Office
Prepared by: Cory Bytof
Sustainability Program Manager City Manager Approval: ______________ TOPIC: GREENHOUSE GAS EMISSIONS REPORT AND SUSTAINABILITY PRIORITIES
PROGRESS UPDATE
SUBJECTS: ACCEPT THE GREENHOUSE GAS INVENTORY REPORT FOR 2023, THE FISCAL YEAR 2023-2025 TWO-YEAR SUSTAINABILITY WORKPLAN PRIORITIES UPDATE,
AND THE COUNTYWIDE BUILDING ELECTRIFICATION ROADMAP
RECOMMENDATION:
Staff recommends that the City Council accept the Greenhouse Gas Inventory and Reduction Strategy Annual Report for 2023, the Fiscal Year 2023-2025 Two-Year Sustainability Workplan Priorities Update, and the Countywide Building Electrification Roadmap.
EXECUTIVE SUMMARY:
The City conducts annual greenhouse gas (GHG) emissions inventory reports to gauge progress toward GHG reduction targets as reflected in the Climate Change Action Plan 2030 (CCAP). The latest report is for calendar year 2023, which is the latest data available. This report shows the City has achieved a 35% reduction in GHG emissions since 2005, and a 24% reduction from 1990 levels. Much of this is due to reductions in emissions from transportation and electricity generation. Many of the action strategies in the Fiscal Year 2023-2025 Two-Year Sustainability Priority Workplan have been accomplished, such as hiring a Waste Management Coordinator to conduct Senate Bill (SB) 1383 (2016) compliance activities and implement the City’s illegal dumping program. Other action strategies have become ongoing efforts, such as the implementation of the Countywide Electric Vehicle Acceleration Strategy. The City is also pursuing new action strategies that are being incorporated into the Fiscal Years 2025-2028 Strategic Plan, including some that are in the Countywide Building Electrification Roadmap, attached to this report.
The City is on track to meet its goal of a 40% reduction by 2030 but will require continuous effort to do so. The longer-term goal of carbon neutrality by 2045 will be much harder to meet and will require efforts at all levels of government and the private sector to do so.
BACKGROUND:
State of the Climate
Calendar year 2024 saw record-high greenhouse gas emissions, record-high temperatures across the globe, record-high ocean heat and sea levels, and continued near-record warmth and sea ice loss in the Arctic and Antarctica. More can be found in the International State of the Climate Report by the American Meteorological Society and the State of the Global Climate 2024 report by the World Meteorological SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 2
Organization.
Progress continues to be made in some areas of climate action, while troubling signs are arising in other areas, such as the exponential energy use by artificial intelligence (AI) and cryptocurrency companies, which are putting significant strain on power grids. On the positive front, global solar installations have increased 64% over the past year. Electric vehicle sales are up 30% worldwide, and Marin County has the second-highest electric vehicle adoption rate in the state at 11%, with electric vehicles making up 37% of new vehicle sales. Locally, SMART Rail ridership increased significantly, by 38 percent, with monthly totals now averaging 140 percent of pre-pandemic levels. In 2024, renewable energy continued to grow within the California Independent System Operator service area, with clean energy accounting for 62% of California's total power mix, up from 58% in 2023.
California Climate Goals
The State of California has responded to growing concerns over the effects of climate change by adopting a comprehensive approach to addressing emissions in the public and private sectors with the passage of the Global Warming Solutions Act of 2006 (Assembly Bill (AB) 32). The AB 32 Scoping Plan was developed to identify strategies for meeting AB 32 goals and was adopted by the California Air Resources Board (CARB) in December 2008. Among many other strategies, it encouraged local governments to reduce emissions in their jurisdictions by 15% below 2005 baseline levels by 2020.
In 2016, the State Legislature passed Senate Bill 32, which set interim targets of 40% reductions below 1990 levels by 2030, and in 2022, it passed Assembly Bill 1279, which commits California to reducing greenhouse gas emissions 85% below 1990 levels and achieving carbon neutrality by 2045. CARB’s 2022 Scoping Plan lays out a path to achieve the AB 1279 targets.
City’s Climate Change Action Plan
San Rafael’s original Climate Change Action Plan (CCAP) was adopted by the City Council in 2009. In 2011, the City incorporated the CCAP measures into General Plan 2020 as a Sustainability Element. A Greenhouse Gas Emissions Reduction Strategy was also prepared to provide technical support to the Sustainability Element. In 2017, then Councilmember Kate Colin and the City Manager’s Office convened a 20-member community working group to update the CCAP to meet the new interim 2030 State greenhouse gas reduction targets referenced above. Over 350 San Rafael residents and business representatives gave input, which resulted in San Rafael’s Climate Change Action Plan 2030, adopted by the City Council on May 19, 2019.
In September 2021, the City Council adopted a Climate Emergency Declaration and set a new long-term greenhouse gas reduction target for San Rafael, committing the City to carbon neutrality by 2045.
San Rafael’s CCAP was developed specifically to include strategies to address the three pillars of sustainable development: environment, equity, and economy. As such, it supports three of the City’s four Policy Focus Areas: 1) Sustainability, Climate Change, and Disaster Preparedness, 2) Economic Growth, and 3) Diversity, Equity, Inclusion, and Belonging. The City’s Climate Change Action Plan has also been integrated into General Plan 2040 and serves as the City’s Greenhouse Gas Reduction Strategy. This Strategy meets the California Environmental Quality Act (CEQA) for a “qualified” greenhouse gas reduction strategy. It commits the City to track implementation measures and emissions reductions while providing a useful streamlining tool for reviewing development and building projects.
Councilmember Llorens Gulati is the current Sustainability Liaison to the City Council. As the Council Liaison, Councilmember Llorens Gulati meets regularly with staff and the executive leadership of Sustainable San Rafael to plan and host quarterly public CCAP implementation forums. The Liaison’s role is important in helping staff prioritize requests from the public and in shaping projects and programs SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 3
for City Council action.
Greenhouse Gas Inventory
The City measures progress toward GHG reduction goals through the completion of an annual community greenhouse gas (GHG) inventory report. These reports provide the City Council with an overview of community-wide emissions as well as the status of City actions accomplished in that same year. GHG emissions and reductions are calculated for various sectors, including energy, transportation, waste, and water. This is done using a common protocol local governments use to show in boundary, activity-based emissions, which primarily focus on the emissions created most directly within the geographical boundary of the City. Emissions data is typically not available for a year and a half; thus, inventories have a lag time. The last community inventory was conducted in 2024 for the 2022 calendar year. Local government emissions are included in the community inventory, though San Rafael’s local government emissions make up only approximately 1% of community-wide emissions.
The City partners with the Marin Climate and Energy Partnership (MCEP) for conducting the inventories and developing the reports. MCEP publishes all the results on the MCEP website, MarinClimate.org, and at MarinTracker.org so that community members can easily access the data using an interactive map.
Two-Year Priorities
Since 2019, City staff have identified key priorities taken from the Climate Change Action Plan on which to focus limited resources and have created Two-Year Priorities Workplans. These were reviewed with the City Council Sustainability Liaison and at the Climate Change Action Plan quarterly community forum.
Staff brought the most recent Two-Year Priority Workplan to Council in September 2023, and a progress update was brought to the City Council on September 16, 2024. New Sustainability priorities will now be included in the City’s Fiscal Years 2025-2028 Strategic Plan instead of a standalone document, and work plans will align with and be included in the new Citywide process. Sustainability priorities can be found in Priority Areas B, C, and G.
ANALYSIS:
Community Greenhouse Gas Inventory Report
The 2023 Community Greenhouse Gas Emissions Inventory Report (Attachment 1) provides the City Council with an overview of community-wide emissions. The report provides a broad category of bestestimate community-wide emissions data for the calendar year 2023 based on publicly available data.
This data shows an overall reduction of approximately 35% of community-wide emissions since 2005 and 24% below 1990 levels. Table 1 below shows where the reductions came from.
Table 1: Change in Emissions by Sector, Community
SECTOR % CHANGE
SINCE 2005
Transportation -24%
Built Environment - Electricity -93%
Built Environment – Natural Gas -10%
Waste -46%
Water -100%
Off-Road -42%
Wastewater +11%
TOTAL -35%
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 4
Changes from 2022 include significant reductions in emissions from transportation and building electricity use. These generally reflect the use of greener fuels, although there have also been slight reductions in consumption. For example, most emissions in San Rafael come from passenger vehicles. About 7.3% of registered vehicles are now electric, and gas-powered vehicles are more fuel-efficient, resulting in fewer emissions overall. Similarly, electricity is getting less carbon-intensive and more of it is coming from renewable sources, resulting in fewer emissions in this sector year over year. On the flip side, natural gas will always remain a high source of emissions, and the use of natural gas went up slightly in 2023, resulting in higher emissions in that sector from 2022.
Local greenhouse gas inventories are in-boundary inventories, meaning they are an accounting of all greenhouse gas (GHG) emissions from activities that physically occur within a specific, geographically defined area during a set time period. The value of an in-boundary, activity-based type of inventory is that it isolates emissions from local sources, providing a snapshot of sectors and activities that can be affected to some degree by local government actions and can most reliably be quantified and tracked on an annual basis. In addition, it allows for a rough aggregation of data to allow for county-wide, regional, state, and larger groupings of emissions calculations. This can be helpful in understanding Californiawide emissions or comparing them to those of the U.S. at large. One thing it does not do, however, is get at the larger set of emissions driven by consumption.
Consumption emissions include all the “upstream” or lifecycle emissions from the things individuals buy, including the mining, manufacturing, packaging, and transportation of products, which carry a lot of embedded greenhouse gas emissions. A consumption-based inventory would show a very different picture of San Rafael’s emissions. It could easily triple emissions per capita due to the number of materials and products we consume, mainly from imported food and goods. In San Rafael, we have chosen to include consumption messaging – our “carbon footprint” – in our engagement rather than just rely on an in-boundary inventory. This is a primary focus of the Resilient Neighborhoods program, which works county-wide to educate residents about this and help them reduce their household carbon footprint.
Per capita emissions can also be a useful metric for measuring progress in reducing greenhouse gases and for comparing one community’s emissions with neighboring cities and against regional and national averages. That said, due to differences in emission inventory methods, it can be difficult to produce directly comparable per capita emissions numbers. Dividing the total communitywide GHG emissions by residents yields a result of 8.4 metric tons CO2e per capita in 2005. Per capita emissions decreased 39% between 2005 and 2023, falling to 5.1 metric tons per person. This number is not the same as the carbon footprint of the average individual living in San Rafael, which includes lifecycle emissions, emissions resulting from air travel, etc.
In conclusion, San Rafael met its interim goal of a 25% reduction in communitywide GHG emissions from the 2005 baseline by 2020. However, State targets set by SB 32 and the CCAP referenced above establish a new baseline of 1990 rather than 2005 for 2030 GHG reduction targets. Translating current reductions to a 1990 baseline means San Rafael has reduced emissions by 24% since 1990. To meet the City’s 40% reduction target by 2030 and net-zero target by 2045, San Rafael will need to redouble efforts and continue to innovate, collaborate, and be at the forefront of local GHG reduction strategies.
Workplan Update
The Sustainability Two-Year Priorities were developed with and based on input from community partners such as the County of Marin Sustainability Team, Sustainable San Rafael, members of our quarterly Climate Change Action Plan community forums, the Marin Climate and Energy Partnership, our utility partners, and others. This allows for county-wide collaboration and resource sharing as well as alignment with other City and public priorities and work plans. In addition, whenever possible, staff seeks SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 5
opportunities to develop model work products that other cities or organizations can use as well to extend their impact beyond San Rafael.
Attachment 3 is a snapshot of the accomplishments and progress in the Two-Year Workplan. Some of the items worth noting include:
• Completion of an Electric Vehicle Acceleration Strategy and work plan, which is being implemented in an ongoing fashion
• Adoption of a Green Building Reach Code for existing buildings • Completion of an Equitable Low Carbon Economy Plan, and subsequent award of a green workforce development grant
• Progress toward completion of a sea level rise feasibility study in East San Rafael • Execution of an agreement with Zero Waste Marin to conduct outreach, enforcement, and procurement responsibilities on behalf of the City to help with implementation of SB 1383, the Short-Lived Climate Pollutant Law
• Hiring of a Waste Management Coordinator to implement SB 1383 and the City’s illegal dumping program
• Hiring of a Climate Justice and Engagement Manager to develop and implement equitable engagement and climate justice strategies Citywide
Other activities completed in the past two years include:
• Development of an “8 Step Guide to Electrification” for homeowners, now included in the Marin Builder’s Association Home Guide
• Development of staff resources and training to comply with SB 1383 • Completion of a Surplus Equipment Policy
• Adoption of a Reusable Foodware Ordinance
• Completion of several technical studies for sea level rise planning • Completion of several engagements for the sea level rise feasibility study • Replacement of seven gas hot water heaters with electric heat pump hot water heaters in municipal buildings
• Completion of a Citywide Fleet Policy with procurement guidelines, including for electric vehicle chargers
• Receipt of technical assistance and incentives for electric vehicle chargers at the Public Works facility from MCE, Pacific Gas and Electric Company, and the Metropolitan Transportation Commission
• Development of a plan for decentralization of volunteer services Fiscal Year (FY) 2025-2028 Workplan and Building Electrification Roadmap The following objectives are included in the City’s FY 2025-2028 Strategic Plan and Sustainability Division workplans. Objective C.1.4 contains work related to the Countywide Building Electrification Roadmap (Attachment 3), and this staff report accomplishes one element of the objective by providing the Roadmap to the City Council for review and acceptance. City staff participated in the development of the Roadmap and apprised the Council Sustainability Liaison throughout the process. Several of the items in the Roadmap the City has either already accomplished or is in process. Others will require the County to take the lead in development and possible future implementation. Activities that require policy changes or significant funding commitments will be considered and developed through City Council and public engagement such as was done during development of the City’s building energy reach codes.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 6
Objective A.2.3: Continue implementation of a comprehensive, citywide illegal dumping program. This objective will be implemented by the City’s new Waste Management Coordinator in conjunction with a new Together San Rafael Illegal Dumping team to reduce illegal dumping by 50%. It includes new data gathering tools, testing out mobile surveillance equipment, developing new outreach campaigns and materials, educating multifamily owners and managers about new bulky item collection services for tenants, conducting hot spot campaigns, and administering the crime prevention mini-grant program for businesses.
Objective C.1.1: Develop and begin implementing a plan to expand facility electric vehicle charging infrastructure and transition the City’s fleet to zero-emission vehicles. This objective will be implemented with the Public Works Department and includes new electric vehicle charging infrastructure at the Public Works facility, securing incentives for chargers and vehicles, and a fleet transition plan developed through funding from the Metropolitan Transportation Commission.
Objective C.1.2: Work with transportation partners to implement the Electric Vehicle Acceleration Strategy and reduce community vehicle miles traveled (VMT). This objective involves working countywide to identify a way to maintain and expand public charging availability at public facilities through a third party that would manage it and ensure accessibility for all segments of the public. It also involves working countywide to develop new VMT reduction policies and a public engagement campaign to reduce single occupancy vehicle trips.
Objective C.1.3: Expand community composting, revise purchasing policies, and collaborate with Zero Waste Marin and Marin Sanitary Service to implement SB 1383, the Short-Lived Climate Pollutant Law.
The City’s Waste Management Coordinator will implement this objective by leveraging support from our community partners.
Objective C.1.4: Reduce community building energy use through incentive programs, community education, and engagement tools as outlined in the Countywide Building Electrification Roadmap (Attachment 3). Implementation of this objective includes presenting the Countywide Building Electrification Roadmap to the Council. The Roadmap was developed with input from City staff and includes actions the City is already undertaking, such as adopting new Green Building Reach Codes and developing streamlined pathways for compliance and technical assistance. Much of the work in the Building Electrification Roadmap will be led by the County, and some will be in future years’ objectives.
One item for implementation this coming fiscal year will be to develop a proposal for the incentivization of building electrification through our Building Division.
Objective C.2.3: Implement existing policy and program commitments in the General Plan 2040, and implement building code policies to support community resiliency, specifically to address the potential hazards listed in Goal C.2. Some of these include amendments to ensure relevant building and development codes are updated to address sea level rise impacts. This will be implemented by the City’s Climate Adaptation and Resilience Planner.
Objective C.2.4: Develop a Sea Level Rise Adaptation Plan that complies with SB 272. This objective will be implemented by the City’s Climate Adaptation and Resilience Planner as well, and will include securing funding from the State to begin the effort. It will be in coordination with the County of Marin and the San Francisco Bay Conservation and Development Commission, among others.
Objective C.2.5: Explore governance models and a formal collaborative public-private-philanthropic partnership as a foundation for climate adaptation work. This objective is part of the City’s larger sea level rise planning effort to determine if the City should pursue a formal arrangement with outside entities to further the work and leverage support for large funding pools to enable adaptation projects in the future.
SAN RAFAEL CITY COUNCIL AGENDA REPORT / Page: 7
Partners include the County of Marin, Marin Community Foundation, the San Francisco Bay Estuary Institute, and others.
Objective G.3.5: Develop guidance and train staff on methods for incorporating an equity and climate justice lens into the development of programs, policies, and projects to ensure no unintended harm is done by them and to ensure historical injustices are not repeated. Led by the City’s Climate Justice and Engagement Manager, this objective aims to create systems to ensure all City projects and programs prioritize equitable outcomes and consider climate justice in the work. It involves planning, engagement, and agreement on metrics and indicators.
These new objectives will be reported on annually through the City’s Strategic Plan reporting, and more information will be provided each year with the annual Greenhouse Gas Inventory updates as well.
COMMUNITY OUTREACH:
Staff regularly give presentations with opportunities for feedback to the following organizations: the Climate Change Action Plan quarterly implementation forums, the San Rafael Chamber of Commerce Green Business Committee, school groups, and the Marin Climate and Energy Partnership, among others. Information regularly goes out to the public through the City’s Sustainability email newsletter, the City Manager’s Snapshot, and through City social media channels.
FISCAL IMPACT:
There is no direct fiscal impact to accepting the reports. Funding for implementation of programs is generally supported through existing budget resources as well as grants and utility-sponsored programs.
Where required, supplemental funding requests for supplemental General Fund support will be contingent on separate City Council action through the budget process.
RECOMMENDED ACTION:
Staff recommends that the City Council accept the Greenhouse Gas Inventory and Reduction Strategy Annual Report for 2023, the Fiscal Year 2023-2025 Two-Year Sustainability Workplan Priorities Update, and the Countywide Building Electrification Roadmap.
ATTACHMENTS:
1. Greenhouse Gas Emissions Reduction Strategy 2023 Annual Report
2. Sustainability Priority Workplan Update
3. Countywide Building Electrification Roadmap
CITY OF SAN RAFAEL
COMMUNITY GREENHOUSE GAS EMISSIONS
INVENTORY FOR THE YEAR 2023
September 2025
Prepared by the
Marin Climate & Energy Partnership
TABLE OF CONTENTS
EXECUTIVE SUMMARY 1
INTRODUCTION 2
PURPOSE OF INVENTORY 2
GENERAL METHODOLOGY 2
COMMUNITY INVENTORY 4
COMMUNITY INVENTORY SUMMARY 4
PER CAPITA EMISSIONS 6
SIGNIFICANT SOURCES OF EMISSIONS 7
BUILT ENVIRONMENT - ELECTRICITY 7
BUILT ENVIRONMENT - NATURAL GAS 8
TRANSPORTATION 8
WASTE DISPOSAL 9
WATER USE 10
WASTEWATER 11
APPENDIX A-1
San Rafael Greenhouse Gas Emissions Inventory 1
EXECUTIVE SUMMARY
San Rafael publishes annual community greenhouse gas (GHG) emissions estimates through the Marin Climate & Energy Partnership (MCEP). Annual inventories help the City to more closely monitor its progress in meeting its goal to reduce community emissions at least 40% below 1990 emissions by 2030. The City also publishes GHG emissions inventories for municipal operations approximately every five years. Municipal emissions accounted for less than 1% of community emissions when the municipal inventory was last conducted for the year 2022.
This report reviews emissions generated from the community from 2005 through 2023, the most recent year for which data is available. The inventory shows that emissions dropped from about 473,830 metric tons carbon dioxide equivalents (MTCO2e) in 2005 to 306,408 MTCO2e in 2023, which is equivalent to 35% below the 2005 baseline and 24% below 1990 levels. The community emissions trend and targets are shown below. San Rafael needs to reduce emissions by another 6076,040 MTCO2e to meet the local and State target for 2030. San Rafael adopted a Climate Emergency Resolution in 2021 that establishes a goal to achieve net-zero emissions by 2045 or earlier, which aligns with the State of California’s long-term goal. This is expected to be accomplished by reducing GHG emissions approximately 85% below 1990 levels and employing sequestration and/or carbon capture strategies to offset the remaining emissions. San Rafael needs to reduce GHG emissions by another 257,280 MTCO2e to meet the GHG mitigation target for 2045, as shown in Figure 1.
FIGURE 1: SAN RAFAEL GHG EMISSIONS AND REDUCTION TARGETS Recognizing the need for a collaborative approach to greenhouse gas reductions, City and county leaders launched the Marin Climate and Energy Partnership (MCEP) in 2007. The City of San Rafael is a member of MCEP and works with representatives from the County of Marin and the other Marin cities and towns to address and streamline the implementation of a variety of greenhouse gas reduction measures. Funding for this inventory was provided by the Marin County Energy Watch Partnership, which administers public goods charges collected by PG&E. Community inventories are available on the MCEP website at marinclimate.org and are used to update the Marin Sustainability Tracker.
0 100,000
200,000
300,000
400,000
500,000
600,000
2005 2007 2009 2011 2013 2015 2017 2019 2021 2023
MTCO2e THE TAKEAWAY:
COMMUNITY EMISSIONS ARE
DOWN 35% SINCE 2005 AND
24% SINCE 1990
2030 Goal
2045 Mitigation
Goal
San Rafael Greenhouse Gas Emissions Inventory 2
INTRODUCTION
PURPOSE OF INVENTORY
The objective of this greenhouse gas emissions inventory is to identify the sources and quantify the amounts of greenhouse gas emissions generated by the activities of the San Rafael community in 2023. This inventory provides a comparison to 2005 and estimated 1990 emissions and identifies the sectors where significant reductions in greenhouse gas emissions have occurred. In some instances, previous year emissions were updated with new data and/or recalculated to ensure the same methodology was employed for all inventory years. In particular, off-road emissions were revised due to an update in the California Air Resources Board OFFROAD model.
GENERAL METHODOLOGY
This inventory uses the national standard for the accounting and reporting of community-wide greenhouse gas emissions, the U.S. Community Protocol for Accounting and Reporting of Greenhouse Gas Emissions, version 1.2 (July 2019). Quantification methodologies, emission factors, and activity and source data are detailed in the appendix.
Community emissions are categorized according to seven sectors:
Built Environment - Electricity
Built Environment – Natural Gas
Transportation
Off-Road Vehicles and Equipment
Waste
Water
Wastewater
CALCULATING EMISSIONS
Emissions are quantified by multiplying the measurable activity data – e.g., kilowatt hours of electricity, therms of natural gas, gallons of diesel or gasoline, etc. – by emissionsfactors specific to the greenhouse gas-generating source.
Most emission factors are the same from year to year. Emission factors for electricity, however, change from year to year due to the specific sources that are used to produce electricity. For example, electricity that is produced from coal generates more greenhouse gases than electricity that is generated from natural gas and therefore has a higher emissions factor. Electricity that is produced solely from renewable energy sources, such as solar and wind, has an emissions factor of zero.
This inventory calculates individual greenhouse gases – i.e., carbon dioxide, methane, and nitrous oxide – and converts each greenhouse gas emission to a standard metric, known as “carbon dioxide equivalents” or CO2e, to provide an apples-to-apples comparison among the various emissions. Table 1 shows the greenhouse gases identified in this inventory and their global warming potential (GWP), a measure of the amount of warming each gas causes when compared to a similar amount of carbon dioxide over 100 years. Methane, for example, is approximately 28 times as potent as carbon dioxide over 100 years; therefore, one metric ton of methane is San Rafael Greenhouse Gas Emissions Inventory 3
equivalent to 28 metric tons of carbon dioxide. Greenhouse gas emissions are reported in this inventory as metric tons of carbon dioxide equivalents, or MTCO2e.
TABLE 1: GREENHOUSE GASES
Gas Chemical
Formula Emission Source Global Warming Potential
Carbon Dioxide CO2
Combustion of natural gas, gasoline,
diesel, and other fuels 1
Methane CH4
Combustion, anaerobic decomposition
of organic waste in landfills, and
wastewater
28 Nitrous Oxide N2O Combustion, wastewater treatment 265 Source: IPCC Fifth Assessment Report (2014), 100-year values
TYPES OF EMISSIONS
Emissions from each of the greenhouse gases can come in a number of forms:
Stationary or mobile combustion resulting from the on-site combustion of fuels (natural gas, diesel, gasoline, etc.) to generate heat or electricity, or to power vehicles and equipment. Purchased electricity resulting from the generation of power from utilities outside the jurisdictional boundary.
Fugitive emissions resulting from the unintentional release of greenhouse gases into the atmosphere, such as methane from waste decomposition.
Process emissions from physical or chemical processing of a material, such as wastewater treatment.
UNDERSTANDING TOTALS
The totals listed in the tables and discussed in the report are a summation of emissions using available estimation methods. Each inventoried sector may have additional emissions sources associated with it that were unaccounted for due to a lack of data or robust quantification methods. For example, greenhouse gas emissions associated with air travel and the production of goods outside the community’s boundary are not included in the inventory.
Additionally, the community inventory does not include refrigerants released into the atmosphere from the use of air conditioning in cars and buildings.
San Rafael Greenhouse Gas Emissions Inventory 4
COMMUNITY INVENTORY
COMMUNITY INVENTORY SUMMARY
In 2005, the activities taking place by the San Rafael community resulted in approximately 473,830 metric tons of CO2e.1 In 2023, those activities resulted in approximately 306,408 metric tons of CO2e, a reduction of 35% from 2005 levels, which is equivalent to 24% below 1990 levels.
The community inventory tracks emissions in seven sectors:
• The Built Environment – Electricity sector represents emissions generated from the use of electricity in San Rafael homes and commercial, industrial, and governmental buildings and facilities. • The Built Environment – Natural Gas sector represents emissions generated from the use of natural gas in San Rafael homes and commercial, industrial, and governmental buildings and facilities. Propane used as a primary heating source is also included, although it represents less than 1% of emissions in this sector. • The Transportation sector includes tailpipe emissions from passenger vehicle trips originating and ending in San Rafael, as well as a share of tailpipe emissions generated by medium and heavy-duty vehicles traveling on Marin County roads. The sector also includes emissions from Marin Transit and Golden Gate Transit buses and the SMART train as these vehicles travel within San Rafael’s boundaries. Electricity used to power electric vehicles is embedded in electricity consumption reported in the Built Environment - Electricity sector.
• The Waste sector represents fugitive methane emissions that are generated over time as organic material decomposes in the landfill. Although most methane is captured or flared off at the landfill, approximately 25% escapes into the atmosphere.
• The Off-Road sector represents emissions from the combustion of gasoline and diesel fuel from the operation of off-road vehicles and equipment used for construction and landscape maintenance. • The Water sector represents emissions from energy used to pump, treat, and convey potable water from the water source to the San Rafael water users.
• The Wastewater sector represents stationary, process, and fugitive greenhouse gases that are created during the treatment of wastewater generated by the community. Emissions created from energy used to convey and treat wastewater are included in the Built Environment sectors.
Table 2 shows how emissions in each sector have changed since 2005. The greatest reductions have occurred in the Built Environment – Electricity sector (82,561 MTCO2e), followed by the Transportation sector (63,211 MTCO2e) and the Built Environment – Natural Gas sector (8,940 MTCO2e). The likely reasons for the largest emissions decreases are described in the remainder of this report.
1 Baseline and historical emissions are recalculated in the annual inventory to integrate new data and improved calculation methodologies and to ensure consistent comparison across each year. For this reason, emission levels may differ from levels reported in previous inventories.
San Rafael Greenhouse Gas Emissions Inventory 5
TABLE 2: EMISSIONS SUMMARY BY SECTOR (MTCO2E), 2005 THROUGH 2023 Year
Built Environment - ElectricityBuilt Environment– Natural Gas TransportationWasteWaterWastewaterOff-RoadTotal
%
Change
from
2005
%
Change
from
19902
1990 (est.)1 403,713
2005 88,767 92,247 266,928 19,075 2,371 484 3,958 473,830 0% 2006 83,610 95,425 266,209 18,913 2,074 485 3,862 470,577 -1% 2007 111,739 92,455 264,388 17,101 2,804 488 3,741 492,715 4% 2008 112,024 93,985 265,598 14,205 2,579 490 3,505 492,386 4% 2009 101,128 92,767 259,960 12,223 2,593 492 3,208 472,371 0% 2010 76,081 93,296 248,651 12,006 1,486 496 2,935 434,951 -8% 2011 71,056 96,073 244,487 11,718 1,053 498 2,845 427,730 -10% 2012 72,706 90,344 241,741 12,149 1,136 503 2,771 421,349 -11% 2013 68,716 89,797 236,978 12,303 1,323 506 2,717 412,340 -13% 2014 61,976 76,304 231,401 12,437 1,189 517 2,673 386,496 -18% 2015 61,260 77,920 226,110 12,887 933 491 2,615 382,215 -19% 2016 49,936 81,715 222,389 15,147 692 551 2,541 372,971 -21% 2017 26,412 85,650 220,291 15,852 202 541 2,458 351,407 -26% 2018 25,961 85,625 218,402 14,054 0 539 2,350 346,932 -27% 2019 25,813 86,037 217,805 13,397 0 538 2,235 345,824 -27% -14% 2020 18,412 79,679 214,924 12,732 0 553 2,236 328,535 -31% -18% 2021 14,955 80,158 209,252 10,513 0 551 2,262 317,691 -33% -21% 2022 12,913 79,615 208,320 10,091 0 542 2,287 313,768 -34% -22% 2023 6,206 83,307 203,717 10,332 0 539 2,308 306,408 -35% -24% Change
from 2005 -82,561 -8,940 -63,211 -8,743 -2,371 55 -1,650 -167,421 % Change
from 2005 -93% -10% -24% -46% -100% 11% -42% -35%
1 Per California Air Resources Board guidance, 1990 levels are estimated at 15% below 2005 levels. 2 In 2019, San Rafael adopted a Climate Action Plan that established a goal to reduce emissions 40% below 1990 levels by 2030.
This column will track that progress over time.
Figure 2 shows the relative contribution of emissions from these sectors in 2023. Transportation emissions represent the largest share of communitywide emissions (66%), while the use of natural gas and propane in the Built Environment accounts for 27% of emissions.
San Rafael Greenhouse Gas Emissions Inventory 6
FIGURE 2: EMISSIONS BY SECTOR, 2023
PER CAPITA EMISSIONS
Per capita emissions can be a useful metric for measuring progress in reducing greenhouse gases and for comparing one community’s emissions with neighboring cities and against regional and national averages. That said, due to differences in emission inventory methods, it can be difficult to produce directly comparable per capita emissions numbers. Per capita emission rates may be compared among Marin jurisdictions, although some jurisdictions may have higher rates due to the presence of commercial and industrial uses.
Dividing the total communitywide GHG emissions by residents yields a result of 8.4 metric tons CO2e per capita in 2005. Per capita emissions decreased 39% between 2005 and 2023, falling to 5.1 metric tons per person. Figure 3 shows the trend in per capita emissions over time. It is important to understand that this number is not the same as the carbon footprint of the average individual living in San Rafael, which would include lifecycle emissions, emissions resulting from air travel, etc.
FIGURE 3: EMISSIONS PER CAPITA
SIGNIFICANT SOURCES OF EMISSIONS
The following sections provide a year-by-year analysis of the changes in source GHG emissions in the Built Environment, Transportation, Waste, and Water sectors. Whenever possible, each section discusses the change in Built Environment -
Electricity
2%
Built Environment -
Natural Gas
27%
Waste
3%
Water & Wastewater
<1%
Off-Road
1%
Transportation
67%
8.4 8.4 8.7 8.6 8.3
7.5 7.4 7.2 7.0
6.5 6.4 6.2 5.8 5.8 5.8
5.3 5.2 5.2 5.1
0.0 1.0
2.0 3.0
4.0 5.0
6.0 7.0
8.0 9.0
10.0 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 MTCO2e Per Person
San Rafael Greenhouse Gas Emissions Inventory 7
emissions from previous years and the likely influence of state and local programs or policies and external factors on reducing emissions.
BUILT ENVIRONMENT - ELECTRICITY
Purchased electricity consumption in homes and businesses in San Rafael decreased about 23% between 2005 and 2023. Greenhouse gas emissions from this electricity use decreased 93% since 2005, as shown in Figure 4. This is primarily due to the lower carbon intensity of electricity. PG&E has been steadily increasing the amount of renewable energy in its electricity mix. In 2023, PG&E electricity came from a mix of renewable (33%), large hydroelectric (14%), and nuclear (53%) energy sources. 2 MCE Light Green electricity came primarily from renewable (60%) and hydroelectric (40%) sources.3 In 2023, about 19.4% of MCE electricity purchased by San Rafael customers was 100% renewable Deep Green electricity, including electricity purchased by the City for facilities and operations. San Rafael’s Climate Action Plan target is to reduce electricity emissions 93% below the 2005 level by 2030.
FIGURE 4: ELECTRICITY USE AND EMISSIONS
BUILT ENVIRONMENT - NATURAL GAS
Natural gas is used in residential, commercial, and industrial buildings to provide space and water heating and to power appliances. Use of natural gas is highly variable depending on the weather conditions. This variability has led natural gas consumption in San Rafael to fluctuate from year to year, from a high of 18 million therms in 2011 to a low of 14.2 million therms in 2014. Reduction in energy use may also be attributed to energy efficiency programs and rebates, local green building ordinances, and State building codes.
Natural gas consumption increased 5% between 2022 and 2023 and was 10% below the 2005 level. Unlike electricity emissions, which vary according to the power content mix, natural gas emissions track the amount of natural gas consumed (Figure 5). The Climate Action Plan target is to reduce natural gas consumption and emissions 28% below the 2005 level by 2030.
2 PG&E 2023 Power Content Label, https://www.energy.ca.gov/filebrowser/download/7281. Nuclear and large hydro sources are considered GHG-free.
3 MCE 2023 Power Content Label, https://www.energy.ca.gov/filebrowser/download/7276. 0 20,000
40,000
60,000
80,000
100,000
120,000
0 50,000,000
100,000,000
150,000,000
200,000,000
250,000,000
300,000,000
350,000,000
400,000,000
MTCO2e
kWhs
Electricity Electricity Emissions
San Rafael Greenhouse Gas Emissions Inventory 8
FIGURE 5: NATURAL GAS USE AND EMISSIONS
TRANSPORTATION
Transportation activities accounted for approximately 66% of San Rafael’s emissions in 2023. According to the transportation model and annual data the City uses to calculate passenger and commercial vehicle miles, vehicle miles traveled (VMT) have essentially remained the same since 2005.
On-road transportation emissions have decreased 24% since 2005 due to more fuel-efficient and alternatively fueled cars(Figure 6). As shown in Figure 7, most transportation emissions come from passenger vehicles, which accounted for 72% of transportation emissions in 2023. Marin County continues to be a leader in zero-emission vehicles (ZEVs) – second only to Santa Clara County – with 19,221 ZEVs in Marin at the end of 2023, or about 9.3% of registered automobiles. ZEVs include battery electric cars, plug-in hybrid electric cars, hydrogen fuel cell cars, and zero-emission motorcycles. San Rafael had 4,326 ZEVs by the end of 2023, or 7.3% of registered light-duty vehicles. San Rafael’s Climate Action Plan targets 25% of passenger vehicles registered in Marin and traveling in San Rafael to be ZEVs by 2030 and a 46% reduction in transportation emissions.
While it is difficult to pinpoint exactly how each land use and transportation policy affects emissions, the City has undertaken many efforts to reduce transportation emissions. The City encourages workforce housing and has made improvements to the transportation network to make it easier for residents to bicycle, walk, and take public transportation. The City has also promoted electric vehicle adoption by installing chargers and providing free electricity at select municipal EV charging stations.
0 20,000
40,000
60,000
80,000
100,000
0 2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
14,000,000
16,000,000
18,000,000
20,000,000
MTCO2e
Therms
Natural Gas Natural Gas Emissions
San Rafael Greenhouse Gas Emissions Inventory 9
FIGURE 6: ON-ROAD TRANSPORTATION VEHICLE MILES TRAVELED AND EMISSIONS FIGURE 7: TRANSPORTATION EMISSIONS BY VEHICLE CATEGORY, 2023 Note: Public transportation includes emissions from Marin Transit and Golden Gate Transit fixed-route buses and the SMART train.
WASTE DISPOSAL
Waste generated by the community increased 2% between 2022 and 2023 and was 20% below the 2005 level by 2023, as shown in Figure 8 (based on countywide disposal data). Total landfilled waste includes alternative daily cover.
4 Emissions from waste disposal decreased 46% due to the lower organic content of landfilled waste and material used for alternative daily cover (Figure 8). The City’s Climate Action Plan targets a 74% reduction in waste emissions by 2030.
FIGURE 8: DISPOSED WASTE
4 Alternative daily cover is material other than earthen material placed on the surface of the active face of a municipal solid waste landfill at the end of each operating day to control vectors, fires, odors, blowing litter, and scavenging. 0 50,000
100,000
150,000
200,000
250,000
300,000
0 100,000,000
200,000,000
300,000,000
400,000,000
500,000,000
MTCO2e
VMT
VMT On-Road Emissions
Passenger Vehicles
72%
Commercial Vehicles
27%
Public Transportation
1%
San Rafael Greenhouse Gas Emissions Inventory 10
WATER USE
Per capita water use declined 28% since 2005, as shown in Figure 9, based on Marin Municipal Water District (Marin Water) district-wide data. Emissions, which are based on an estimate of energy used to pump, treat, and convey water from the water source to the City limits, dropped 100% between 2005 and 2023 due to the water agencies’ use of carbon-free electricity. Marin Water purchases MCE Deep Green for its electricity needs, and the Sonoma County Water Agency, which supplies approximately 25% of Marin Water’s water, uses renewable and carbon-free sources for its electricity. Total water consumption decreased 25% since 2005; the City’s Climate Action Plan targets a 26% reduction in water consumption by 2030.
FIGURE 9: PER CAPITA WATER USE
0 5,000
10,000
15,000
20,000
0 10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
MTCO2e
Tons
Waste Waste Emissions
142 144 145 146
132 126 124 130
139
117 112
101 106 110 107
116
101 100 103
0 20
40 60
80 100
120
140
160
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Gallons Per Capita Per Day
San Rafael Greenhouse Gas Emissions Inventory 11
FIGURE 10: WATER USE AND EMISSIONS
Marin Water provides rebates and programs to reduce water use. Rebates are available to replace fixtures with highefficiency clothes washers and to purchase cisterns and rain barrels. Marin Water provides free home and landscape water-use evaluations as well as free high-efficiency showerheads and faucet aerators. The City of San Rafael actively promotes water conservation and Marin Water rebates and programs to residents and businesses.
WASTEWATER
Greenhouse gas emissions are created during the treatment of wastewater generated by the community. These emissions have increased 11% since 2005 as San Rafael’s population has increased.
Emissions created from energy used to convey and treat wastewater are included in the Built Environment sectors.
The Central Marin Sanitation Agency (CMSA), located in San Rafael, has two anaerobic digestersthat process primary sludge, thickened waste-activated sludge, and organic waste to produce biogas. The biogas is used to generate heat and renewable electricity via the cogeneration system. CMSA normally produces 100% of the facility’s power needs, and, at times, exports renewable energy to the grid, which is procured by MCE.
In 2023, the Las Gallinas Valley Sanitary District completed a Secondary Treatment Plant that expanded the treatment plant’s capacity and the recycled water facility’s capacity from 1.4 million to over 5 million gallons per day.
0 500
1,000
1,500
2,000
2,500
3,000
0 500
1,000
1,500
2,000
2,500
3,000
3,500
MTCO2e
Million Gallons
Water Use Emissions
San Rafael Greenhouse Gas Emissions Inventory Appendix A-1 APPENDIX: COMMUNITY INVENTORY
Community GHG Emissions Summary Table
Jurisdiction: City of San Rafael Inventory Year: 2023
Population: 59,855 (CA Department of Finance) Date Prepared: March 30, 2024 Number of Households: 23,527 (CA Department of Finance) Reporting Framework: Communitywide Activities ID
Emissions Type
Source
or
Activity
Included,
Required
Activities
Included,
Optional
Activities
Excluded
(IE, NA,
NO or NE) Notes
Emissions
(MTCO2e)
1.0 Built Environment
1.1 Use of fuel in residential and commercial stationary combustion equipment Both ● 83,307
1.2 Industrial stationary sources Source NE
1.3 Power generation in the community Source NO
1.4 Use of electricity in the community Activity ● Includes transmission and distribution losses 6,206
1.5 District heating/cooling facilities in the community Source NE
1.6 Use of district heating/cooling facilities in the community Activity NE
1.7 Industrial process emissions in the community Source NO
1.8 Refrigerant leakage in the community Source NE
2.0 Transportation and Other Mobile Sources
2.1 On-road passenger vehicles operating within the community boundary Source IE Obtained data for the preferred activity-based method instead
2.2 On-road passenger vehicles associated with community land uses Activity ● 147,156
2.3 On-road freight and service vehicles operating within the community boundary Source IE Obtained data for the preferred activity-based method instead
2.4 On-road freight and service vehicles associated with community land uses Activity ● 55,034
2.5 On-road transit vehicles associated with community land uses Activity ● Emissions calculated for transit
vehicles operating within the
community boundary
1,202
2.6 Transit rail vehicles operating within the community boundary Source ● 325 San Rafael Greenhouse Gas Emissions Inventory Appendix A-2
2.7 Use of transit rail travel by the community Activity NE
2.8 Inter-city passenger rail vehicles operating within the community boundary Source NO
2.9 Freight rail vehicles operating within the community boundary Source NO
2.10 Marine vessels operating within the community boundary Source NE
2.11 Use of ferries by the community Activity NE
2.12 Off-road surface vehicles and other mobile equipment operating within the community boundary Source ● 2,308
2.13 Use of air travel by the community Activity NE
3.0 Solid Waste
3.1 Operation of solid waste disposal facilities in the community Source NE
3.2 Generation and disposal of solid waste by the community Activity ● Includes alternative daily cover 10,332
4.0 Water and Wastewater
4.1 Operation of water delivery facilities in the community Source IE Energy use is included in 1.1 and 1.4
4.2 Use of energy associated with the use of potable water by the community Activity ● 0
4.3 Use of energy associated with the generation of wastewater by the community Activity ● Energy use is included in 1.1 and 1.4
4.4 Process emissions from the operation of wastewater
treatment facilities located in the community Source NE Wastewater treatment facilities are
located in the community, but only
process emissions associated with the
generation of wastewater by the
community are reported in 4.5
4.5 Process emissions associated with the generation of wastewater by the community Activity ● 539
4.6 Use of septic systems in the community Source NE
5.0 Agriculture
5.1 Domesticated animal production Source NE
5.2 Manure decomposition and treatment Source NE
6.0 Upstream Impacts of Communitywide Activities
6.1 Upstream impacts of fuels used in stationary applications by the community Activity NE
6.2 Upstream, transmission, and distribution (T&D) impacts of purchased electricity used by the community Activity IE Transmission and distribution losses are included in 1.4
6.3 Upstream impacts of fuels used by water and wastewater facilities for water used and wastewater generated within the community boundary
Activity IE
6.4 Upstream impacts of select materials (concrete, food, paper, carpets, etc.) are used by the whole community. Activity NE San Rafael Greenhouse Gas Emissions Inventory Appendix A-3 Legend
IE – Included Elsewhere: Emissions for this activity are estimated and presented in another category of the inventory. The category where these emissions are included should be noted in the explanation.
NE – Not Estimated: Emissions occur but have not been estimated or reported (e.g., data unavailable, effort required not justifiable).
NA – Not Applicable: The activity occurs but does not cause emissions; explanation should be provided.
NO – Not Occurring: The source or activity does not occur or exist within the community.
San Rafael Greenhouse Gas Emissions Inventory Appendix A-4 Community Emissions Data Sources and Calculation Methodologies Sector/ID Emissions Source Source and/or Activity Data Emission Factor and Methodology
1.0 Built Environment
1.1 Stationary
Combustion
Stationary Combustion
(CO2, CH4 & N2O)
Known fuel use (meter readings by PG&E) and estimated fuel use (American Community Survey 5-Year Estimates, and U.S.
Energy Information Administration Household Site Fuel
Consumption data).
Default CO2, CH4 & N2O emission factors by fuel type (U.S.
Community Protocol v. 1.1, Appendix C, Tables B.1 and B.3). U.S.
Community Protocol v. 1.1, Appendix C, Method BE.1.1 and BE.1.2.
1.4 Electricity Use
Electricity Use (CO2, CH4
& N2O)
Known electricity use (meter readings by PG&E and MCE) and estimated direct access electricity consumption.
Verified utility-specific emission factors (PG&E and MCE) and eGrid subregion default emission factors. U.S. Community Protocol v. 1.1, Appendix C, Method BE.2.1.
Electric Power
Transmission and
Distribution Losses
(CO2, CH4 & N2O)
Estimated electricity grid loss for the Western region from eGrid.
U.S. Community Protocol v. 1.1, Appendix C, Method BE.4.1.
2.0 Transportation and Other Mobile Sources
2.2 On-Road
Passenger
Vehicle
Operation
On-Road Mobile
Combustion (CO2)
Estimated passenger vehicle miles traveled associated with origin and destination land uses (Metropolitan Transportation Commission, CAPVMT Data Portal 2.0 (mtcanalytics.org)).
CO2 for on-road passenger vehicles quantified in the EMFAC2021 v.1.0.2 model. Passenger vehicle emissions calculated according to U.S. Community Protocol v. 1.1, Appendix D, Method TR.1.A.
On-Road Mobile
Combustion
(CH4 & N2O)
Estimated vehicle miles traveled associated with origin and destination land uses (Metropolitan Transportation
Commission, CAPVMT Data Portal 2.0 (mtcanalytics.org).
CH4 and N2O for on-road passenger vehicles quantified in the EMFAC2021 v.1.0.2 model. Passenger vehicle emissions
calculated according to U.S. Community Protocol v. 1.1, Appendix D, Method TR.1.A.
2.4 On-Road
Freight and
Service Truck
Freight
Operation
On-Road Mobile
Combustion (CO2)
Estimated commercial vehicle miles traveled within the
boundary (Metropolitan Transportation Commission utilizing Plan Bay Area 2050).
CO2 for on-road commercial vehicles quantified in the
EMFAC2021 v.1.0.2 model. Emissions allocated utilizing LEHD data according to U.S. Community Protocol v. 1.1, Appendix D, Method TR.2.A.
On-Road Mobile
Combustion
(CH4 & N2O)
Estimated commercial vehicle miles traveled within the
boundary (Metropolitan Transportation Commission utilizing Plan Bay Area 2050).
CH4 and N2O for on-road commercial vehicles quantified in the EMFAC2021 v.1.0.2 model. Emissions allocated utilizing LEHD data according to U.S. Community Protocol v. 1.1, Appendix D, Method TR.2.A.
2.5 On-Road
Transit
Operation
On-Road Mobile
Combustion (CO2)
Estimated vehicle miles traveled within the boundary (Marin Transit and Golden Gate Transit) and estimated diesel fuel efficiency for the transit fleet (Golden Gate Transit). Fuel type provided by Marin Transit and Golden Gate Transit.
Renewable diesel emission factor provided by NEXGEN. U.S.
Community Protocol v. 1.1, Appendix D, Method TR.4.A.
On-Road Mobile
Combustion
(CH4 & N2O)
Estimated vehicle miles traveled within the boundary (Marin Transit and Golden Gate Transit) and estimated diesel fuel Renewable diesel emission factor provided by NEXGEN. U.S.
Community Protocol v. 1.1, Appendix D, Method TR.4.B.
San Rafael Greenhouse Gas Emissions Inventory Appendix A-5 efficiency for the transit fleet (Golden Gate Transit). Fuel type provided by Marin Transit and Golden Gate Transit.
2.6 Passenger Rail
Mobile Combustion
(CO2, CH4 & N2O)
Estimated train-miles by multiplying the number of train cars per day (in both directions, according to the SMART published schedule) by the railway track mileage located within the community boundary (Marin Map). Average Diesel Multiple Unit fuel efficiency provided by SMART.
U.S. Community Protocol v. 1.1, Appendix D, Method TR.5.
Emission factors from Equation TR.5.2.
2.12 Off-Road
Vehicles and
Equipment
Off-Road Mobile
Combustion (CO2)
Estimated fuel use from OFFROAD v.1.0.1 for Lawn and Garden and Construction equipment. All categories are allocated by share of countywide households.
CO2 emissions calculated according to U.S. Community Protocol v.
1.1, Appendix D, Method TR.8. Emission factors provided in Table TR.1.6.
Off-Road Mobile
Combustion
(CH4 & N2O)
Estimated fuel use from OFFROAD v.1.0.1 for Lawn and Garden and Construction equipment. All categories are allocated by share of countywide households.
CH4 and N2O emissions calculated according to U.S. Community Protocol v. 1.1, Appendix D, Method TR.8. Emission factors provided in the Local Government Operations Protocol Table G.11 and G.14.
3.0 Solid Waste
3.2 Solid Waste
Generation
and Disposal
Fugitive Emissions from
Landfilled Waste (CH4)
Estimated landfilled tons based on reporting to CalRecycle by Marin County Solid and Hazardous Waste JPA and allocated to jurisdiction based on share of countywide population. Waste characterization based on the Statewide Waste
Characterization Study (2008, 2014, 2018, and 2021) and Alternative Daily Cover by Jurisdiction of Origin and Material Type as reported to CalRecycle.
Emission factors calculated utilizing U.S. Community Protocol for Accounting and Report of Greenhouse Gas Emissions, Version
1.1, July 2013, Appendix E, Method SW.4.
4.0 Water and Wastewater
4.2 Water Supply
&
Conveyance,
Treatment
and
Distribution
Electricity Use (CO2) Water consumption data provided by Marin Water. Sonoma County Water Agency (SCWA) delivery amount provided by
SCWA.
Verified utility-specific emission factors (PG&E, MCE, and SCWA).
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.14.
Electricity Use
(CH4 & N2O)
Water consumption data provided by Marin Water. Electricity consumption data provided by MMWD.
eGrid subregion default emission factors. Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.14.
4.5 Treatment of
Wastewater
Stationary Emissions
from Combustion of
Digester Gas
(CH4)
Known amount of digester gas produced per day and known percent of methane in digester gas provided by the Central Marin Sanitation Agency. Known amount of digester gas
produced per day (2016) and known percent of methane in digester gas (2017) provided by Las Gallinas Valley Sanitary District.
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.1.a.
San Rafael Greenhouse Gas Emissions Inventory Appendix A-6 Stationary Emissions
from Combustion of
Digester Gas
(N2O)
Known amount of digester gas produced per day and known percent of methane in digester gas provided by the Central Marin Sanitation Agency. Known amount of digester gas
produced per day (2016) and known percent of methane in digester gas (2017) provided by Las Gallinas Valley Sanitary District.
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.2.a.
Process Emissions from
Wastewater Treatment
Plant without
Nitrification or
Denitrification
The estimated population served by the wastewater treatment plant is provided by the Central Marin Sanitation Agency.
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.8.
Process Emissions from
Wastewater Treatment
Plant with Nitrification or
Denitrification
Estimated population served by wastewater treatment plant provided by Las Gallinas Valley Sanitary District (2010 data).
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.7.
Fugitive Emissions from
Effluent Discharge
(N2O)
The estimated population served by the wastewater treatment plant is provided by the Central Marin Sanitation Agency.
Assumed significant industrial or commercial input.
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.12(alt).
Fugitive Emissions from
Effluent Discharge
(N2O)
The estimated population served by the wastewater treatment plant is provided by the Las Gallinas Valley Sanitary District.
Assumed no significant industrial or commercial input.
Emissions calculated according to U.S. Community Protocol v. 1.1, Appendix F, Method WW.12.
SUSTAINABILITY PROGRAM WORKPLAN – FY 2023-2025 STATUS UPDATE NOVEMBER 3, 2025
2023-2025 ACTION STRATEGIES STATUS
1. Work with City departments to integrate
climate action and resilience into department
goals and projects.
Ongoing.
Convened meetings with multiple departments and have integrated purchasing and waste management processes across all. Hosted an open house for employees. Hired a Climate Justice and Engagement Manager to continue efforts and develop long-term protocols and support mechanisms.
2. Implement SB 1383, including enforcement,
reporting, procurement, and edible food
recovery requirements.
Ongoing.
Signed agreement with Zero Waste Marin for outreach, enforcement, and procurement support. Conducted internal operations planning, training, and purchasing. Conducted community outreach. First review by CalRecycle is complete.
3. Explore a Climate Financing District with the
County & other stakeholders to help plan
adaptation and mitigation, combined with
housing security
In progress.
Met with the Finance Director and NHS Advisors, convened a Bay Area-wide climate finance panel to develop knowledge across jurisdictions. Have been meeting with the County of Marin, Marin Community Foundation, and other local stakeholders. In the FY 2025-2028 Strategic Plan.
4. Adopt and implement an Electric Vehicle
Strategy Workplan based on the Countywide
EV Acceleration Strategy. Include City fleet as
well as public charging infrastructure, and a
focus on equity.
Adoption completed.
Implementation in progress.
Contracted with the consultant to develop a 5-year plan for medium and heavy-duty vehicle transition and infrastructure upgrades. Secured contract for PGE EV Fleet Program for Public Works charging infrastructure. Received awards for technical assistance from MCE and the Metropolitan Transportation Commission. Participating in the MCE Charged by Public Power clean vehicle working group. Participating in the PGE EV Fleet Electrification Advisory Group. Completed new City Fleet Policy. Fleet transition plan to be complete in FY 26. Working on a shared countywide EV charger operations and maintenance contract.
SUSTAINABILITY PROGRAM WORKPLAN – FY 2023-2025 STATUS UPDATE NOVEMBER 3, 2025
5. Work with the County to promote energy
efficiency and electrification of existing
buildings, including investigating the potential
for community Microgrids
In progress.
Completed the development of an existing building's energy efficiency ordinance, adopted by Council in 2024 and amended in 2025. Helped to develop a countywide building electrification roadmap. Developing a building electrification incentive and technical assistance proposal in FY 26.
6. Develop the Equitable Low Carbon Economy
program recommendations and begin work
on relevant projects.
In progress.
Research and recommendations report completed, including priority work plan.
Updated web resources for businesses.
Received a grant for a clean transportation workforce development project for East San Rafael/Canal, which is underway.
7. Continue the Illegal Dumping program pilots
and bring a suite of solutions to Council for
consideration for long-term dumping
reductions.
In progress.
5 years of pilot programs and data collection completed. New Waste Management Coordinator approved, funded, and hired. Implementation underway.
8. Complete the grant-funded Canal
Collaboration and SLR Feasibility Assessment
project toward identifying adaptation
priorities to pursue.
In progress.
Feasibility study underway, to be completed in early 2026.
Contracts are in place with two community nonprofits, UC Berkeley, and the consultant team.
Conducted dozens of engagements and educational activities.
Completed numerous data and mapping studies, deepening our knowledge of vulnerabilities.
9. Develop a citywide climate resilience plan and
integrate with the Local Hazard Mitigation
Plan and other resilience planning efforts and
documents.
In progress.
Participating in County engagement to determine countywide collaboration and plan development. Participating in the Bay Conservation Development Commission regional climate adaptation process.
Funding to be secured in FY 26 for the Regional Shoreline Adaptation Plan.
SUSTAINABILITY PROGRAM WORKPLAN – FY 2023-2025 STATUS UPDATE NOVEMBER 3, 2025
10. Implement and respond to state laws such as
automated solar permitting, green building,
renewable energy, and others that arise.
Ongoing.
Have been implementing or responding to state laws and regulations, including SB 272, solar permitting, and green building requirements.
11. Reimagine and rebuild the Volunteer
Program, including development of new
positions in departments and new community
volunteer opportunities, such as increasing
community cleanups and tree and landscape
programs.
In progress.
Volunteer services are being decentralized across the departments that utilize volunteers, with Human Resources acting now as the administrator. Resources are being distributed, and the transition will be complete in FY 26.
Marin County’s Building
Electrifi cation Roadmap
Our community’s transition to an all-electric future
9/5/24
MARIN
CLIMATE
-&-
ENERGY
PAR T NE:RS MI P
2 Credits
County of Marin Community Development Agency
• Lead Staff: Brian Reyes, Sustainability Planner
• Support Staff
○ Dana Armanino, Planning Manager
○ Julie Chew, Media Technician
○ Mark Chhabria, Program Coordinator
○ Kellen Dammann, Marin County Sustainability Team Marketing and Outreach ○ Sabrina Cardoza, Senior Planner
○ Molly Kron, Senior Planner
Marin Climate & Energy Partnership (MCEP): Building Electrification Roadmap Subcommittee
• Town of Corte Madera: Phoebe Goulden, Climate Action and Adaptation Coordinator, • City of San Rafael: Cory Bytof, Sustainability Program Manager • City of Novato: Gretchen Schubeck, Sustainability Coordinator • Towns of Fairfax and San Anselmo: Sean Youra, Climate Action Coordinator • MCE: Sebastian Conn, Senior Community Development Manager; Jennifer Green, Manager of Customer Programs; Madeline Sarvey, Community Affairs Coordinator • MCEP: Christine O’Rourke, Sustainability Coordinator
Special Thank You to Community Stakeholders participating in the Codevelopment of this Roadmap Marin Climate & Energy Partnership
Marin Clean Energy (MCE)
Transportation Authority of Marin (TAM)
PG&E
BayREN
Canal Alliance
North Marin Community Services
Rising Sun Center for Opportunity
San Rafael Chamber of Commerce
Sustainable San Rafael
Sustainable Mill Valley
Marin Conservation League
Marin/Sonoma Electrification Squad
Good Green Work
Marin Center for Independent Living
Marin Asian Advocacy Project
Multicultural Center of Marin
Sausalito Sustainability Commission
Corte Madera Climate Action Committee
Fairfax Climate Action Committee
San Anselmo Climate Action Commission
Novato Sustainability Commission
Marin Environmental Housing Collaborative
Marin Builders Association
MARIN REALTORS
EAH Housing
Hope Housing of Marin
Eden Housing
Community Land Trust Association of West Marin
(CLAM) - West Marin
Seagull Prime Real Estate Fund
Rising Design & Construction
GreenLynx
Samina Saude Design & Consulting
Hassler Heating and Air Conditioning, Inc.
Ready-Set-Replace
Marin Academy, Climate and Justice Class
3 Table of Contents
Credits 2
Executive Summary 4
The Roadmap 6
Template Resolution and Staff Report 7
Sample Resolution 8
Sample Staff Report 11
1.0 Introduction 16
1.1 How to Use 17
1.2 What is Building Electrification? 18
1.3 Benefits 19
1.4 Elevating Equity 20
1.5 Challenges and Solutions 20
2.0 Community Participation and Co-Development Process 24
2.1 Vision, Goal and Equity Principles 24
2.2 Community Engagement Approach and Process 24
2.3 Summary of Workshop Findings 26
3.0 Proposed Actions to Electrify Our Communities 27
3.1 Ten Actions 27
3.2 Ten Actions: A Phased Timeline 28
3.3 Ten Actions: Implementing Tasks 31
4.0 Appendices 53
4.1 Appendix A: Building Stock and Equity Analysis 54
4.2 Appendix B: Examining the Challenges and Solutions to Marin’s All-electric Transition 100
4.3 Appendix C: Community Engagement Findings and Results 107
4.4 Appendix D: Key Actions Worksheet – Descriptions, Details, Equity Considerations, and Implementing Partners 114
Marin County’s Building Electrification Roadmap
Executive Summary
5 Executive Summary
In response to California AB32 Global Warming Solutions Act of 2006, local governments especially the twelve cities, towns and unincorporated Marin, developed climate action plans that laid out a variety GHG emission reduction strategies to implement. Adopting green building reach codes (building standards that go above and beyond) is one of the best tactics local governments have to directly reduce emissions.
More commonly known green building approaches focus on energy efficiency and solar PV installs, but the urgency of the climate crisis has prompted State, regional and local policy makers to also accelerate emission reductions by rapidly replacing gas combusting appliances and systems in homes and businesses with clean, all-electric ones. However, the use of building requirements alone are not a comprehensive solution to electrification and reducing emissions. Requirements must be accompanied by incentive, rebate, financing, and workforce development programs as well as new innovative policies that incent, support, and accelerate gas to electric conversions for all Marin residents and businesses.
Marin’s Countywide Building Electrification Roadmap is a holistic plan to transition buildings equitably and rapidly to an all-electric and more energy-efficient future. The roadmap was developed in response to a 2022 Marin Civil Grand Jury report. It called for the development and coordinated implementation of a countywide building electrification plan. Most of Marin’s jurisdictions agreed. Starting January 2023, the County of Marin Sustainability Team and Marin Climate and Energy Partnership (MCEP) began co-developing the roadmap in partnership with a wide range of community stakeholders including:
1. Elected officials,
2. City/Town government staff,
3. Utilities and public/regional agencies,
4. Community-based organizations,
5. Building and development practitioners and industry, and
6. Youth/student groups
The heart of the roadmap document was broken up into three parts:
1. Ten Actions (indexed A to J) recommended to transition to an all-electric future.
2. A proposed timeline (2024 to 2031) that phases implementation of the ten actions.
3. A detailed discussion on how the ten phased actions can be implemented by organizations and people within the community.
The ten actions are as follows and as illustrated on the following page (see The Roadmap):
A. Create a “Central Hub” for easy access to electrification information and resources B. Implement advanced green building and electrification codes C. Implement permit streamlining and incentives
D. Provide low-cost financing programs
E. Develop the building energy and electrification workforce pipeline F. Work with PG&E to improve infrastructure planning and grid interconnections G. Implement actions in partnership with community-based organizations H. Implement the Marin Countywide EV Acceleration Strategy I. Implement a time of listing energy assessment (TLEA) policy J. Pilot a neighborhood-scale electrification and gas infrastructure decommissioning project Marin County’s Building Electrification Roadmap J
I
H
F
G
E
D
C
B
A
Marin County’s Building Electrification Roadmap
6 ABCDEFGHIJ
The Roadmap
Create a “Central Hub” for easy access to
electrification information and resources
Implement advanced green building and
electrification codes
Implement permit Streamlining and
Incentives
Provide low-cost financing programs
Develop the building energy and
electrification workforce pipeline
Work with PG&E to improve infrastructure
planning and grid interconnections
Implement actions in partnership with
community-based organizations
Implement the Marin Countywide EV
Acceleration Strategy
Implement a time of listing energy
assessment (TLEA) policy
Pilot a neighborhood-scale electrification
and gas infrastructure decommissioning
project
•
•
•
• •
•
•
•
•
•
0 • • •• •• ••
0 • . . ·····••••••••
•
• • •• •• •• ••
. )
.· .. • ··················•••••••••••••••••
··········•••••••••••
• • • • • • • • • • • • • • • • •
0-----
Marin County’s Building Electrification Roadmap
Resolution Adoption Template
(Version for City and Town Staff)
8 Template Resolution and Staff Report
The roadmap can be used by Marin’s City, Town and County staff and council to model and adopt, whole or in-part, as stand-alone policy and programs. The roadmap’s actions can also be used as an accompaniment to implement emission reduction strategies found in each jurisdiction’s Climate Action Plans. Ultimately, it is up to each jurisdiction to determine what and how to implement recommended actions.
For ease, the following a sample resolution for councils to consider adoption is provided– in the format County of Marin uses for resolutions – should a jurisdiction decide to adopt the roadmap as policy.
Sample Resolution
[Intentionally left Blank]
9 RESOLUTION NO.___
A RESOLUTION ADOPTING MARIN’S COUNTYWIDE ELECTRIFICATION ROADMAP, PUBLISHED <DATE>, RECOMMENDING ACTIONS TO TRANSITION BUILDINGS EQUITABLY
AND RAPIDLY TO AN ALL-ELECTRIC FUTURE
WHEREAS, the <City Name, Town Name, Marin County> Climate Action Plan 2030 identifies reducing building energy use, and specifically natural gas use, as one of the most effective means of meeting the adopted goal of reducing greenhouse gas emissions to 40% below 1990 levels by the year 2030 for the <City Name, Town Name, unincorporated areas>; and WHEREAS, an inventory of 2022 greenhouse gas emissions for the <City Name, Town Name, unincorporated County) found that the use of energy in residential and non-residential buildings within the <City Name, Town Name, unincorporated County> generates <x%, County = 31%> of the <City, Town, County’s> total annual greenhouse gas emissions, <x%, County = 88%> of which comes from the combustion of natural gas in buildings; and
WHEREAS, the <City Council, Town Council, Marin County Board of Supervisors> adopted a resolution on <Date, County = June 15, 2021> declaring a climate emergency and reaffirming the <City’s, Town’s, County’s> commitment to reducing greenhouse gas emissions; and WHEREAS, on June 6, 2022, a Civil Grand Jury Report entitled Electrifying Marin’s Buildings:
A Countywide Approach was published. The report concluded a need for a comprehensive building electrification plan that lays out countywide strategies local policymakers and the community can implement. A majority of the twelve jurisdictions across Marin agreed that a more coordinated effort to plan for an all-electric transition is needed; and
WHEREAS, from January 2023 until August 2024, the County of Marin’s Sustainability Team and Marin Climate and Energy Partnership (MCEP) engaged and partnered with over 40 community stakeholders upfront to co-develop an electrification roadmap that put forth actions and subtasks communities can implement. A total of 20 subcommittee meetings, a 3-part workshop series, and adhoc conversations occurred with stakeholders which included the following:
1. Elected officials,
2. City/Town government staff,
3. Utilities and public/regional agencies,
4. Community-based organizations,
5. Building and development practitioners and industry, and
6. Youth/student groups
WHEREAS, on <DATE>, the County of Marin Sustainability Team, Marin Climate and Energy Partnership (MCEP), in partnership with community stakeholders published “Marin’s Countywide Building Electrification Roadmap: Our Community’s Transition to an All-electric Future” that recommended ten key actions (indexed A to J) and subtasks to implement over a phased timeline from 2024 to 2031. See below summarizing the ten actions:
•
-
-
-
10 A. Create a “Central Hub” for easy access to electrification information and resources B. Implement advanced green building and electrification codes C. Implement permit streamlining and incentives
D. Provide low-cost financing programs
E. Develop the building energy and electrification workforce pipeline F. Work with PG&E to improve infrastructure planning and grid interconnections G. Implement actions in partnership with community-based organizations H. Implement the Marin Countywide EV Acceleration Strategy I. Implement a time of listing energy assessment (TLEA) policy J. Pilot a neighborhood-scale electrification and gas infrastructure decommissioning project NOW, THEREFORE, BE IT RESOLVED, that the Board of Supervisors hereby adopts Marin’s Countywide Building Electrification Roadmap.
PASSED AND ADOPTED at a regular meeting of the Board of Supervisors of the County of Marin held on this ___th day of ___________ 20__, by the following vote:
AYES:
NOES:
ABSENT:
PRESIDENT, BOARD OF SUPERVISORS
ATTEST:
CLERK
- ■
11 Sample Staff Report
[Intentionally left Blank]
12 <DATE>
Honorable <City Council, Town Council, Board of Supervisors> <Address>
<City, State, Zip>
SUBJECT: Resolution adopting Marin’s Countywide Electrification Roadmap, published <DATE>, a plan to transition Marin’s buildings from gas to all-electric.
RECOMMENDATION: Adopt a resolution to implement actions detailed in Marin’s Countywide Electrification Roadmap.
BACKGROUND: The 2022 greenhouse gas (GHG) emissions inventory identified buildings as accounting for <x%, County = 31%> of the <City, Town, County’s> total annual greenhouse gas emissions, <x%, County = 88%> of which comes from the combustion of natural gas in buildings.
Marin Clean Energy (MCE) has a goal of providing 100% renewable and carbon-free electricity to its customers by 2045, making building electrification one of the most effective approaches our <City, Town, County> can take to decarbonizing our buildings, and therefore a key strategy in achieving the goal of reaching the <City, Town, County’s> carbon neutrality target by 20__.
POLICY CONSIDERATIONS: The Countywide Building Electrification Roadmap is consistent with the actions as laid out in the most recent release of the <City Name, Town Name, County’s> Climate Action Plan <List all relevant strategies tying back to your jurisdiction’s CAP>:
• <Example: Strategy RE C-2: Encourage residents and businesses to switch to 100% renewable electricity (MCE Deep Green, MCE Local Sol, and PG&E Solar Choice)>.
PROPOSED RESOLUTION: The proposed resolution adopts the following actions as detailed in the Countywide Building Electrification Roadmap <Choose from all or any of the following ten actions as indexed A-J>:
A. Create a “Central Hub” for easy access to electrification information and resources B. Implement advanced green building and electrification codes C. Implement permit streamlining and incentives
D. Provide low-cost financing programs
E. Develop the building energy and electrification workforce pipeline F. Work with PG&E to improve infrastructure planning and grid interconnections G. Implement actions in partnership with community-based organizations H. Implement the Marin Countywide EV Acceleration Strategy I. Implement a time of listing energy assessment (TLEA) policy J. Pilot a neighborhood-scale electrification and gas infrastructure decommissioning project -
-
- ■
13 COMMUNITY ENGAGEMENT: The roadmap followed the “Housing Electrification Community Roadmap Template” framework as developed by Rocky Mountain Institute (RMI), Emerald Cities Collaborative, and local government staff. The framework for community engagement entailed prioritizing equity, early and often engagement, and giving the community more meaningful participation in the co-development of the roadmap.
From January 2023 until August 2024, the County of Marin’s Sustainability Team and Marin Climate and Energy Partnership (MCEP) engaged and partnered with over 40 community stakeholders upfront to co-develop an electrification roadmap that put forth ten actions and subtasks communities can implement. A total of 20 subcommittee meetings, a 3-part workshop series, and ad-hoc conversations occurred in concert with members of the community. Each MCEP subcommittee member spent at minimum at total of 25 volunteer hours and each community stakeholder spent at minimum a total of 7 to 10 volunteer hours to co-develop the actions and provide feedback on the roadmap.
Prior to writing the roadmap, the ten actions were published online as a survey widely circulated throughout the community. The survey garnered 385 respondents, providing comment on which actions are preferred to implement.
EQUITY IMPACT: At the heart of the development process was elaborate engagement with and input from Marin’s community stakeholders early and often. While dramatically reducing GHG emissions through electrification policy and programs, it is imperative implementation of actions also ensure that no communities are unfairly impacted nor are left behind in accessing benefits. Through the development process, the County met with the building community (e.g., developers, contractors, realtors), community-based organizations representing seniors aging-in-place, affordable housing advocates, and those serving equity priority/frontline communities. The proposed resolution seeks to balance our ambitious climate, housing, and equity obligations with a combination of sound policy and effective incentive and rebate programs.
The roadmap’s actions were enhanced by integrating equity into the development process and each recommended action. In the process of creating action for the roadmap, each action was evaluated for negative impacts and opportunities to benefit those frequently underserved were identified.
The following steps were taken to evaluate and integrate equity into the actions put forth in the roadmap:
1. A Building Inventory of Marin’s building stock was performed alongside an equity analysis of its residences. The equity analysis identified the general areas West Marin, North Marin/Downtown Novato, San Rafael’s Canal District and Downtown, Strawberry and Marin City as communities most underserved. The intent was not to prefer one community over another, but rather, identify opportunities to reduce barriers when delivering benefits of electrification and building upgrades to the community.
2. A three-part community workshop series with stakeholders was conducted. Stakeholders aided in co-developing the actions as seen on the roadmap.
3. The roadmap integrated equity into each action. Each action was examined and documented to improve equitable outcomes for those most underserved. 14 ENVIRONMENTAL CONSIDERATIONS:
Climate, Sustainability and Health: Emissions from <City Name, Town Name, unincorporated County) found that the use of energy in residential and non-residential buildings within the <City Name, Town Name, unincorporated County> generates <x%, County = 31%> of the <City, Town, County’s> total annual greenhouse gas emissions, <x%, County = 88%> of which comes from the combustion of natural gas in buildings. In conjunction with <City Name, Town Name, County of Marin’s> Climate Action Plan, electrification of building equipment, developing energy reach codes, and providing access to energy and electrification incentives and rebates are key tactics to eliminate emissions from Marin’s buildings and reach carbon neutrality by 20__. Electrification of buildings also improves indoor and outdoor air quality through elimination of combustion equipment that produces nitrogen oxide, carbon monoxide, and benzene. In addition, electric space and water heating appliances are highly efficient, so electrification of space and water heating appliances is expected to result in a net decrease in energy used by buildings in Sacramento.
California Environmental Quality Act (CEQA): <Check with the County first if a Notice of Exemption needs to be filed. Though, it is anticipated that the resolution is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Further, the resolution, should one or many action be implemented, will protect and enhance the environment and Marin County’s natural resources by reducing local greenhouse gas emissions by reducing the use of fossil fuels through building code; by encouraging electrification and electric vehicle infrastructure measures through incentive and rebate programs; by requiring additional energy efficiency, electrification, and electric vehicle infrastructure measures through state approved building standards>.
RATIONALE: <City Council, Town Council, Board of Supervisors> has adopted a resolution on <Date, County = June 15, 2021> declaring a climate emergency and reaffirming the <City’s, Town’s, County’s> commitment to reducing greenhouse gas emissions. The Countywide Building Electrification Roadmap is responsive to the <Council’s, Board of Supervisor’s> direction and serves as an accompanying feature to implement the <City’s, Town’s, County’s> Climate Action Plan especially to building, electric vehicle, and renewable energy strategies that point to the transition of buildings away from natural gas to all-electric buildings and meet carbon neutrality by 20__.
ECONOMIC IMPACTS: Should all of the actions detailed in the building electrification roadmap be implemented, expect to have a net positive economic impact, reflecting projected post-electrification on-bill savings for households across the County; a range of incentives and rebates designed to assist with the transition; new workforce development opportunities; and, through improved health and productivity benefits derived from improved indoor and outdoor air quality and reduced indoor heat impacts. Implementation of the plan is anticipated to leverage state, federal, and local funding and financing that will benefit Marin’s economy.
■
■
15 FISCAL IMPACT: This action does not impact the General Fund.
REVIEWED BY: ☒ Administrator ☐ N/A
☐ Department of Finance ☒ N/A
☒ Counsel ☐ N/A
☐ Human Resources ☒ N/A
SIGNATURE:
Attachments
1. Marin Countywide Building Electrification Roadmap
2. Online Community Feedback Survey Results: February 16 to March 5, 2024 16 Why Transition to AllElectric Buildings?
Three top reasons Marin’s
community can benefit:
Climate and Policy Mandates
Gas is responsible for 85% of
Marin’s building emissions. As a
result, the State (starting in 2030)
and regional air district covering the
nine county SF-Bay Area (starting in
2027) has adopted zero-emission
appliance standards that bans the
selling and installation of gas space
and water heaters.
Health and Safety
Gas-burning appliances and
their continued release of harmful
pollutants within and outside the
home can increase the risk of
respiratory infection, asthma, heart
disease, and death (UCLA, Zhu
et al., 2020). Among the most
vulnerable are children seniors,
low-income, and Black and
Latino communities. Gas is also a
contributor to residential fires.
Resiliency and Comfort
When coupled with solar, battery
storage, and/or improved insulation,
all-electric buildings improve the
ability to adapt to climate and
natural disaster events. An electrified
home is typically well-insulated,
which can minimize penetration of
smoke and outdoor air pollutants
during fires. In contrast to the
electrical grid, the gas grid can
take longer to restore after an
earthquake.
1.0 Introduction
Marin’s Countywide Building Electrification Roadmap is
a plan to equitably and rapidly transition buildings to an all-electric and more energy-efficient future. Much like a map, it shows steps community actors such as governments, businesses, utilities, and residents can take to reduce their contribution to a worsening climate crisis by switching buildings away from using polluting fossil fuels such as gas.
The roadmap was developed in response to a June 6, 2022, Marin Civil Grand Jury report1. The report concluded a need for comprehensive building electrification plan that lays out countywide strategies local policymakers and the community can implement. In response to the Grand Jury report, a
majority of the twelve Marin jurisdictions agreed that a more thoughtful and coordinated approach to countywide
electrification should take place.
Policies, programs, incentives, and increased market
demand for electric appliances and systems are starting to drive down greenhouse gas (GHG) emissions and transition buildings to an all-electric future, yet more is needed. This roadmap details actions the people and communities of
Marin can take between now and 2031 to successfully
transition away from burning natural gas (referred to herein as “gas”) in homes; the predominant source of building
GHG emissions.
Four key sections make up this roadmap:
1. Introduction
a. How to best use the roadmap.
b. What are the benefits of transitioning to all-electric buildings?
c. Why and how we lead with equity.
d. Summary of the challenges and solutions to
electrification.
2. Community Participation and Co-Development Process
a. A brief on the community’s participation and
contributions to co-developing this roadmap.
3. Proposed Actions to Electrify Our Communities
a. Details impactful actions the community could
implement to make this transition.
4. Appendices
a. Supplementary information that includes
comprehensive analysis, research, and other
relevant resources considered when developing
this roadmap.
1 Civil Grand Jury Report. 2021-2022. Electrifying Marin’s Buildings: A Countywide Approach available for download at https://www.marincounty.gov/departments/grand-jury/civil-grand-jury-reports 17 1.1 How to Use
Please read the following as a guide to using the roadmap:
Guide Description
A Recommendation The roadmap does not require or compel, rather, it recommends a series of implementable actions to transition buildings away from using fossil-fuels, in particular gas. The roadmap illustrates how and when community stakeholders can act. Community stakeholders are described in Section 2.0 Community Participation and Co-Development Process.
Residential Building The roadmap is framed as a countywide electrification roadmap for all building types. Actions will focus on existing residential homes including single-family and multi-unit developments. However the same or similar actions may be applicable to commercial buildings.
Phased Action Timeline Section 3.0: Proposed Actions to Electrify Our Communities is the heart of the roadmap. Actions are written as policies, programs, or incentives. Ten key actions are put forth and detailed. The actions were then overlaid on a timeline between 2024 to 2031. The timeline is reflected as a Gantt chart broken up into three phases: immediate-, near-, and long-term. The phasing in of actions on this timeline aligns with regional and State policy and programs.
Communities may opt to take earlier action.
Appendices Supplementary research and analysis. Anything too long or not referenced in sections 1.0, 2.0, and 3.0 are in the appendices.
Energy Efficiency In the context of this roadmap, electrification also includes energy efficiency (e.g., insulation, windows) and electrical systems (e.g., electric panels and service, solar PV, battery back-up). Pairing electrification with energy efficiency improvements will accelerate building performance, save consumers on utility costs, and improve grid reliability and health.
Operational Carbon The roadmap proposes actions to reduce carbon emissions resulting from the use of fuels to heat, cool and power buildings. This is commonly referred to as a building’s “operational carbon2.” It does NOT cover “upfront carbon” or carbon resulting from the extraction, manufacturing, transportation, and assembly of building materials, goods, and services consumed by people.
Policy-relevant Tool The roadmap can be used by Marin’s City, Town and County governments to model and adopt, whole or in-part, as stand-alone policy and programs.
It can also be used as an accompaniment to implement emission reduction strategies found in each jurisdiction’s Climate Action Plans3. 2 Operational and upfront carbon is best described by The World Green Building Council’s report on bringing embodied carbon upfront. Accessible at https://worldgbc.org/article/bringing-embodied-carbon-upfront/ 3 See Marin Climate & Energy Partnership’s website at https://marinclimate.org/climate-action-plans/ for all jurisdictions’ climate action plans that show communities how to reduce their carbon footprint. •
18 1.2 What is Building Electrification?
It is the transition of new and existing mixed-fuel (i.e., electric and gas) buildings to all-electric and energy efficient ones. An “all-electric building,” uses electricity instead of fossil fuels such as gas, to power building systems (e.g., furnaces, water heaters, electric vehicle (EV) chargers) and appliances like stoves, pool heaters, dryers, and fire pits (Figure 1). For purposes of this roadmap, when we discuss electrification projects, we are also including energy efficiency projects (e.g., insulation and windows) and electrical systems (e.g., electric panels and service, solar PV, battery back-up). The term “building decarbonization” or removal of carbon emissions from buildings, will also be used in the roadmap as another way to describe projects that include all-electric, energy efficient systems and appliances.
Figure 1. All-electric, energy-efficient, and electrical systems and appliances within the home.
Smart Thermostats
can save you up to 23% on annual
heating and cooling costs.
Induction Cooktops
are more energy efficient, provide
precision and control for exact
temperatures, and eliminate harmful
indoor air pollutants from gas stoves.
Insulation and Air Sealing
upgrading can save you 15% on your
yearly heating and cooling costs.
Ductless Mini-Splits
heat and cool your home with an
all-in-one appliance, and avoid
ductwork which can waste as much
as 30% of the energy your HVAC
system produces. Ducted heat pumps
are also options that can save on
energy costs.
Solar + Battery Storage
a back-up solar battery system can keep
your power on during public safety power
shutoffs. Battery systems can store solar
energy for use during peak demand times,
thus saving on electricity costs with time-ofuse utility rates.
Heat Pump Water Heaters
are 2-3x more efficient than
a gas water heater, and you
can save as much as $300
annually by upgrading.
An Optimized Electrical Panel
is critical to supporting a
healthy grid. Try working
within the existing panel
capacity, choose less powerhungry devices, and/or use
energy management devices
first before increasing panel
size.
Solar Panels
protect you from rising electricity
costs, and federal tax credits can
save you as much as 30% on
installation costs.
Heat Pump Dryers
heat the air to remove moisture from clothes,
reuses the heat, then releases the warm, humid
air through an evaporator instead of a dryer vent
to outside the home. This can reduce energy use
by at least 28% and save on installation costs
because ventilation is not required.
I I I 0
19 1.3 Benefits
All-electric buildings create benefits for
building occupants and communities. Consider
the following:
1. Today’s electric systems and
appliances are critical to
reducing climate impact and
more efficient when compared
to buildings running on mixed
fuels (electric + gas). Modern
induction and heat pump technology
are substantially more efficient, cheaper
to operate when compared to gas or
older electric resistance counterparts,
and, when run on grid or off-grid
renewable energy, can accelerate
the reduction of GHG emissions – air
pollutants responsible for climate
change.
2. Electrified buildings can reduce
health risks. Electrification can
create healthier, safer, and more
resilient homes and neighborhoods by eliminating indoor and outdoor pollutants such as nitrous oxides (NOx), particulate matter, carbon monoxide and benzene – gas pollutants known to cause death, asthma and other respiratory illnesses, heart diseases, and cancer, among other health issues4. In addition, heat pump technology both heats and cools buildings, providing critical protection from life-threatening heat events, while filtering out dangerous particulates during smoke events.
3. The risk of gas pipeline ruptures and fires can be eliminated with the absence of gas infrastructure. Even in more rural West Marin – where there is an absence of PG&E gas infrastructure beneath and within buildings – residences and businesses are required to use large propane tanks or run on inefficient electric resistance systems to power buildings. In addition to eliminating the risk of propane tank ruptures across West Marin, the installation of electric powered heat pumps can reduce the net costs of using propane, especially when systems are connected to battery powered generators.
4. Electrified buildings can reduce grid strain. This concept may sound counter intuitive, but electrical demand can be reduced when efficient electrical appliances and electrical systems are appropriately designed and installed through demand management.
Equity Described
This report uses the term “equity” or
“equitable” often. Equity can be defined
as “the just and fair inclusion into a society
in which all can participate, prosper, and
reach their full potential” (2022 Race Equity
Action Plan), Marin County Office of Equity).
However, society has been systemically
unfair and not inclusive to all, especially the
disparate treatment of people of color, lowmoderate income (LMI) households and/ or vulnerable communities (e.g., seniors
aging-in-place, disabled, marginally housed,
etc.). Disparities are exacerbated especially
with catastrophic events such as pandemics,
earthquakes, fires, heat waves, floods, and
storm surges.
4 Physicians for Social Responsibility. 2022. Gas stove pollution factsheet. Downloadable at https://psr.org/wpcontent/uploads/2022/05/gas-stove-pollution.pdf. 20 1.4 Elevating Equity
The roadmap’s actions were enhanced by integrating equity into the development process and each recommended action. The roadmap followed the “Housing Electrification Community Roadmap Template” developed by Rocky Mountain Institute (RMI), Emerald Cities Collaborative, and local government staff5. In the process of creating an electrification plan, it is best practice to evaluate impacts and elevate opportunities to benefit those frequently underserved. In the context of this document, underserved includes people of color, low-moderate income (LMI) households especially renters in multi-unit developments that are typically cost6- and/or energy7 burdened, and vulnerable communities8.
The following steps were taken to evaluate and integrate equity into the actions put forth in the roadmap:
1. A Building Inventory of Marin’s building stock was performed alongside an equity analysis of its residences. (See Appendix A: Building Stock Inventory and Equity Analysis.) The equity analysis identified West Marin, North Marin/Downtown Novato, San Rafael’s Canal District and Downtown, Strawberry and Marin City as communities most underserved. The intent is not to prefer one community over another, but rather, identify opportunities to reduce barriers when delivering benefits of electrification and building upgrades to the community.
2. A three-part community workshop series with stakeholders was conducted. Stakeholders aided in co-developing the actions as seen in this roadmap. (See Section 2.0 Community Participation and Co-Development Process below.)
3. The roadmap integrates equity into each action. Each action was examined to improve equitable outcomes for those most underserved. (See Section 3.0 Proposed Actions to Electrify Our Communities below.)
1.5 Challenges and Solutions
All new California homes today are required to be built to modern standards. Newer homes can accommodate today’s electric appliances while providing increased comfort and energy efficiency.
One of Marin’s biggest barriers to electrifying is not its newly constructed buildings, rather, the existing – often much older – buildings. This challenge is exacerbated by an electrical grid in need of modernization.
Six key challenges and solutions to electrifying existing buildings have been summarized (Table 1).
Each challenge listed in the table contains a hyperlink which links to a more detailed policy and literature review of that topic. (See Appendix B: Examining the Challenges and Solutions to Marin’s Allelectric Transition.) Although commercial buildings are not specifically addressed here, there is often an overlap between challenges and solutions for residential homes and commercial buildings. 5 Rocky Mountain Institute and Emerald Cities Collaborative. Accessed 2024. Equitable home electrification toolkit.
Accessed 2024 available at https://rmi.org/equitable-home-electrification-toolkit/. 6 According to HUD, affordable housing costs should equal 30% or less of a household’s Income at https://www.huduser.gov/portal/pdredge/pdr_edge_featd_article_092214.html. 7 According to Dept. of Energy, energy burden is the disproportionate percentage of income spent on energy costs at https://www.energy.gov/scep/slsc/low-income-community-energy-solutions. 8 Vulnerable populations are best described as, but not limited to, seniors aging-in-place, youth, unhoused or marginally housed residents, non-English speaking people, immigrants, people with disabilities, people who are socially isolated, and people with pre-existing health conditions. 21 Table 1. Challenges and potential solutions to electrifying existing homes in Marin.
Challenge Description Potential Solutions
Aging Residential Buildings 71% of residential buildings countywide are single-family and
94% of these were built before
2000.
Provide electrification and energy
efficiency policies, programs,
and incentives for single-family
residences especially LMI
households and seniors aging-inplace.
Equity, Renter Protection,
and Displacement
29% of residential buildings
countywide are multi-unit dwellings
of which 84% are renters.
Renters especially those in older
buildings require more repairs,
are vulnerable to no-fault evictions
or temporary displacement by
landlords willing to exploit rent
law loopholes during building
rehabilitations.
Work with local, regional and/or
State policymakers to adopt tenant
protection policies that identify
and close any substantial remodel
loopholes.
Voluntary programs that subsidize
landlords such as direct install by
contractor programs, can include
tenant protection assurances as
part of the terms and conditions of
accepting financial assistance.
Grid Modernization and
Reliability
California’s electric grid is old
and needs upgrading to support
increased demands of today’s
power-hungry buildings. According
to a Berkeley Energy Institute study,
utilities such as PG&E are not
expanding their transmission and
distribution network fast enough
to upgrade their grid infrastructure
and meet the State’s climate and
energy goals.
PG&E, CAISO, and CPUC needs
to help speed up expansion of grid
infrastructure. In the meanwhile,
local and regional government and
policymakers can better coordinate
with PG&E to identify locations,
then speed up timelines to connect
and upgrade customers to the grid.
MCE and Marin local governments
can improve electric grid health by
helping households better manage/
reduce energy demand and
optimize electric service panels and
systems.
22 Challenge Description Potential Solutions
Optimizing Electric Service
Panels (aka “breaker
box”)
With three out of four residential
buildings built before 1980, many
of Marin’s existing homes must
choose to optimize (i.e., manage
existing capacity and appliances)
or upgrade and increase their
electrical breaker box and system.
The additional costs to increase
electrical system sizes can cost
owners from ~$3,000 to $25,000.
A more economical option would
be simply seeking to work within
a building’s existing system’s
electrical capacity.
First, local governments should
focus on existing buildings when
adopting green building and
EV charging infrastructure reach
(above and beyond) codes. Then,
as part of that code, electric
readiness standards should be put
forth, prioritizing panel optimization
over upsizing.
Complimentary electric panel
rebate and incentive programs
should also prioritize panel
optimization over panel upsizing.
Furthermore, these programs
should be designed in a way that
prioritizes underserved households.
Policy and Market Trends Regional (2027) and State (2030) policy is mandating a ban on
selling and installing of gas
combusting water or space heating
appliances. In addition, U.S. heat
pump sales outpaced gas furnace
sales. Lastly, Marin County new EV
sales are amongst the highest per
capita in the Country.
California communities, especially
Marin, need to rapidly electrify
and prepare its electrical capacity
to meet growing demand. With
one of the lowest rates of home
electrification in the U.S., California
single-family and multi-unit homes
should rapidly scale-up existing and
innovative policies (i.e., sticks) and
incentive programs (i.e., carrots)
that meet climate action obligations
and improve community health and
safety.
Contracting and Permitting
for Electrification Projects
Stakeholder interviews and focus
group workshops revealed a lack of
qualified, knowledgeable and/or
affordable contractors to install allelectric systems including water and space heat pumps, EV chargers,
and modern electrical systems and
panels.
There is also a lack of technical
knowledge by the building staff
workforce on new technologies
such as heat pump water heaters or
smart panels. This creates
uncertainty and delays permit
review timelines.
State and regional authorities
have developed and continue
to maintain qualified contractor
lists. Simultaneously, MCE, local
governments, community-based
organizations, businesses, and the
building and trades community can
leverage State and Federal funding
to grow and create a diverse and
skilled workforce. The funding can
be used to retrain existing and
generate a new workforce that
simultaneously has access to high
quality and high road9 jobs.
Continual staff training of building
examiners and inspectors in electric
appliance and system technologies
and installations.
9 “High road jobs” means high industry labor standards and established access to clear training pathways for 23 Findings are based on a literature review of policies and programs already developed and interviews of government staff, community-based organizations, and building industry across Marin, California, and the U.S. (See Appendix B: Examining the Challenges and Solutions to Marin’s All-electric Transition.) Challenges and potential solutions surfaced during community stakeholder workshops and a public survey were also considered. For more details on community workshops and participation, see Section 2.0 Community Participation and Co-Development Process below.
The potential solutions in the table above are not yet recommended actions to take. Recommended actions are put forth in Section 3.0 Proposed Actions to Electrify Our Communities below. building decarbonization jobs, especially for entry-level and disadvantaged workers. See Rising Sun press release on its convening and promotion of equitable job access in the Bay Area. Available for download at https://risingsunopp.org/wpcontent/uploads/Rising-Sun-HRTP-Press-Release.pdf 24 2.0 Community Participation and Co-Development Process
2.1 Vision, Goal and Equity Principles
At the heart of the roadmap was elaborate engagement with and input from Marin’s community members upfront, prior to development of a plan or any decisions made. The County of Marin Community Development Agency and Marin Climate & Energy Partnership (MCEP) embarked on a stakeholder engagement process that started in earnest in January 2023 and concluded June 2024.
The vision for the electrification roadmap’s engagement process was to provide community stakeholders10 a forum to participate in co-developing key components of the plan.
The goal was to ensure that an implementable countywide plan was developed through comprehensive research and by creating a space for robust collaboration between elected officials, City/Town government staff, public/regional agencies, community-based organization representatives, building and development practitioners and industry, and youth/student voices.
Implementing actions that deliver equitable outcomes was discussed throughout the process, especially during community workshops. The following summarizes the core equity principles surfaced during those engagements:
1. Conduct community engagement activities that give participants the opportunity to develop proposed actions.
2. Prioritize and increase incentive and rebate program access to underserved, hard-to-reach residences, and families.
3. Develop programs that do not escalate costs for renters and homeowners on fixed incomes or considered low-to-moderate income. Develop policy solutions that minimize the potential for gentrification and resident displacement.
4. As the workforce grows, ensure there is a diverse community of new and existing contractors being trained for high quality jobs while simultaneously giving access to wrap-around services (e.g., transportation and childcare subsidies) and career development opportunities.
2.2 Community Engagement Approach and Process
First, a steering committee was established consisting of MCEP members including sustainability and community engagement staff with the County of Marin, City of San Rafael, City of Novato, Town of Corte Madera, Town of San Anselmo, Town of Fairfax, and Marin Clean Energy. The steering committee met every other week over 14 months to establish an approach and strategy to developing the electrification roadmap. In addition to recommending when and who to engage in the community, the committee recommended how to best engage. The committee wanted to ensure a diversity of interests came together in one room over a series of interactive and productive workshops and conversations. They also emphasized the need for attendance of voices typically excluded from engagement, especially organizations and individuals that represent Marin’s underserved communities.
Second, stakeholders were invited to participate in three planned workshops over a five-month period. The ask of community stakeholders was to collectively recommend actions to put forth in the electrification roadmap. Based on need, availability, and capacity, some stakeholders volunteered to take a more active role in co-development while some lacked capacity and instead preferred to simply stay informed of the roadmap’s progress or not participate at all. Stakeholders ranged from government actors and public agencies (e.g., elected officials, city/town/county staff, and utilities), community10 In contrast to individuals, stakeholders are organizations or entities who serve the needs of a group of individuals, neighborhoods, or residences and businesses across Marin. Stakeholders serve communities that will be affected by and can affect building policy and programs.
25 based organizations (e.g., those who prioritize underserved residences, environmental/climate action, and seniors aging-in-place), the building community (e.g., contractors, developers, REALTORS, architects), and youth and student advocates, among others. See Appendix C: Community Engagement Findings and Results, Table C-1 for a detailed list of workshop series participants.
Third, a survey (in English and Spanish) of the actions co-developed with workshop participants was widely distributed for public feedback. Workshop participants and the organizations they represent, government communications staff and elected officials across 12 jurisdictions, and public regional agencies (e.g., Marin Health and Human Services, MCE, and Transportation Authority of Marin (TAM)) helped distribute the survey. As a result, 385 people responded to the survey which asked for their impression of the 10 recommended actions and how they would prioritize implementation.
Survey results were published online11 and included in the appendices. (See Appendix C: Community Engagement Findings and Results, Public Survey Process and Results.) Lastly, feedback loops with stakeholders were established. Progress was publicly shared online12.
In addition, in-person and virtually ad-hoc conversations, progress updates, and presentations to organizations and their members were given. Four iterations of key components to the roadmap were co-developed and shared with workshop participants during and after the completion of the workshop series. (See Appendix D: Key Actions Worksheet – Descriptions, Details, Equity Considerations, and Implementing Partners.) Workshop and survey findings were consolidated to begin writing the electrification roadmap herein.
11 County of Marin Community Development Agency Sustainability Division. 2023. Building Electrification Roadmap Survey: Actions to Electrify Our Buildings and Vehicles. Results available for download at https://www.marincounty.org/ depts/cd/divisions/sustainability/electrify-marin/green-building-development/electrification-roadmap. 12 County of Marin Community Development Agency Sustainability Division. 2023-2024. Marin Countywide Building Electrification Roadmap landing webpage. Available at https://www.marincounty.org/depts/cd/divisions/sustainability/ electrify-marin/green-building-development/electrification-roadmap. 26 2.3 Summary of Workshop Findings
Nearly 16 months of active engagement resulted in the following (Figure 2):
1. Over 20 steering committee meetings
2. 3 in-person stakeholder workshops, attended by 42, 36, 26 people, respectively, representing community-based organizations (CBOs), building community and practitioners, government staff, appointed climate commissioners, and regional and public agencies, including utilities.
3. 7.5 to 10 volunteer hours by each participant to learn, share resources, develop key components of the roadmap, and co-develop actions.
4. 10 key actions (with 40 sub-actions) were put forth. (See Section 3.1. Ten Actions.)
5. A public survey of 385 respondents provided comment on the 10 key actions. (See Appendix C: Community Engagement Findings and Results.) Figure 2. Stakeholder participation in the co-development of the electrification roadmap. 20+ Steering
Committee
42, 36, 26
attendees
City, Town,
Government Staff
Three Workshops
CBOs (DACs,
Aging-in-Place,
Environmental)
Climate
Commissions
7.5--10 Volunteer
hours/person
Building Community
(Realtors, Contractors,
Architects, Designers)
Utilities (PG&E, MCE)
10 Actions w/40
sub-actions recommended 385 respondent survey
8 e
0 27
3.0 Proposed Actions to Electrify Our Communities
This section is the heart of the roadmap. It can be used as a guide for our community to transition to an all-electric future. It is broken up into three parts:
3.1 Ten Actions to Transition
3.2 Phasing Ten Actions: A Proposed Timeline between 2024 and 2031
3.3 In-depth discussion of the proposed actions and tasks to implement
3.1 Ten Actions
There are ten actions important to unlocking Marin’s path to an all-electric future (Figure 3). These actions reflect in-depth research of current and anticipated policies and programs, co-development with community stakeholders, and insight from the broader community.
Figure 3. Recommended ten actions to electrify Marin.
Establish and implement a countywide “Central Hub” of A electrification and energy resources that is accessible to all.
Evaluate and implement permit discount and streamlining B programs that incent gas to electric conversions.
Continue advancing new and existing green building,
electrification, EV, and electric system readiness standards in C sync with State mandatory code update cycles.
Increase residence and business access to low-cost energy, D electrification, and green financing loan programs.
Coordinate with PG&E to improve infrastructure planning E and speed up interconnection timelines.
Support and accelerate the growth and improve the quality of a diverse and skilled building and electrification workforce. F Increase the frequency of engagement, promotion, and
outreach activities to underserved Marin residences. G
Implement the Marin countywide EV Acceleration Strategy. H Explore and implement a time of listing energy assessment (TLEA) policy. I
Explore and implement a pilot neighborhood-scale
electrification and gas infrastructure decommissioning project. J 28 3.2 Ten Actions: A Phased Timeline
Transitioning to an all-electric future is a long-term endeavor that requires advanced planning and thoughtful implementation. Hence, the ten actions above were overlayed onto a three-phase timeline:
1. Immediate (2024–2025)
2. Near Term (2026–2027)
3. Long Term (2028–2031)
The timeline indicates when, ideally, to implement the roadmap’s actions over the next six to seven years (Figure 4). However, it can be difficult for a community to implement everything. Government staff and policymakers should also evaluate staff capacity and identify funding mechanisms to meet its electrification goals and 2045 climate action obligations. Simultaneously, other actors in the community should choose which actions they can help with and then decide when and how to support implementation of actions. All actors should coordinate to avoid duplicating efforts. 2024 2025 2026 2027 2028 2029 2030 2031
A. Establish and implement a countywide “Central Hub” of electrification and energy resources that is accessible to all.
1. Develop and launch a web-based informational resource hub for community resources.
2. Develop and launch hard copy and in-person promotion and outreach campaigns especially in underserved, hard to reach communities.
3. Investigate the feasilibility and procure resources to launch a turnkey countywide concierge and/or technical assist service for residences and businesses.
4. Develop a concierge and/or technical assistance service for residences and businesses while maintaining and integrating the web-based “central hub.”
5. Launch a concierge technical assistance service for residences and businesses while continuing to maintain and integrate the web-based “central hub.”
E. Coordinate with PG&E to improve infrastructure planning and speed up interconnection timelines.
1. Encourage PG&E to meet SB 410 (Becker), “Powering up Californians Act” which holds utilities accountable to meeting prompt grid interconnection and energization timelines.
2. Proactively coordinate with PG&E on owner/developer planning and communication that helps with PG&E’s service and distribution planning, increases reliability, and reduces energization timelines for new housing.
B. Evaluate and implement permit discount and streamlining programs that incent gas to electric conversions.
1. Evaluate jurisdiction feasibility and capacity to implement an electrification streamlining program that speeds up the permitting process.
2. Evaluate jurisdiction fee structure then implement a subsidized electrification discount program that incentivizes electric over gas installations.
3. Implement permit programs that either reduces mechanical, electrical, and plumbing (MEP) costs and/or expedites permit timelines for renovations and appliance upgrades.
C. Continue advancing new and existing green building, electrification, EV, and electric readiness standards in sync with State mandatory code update.
1. 2025 Code Development: Develop prototype green building codes that all twelve Marin jurisdictions can consider to adopt.
2. 2026 to 2028 Code Enforcement: Implement adopted green building code.
3. 2028 Code Development: Develop prototype green building codes that all twelve Marin jurisdictions can consider to adopt.
4. 2029 to 2031 Code Enforcement: Implement adopted green building code.
5. 2031 Code Development: Develop prototype green building codes that all twelve Marin jurisdictions can consider to adopt.
D. Increase residence and business access to low-cost energy, electrification, and green financing loan programs.
1. Evaluate existing low-cost financing programs and increase access to residences and businesses through the central hub and promotional campaigns.
2. Evaluate then consider providing complementary financing options such as a regional tariff on bill financing program that serves single-family and multi-unit residences.
3. If funded and partners are in place, pilot a loan financing program(s) that serves single-family and multi-unit residences and/or businesses.
Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 C
B
A
D
E
Figure 4. Gantt chart of ten actions and tasks to implement between CY2024-Q3 and CY2031-Q4. 29 IMMEDIATE Phase 1 NEAR-TERM Phase 2 LONG-TERM Phase 3 -----j----- '
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F. Support growth, accelerate and improve the quality of a diverse and skilled building energy and electrification workforce.
1. Continue to fund and expand regional workforce development training programs that benefits a more diverse trades and contractor workforce.
2. Continue growing the pipeline and visibility of regional qualified contractors.
3. Continue to provide free or subsidized access to training programs for builders, realtors, lenders, and local building staff.
4. Continue to explore and support new partnerships with public agencies, local governments, businesses, and/or appliance manufacturers that focus on expanding technology trainings to small, minority-owned businesses.
G. Increase the frequency of existing engagement, promotion, and outreach activities to underserved Marin residences.
1. Build stronger partnerships with Marin community-based organizations that increases rebate, incentive, and financing program access to underserved Marin communities.
2. Partner with and consider funding local community-based organizations to communicate energy and electrification programs and campaigns.
3. In partnership with community-based organizations, perform an annual evaluation, or as needed, of all roadmap actions to ensure equitable outcomes.
H Continue to implement, or in-part, the Marin Countywide EV Acceleration Strategy.
1. Each jurisdiction should adopt and determine which strategies as per the 2023 Marin Countywide EV Acceleration Strategy.
I. Explore and map out steps to implement a time of listing energy assessment (TLEA) policy.
1. Conduct a feasibility study and/or survey of stakeholders to implement a voluntary or mandatory energy assessment and code compliance check at the time of a real estate transaction.
2. If feasible and staff capacity is in place to enforce, identify a Marin jurisdiction(s) to pilot the development of a TLEA policy.
3. If feasible and staff capacity is in place to enforce, continue implementing a TLEA policy and expand to other Marin jurisdictions as needed.
3. Explore funding to collect and analyze PG&E energy data that will help measure existing and project future countywide electrical capacity needs at the neighborhood scale.
4. If funded, analyze and share out report on countywide existing and future electrical capacity needs. 2024 2025 2026 2027 2028 2029 2030 2031
Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 J. Explore and map out steps to implement a neighborhood-scale electrification and gas infrastructure decommissioning project.
1. Support, as needed, Building Decarbonization Coalition’s (BCD) effort to expand neighborhood scale electrification projects statewide.
2. Evaluate feasibility and funding resources, then identify a location to pilot a neighborhood-scale electrification demonstration project anywhere within the 12 jurisdictions across Marin.
3. If appropriately funded and staff capacity is in place, develop and implement a pilot neighborhood-scale electrification demonstration project.
4. If successful and more funding is procured, continue implementing neighborhood-scale electrification pilots in other locations across Marin.
E. (Continued)
J
I
H
G
F
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Figure 4. (Continued)
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31 3.3 Ten Actions: Implementing Tasks
This section will discuss, in detail, how the ten phased actions and tasks in Figure 4, can be implemented by organizations and people within the community.
Community Implementors
The roadmap is intended to be a shared endeavor. Much like all climate action strategies, a collective effort is required to successfully implement. All community members (government, elected officials, public agencies, utilities, community-based organizations, builders, developers, realtors, businesses, and residents, among others) can play a role in implementing actions. They can help participate in community engagements, put on community events, incorporate actions into individual work plans, or adopt the roadmap as policy.
Each action will be tagged with potential implementing partners:
Local Government (County, City and Town Staff, Elected Councils w/in Marin) Community-Based Organization (not-for-profit organization providing community services)
Marin Climate & Energy Partnership (interagency collaborative including local governments, MCE, TAM, and Marin GSA that coordinates climate action) Residents and neighborhoods
Businesses (local privately owned and/or operating within county) Marin Clean Energy (Community Choice Aggregation Electricity Provider) Pacific Gas & Electric (Investor-Owned Utility)
Transportation Authority of Marin (Transportation authority countywide) Marin Builders Association (Not-for-profit serving the interests of the construction industry)
Contractor (Individual or Businesses that bid and provide construction project services) Trades associations (organizations serving the interests of unionized construction workers and typically run apprenticeship programs)
Realtors (individual) or Marin REALTORS (Not-for-profit association serving the interests of realtors countywide)
Banks and Lenders (provides financing for real estate transactions or construction projects)
Commercial or nonresidential developer
Housing Developer (Market-rate and Affordable Housing)
BayREN (Regional Energy Network of local governments across the 9 county Bay Area)
Bay Area Air Quality Management District (Air Quality regulator across the 9 county Bay Area)
LG
CBO
MCEP
RES
BIZ
MCE
PG&E
TAM
MBA
CON
TRA
REAL
LEND
DEV-C
DEV-H
BAY
AIR
-
-- -----
-
-- ---
-- -----
- ----
-
-
-
-
-
-- -
-
32 3rd Party Service Provider (For-profit vendor typically providing turnkey, concierge energy and electrification installation and planning services) California Public Utilities Commission (Statewide utilities regulator) TECH Clean California (Statewide initiative funded to increase clean space and water heater installations)
Zero Waste Marin (countywide joint power authority helping to manage and reduce waste)
Higher education facilities such as community colleges that can provide training programs to those who cannot access apprenticeship programs. 3rd
CPUC
TECH
ZWM
EDU
Reading the Actions and Tasks
All actions are illustrated in the following manner:
• Each action starts with elaborating key objective(s), equity considerations, measure(s) of success, and proposed timeframe to implement.
• Each recommended Action (e.g., “A”) contains Tasks (e.g., “A1”) to implement across three phases.
• All tasks necessary to implement the action are briefly expanded upon.
In addition, note the following:
• Equity considerations are intended to surface possible solutions to ensure inequities are not exacerbated or negative impacts mitigated for vulnerable communities. Solving for underlying and systemic race and social inequities is mostly beyond the scope of this electrification roadmap.
• This roadmap does not require any one person or organization to implement, nor has any one organization yet committed to implementing these actions. • Actions can be implemented as a whole, in-part, or some not at all. • Though some actions are already a part of an organization’s workplan, some actions are not.
Actions will need to be approved by each organization’s governing structure. -
-- ---
- ---
-
33 Action A. A countywide “Central Hub” of electrification and energy resources.
Potential Implementers LG MCEP CBO MCE BAY 3rd
TAM PG&E
Objective(s)
• Create a countywide hub that connects all residences and business to building energy, electrification, and EV resources and services.
• Make it easy for residents and businesses to get their building energy, electrification, and EV related questions answered by clear, concise, and user-friendly access to resources. • Simplify and consolidate otherwise complicated, disparate, and confusing polices (e.g., building requirements) and rebate, incentive, and customer service programs (e.g., local, regional, state, and federal) into one accessible location.
Equity Considerations
• Target campaigns and efforts to benefit low-moderate income (LMI) and hard-to-reach households, renters, and energy burdened communities such as in rural West Marin, North Marin, Downtown San Rafael and the Canal, Strawberry, and Marin City. • Promote regional workforce development programs or initiatives that focus on developing a more diverse and inclusive trades and contractor workforce. (See Action F regarding workforce development.)
• Increase awareness of and access to programs, rebates and incentives that first address deferred maintenance (e.g., termite damage and dry rot).
• Address Split-Incentives – Structure multi-unit residential programs that incentivize and make it easy for both renters and property owners to install energy efficient and electric systems and appliances.
Measure(s) of Success
• Made resources readily available and accessible to those searching online. Ensured that the information is accessible to those individuals that need more hands-on services, language assistance, or otherwise unable to access digital resources. • Increased collaboration across all community actors or “Potential Implementers” as listed above. • All community actors directed inquiries to this hub and designated contacts. • Used existing and new channels of communications to expand outreach to hard-to-reach residences and businesses.
Proposed Timeframe
Immediate near-term long-term
Q3 Q3
CY2024 CY2026
------
--
' '
34 Implementation Tasks
□ Task A1. Develop and launch a web-based informational resource hub for community resources. Consolidate all existing State, regional and local programs, services, energy and electrification planning toolkits, incentives, rebates, building code and permit requirements and process, qualified contractors, financing, research, and other related resources into one central accessible website. All community actors should coordinate to route all building energy, electrification, and EV project questions and inquiries through this webpage. Subsidized rebate and incentives programs constantly change. The County of Marin currently maintains a web-based central resource hub for resources with links to electrification resources, tools, and information.
□ Task A2. Develop and launch promotional and outreach campaigns especially in underserved, hard-to-reach communities. A web resource is only effective if people are driven to the site to access the hub’s resources. A coordinated campaign should be developed with a budget and timeline such that a request for funding can be made by local governments as well as non-profit/community-based organizations looking for grants or to grantmake. Conducting complimentary, offline outreach and engagement activities is critical. This includes in-person, door-knocking, social media, newsletters, mailer campaigns, and tabling at community events that target underserved residences.
□ Task A3. Investigate the feasibility and procure resources to launch a countywide concierge and/or technical assist service for residences and businesses. State, regional, and local governments, utilities, and private companies are currently testing a variety of turnkey solutions especially for those who prefer in-person, handholding, help services for more complicated projects, or are unable to access web resources. Many turnkey products are currently piloting; hence, evaluation should also include whether using existing over creating a new service will suffice. Any subsidized program will require funding and staff capacity to develop, launch and maintain. A variety of turnkey projects are currently being piloted across the State including, but not limited to:
1. Local Governments such as City of Sacramento in partnership with Sacramento Municipal Utility District (SMUD) have launched XeroHome, a free online tool that can help single-family and multi-unit homeowners and renters easily estimate the cost of their retrofit project in minutes, connect residences with contractors, and easily find rebates. The City hopes SMUD can scale this online tool across its territory and procure funding to provide wrap-around personal technical assistance services for those unable to access.
2. Utilities such as PG&E and Peninsula Clean Energy (PCE) have launched turnkey solutions.
PG&E currently has a single-point of contact (SPOC) for multifamily program, a free “one-stop shop” model for property owners and managers. In 2025, PG&E has allocated funding to expand a SPOC for residential customers and contractors. PCE currently has an Electrification Technical Assistance Program that provides free technical assistance to architects, builders, developers, design engineers, contractors, and energy consultants to install all-electric systems and EV infrastructure.
3. Third-party services for residents (e.g., QuitCarbon, Onsemble, RockRabbit, Collaboration Energy, ReadySet Replace, EnergySage, Treehouse, etc.) can be used today; however, note the long-term viability of these services is unpredictable and may not exist in the future. □ Task A4 + A5. Develop and launch a concierge and/or technical assistance service for residences and businesses while maintaining and integrating the web-based “central hub.” Should the result of task A3 determine that existing technical service providers are not sufficient to support local needs, and funding is procured implement a Marin specific service, then ensure users can access these services through the central hub. The launch should include funding for offline outreach and engagement activities – as discussed in Task A2 – to maximize reach.
35 COMMUNITY HIGHLIGHT: Marin Green Home Tours
What residents are doing to green their homes
In October 2022, Sustainable Marin
launched the first Marin Green Home Tour,
a free, virtual event spotlighting 10 homes
across the County. Each home served as
a local showcase of practices aimed to
reduce fossil fuel use, produce and use
clean electricity, conserve water, improve air
quality, and promote community resilience.
Home features included induction cooktops,
heat pump HVAC systems, solar panels
paired with battery storage, electric vehicle
chargers, water harvesting setups, and
drought-resistant landscaping. Homeowners
shared their experiences installing and using these sustainable features.
Several all-electric homes were featured, including new construction, retrofit projects, and rental properties. The event attracted over 400 attendees during the live sessions, with a much broader audience accessing the recorded tours via YouTube.
Due to popular demand, a second tour was held in October 2023, and a third is scheduled for October 24, 2024. For further details, resources, and to view archived videos of the featured homes, visit the Marin Green Home Tour webpage.
36 Action B. Permit discounting and streamlining that incent gas to electric conversions.
Potential Implementers
Objective(s)
• Prefer and promote the installation of electric and energy efficient systems over gas and inefficient systems.
• Streamline permitting by reducing permit burden of electric appliances including same day permitting for heat pump water and space heaters, permit discount or waivers, digitizing applications, and scheduling online inspection and approval processes.
Equity Considerations
• Eliminate or further offset the impact of the potential high cost of permitting for income qualified residences.
Measure(s) of Success
• Increased permitted installs of electric and energy efficiency appliances and systems. • Increased the safety of electric appliance and system installs. • Reduced the number of unpermitted electric and appliance installs.
Proposed Timeframe to Implement
□ Task B1. Evaluate jurisdiction feasibility and capacity to implement an electrification streamlining program that speeds up the permitting process.
Building and safety departments can use same day permitting and remote video inspections for electric and energy efficient systems and appliances. For example, the State has required same day streamlined solar PV permitting for jurisdictions of a certain size. Also, the County of Marin currently performs Solar PV, reroofing, and EV charging station video inspections. If similar programs were expanded for electrification projects such as for heat pump water heaters, this could increase permit compliance and installs.
□ Task B2. Evaluate jurisdiction fee structure then implement a subsidized electrification discount program that incentivizes electric over gas installations.
Building and safety departments can use fee discounts or waivers to incentivize applicants, permitting electric and energy efficient system installs (e.g., heat pumps), that may otherwise avoid obtaining proper permits or install another gas appliance. Incentives can include but are not limited to permitting discounts or waiver, combined mechanical-electrical-plumbing (MEP) and electronic inspections. For example, City of St. Helena implemented a “permit holiday sale” on solar PV. As a result, permit submittals tripled in the same time frame13. Also, Santa Clara County’s combined mechanical-electrical-plumbing permit application charges a flat rate for up to three items instead of separately14. Hence, a heat pump water heater installation would 13 Interview with St. Helena’s City Assistant Manager. July 2023. 14 Silicon Valley Clean Energy and TRC. 2020. Best practices guide for streamlining electrification permitting.
LG BAY MCE
Immediate near-term long-term
Q3 Q4
CY2024 CY2027
Implementation Tasks
---
' '
37 require only one permit application and fee for a water heater replacement and the supporting electrical work. If similar incentive programs were expanded for electrification projects, this could increase compliance, quality, and safety of installations. □ Task B3. First pilot, then implement permit programs that simultaneously reduce permit costs and speed up permit timelines for renovations and appliance upgrades. Permit discount programs can be funded and piloted to assess feasibility and impact. County, City, and Town staff, not only has to subsidize the program but also must train building examiners and inspectors on how to permit and identify emerging technologies in the field such as heat pumps, EV chargers, and upgraded electrical systems, among others. Building and safety staff should take ongoing trainings and continuing education classes such as those offered for free by BayREN. Waiving fees alone will not result in more installations if the permit process is too slow or challenging to navigate. Simultaneously reducing cost burden and speeding up permitting is highly recommended as best practice for implementing an effective program.
COMMUNITY HIGHLIGHT: Marin Clean Energy
Bridging the gap with a heat pump loaner program
Starting Fall 2024, MCE’s emergency
water heater loaner program will provide
funding for participating contractors to
install temporary replacement “loaner”
water heaters while prerequisites to
installing a heat pump water heater
(HPWH) are being arranged. Once
the customer is ready to electrify, the
contractor will uninstall the “loaner” and
replace it with the HPWH. The program
will allow customers whose water heaters
have broken to comfortably transition
to a high efficiency electric HPWH with
minimal disruption to hot water supply. The “loaner” water heaters themselves can then be reused by future customers. On the customer side, installation of HPWHs will reduce indoor and outdoor pollution, increase customer safety, and make homes healthier. In addition, there are several incentive opportunities to reduce total upgrade costs to the system itself as well as ancillary fixes, making the program economically attractive.
For more information contact [email protected].
Downloadable at https://www.svcleanenergy.org/wp-content/uploads/2020/02/Best-Practices-Guide-for-StreamliningElectrification-Permitting_Digital.pdf. 38 Action C. Advancing new and existing green building, electrification, EV, and electric readiness standards.
Potential Implementers LG CBO DEV-H BAY MCE PG&E
MCEP ZWM
Objective(s)
• Reduce GHG emissions and save energy for consumers by updating local building codes that exceed State minimum standards (aka “reach codes”) every three years, which aligns with State mandatory code update cycles.
• Continue developing and implementing proactive green building energy reach codes that are “cost effective” as defined by the California Energy Commission (CEC). • Create as much code uniformity as possible across all 12 Marin jurisdictions to minimize building permit confusion across jurisdictional boundaries.
Equity Considerations
• Include building exceptions, hardship, and feasibility waivers especially for low-income residents and households with special medical and accessibility needs. • Ensure new construction and renovations of low-income multi-unit housing projects are not inhibited.
• Identify sufficient electrification and energy efficiency funding sources for low-income houses. • Encourage use of programs that subsidize energy efficient, all-electric buildings for new affordable housing developments (e.g., California Electric Homes Program implemented by California Energy Commission and TRC).
• Encourage use of housing programs that disincentivize property owners from displacing multiunit renters during renovations or rehabilitation (e.g., multi-family energy saving programs implemented by MCE, BayREN, and PG&E).
• Consider anti-displacement policies as put forth by Strategic Actions for a Just Economy (SAJE) or Build-it Green.
Measure(s) of Success
• Engaged and partnered with a wide-variety of stakeholders such as government jurisdictions (local, regional, and State), community-based organizations, businesses, building and trades associations, MCE, PG&E, Transportation Authority of Marin, among others, when developing and modeling reach codes countywide.
• Adopted the County’s model green building reach codes that are consistent as possible across all jurisdictions.
• Incorporated policy that anticipates unintended consequences of electrification.
Proposed Timeframe
*Once Every Three Years
in alignment with State
triennial code cycles
Immediate near-term long-term
Q1 Q4
CY2025 CY2031
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39 Implementation Tasks
□ Task C1 + C2. During 2025, develop an update to model green building reach codes that all twelve Marin Jurisdictions can adopt and enforce between 2026 to 2028. The State mandates building code updates once every three years with the next cycle starting in 2025 and in effect January 1, 2026. Local governments such as in Marin County are allowed and have historically adopted building codes that exceed those standards while complying with the Energy Policy and Conservation Action of 1974. The best practice is to engage all levels of community stakeholders to right-size a building code policy. The County of Marin and Marin Climate and Energy Partnership (MCEP) typically coordinate a triennial effort to engage County, City and Town staff, and community stakeholders to help develop key components of a model reach code. This coordination has been used by government staff and electeds to adopt and implement advanced building codes.
In the transition to all-electric appliances, codes should anticipate the following, which are not typically considered in today’s codes:
1. From 2027 to 2031, the Bay Area Air Quality Management District (BAAQMD) will begin phasing out space and water heating gas appliances from being sold or installed in homes and commercial spaces. In addition, the California Air Resources Board (CARB) will begin banning gas space and water heaters from being sold statewide starting in 2030.
2. Require building electrical systems to be properly optimized or sized for the anticipated rapid increase in building electrical needs.
3. Avoid the costly oversizing of electric systems and panels, hence, prefer panel optimization and efficiency (i.e., work within the existing electrical capacity) over panel upsizing.
4. Ensure the use of low (e.g., CO2 and nature based) in place of high global warming potential (GWP) refrigerants in equipment such as heat pumps.
5. Work with Zero Waste Marin (ZWM) to develop and implement disposal protocols for gas and heat pump appliances at end-of-life.
6. Ensure the proper handling of refrigerants at end-of-life such as through EPA 608 certified technicians.
This and subsequent tasks C3, C4, and C5 illustrate the commitment Marin communities make to exceed green building standards.
□ Task C3 + C4. During 2028, develop an update to model green building reach codes that all twelve Marin Jurisdictions can adopt and enforce between 2029 to 2031.
□ Task C5. During 2031, develop an update to model green building reach codes that all twelve Marin Jurisdictions can adopt then enforce between 2031 to 2033.
40 Action D. Access to low-cost energy, electrification, and green financing loan programs.
Potential Implementers LG
CBO
PG&E MCE BAY
MCEP
LEND REAL
CPUC
Objective(s)
• Increase access to existing loan programs for single-family and multi-unit residences as well as commercial properties.
• Consider the creation of new loan programs as needed. • Expand existing real estate industry training and education to banks/lenders and Marin REALTORS.
Equity Considerations
• Green financing programs can benefit LMI and credit-constrained customers who otherwise may not qualify for traditional home equity loans for upgrades. However, care must be taken to ensure promoted programs are not predatory and do not put LMI households under additional financial pressure.
• Target promotions and campaigns that benefit LMI households and landlords that serve lowincome tenants. • Ensure financing is available to households who have poor credit. • Increase access to zero-interest financing for those who can’t afford to take on loan debt.
Measure(s) of Success
• Increased use of green financing loan programs for building renovation projects. • Socialized energy efficiency and electrification as valuable offerings by local realtors and banks/lenders.
Proposed Timeframe
Immediate near-term long-term
Q3 Q4
CY2024 CY2027
Implementation Tasks
□ Task D1. Evaluate existing low-cost inancing programs and increase access to residents and businesses through the central hub and promotional campaigns.
Information and resources on financing programs accessible to Marin residents and businesses will be made available through the central hub. (See Action A.) Continue to expand training and education of banks, lenders and Marin Realtors through BayREN’s Green Labeling Program so they may be informed and promote green financing options to clients. A variety of financing products exist today for different types of residence projects, including:
• The State’s Go Green Financing program.
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' I
41 • Energy Efficient Mortgages/Green Mortgages such as Fannie Mae Green Financing Loans for single- and multi-unit residences.
• PG&Es zero percent energy efficiency financing program for commercial customers. □ Task D2. Evaluate then consider providing complementary financing options such as a regional tariff on-bill financing program that serves single-family and multi-unit residences. Determine the feasibility with MCE, PG&E and/or CPUC to launch a tariff on-bill financing program (upgrades repaid through a tariff added to the utility bill over time) that is accessible to the regional customer base. While monitoring the potential of an onbill financing project, also advocate for increasing access to other financing options as needed.
For example, in 2021, MCE financed 0% interest home battery loans for residents. Currently, MCE and PG&Es Agricultural and Industrial (AIR) program provides rebates and financing for agricultural and industrial customers upgrading equipment. 42 Action E. PG&E to improve infrastructure planning and speed up interconnection timelines.
Potential Implementers
Objective(s)
• Reduce electric service, interconnection, and energization timelines for buildings.
Equity Considerations
• Work with PG&E to identify areas where interconnection upgrades could be costly to residents and target infrastructure accordingly especially in underserved areas including rural West Marin, North Marin, Downtown San Rafael and the Canal, Strawberry, and Marin City.
Measure(s) of Success
• Reduced service, distribution, and energization timelines for housing developments.
Proposed Timeframe
PG&E LG DEV-H DEV-C MCEP CPUC
Immediate near-term long-term
Q3 Q4
CY2024 CY2031
Implementation Tasks
□ Task E1. Encourage PG&E to meet SB 410 (Becker), “Powering Up Californians Act.” This legislation was adopted October 2023 holding utilities accountable to meeting prompt grid interconnection and energization timelines. Communities can coordinate an ongoing effort to communicate with PG&E any delayed projects. □ Task E2. Proactively coordinate with PG&E and owners/developers of projects that help with service and distribution planning. Collaboration and communication with PG&E will increase reliability and reduce interconnection and energization timelines for new housing. Building owners and local governments, especially when developing multi-unit housing, should communicate electrical capacity and service needs to PG&E as early as possible in the planning and design phase. Local governments should work with PG&E to develop standardized communication systems for collecting this information. □ Task E3+E4. Explore funding to collect and analyze PG&E energy data, then, use the data to report countywide electrical capacity needs at the neighborhood scale. The report can assess existing capacity and project future needs. The report can also map out existing natural gas infrastructure which can help identify ideal locations for neighborhood-scale electrification and gas infrastructure decommissioning. ------
I I
43 Action F. Grow and improve the quality of a diverse and skilled building energy and electrification workforce.
Potential Implementers BAY LG
MCEP
CBO AIR MCE CON
MBA TRA EDU REAL LEND TECH
BIZ 3rd
Immediate near-term long-term
Q3 Q4
CY2024 CY2031
Objective(s)
• Prepare and develop the existing trades workforce to meet the increased demand for energy and electrification upgrade services.
• Grow and expand the pipeline of new workers to enter the energy and electrification trades workforce.
Equity Considerations
• Support and expand regional workforce development training programs for a more diverse (women-owned, minority-owned, and non-English speaking) and inclusive trades and contractor workforce.
• Increase training access to a diverse contractor base by bringing programs closer to or at places of work.
• Adopt regional workforce development initiatives and implement training programs that increase job quality, labor standards, and equitable access for all workers in the residential decarbonization market.
Measure(s) of Success
• Launched new or expanded upon existing workforce development programs that brought trainings to a diverse contractor base.
• Increased number of contractors engaged through outreach. • Increased number of contractors that attended trainings and networking events.
Proposed Timeframe
Implementation Tasks
□ Task F1. Continue to fund and expand regional workforce development training programs that benefit a more diverse trades and contractor workforce.
Marin lacks a diverse and qualified contractor base to install energy and electrification projects.
Job market development initiatives such as Rising Sun’s Bay Area Residential Decarbonization High Road Training Partnership are important to setting high labor standards for the regional trades and contractor community. Programs such as the LIME Foundation’s NextGEN Trades Academy is an example of existing training programs that focus on skills and professional ------
------
---
' '
44 development as well as provide wrap-around services (e.g., transportation subsidies) for a new and more diverse contractor workforce. These programs should be expanded because they can result in growing the pipeline of new workers in the building electrification workforce. □ Task F2. Continue growing the pipeline and visibility of regional qualified contractors. The Switch Is On by Building Decarbonization Coalition has direct install programs (i.e., installations subsidized and performed by pre-qualified and approved contractors) where contractors may apply to and be placed on a qualified contractors list. Third party service providers providing concierge services such as QuitCarbon or ReadySet Replace also have a preferred contractors list. All new and existing contractors should be encouraged to apply and connect with program administrators to become qualified and listed. □ Task F3. Continue to provide free or subsidized access to training programs for builders, realtors, lenders, and local building staff. Programs such as BayREN’s Green Labeling and ongoing training and networking events and PG&E’s Energy Center should continue to be promoted, encouraged, and made available in-person and online. Free access, continuing education credit, business development opportunities, and on-the-job worksite trainings should be offered to incent attendance of contractor and trades professionals, realtors, lenders, and local building and safety government staff. □ Task F4. Continue to explore and support new partnerships with public agencies, local governments, businesses, and/or appliance manufacturers that focus on expanding technology trainings to small, minority-owned businesses.
Local government, BayREN, BAAQMD, TAM, MCE, Marin Builders Association, trade unions, community colleges, community-based organizations, and/or manufacturers can come together and fund the growth of and increase access of energy and electrification trainings for Marin’s broader workforce and contractor base.
Bigger, more well-known contractor businesses may have the staff capacity to attend training, but individual, small-minority owned businesses and contractors typically do not have the same luxury to attend in-person or virtual trainings. Hence, it will be important to bring trainings to those that have little time or limited access to attend. For example, manufacturers can lead heat pump water heater installation trainings at locations including community colleges, showrooms, and big box stores such as Home Depot.
45 COMMUNITY HIGHLIGHT: NextGen Trades Academy
A community partnership that develops a new workforce
In 2023, spearheaded by the
LIME Foundation, a partnership
consisting of MarinCAN, County
of Marin, BayREN, MCE, and the
Transportation Authority of Marin
co-funded the NextGen Trades
Academy. The academy prepares
young adults (ages 18-24) who
may not have the opportunity
to go to college for well-paying
working the construction trades.
The 2023 program provided 16
Marin students with soft job skills
and general construction, green building, green engineering, and electrification trainings. Each graduate also receives 18-months of follow-up support in their job search.
For more information, see the LIME Foundation’s NextGen Trades Academy webpage. 46 Action G. Frequent engagement, promotion, and outreach to underserved Marin residences.
Potential Implementers
Objective(s)
• Expand engagement with underserved communities well after the roadmap is published. • Expand upon opportunities to increase awareness of policies and programs to community members using the electrification roadmap as a touchpoint. • Work with community-based organizations, local government, and public agencies to increase communication channels with “hard-to-reach” community members.
Equity Considerations
• Support community-led planning such as the Marin Climate Justice Collaborative, which includes the Canal Alliance and Marin City Climate and Resilience and Health Justice, among other community-based organizations, public agencies, and local governments. • Target and increase promotional activities in communities with high concentrations of LMI, renting, and energy burdened households such as in rural West Marin, North Marin, Canal, and Marin City, among others.
• Partner with the County of Marin’s Health and Human Services to engage and promote access to hard-to-reach communities through their Community Response Teams that was effective in disseminating critical information during the COVID-19 pandemic.
Measure(s) of Success
• Increased reach to underserved households and/or businesses according to three measures:
• Number engaged,
• Number applied to programs, and
• Number of energy and electrification projects installed. • Coordinated a public communications campaign across a variety of Marin community-based organizations, local governments, public agencies, and businesses, among others.
Proposed Timeframe
LG BAY MCEP CBO MCE TAM
Immediate near-term long-term
Q3 Q4
CY2024 CY2031
Implementation Tasks
□ Task G1. Build stronger partnerships with Marin community-based organizations that increase rebate, incentive, and financing program access to underserved Marin communities. Underserved households in Marin are the last to take advantage of subsidies including rebates, incentives, or financing dollars. In addition ------
' '
47 to structuring programs that increase benefit to those underserved such as measures like area median income (AMI), it will be important to increase access through focusing outreach activities. Community-based organization participation and involvement will be critical to expand communication to “hard-to-reach” communities.
□ Task G2. Partner with and consider funding local community-based organizations to communicate energy and electrification programs and campaigns. Community-based organizations serving Marin City, San Rafael, North Marin and West Marin, among others, have already built capacity, trust and strong community networks.
Partnering with and compensating such organizations to perform outreach and promotional activities can speed up and increase access to energy and electrification rebate and incentive programs.
□ Task G3. In partnership with community-based organizations, perform an annual evaluation, or as needed, of all roadmap actions to ensure equitable outcomes. Planned ongoing engagement with community-based organizations should be a part of the electrification roadmap workplan. Furthermore, review of roadmap actions by community-based organizations that serve underserved residents can help ensure equitable engagement and access to benefits.
COMMUNITY HIGHLIGHT: Marin Climate Justice
Collaborative
Inverting the pyramid of power
In May 2023, Canal
Alliance and Marin City
Climate Resilience and
Health Justice launched
the Marin Climate Justice
Collaborative (MCJC), a
3 to 5 year communityled process co-funded by
Strategic Growth Council
(SGC) and Partners for
Places. In contrast to
traditional government
led planning, MCJC
is a resident-driven,
community-informed
effort where the vision,
priorities, vulnerabilities, and stakeholders are defined by and local decisions about climate health and resilience are made with leaders from Canal and Marin City communities. MCJC will then develop healthy community plans that should result in built capacity (i.e., funding, staffing, support services) for residences, community-based organizations (CBOs), and government. The collaboration is currently under way. Leadership from residents and CBO’s and partnerships with local government such as City of San Rafael and the County of Marin will be needed to expand climate program and policy benefits to underserved communities across Marin.
For more information, visit Marin Climate Justice Collaborative’s formation announcement and SGC Grantee Profile.
L @ Build capacity in :.ii """"" . CBOs Ht4trl'I.C...-. "•r'1-!Mld0MniS..C• RESIDENT- ... DRIVEN ...... ~ ....., V~on Naltl:ltlll'IQIGrui Prionlies
Build capadty In Vul~rabl~•
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residents
48 Action H. Adopt and implement the Marin Countywide EV Acceleration Strategy.
Potential Implementers
Objective(s)
• Local governments adopt and implement, whole or in-part, strategies of the 2023 Marin Countywide EV Acceleration Strategy.
Equity Considerations
• Partner with community-based organizations to increase access and identify quantity and type of charging infrastructure needs in underserved communities, if any. Work with partner CBOs and EV charging installers to minimize potential negative impacts of projects including loss of needed parking and gentrification of communities.
• Use building codes to require charging capability for all residents with parking spaces in multiunit buildings that are affordable and have cost parity with those charging in single-family homes.
• Increase access to voluntary rebate and incentive programs that subsidize property owners who upgrade EV infrastructure for LMI households and seniors aging-in-place. In return for receiving subsidies, landlords must agree to provide tenant protections as part of the terms and conditions of accepting financial assistance.
Measure(s) of Success
• Adopted all, or in-part, the strategies outlined in the 2023 EV acceleration strategy across all jurisdictions.
Proposed Timeframe
MCEP TAM LG
Immediate near-term long-term
Q3 Q4
CY2024 CY2031
Implementation Tasks
□ Task H1. Each jurisdiction should adopt and determine which strategies to implement as per the 2023 Marin Countywide EV Acceleration Strategy. ---
' '
49 Action I. A time of listing energy assessment (TLEA) policy.
Potential Implementers
Objective(s)
• A residential and/or commercial real estate transaction will trigger an energy assessment (aka energy audit) and disclosure at the time the property is listed. • Incentivize and/or require energy assessments to baseline and increase the energy efficiency of aging building stock.
• Design a policy where the seller and buyer find value in performing an energy assessment.
Equity Considerations
• Support and encourage the use of local, legacy, minority, woman-owned and/or BIPOC businesses to conduct energy assessments for homeowners. • Minimize impact to LMI and energy burdened houses such as in rural West Marin, North Marin, Downtown San Rafael and Canal, Strawberry, and Marin City.
Measure(s) of Success
• Standardized energy assessments as a part of inspection reports and disclosures. • Increased the number of buildings receiving energy assessments. • Held community stakeholder meetings between local government, realtors, and community-based organizations to help shape and phase-in a right-sized policy.
Proposed Timeframe
REAL LG CBO BAY MCEP
Immediate near-term long-term
Q1 Q4
CY2026 CY2031
Implementation Tasks
□ Task I1. Conduct a feasibility study to implement an energy assessment and code compliance check at the time a real estate transaction. A feasibility study should first be conducted. First, the study should start with a survey to understand a right-sized policy for the community. Engagement with Marin REALTORS and other individual realtors should be conducted with the objective of listening and learning. In the meanwhile, a policy review of model jurisdictions such as City of Berkeley (Time of Listing Ordinance) and City of Davis (Time of Compliance Check Ordinance) and an estimation of communitywide energy saving and GHG reduction potential should be conducted.
Second, the study should then assess how to best integrate BayREN’s Home Energy Score (HES) program as the approved scoring system15. Subsidies to perform the work are currently available and qualified contractors are listed on the Switch Is On incentives webpage. 15 BayREN’s HES is based on an energy scoring system developed U.S. Department of Energy. BayREN HES program is currently the most widely used to perform energy assessments in the SF-Bay Area. It has recently been approved by the California Public Utilities Commission to launch statewide beginning in 2026. -----
' '
50 Third, consider the following mechanisms to ensure effective implementation:
1. Type of data acquired (i.e., from Assessor’s, Zillow, and/or Redfin) to track when a property is listed,
2. In addition to an energy score, also assess other types of code compliance checks to conduct as determined by the building official,
3. A refundable transfer tax to ensure compliance,
4. Reduce lead times to perform assessments, and
5. Minimize excess costs and timelines disproportionate to the overall cost and closing of a real estate transaction.
Lastly, local or regional government should determine which department(s) should implement, then, evaluate the staff capacity and funding available to enforce such a policy. □ Task I2. If feasible and staff capacity is in place to enforce, identify a Marin jurisdiction(s) to pilot the implementation of a TLEA policy. It is difficult to get a consistent policy countywide because each of Marin’s local jurisdictions (12) would need to separately adopt a policy. Instead consider a pilot of one or two jurisdictions. In addition, consider starting with a voluntary TLEA policy. That is, incentivize by subsidizing and not requiring an assessment as part of the initial launch. This should allow time to assess how the market will react, iron out any implementation wrinkles, quantify potential savings, and whether requiring an energy assessment will be necessary and impactful. □ Task I3. If feasible and staff capacity remains in place to enforce, continue implementing a TLEA policy and expand to other Marin jurisdictions as needed.
Marin local governments have a long history of modeling and sharing policy and program learned lessons with each other. If a pilot proves successful in one or two jurisdictions, then, other jurisdictions should consider adopting a similar policy. Scaling countywide will create more policy and market consistency.
51 Action J. A neighborhood scale electrification and gas infrastructure decommissioning project.
Potential Implementers
Objective(s)
• In contrast to the typical “appliance-by-appliance” or “house-by-house approach,” neighborhood scale electrification can demonstrate the feasibility of pooling a community’s resources by decarbonizing entire neighborhoods, street segments, or developments. • Reduce a neighborhoods total cost of installation, increase ratepayer savings, and ensure reliability and safety by decarbonizing at scale.
• Decommission gas piping infrastructure so that it does not become a stranded and expensive asset for communities to maintain and subsidize.
Equity Considerations
• Evaluate prioritizing a pilot in underserved neighborhoods, a demographic typically left out from realizing the benefits of decarbonization. This includes communities such as LMI, hard-to-reach households, renters and energy burdened communities or developments such as in rural West Marin, North Marin, Downtown San Rafael and Canal, Strawberry, and Marin City. • Ensure funding is available for deferred maintenance in addition to energy and electrification upgrades.
Measure(s) of Success
• Procured funding to evaluate and engage a community to consider a project. • Procured funding and launched a pilot within one of 12 Marin Jurisdictions.
Proposed Timeframe
PG&E RES LG MCEP CBO DEV-H
Immediate near-term long-term
Q3 Q4
CY2024 CY2031
Implementation Tasks
□ Task J1. Support, as needed, Building Decarbonization Coalition’s (BDC) effort to expand neighborhood scale electrification projects statewide. Building Decarbonization Coalition is a member-driven, non-profit organization that brings together industry and government looking to eliminate fossil fuels in buildings. BDC has released a neighborhood scale decarbonization brief and is working to align existing State policy and prioritize funding to support statewide neighborhood scale electrification projects. Local and regional government as well as community-based organizations can, for example, write letters of support as need arises.
□ Task J2. Evaluate feasibility and funding resources, then identify a location to pilot a neighborhood-scale electrification demonstration project anywhere within the 12 jurisdictions across Marin. Neighborhood scale electrification will require all property owners within a neighborhood or development to agree to participate in a project.
A project will require a community’s willingness and time. Funding from a variety of community ------
I I
52 stakeholders and resources will also be required. Funding must first be procured to assess the feasibility of launching a pilot and to carefully choose a location based on criteria that is fair and equitable.
□ Task J3. If appropriately funded and staff capacity is in place, develop and implement a pilot neighborhood-scale electrification demonstration project. The pilot project will require funding, separate from the feasibility study, likely in the form of grants from the State level – pending BDC and other entities’ success in lobbying the State to support.
Still, at this point, even if one property owner backs out of the pilot, the project will be at risk of not moving forward16.
□ Task J4. If successful and more funding is procured, continue implementing neighborhood-scale electrification pilots in other locations across Marin. 16 In California, regulated utilities, such as PG&E, have an “obligation to serve” which ensures that the utilities offer service to anyone who requests it in their service territory. This can result in one hold-out gas user preventing the whole neighborhood scale project from moving forward. More information is available in the Building Decarbonization Coalition report “Decarbonizing the Obligation to Serve.”
Marin County’s Building Electrification Roadmap
4.0 Appendices
Marin County’s Building Electrification Roadmap
4.1 Appendix A
Building Stock and Equity Analysis
-~------------ft----- - - - - - - - - - -
Residential Building Inventory and Equity Analysis Highlights GHG Emissions
26% of GHG emissions
come from the consumption of
gas in buildings.
Housing Stock
Nearly 75% of gas emissions
in buildings come from gas
consumption in residential buildings.
Over 1/2 million
“machines” including vehicles,
appliances, and heating systems
will need to be electrified to meet
our climate reduction targets.
71% of the residential building
stock is comprised of single-family
homes, and 82% of these homes
are owner-occupied making them
easier to electrify because owners
can directly benefit from the
change.
Approximately 75% of homes
were built before 1980 meaning
they are more likely to need
electrical panel upgrades and may
be prime candidates for income
qualified incentive and rebate
programs.
Approximately 6% of homes
were built after 2000 and may
already have air conditioning which
eliminates one of the benefits of
switching to a heat pump system.
17,000+ homes built
between 1980 and 2000 are in
the “sweet spot” for electrification
opportunities because they likely
have 200-amp service and aging
appliances, and systems in need of
replacement.
Equity
1 in 3 households across
Marin are below the statewide
median income of $78,672 of
which the majority are renters.
6% of low-income
residences across West Marin
experience energy burden
compared to Marin’s overall
average of 1%. Due to a lack
of gas infrastructure piped
in via PG&E, West Marin
residences rely mainly on the
purchase of more expensive
bottled gas and fuel oil as
the primary source to heat
their homes making them
more vulnerable to supply
chain disruptions during
emergencies.
57% of all renters in Marin
County are in the extremely
low, very low, and low-income
categories.
10% of Marin’s populations
are considered disabled with
high concentrations in San
Margarita Valley, Novato,
East to Downtown San Rafael,
Marin City, Greenbrae, and
Tiburon. When overlaid with
Social Vulnerability data, San
Margarita Valley, Novato, East
to Downtown San Rafael,
and Marin City are most
likely sensitive to utility
price changes
and building
upgrade costs.
56 Building Stock Analysis
A building inventory report was completed November 2023. The report summarizes findings from performing a residential and commercial building stock analysis across all twelve of Marin’s City, Town, and County jurisdictions. Analyses performed separately for each jurisdiction is available upon request by contacting [email protected] or [email protected].
Building Analysis Summary
I. Building Stock Analysis
MCEP has prepared a study of all residential and commercial buildings countywide and for all twelve Marin jurisdictions.
The study shows the following:
1. GHG emissions from natural gas (referred to herein as “gas”) consumed
2. Housing tenure
3. Age of building (year built)
4. Type of residential building (single-family, multifamily, etc.)
5. Type of commercial building (retail, restaurant, lodging, industrial, etc.)
6. Gas consumption by end use (space heating, water heating, cooking, etc.)
7. Type of electrification needs (water heating, space heating, cooking, etc.)
8. Number of homes that need to be electrified
II.Countywide Summary of Facts and Observations
• 26% of GHG emissions come from the consumption of gas in buildings. It is essential to reduce these emissions if we are to meet our 2030 emission reduction targets.
• Over ½ million appliances, equipment and vehicles will need to be electrified to meet our climate reduction targets.
Residential Building Analysis
• Nearly three-quarters of gas emissions come from residential buildings.
Focusing efforts on this sector is critical to meeting reduction targets. • 71% of the residential building stock is comprised of single-family homes, and 82% of these homes are owner-occupied. These 60,000 homes might be easier to electrify because the people who own them can make the decision to do so and they will benefit from the change.
• Approximately three-quarters of homes were built before 1980. Unless subsequently remodeled, these homes are more likely to have a 100-amp electrical panel that needs to be upgraded to accommodate a heat pump heating system or heat pump hot water heater. This adds to the cost of the project. • Approximately 6% of homes were built after 2000 and may already have air conditioning (which eliminates one of the benefits of switching to a heat pump heating system) and/or an instantaneous hot water system (which may be installed in a smaller space that does not accommodate a larger heat pump hot water heater).
• The “sweet spot” for electrification opportunities may be the 17,000+ homes built between 1980 and 2000 because these homes are more likely to have 200- amp service and aging appliances and systems in need of replacement. Of these, approximately two-thirds are single family homes and/or are owner-occupied. • The study suggests countywide efforts should be focused on retrofitting water heaters first.
1. Consider the following percent of countywide homes that need to electrify their appliances:
81% water heating
80% space heating
73% ranges/ovens
42% clothes dryers
4% pool heating equipment
3% spa heating equipment
2. Consider how gas is used in countywide homes:
58% water heating
32% space heating
5% cooking
2% clothes dryers
2% pool and spa heating equipment
1% other uses
Commercial Building Analysis
• 26% of gas emissions come from consumption in commercial buildings. • Nearly half of commercial gas is used for space heating and one-third is used for water heating. Consider how gas is used in commercial buildings:
47% space heating
32% water heating
10% cooking
9% processing
1% cooling
1% other uses
• Approximately 60% of commercial buildings were built between 1941 and 1980. These buildings are most likely at or near the end of their useful life and are prime candidates for electrification when redeveloped. (Note that 15% of the buildings in the dataset did not indicate the year built). Consider the year commercial buildings were built:
Before 1901 – 3%
1901-1920 – 9%
1921-1940 – 10%
1941-1960 – 24%
1961-1980 – 35%
1981-2000 – 15%
2001-2020 – 3%
After 2020 – 1%
III. Data Sources and Methodology
• The residential building analysis utilizes the best available data from:
1. US Census Bureau’s American Community Survey (2021 5-year estimates),
2. Department of Finance’s E-5 Housing Estimates (2022), and
3. California Residential Appliance Saturation Survey (2019). • The commercial building analysis utilizes the best available data from:
1. California Commercial End Use Survey (2006)
2. CoStar (2023), a private, subscription-based company that provides commercial real estate data. Note that CoStar reports ‘Rentable Building Area”; buildings and spaces that are not rented, such as most schools and public facilities, are underrepresented in the dataset.
3. 15% of the buildings from the CoStar dataset did not indicate the year built, and thus was excluded from the Year Built analysis. • The numbers provided in the analysis are estimates only.
Marin Countywide
Building Inventory Analysis
MARIN
CLIMATE;:
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PARTNERSHIP
Disclaimer
Many of the tables in this report are sourced from data from the Census Bureau’s American Community Survey (ACS), the California Residential Appliance Saturation Survey, and the California Commercial End-Use Survey, all of which are surveys and as such, are subject to sampling variability. This means that data is an estimate, and that other estimates could be possible if another set of respondents had been reached. We use the five-year release of the ACS to get a larger data pool to minimize this “margin of error” but particularly for the smaller cities, the data will be based on fewer responses, and the information should be interpreted accordingly.
We also use data from the California Department of Finance (DOF). Data used in these estimation models come from administrative records of several state and federal government departments and agencies, and from the local jurisdictions for which the DOF produces population estimates.
We also use data from CoStar, a subscription-based private company that provides commercial real estate data and analytics. CoStar reports data on building use, building age, and rentable building area, which is compiled from sales, lease, and loan information and well as public records like assessor data. Data is incomplete for some properties and may contain errors. Public facilities are not represented unless they are rented or contain space that is rented.
MARIN
CLIMATE
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~N~RGY
P A R T NER S HIP
Marin Countywide GHG Emissions 2020
Built Enviroment - Electricity
5%
Passenger Vehicles
43%
Medium and Heavy Duty
Vehicles
10%
Public Transportation
1%
Waste
4%
Water & Wastewater
<1%
Off-Road
2%
Residential Natural Gas
19%
Non-residential Natural Gas
7%
Propane
<1%
Agriculture
9%
Total Emissions
1,400,209 MTCO2e
Source: Marin Climate & Energy Partnership
MARIN
CLIMATE
-&-
~N~RGY
P A R T NER S HIP
Natural Gas Share of GHG Emissions 2020
44%
14%
30%
19%
27%
19%
52%
27%
16% 18%
31%
18% 19%
4%
5%
4%
8%
6%
7%
4%
5%
8%
10%
4%
6% 7%
0%
10%
20%
30%
40%
50%
60%
Natural Gas Emissions as Percent of Communitywide Emissions Residential Nonresidential
Source: Marin Climate & Energy Partnership
e, ~ or§- K~+ ~ ':::,..e,4- ~o be, 0 ~ .~o o<::- ~..'\ ~,?:f orb ·~ N?~ ~:§. s~ <J;;-0 V'~ ~~e ~ ~ ~.::;,e- ~1> «.~ ~o ~" <J:.~ v' ,(~ o"' ,§- ~~ $ 0(.) q;,e x.,e- 'v ~~ ">~<::- <-:,'l> ~e; o"'
~o' <-:,'l> ~~ (.)
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o<-~ ~'l> v ~~ ~
■ ■
Gas (Natural) Consumption by End Use
Space Heating
32%
Water Heating
58%
Dryer
2%
Range/Oven
5%
Pool & Spa Heating
2%
Misc
1%
Heating
47%
Water Heating
32%
Cooking
10%
Processing
9%
Cooling
1%
Misc.
1%
Residential Commercial
74% / 26% of Countywide Gas Consumed
Sources: California Department of Finance , E-5 (2022); California Residential Appliance Saturation Survey (2019); CoStar (2023); California Commercial End-Use Survey (2006). 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
9 Over ½ Million
Appliances,
Equipment and
Vehicles to
Replace
89k space heaters
91k water heaters
82k stoves/ovens
47k dryers
9k spa/pool pumps
Commercial water heaters, furnaces,
boilers and other equipment (cooking,
pool, dryers, etc.)
176,000 light-duty vehicles
19%
7%
43%
11% Medium and heavy
-duty vehicles
How many need to
be electrified?
% Total
Emissions
2% Construction, landscaping and agricultural = off-road vehicles and equipment
1. Residential Building Inventory Analysis
Residential
Natural Gas
Emissions
74%
Nonresidential
Natural Gas
Emissions
26%
Housing Counts by Type
Marin County has
~112,000 housing units
71% are single family
82% of single-family
homes are owned
84% of multifamily
homes are rented
Source: American Community Survey (2021)
60,473
4,488
12,892
24,272
0 10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
Single Family Multifamily
Tenure by Housing Type
Owned Rented
MARIN
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PARTNERSHIP
■ ■
Housing Counts by Vintage and Type
Marin County has
~112,000 housing units
71% are single family
82% of single-family
homes are owned
84% of multifamily
homes are rented
More likely to need
panel replacement 200A Service
Instantaneous Gas Water Heaters
Has AC
Source: American Community Survey (2021)
-
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
1939 or earlier 1940 to 1959 1960 to 1979 1980 to 1999 2000 to 2019 2020 or later Vintage by Housing Type and Tenure
Mobile Home
Multifamily Rented
Condo Owned
Single Family Rented
Single Family Owned
MARIN
CLIMATE
--&--
ENERGY
P A RT N~RS H I P
■
■
■
■
■
How many homes will need electrification measures?
Sources: California Department of Finance , E-5 (2022); California Residential Appliance Saturation Survey (2019) Water Heating
91k water heaters
need replacement
81% of homes
Space Heating
80% of homes
89k heaters need
replacement
Cooking
73% of homes
82k cooktops/ovens
need replacement
Dryers
42% of homes
47k dryers need
replacement
Pool Heating
4% of homes
4.4k pool heaters
need replacement
Spa Heating
4% of homes
4.9k spa heaters
need replacement
Residential Gas Consumption by End Use
Sources: California Department of Finance , E-5 (2022); California Residential Appliance Saturation Survey (2019) Space Heating
32%
Water Heating
58%
Dryer
2%
Range/Oven
5%
Pool & Spa Heating
2% Misc
1%
51,680
59,900
32,990
49,43049,434
3,370 4,020
11,020
12,770
7,030
10,540
3,910
2,570
900
3,160
21,130
13,890
4,840
17,080
0 10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
Space Heating Water Heating Dryer Range/oven Pool Heating Spa Heating Gas Equipment by Housing Type
Mobile Homes
Multfamily Rented
Multifamily Condo
Single Family Rented
Single Family Owned
Scale of Electrification by Housing Type
89,110 90,800
46,650
81,920
4,410 4,900
Sources: California Department of Finance , E-5 (2022); California Residential Appliance Saturation Survey (2019) Numbers may not add due to rounding
MARIN
CLIMATE
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ENERGY
P A RT N~RS H I P
-
-
■
■
■
■
■
Electrification Needs by Housing Type
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Single Family Town Homes Two to Four Five Plus Mobile Homes Percent of Homes with Electrification Needs by Housing and Equipment Type
Space Heating
Water Heating
Dryer
Range/oven
Pool Heating
Spa Heating
Sources: California Department of Finance , E-5 (2022); California Residential Appliance Saturation Survey (2019) MARIN
CLIMATE
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ENERGY
P A RT N~RS H I P
I I
■
■
■
■
■
■
2. Commercial Building Inventory Analysis
Residential
Natural Gas
Emissions
74%
Nonresidential
Natural Gas
Emissions
26%
Gas Consumption By End Use in Commercial Buildings
Sources: CoStar (2023); California Commercial End-Use Survey (2006). CoStar data reports Rentable Building Area and underrepresents public facilities and schools Heating
47%
Water Heating
32%
Cooking
10%
Processing
9%
Cooling
1%
Misc.
1%
MARIN
CLIMATE
--&--
ENERGY
P A RT N~RS H I P
Gas Use By End Use and Commercial Building Type
0 1,000,000
2,000,000
3,000,000
4,000,000
5,000,000
6,000,000
7,000,000
Heating Water Heating Cooking Processing Cooling Misc.
Small Office (<30k ft2)
Large Office (>=30k ft2)
Retail
Restaurant
Health
Lodging
Industrial/Warehouse
Miscellaneous
Sources: CoStar (2023); California Commercial End-Use Survey (2006). CoStar data reports Rentable Building Area and underrepresents public facilities and schools MARIN
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P A RT N~RS H I P
■
■
■
■
■
■
■
■
Commercial Buildings Year Built
Sources: CoStar (2023); approximately 15% of buildings do not have Year Built data 3%
9%
10%
24%
35%
15%
3%
1%
0 100
200
300
400
500
600
700
800
900
1000
Before 1901 1901-1920 1921-1940 1941-1960 1961-1980 1981-2000 2001-2020 After 2020 MARIN
CLIMATE
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ENERGY
P A RT N~RS H I P
-
77 Building Equity Analysis
A Building Equity Report was completed June 2024. The report analyzes demographic data across all twelve of Marin’s City, Town, and County jurisdictions.
Building Electrification Equity Analysis
Introduction 78
Race and Social Equity 78
Purpose 79
Background 80
Key Indicators 81
Social Vulnerability 82
Income 86
Rent Burden (Multi-unit Properties) 87
Energy Burden 90
Age and Disability 91
Equity Challenges and Solutions 94
Case Studies 97
City of Santa Monica: Community Engagement and Equity Principles 97 City of Berkeley: Centering Equity and Guardrails 98
Conclusion 98
78 Introduction
Building electrification is a key policy across California to reduce greenhouse gas (GHG) emissions and save energy for the consumer. Developing an electrification plan, or roadmap is prudent because it will prepare the community for this rapid and inevitable transition.
This study examines the impacts of building electrification through an equity lens, aiming to ensure an inclusive transition away from natural gas (also referred to as “gas” herein) to all-electric buildings. Within the context of this report, the term “electrification” and “all-electric" also includes energy efficiency (e.g. insulation) upgrades.
Race and Social Equity
This report uses the term “equity” or “equitable” often. Equity can be defined as “the just and fair inclusion into a society in which all can participate, prosper, and reach their full potential” (Marin County Office of Equity, 2022). However, society has been systemically unfair and not inclusive to all, especially the disparate treatment to people of color. Disparities are exacerbated especially with catastrophic events such as pandemics or climate change. Hence, it is best practice to lead with race (people of color) when assessing climate policies or programs through an equity lens.
This building electrification equity analysis is leading with an equity lens. It also considers intersectionality between race and other forms of marginalization. The interconnected nature of social categorizations (e.g., income, age, disabilities, housing burden, level of education, etc.) can create overlapping and interdependent systems of discrimination and disadvantage. When race is intersected with any other disadvantaged social categorization, the outcomes for that individual or group are worse. If not designed to advance racial and social equity, a building electrification strategy or action will be less likely to succeed in reducing disparate impacts to communities of color. 79 The use of census data is well established practice to best analyze race and social indicators across census tracts. An example of local governments accounting for race and social indicators is in the development of housing elements. California AB 686 (2017) requires housing elements to include an analysis of barriers that restrict access to opportunity and a commitment to specific meaningful actions to affirmatively further fair housing (AFFH)1. Housing elements are required to identify impacts of systemic issues such as residential segregation, housing cost burden, and unequal educational or employment opportunities to the extent these issues create and/or perpetuate discrimination against protected classes2. In alignment with the County of Marin’s 2023- 2031 Housing Element (County of Marin Community Development Agency Housing and Federal Grants Division, 2023) this study will analyze data characteristic of similar geographic populations such as race, low-moderate income (LMI) households especially those cost burdened3 and/or energy burdened4, and/or other vulnerable communities5 across Marin. For context, these populations will be referred to herein as “underserved.” Purpose
The purpose of this study is to analyze the impacts of building electrification on underserved populations across Marin, countywide. It will analyze 2020 census data, overlay geographic locations to identify key communities/areas to consider deployment 1 “Affirmatively furthering fair housing” is defined to mean taking meaningful actions that “overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for communities of color, persons with disabilities, and others protected by California law. 2 A protected class is a group of people sharing a common trait who are legally protected from being discriminated against on the basis of that trait.
3 According to HUD, affordable housing costs should equal 30% or less of a household’s Income. See https://www.huduser.gov/portal/pdredge/pdr_edge_featd_article_092214.html. 4 According to Dept. of Energy, the disproportionate percentage of income spent on energy costs. See https://www.energy.gov/scep/slsc/low-income-community-energy-solutions. 5 Vulnerable populations are best described as seniors aging-in-place, youth, unhoused or marginally housed residents, non-English speaking people, immigrants, people with disabilities, people who are socially isolated, and people with pre-existing health conditions. 80 of focused strategies. It will offer some policy and program approaches that target these communities but will stop short of recommending actual actions. Actions will be codeveloped with members of the community as part of the countywide building electrification roadmap. This study does not:
1. Imply one community should be preferred over another,
2. Assess the commercial building stock,
3. Include the building stock inventory and characterization study6, which was conducted separately from this report, and
4. Put forth solutions needed to overcome equity challenges when electrifying.
Rather, this study analyzes key equity indicators, then recommends best practices policymakers, public agencies, or community-based organizations may want to take so they may bolster services to and reduce any unintended consequences a policy or program may have on underserved communities.
Background
The objective of an electrification plan is to put forth actions that reduce carbon emissions in buildings by shifting from gas to all-electric energy sources. This includes changes like installing or decommissioning existing gas infrastructure and/or replacing gas appliances with high-efficiency all-electric appliances in buildings. In the process of creating new policies and implementing an electrification plan, it is important to recognize and address the needs of often overlooked underserved community members.
Alongside an electrification plan, an equity analysis can evaluate demographic data to 6 County of Marin Community Development Agency, Sustainability Division. 2023. Residential and commercial building stock inventory available at
https://www.marincounty.org/depts/cd/divisions/sustainability/electrify-marin/green-buildingdevelopment/electrification-roadmap/building-inventory-equity-analysis. 81 surface existing inequalities and enable equitable access for households to take steps toward home electrification.
Home electrification and energy efficiency building upgrades may be feasible for higher-income and property-owning residences but may not be feasible for lower income and underserved residences. Areas with a higher number of rentals, lower and fixed income, and/or populations with disabilities, health conditions, or impairments can be considered underserved. These communities tend to see lower rates of building upgrades and higher rates of deferred and necessary maintenance (i.e., dry rot, termite damage).
Data will be collected on these equity-priority communities countywide including, but not limited to, commonly known underserved communities such as Northern Novato, the Canal District, Marin City, and West Marin. Implementing an electrification plan would especially be challenging for these communities because of cost barriers and adequate access to resources.
Key Indicators
This study will analyze Marin’s community, geographic, and demographic data using six indicators across all census tracts:
1. Social Vulnerability (includes a variety of indicators)
2. Household Income (Median)
3. Rent Burden (Multi-Unit Households)
4. Energy Burden
5. Age
6. Disability (includes a variety of indicators)
These indicators will help identify areas across Marin County that may face barriers to electrifying and upgrading to more energy-efficient homes. Analyzing these areas can surface appropriate and equitable electrification and home upgrade strategies. 82 Social Vulnerability
Social vulnerability can be measured the Social Vulnerability Index (SVI). By identifying vulnerable areas in Marin using this measure, we can better understand a community’s sensitivity to potential utility rate changes.
Levels of social vulnerability across Marin are delineated by census tract. It is based on 2020 Center for Disease Control (CDC) and Agency for Toxic Substances and Disease Registry (ATSDR) data. On a scale of 0.1 to 1.0, the higher the social vulnerability, the greater the risk of that community being put at a disadvantage if electrification policies and programs are not designed and implemented effectively. The CDC and ASTDR use multiple variables to index or measure social vulnerability:
● Socioeconomic Status
○ Below 150% poverty
○ Unemployed
○ Housing cost burden
○ No high school diploma
○ No health insurance
● Household Characteristics
○ Aged 65 & older
○ Aged 17 and younger
○ Civilian (Person) with a disability
○ Single-parent households
○ English language proficiency
● Racial & Ethnic Minority Status
○ Hispanic or Latino (of any race); Black and African American, not Hispanic or Latino; American Indian and Alaska Native, not Hispanic or Latino; Asian, not Hispanic or Latino; Native Hawaiian and other Pacific Islander, 83 not Hispanic or Latino; two or more races, not Hispanic or Latino; other races, not Hispanic or Latino
● Housing Type & Transportation
○ Multi-unit structures
○ Mobile homes
○ Crowding
○ No vehicle
○ Group quarters
In contrast to census tracts with the lowest levels of social vulnerability (areas such as Mill Valley, Tiburon, and Belvedere), tracts with medium-high levels of social vulnerability are concentrated in the following (Figure 1):
1. Canal District in San Rafael (0.96),
2. St. Vincent’s in San Rafael (0.78),
3. Downtown Novato (0.75), and
4. Marin City (0.70)
84 Figure 1. Social vulnerability index by census tract in Marin County.
Social
Vulnerability
(0.21)
Social Vulnerability Index
~ . . .
Low Low-Medium Medium-High High
0.01 ------------. 0.96
--!l'!lf1.!IZ3
85 Comparing the SVI map with an income distribution map, we find that lowerincome areas and areas with higher social vulnerability overlap (Figure 1 and Figure 2).
These overlaps include Canal District in San Rafael, Marin City, Downtown Novato, and St. Vincent’s in San Rafael. The social vulnerability map and the low-income map together illustrate where the greatest need is for equity-based strategies.
Figure 2. 2020 median income by census tract in Marin County (Census Bureau, 2020).
OollarsS
Income
(Median)
( 2. ---~
Lowest Highest
Statewide • • • D D
78,672 62k-88.4k 88.4k-117k 117k-t45k 1451<-1721< 172k-250k n.i..-...,an-1, -"~o,,iyc 0.11.... °"""""" ~'-s.-."'p-t~ c Coo .....,.0.-1,., ;1,~,0-..s ......... .,s c-~11.2020~.-1,wffl 2021~(('r"I"'.,....~~~ r..r,1 .. ~2s,1• ~11"'~~·"-d-e-'-. t2Mofflk lt/1112CZ? 86 Income
Low to Moderate income households often have limited access to financial resources and lack qualifying credit to finance building envelope and appliance upgrades. By identifying income constrained communities using census data, we can better understand a community’s economic well-being.
According to the 2020 Census, the Statewide median household income was $78,672, which puts upwards of 33% of households across Marin County below this threshold (Figure 2):
1. West Marin ($62-117k),
2. Novato’s Downtown ($62-117k),
3. Marin City ($62-88.4k),
4. Strawberry ($62-117k),
5. Households around Marin General ($62-88.4k),
6. San Rafael’s Downtown ($62-117k), and
7. San Rafael’s Canal District ($62-88.4k)
Families with a lower median income tend to be clustered together. This is partly a result of historic redlining and restrictive deed covenants. It is also driven by the high cost of housing in many parts of Marin County. This makes the option of choosing to move out of these underserved communities difficult. For context, in California the 2020 median household property value was $538,500 compared to Marin County at $1,050,000.
Finding ways to increase access to incentives and affordable ways to finance building upgrades to these communities in Marin will be critical to accelerating electrification and energy efficiency projects. Policymakers and community-based organizations countywide can develop policies and programs that reduce barriers to accessing resources. Direct and tiered financial resources to reduce upfront costs to 87 electrification among low-income households are commonly used tactics. Non-financial resources such as wrap-around services should be used. This includes:
1. Technical support for installs,
2. Improving access to rebates and incentives so that LMI households can benefit,
3. Considering geographically targeted policies, and
4. Accelerating training programs for a more skilled and diverse contractor and workforce base.
Rent Burden (Multi-unit Properties)
Residents and individuals who live in multi-unit housing can face a variety of challenges in making changes to their buildings. By identifying concentrations of renters using census data, we can better understand a community’s housing security and potential need for housing assistance and subsidies.
In many cases, renters have limited control over building equipment, technology, and where their energy sources come from because of the nature of their lease agreements. Challenges can range from restricted decision-making to financial constraints that often lead to deferred maintenance and discourage appliance and mechanical system upgrades. Additionally, the lack of access to information about the benefits of building energy efficiency and electrification upgrades to both renters and their landlords further exacerbates the issue of deferring basic repairs. Therefore, it is important to reduce the barriers both renters and landlords face when upgrading their buildings.
Landlords can face challenges when upgrading their buildings. Financial concerns, including upfront costs and return on investment, can be deterrents to performing building upgrades. Additionally, landlords may be uncertain about the compatibility of existing infrastructure with electric systems and the potential disruption on operations upgrades 88 can cause during the conversion process. Because renters often pay the electric bill directly, electricity bill savings may not benefit the landlord.
For renters, a major issue to consider is that when landlords undertake improvements, it has the potential to contribute to displacement. This is because there is lack of stronger renter protection in Marin. This can enable landlords to justify raising the rent, temporarily moving tenants out of the property, and/or using substantial remodel loopholes to evict tenants.
The 2020 United States Census Bureau data shows a contrast between owner and renter income levels by census tract in Marin County (Figure 3 and Figure 4).
Approximately one-third of Marin residents are renters. In 2022, nearly 44% of renters have spent over 35% of their income on rent alone rising 3% since 2020 – the early days of the pandemic7. This leaves very little for discretionary expenses, let alone expenses for building upgrades. Furthermore, nearly three of every five renters (57%) in Marin are considered to be extremely low, very low, and low income (15% - 80% AMI). These renters stretch across the following geographic areas:
1. Northern to Central Coastal Marin,
2. Northern Novato,
3. San Rafael-Canal,
4. Strawberry,
5. Marin General, and
7 County of Marin Community Development Agency, Marin Compass. Housing affordability for homeowners and renters. Dashboard accessed online, 7/15/2024. Available at https://data.marincounty.org/stories/s/Housing-Affordability-in-Marin/eixh-kvn2/. 89 6. Marin City
We can encourage and incent landlords to embrace building electrification as a long-term investment that benefits both their tenants and their bottom lines in these geographic areas. In contrast, those that own their homes tend to have higher incomes than those that rent (Figure 3). Hence, renters will face more financial barriers as well as lack decision making authority when it comes to electrifying and upgrading their homes.
Figure 4. 2020 Median owner’s income by
census tract in Marin County.
Figure 3. 2020 Median renter’s income by
census tract in Marin County.
Dob,$$
West
Marin
Income
(Owner)
Lowest Highest
Statewide • • • L I 78.672 72k•93k 93k-123k 123k•145k 145k•197k 19'11<·250k Oolla,. S Income
(Renter)
Lowest Highest
Statewide • • • n 78,672 354k-93k 93k•123k 123k-145k 145k-197k 197k-218.4k 90 Energy Burden
Energy burden is the disproportionate percentage of income spent on energy costs8. The Department of Energy created a Low-Income Energy Affordability Data (LEAD) mapping tool, allowing policy and program-makers to make data driven decisions based on LMI household energy characteristics. By identifying concentration of energy burdened areas using the LEAD Mapping tool, we can better understand a community’s energy security and potential need for energy efficiency programs and other utility related assistance. Broadly speaking, low-income households tend to experience energy burden more because their income is more sensitive to price changes relative to more affluent households.
The national average energy burden for low-income households is 6% (AMI of 0- 80%)9; three times higher than that for higher-income households, which is estimated at 2%. Most of Marin falls below (1%) the national and state energy burden average, which is at 2%; however, this average mask energy burdens felt within specific communities across Marin. LMI residences (0-60% AMI) in West Marin face a slightly higher energy burden (5%) compared to LMI residences across the rest of Marin County (4%). Because there are relatively few renters in West Marin, much of the burden falls on LMI owners of properties. This likely reflects a vulnerable population that may be asset rich but aging-inplace with fixed incomes. In addition, there is no infrastructure that pipes gas across rural West Marin. Thus, West Marin residences, especially those in the 0 to 60% AMI, face a higher energy burden because of their reliance on the purchase of more expensive bottled gas and fuel oil as the primary source to heat their homes. Ultimately, it will be important to work with community-based organizations and MCE to increase access to 8 Department of Energy. Low-income Energy Affordability Data (LEAD) tool and community energy solutions.
Accessible online at https://www.energy.gov/scep/slsc/low-income-community-energy-solutions. 9U.S. Department of Housing and Urban Development. Income limits. Accessible online at https://www.huduser.gov/portal/datasets/il.html.
91 subsidized incentives and programs (e.g., solar + energy storage and heat pump water heater rebates, among others) for West Marin residences to lower their energy burden.
Age and Disability
People with disabilities and seniors aging-in-place may face barriers to electrifying their homes. By identifying areas with high concentrations of those disabled and aging-inplace, we can better understand a community’s sensitivity to price changes, are likely in need of exceptions to building requirements, and./or are prime candidates for hands-on, turnkey assistance to access the technical complications of implementing electrification and energy efficiency subsidy programs.
For example, those on a utility medical baseline rate rely on electricity for essential medical equipment such as breathing devices, medication refrigeration, and life support apparatus. Seniors, who may not currently live with a disability, likely live on fixed incomes. This group could also perceive electrification as costly. These practical and Figure 5. Disability overlaid with Social Vulnerability Index (SVI) by census tract in Marin County. •
•
ACS Disability by Type Variables CDC/ATSDR Social Vulnerability Centroids Index 2020 USA
Tract
Percent of population with a
disability
• > 19%
, 13% . nat.onal average
• <6%
Population with a d1sab1lity
> 3,000
2.500
1,700
1,000
< 500
sv,2020 us tract
Overall percenule ranking
~ 0.7501 1.0000
~ 0 5001 0.7500
0 2501 O.S000
0.0000 0.2500
No Data
92 financial barriers make it challenging for Marin residences aging-in-place from embracing electrification upgrades.
About 10% of Marin’s population is considered disabled10,11. While this is less than the national average (13%), certain census tracts across Marin exceed the national average. The Social Vulnerability Index was overlayed with disability data to assess where these populations may be concentrated (Figure 5)12. The map shows populations with disabilities concentrated in the following areas:
1. San Margarita Valley,
2. San Rafael’s Downtown,
3. San Rafael’s Canal District,
4. Novato’s Downtown, and
5. Marin City
Overlaying areas with the highest disabled populations and social vulnerability illustrates parts of the community most vulnerable. Efforts could be focused in these areas to increase energy efficiency and electrification upgrade subsidies and assistance to those disabled and/or aging-in-place.
10 U.S. Census Bureau. "Disability Characteristics." American Community Survey, ACS 1-Year Estimates Subject Tables, Table S1810, 2022,
https://data.census.gov/table/ACSST1Y2022.S1810?q=disability&g=050XX00US06041. Accessed on July 12, 2024.
11 Broadly speaking, individuals may experience disability if they have difficulty with certain daily tasks due to a physical, mental, or emotional condition. The Census Bureau collects disability data by asking questions about difficulty with daily activities and other functional limitations. For more information on disability and how its measured see US Census Bureaus resource on disability see https://www2.census.gov/about/training-workshops/resources/disability-onepager.pdf 12 2020 Social Vulnerability Index (SVI). Created by the Centers for Disease Control and Prevention (CDC)/Agency for Toxic Substances and Disease Registry (ATSDR)/Geospatial Research, Analysis, and Services Program (GRASP).,
https://www.arcgis.com/home/item.html?id=80010607e93249b2b6d98147805f1f74#overview.
Accessed on July 12, 2024.
93 The Senior Well-Being Map illustrates 65 years and older demographic distribution across various locations within Marin County13. Population with high concentrations of seniors aging-in-place are in the following areas (Figure 6):
1. East to Downtown San Rafael,
2. Novato,
3. Tiburon,
4. Marin City
5. Greenbrae, and
6. San Margarita Valley
The map reveals that while many age-in-place in Marin, they are dispersed across numerous areas within Marin County, rather than being concentrated in specific parts.
Since all populations inevitably age, it is important to emphasize equity-focused electrification strategies for those aging-in-place. This approach will ensure accessibility, fairness, and inclusivity of policies and programs which are often too complicated for aging populations to implement.
13 2020 ACS Context for Senior Well-being - Centroids., https://coronavirusresources.esri.com/maps/f0fab4b2e96a4e65a0207d9724aca38b/about. Accessed on July 12, 2024. 94 Equity Challenges and Solutions
Challenges and solutions to ensure an equitable building electrification roadmap are illustrated below (Table 1). Recommended solutions are based on this study’s findings, best practices used by other local governments, and feedback from engagement with Marin’s community stakeholders14. The following does not reflect a comprehensive list of recommendations, rather, it serves as a starting point for decision-makers to develop the roadmap.
14 Electrification Building Workshop Series, Marin’s Transition to an All-electric Future. 8/2/2023 at https://www.marincounty.org/depts/cd/divisions/sustainability/electrify-marin/green-buildingdevelopment/electrification-roadmap.
Figure 6. 2020 senior well-being by census tract.
ACS Context for Senior
Well-Being - Centroids -
Tract
Percent of Population that
is 65 Years and Over
> 25%
16% • national average
- <7%
Population 65 Years and
Over
0 > 3,000
0 2,500
0 1,800
0 1,300
0 < 700
No Value
•
•
- ... r, .. "" .. '">~>
":..,. ~
..... ,~, . . \
\
• • NCJl/ato,
.
• •
•• San°
• Wldl
•••
~ •
,f ..ttey
• • •
95 Table 1. Barriers and recommended solutions to a more equitable building electrification roadmap.
Theme Barrier Recommended Solutions
Renter
Protection
and
Displacement
Electrification and/or energy
upgrades could give reason for
landlords to pass costs onto their
tenants and may lead to forced
displacement
Landlords can exploit rent law
loopholes to evict tenants during
substantial remodels.
Tenants need to be moved
during active construction.
Alternative, nearby rentals, and
supplemental costs for rent will
need to be negotiated between
tenant and landlord.
Voluntary programs that subsidize
costs to landlords such as direct
install programs, can include tenant
protection assurances (e.g., rent
increase limitations, eviction
protections, information on
tenant/property owner rights and
responsibilities, and temporary
displacement requirements) as part
of the terms and conditions of
accepting financial assistance.
Identify rent law loopholes to close
so that substantial remodels are not
used by property owners as a tool to
evict tenants
Find funding to supplement rent
should renters need to find a nearby
dwelling during construction.
Split
Incentives
and Energy
Upgrades
The building owner (landlord)
pays for the building upgrade
and the tenant (renter) pays the
energy bill. This scenario can
result in renters paying upwards
of 2.7% more on energy bills
than landlords or households
that pay energy bills (Melvin,
2018)
Glean learned lessons from MCEs
multifamily (multi-unit) energy savings
program and/or Marin County
Housing and Federal Grants
Division. Combine efforts with the
Marin County Housing team as they
are currently working on affordable
housing strategies to address rent
protection for multi-unit properties
that undergo electrification.
Subsidized could also be directed at
the landlord to incentivize upgrades.
Community
Engagement
Historically policies have not
included comprehensive
Ensure community members help codevelop the roadmap. Marin can 96 Theme Barrier Recommended Solutions
community partnership and
involvement in policy and
program development.
use Rocky Mountain Institute’s
Equitable Electrification toolkit and
County of Marin’s Office of Equity
Race Equity Action Plan for
frameworks and best practices when
getting community stakeholders
involved in policy and program
development. The focus on groups
that serve historically underserved
geographic areas is important.
Deferred
Maintenance
Some households, in particular
multi-unit low-income tenants
and fixed income homeowners
have not kept up with basic
repairs and maintenance.
Prior to going through an
electrification or energy upgrade,
focusing outreach, programmatic,
technical, and financial support for
basic repairs will be important to
low-income, seniors aging-in-place,
and other vulnerable households that
live on a limited or fixed income.
Energy
Storage and
Back-up
Power
Households that need electricity
to power medical devices,
refrigerate medicine, and more
may need constant access to a
reliable source of energy.
Local government, utilities, and nonprofit organizations can help LMI households access subsidized
incentive and rebate programs
especially for battery back-up power
systems.
Workforce Stakeholder interviews and focus
group workshops revealed a lack
of qualified, knowledgeable
and/or affordable contractors to
install all-electric systems including
water and space heat pumps, EV
chargers, and modern electrical
systems and panels.
There is also a lack of technical
knowledge by the building staff
workforce on new technologies
State and regional authorities have
developed and continue to maintain
qualified contractor lists.
Simultaneously, MCE, local
governments, community-based
organizations, businesses, and the
building and trades community can
leverage State and Federal funding to
grow and create a diverse and skilled
workforce. The funding can be used to
retrain existing and generate a new
97 Theme Barrier Recommended Solutions
such as heat pump water heaters or
smart panels. This creates
uncertainty and delays permit
review timelines.
workforce that simultaneously has
access to high quality and high road
jobs15.
Case Studies
Some jurisdictions outside of Marin County have created plans or roadmaps for building electrification with a focus on equity. Examples are included below as a point of reference when developing Marin County’s Roadmap.
City of Santa Monica: Community Engagement and Equity Principles Santa Monica’s Existing Building Electrification Roadmap outlines policy recommendations to electrify Santa Monica’s existing buildings. The City is working towards a building electrification strategy that is rooted in equity and access. As part of this process, they are working closely with three key organizations to cooperatively develop strategies and goals for building electrification including Santa Monica Black Lives Association (SMBLA), Community Corporation of Santa Monica (CCSM), and Climate Action Santa Monica (CASM). This is to ensure that they carry out a public community engagement process to enable disadvantaged community members to help develop electrification policies and programs.
15 “High road jobs” means high industry labor standards and established access to clear training pathways for building decarbonization jobs, especially for entry-level and disadvantaged workers. See Rising Sun press release on its convening and promotion of equitable job access in the Bay Area. Available for download at https://risingsunopp.org/wp-content/uploads/Rising-Sun-HRTP-Press-Release.pdf 98 The City also established equity and funding principles including, prioritizing access to health and safety benefits provided by electrification, supporting antidisplacement & housing affordability, providing funding and financing, supporting electrification jobs, and simplifying the installation process. They are also working towards maximizing incentives for underserved communities to ensure equitable access to affordable funding mechanisms and work with Federal, State, and Regional program providers to get dollars flowing to underserved communities.
City of Berkeley: Centering Equity and Guardrails
The City of Berkeley has developed an Existing Buildings Electrification Strategy.
Berkeley's electrification plan is guided by an equity approach, with a focus on prioritizing underserved communities most impacted by change. They have developed a set of guard rails to ensure that all residents, particularly underserved communities impacted by climate change, have equitable access to the health, safety, and economic benefits of electrification. These guard rails include access to health and safety benefits, access to economic benefits, maximizing ease of installation, and promoting housing affordability and anti-displacement. The City of Berkeley is also planning to secure funding and financing needed for low-income property owners and renters tied to tenant protections to address split incentive barriers in multi-unit buildings.
Conclusion
Equitable access to building electrification cannot be achieved solely through a singular policy or program. It requires a comprehensive solution of both building code requirements and accompanying subsidized programs and incentives. It also requires a collaborative approach, where policymakers and community members work together to recognize the diverse needs and barriers of underserved communities countywide. Active involvement of Marin County stakeholders is required for a successful equitable building 99 electrification roadmap including, but not limited to community-based organizations, Cities and Towns, businesses, the buildings, development, and trades communities, and utilities working together to increase electrification and energy efficiency upgrades to underserved communities. Using publicly available demographic data, primarily through the U.S. Census Bureau, the following underserved geographic areas should be targeted for expanding any policy, programs, incentives and subsidies developed:
1. Canal District in San Rafael,
2. St. Vincent’s in San Rafael,
3. Downtown in San Rafael
4. Marin City
5. Downtown Novato/Northern Novato
6. West Marin (Northern to Central Coastal),
7. Strawberry, and
8. Households around Marin General
Through a collective effort, Marin County can greatly expand equitable access to building energy efficiency and electrification building upgrade benefits.
Marin County’s Building Electrification Roadmap
4.2 Appendix B
Examining the Challenges and Solutions to
Marin’s All-electric Transition
- - - - - - - - - - - - - - - - ~
101
4.2 Appendix B: Examining the Challenges and Solutions to Marin’s All-electric Transition
The following is based on an evaluation of policies and programs implemented, a literature review, and interviews of government staff across California and the U.S. Challenges and solutions surfaced during community stakeholder workshops were also included.
Aged Buildings
Much like other California communities, the key building type to address for Marin are existing singlefamily residential buildings. According to a study conducted by the County of Marin and for the development of this roadmap, 71% of residential buildings are single-family homes17. (See Appendix A:
Building Stock Inventory and Equity Analysis.) As a result, most building fossil fuel emissions come from this building type. Providing helpful policies, programs, and incentives to owners of single-family residences presents the largest opportunity to reduce GHG emissions countywide.
It will be especially important to upgrade older buildings. Approximately three quarters of all residences were built before 1980 while only 6% were built after 2000. In addition, 60% of commercial buildings were built between 1941 and 1980. It will be prudent to assess whether these buildings need electrical system upgrades to accommodate appliances such as heat pump space or water heaters, EV chargers, solar and/or induction stoves. This may add to project costs, as discussed in the Electrical Panels and Systems section below, so any policy, program or incentive focused on upgrades of older buildings should anticipate these potential extra expenses.
Equity, Renter Displacement and Tenant Protections
Underserved people – especially low-to-moderate income (LMI) residents and seniors aging-in-place – living in single or multi-unit homes are more likely to lack the financial resources and tools to access rebates and incentive programs. Programs and tools such as mailers and in-person promotional campaigns, language and accessible copy, and in-person or phone hot line assistance are common tactics already deployed across Marin. They should continue to be used and expanded upon to increase access. In addition, direct install incentive programs (i.e., installations subsidized and performed by pre-qualified and approved contractors) for LMI renting households need to be retained and expanded upon. This program is the best way to reach renters who do not have the upfront capital to participate in rebate and incentive programs that require a property owner to apply.
However, electrification and energy efficiency upgrades are often not at the top of the list of building rehabs for underserved households. A well-designed policy or program should first perform a needs assessment, then, find new or existing resources to address those immediate needs. Once those needs are met, then electrification and energy efficiency upgrades are more likely to be considered. The challenge with implementing a successful program is procuring sustainable funding, then increasing access to capital for LMI households so they may overcome upfront costs. Fortunately, there are Federal, State, and regional grants that local governments, private businesses, and not-for-profit communitybased organizations in Marin can leverage. Today, many grants require a focus on equitably decarbonizing building. It is critical that funding is prioritized for underserved communities.
Still, single-family homeowners should not be the only recipients of financial and health benefits when decarbonizing buildings. According to the Building Stock Inventory and Equity Analysis, 29% of residential buildings are in multi-unit developments (MUDs) of which a majority (84%) are renters.
Renters make up a significant portion of Marin’s community.
In contrast to homeowners, it is difficult for renters to experience the benefits from upgrading their home because they lack control of building upgrade decisions and there is no motivation for a property 17 County of Marin Sustainability Division. 2024. Building Inventory and Equity Analysis. Available at https://www. marincounty.org/depts/cd/divisions/sustainability/electrify-marin/green-building-development/electrification-roadmap/ plan.
102
owner to make improvements. The owner is hard pressed to justify an expense for benefits they don’t directly experience. Consequently, this may result in low uptake of energy efficiency and electrification upgrades especially for those in affordable housing and deed restricted MUDs. For renters, appropriate policies, well designed programs, and accessible resources will be needed to incentivize property owners and renters to consider upgrades. For property owners, a well-designed program that incents and makes building upgrades easier is important to increased participation.
A primary concern for renter communities is the threat of permanent and temporary displacement when building upgrades are performed. Most tenants in Marin County are covered by California’s rent stabilization law (AB1482 or the Tenant Protection Act of 2019), but a loophole in the law that allows tenants to be evicted for substantial remodel work makes tenants vulnerable to displacement due to renovations. Landlords exploit the loophole, often dishonestly, as a means of pushing low-income renters out of their homes and replacing them with higher paying tenants. It is crucial that the state and localities with their own rent stabilization or eviction protection ordinances close this loophole and provide tenants with adequate temporary relocation assistance and the right to return, thereby enabling electrification and energy efficiency upgrades to be made without putting tenants at risk of displacement. It is crucial that the state and localities with their own rent stabilization or eviction protection ordinances close this loophole and provide tenants with adequate temporary relocation assistance and the right to return, thereby enabling electrification and energy efficiency upgrades to be made without putting tenants at risk of displacement. Additionally, policies such as local rent stabilization and banning pass-through costs can protect tenants from incurring large rent increases after energy efficiency and electrification upgrades are made.
Though it is outside the scope of this roadmap to close such loopholes, it must be emphasized that a welldesigned tenant protection policy closes from absorbing the costs of decarbonization upgrades. Immediate
actions can also be taken to establish programs that
incent multi-unit property owners to make upgrades
while protecting tenants from unintended negative
consequences. For example, publicly funded direct installation programs can motivate landlords to decarbonize by providing them with the financial and technical assistance required to make upgrades.
These programs should also include tenant protection assurances (e.g., rent increase limitations, eviction protections, accessible information on tenant/property owner rights and responsibilities, and temporary displacement requirements) as part of the terms and conditions of accepting financial assistance. A program to model is the State California Energy Commission Equitable Decarbonization program18. The program illustrates ways to protect tenants during building rehabilitations. 18 California Energy Commission. 2023. Equitable Building Decarbonization Direct Install Program Guidelines, Chapter 4.C. Downloadable at https://www.energy.ca.gov/publications/2023/equitable-building-decarbonization-directinstall-program-guidelines. “... a well designed tenant protection
policy should close any substantial
remodel loopholes”
103
Electric Grid Modernization and Reliability
California’s aging electric grid has been operating in
much the same way for over 100 years, built to meet
the demands of industrial age technology19. Today,
California’s ambitious climate goals require rapid
modernization of the grid to support the surge of new,
all-electric technologies.
The State and utilities are planning for increased
electrical load. Plans to modernize the grid have been
put forth such as California Independent Systems
Operator (CAISO) releasing a 20-Year Transmission
Outlook report outlining steps to meet clean energy
goals20, or the Clean Energy Transition Plan released
in 202321 by the Governor’s Office. However, the grid
faces many challenges to support aggressive clean
energy and electrification goals. One major challenge
is utilities are not expanding their transmission and
distribution network fast enough to meet the state’s
renewable energy and electrification goals. Simply put, utilities are lagging in upgrading the grid’s infrastructure.
A recent study by Berkeley’s Energy Institute revealed
PG&E needs to speed up distribution upgrades through
workforce expansion or investing more in demand
response and battery storage22. This is possible to
achieve, but the study estimated a range of $1-$10
billion to upgrade; costs that will likely get passed onto rate paying customers. In response, SB 410 (Becker)23
holds utilities accountable to meeting target timelines to connect and upgrade all customers to the grid and
control costs of grid expansions.
The State and large utilities appear to be addressing
grid scale challenges. Still, local governments in Marin and regional utilities such as MCE can do their part by investing in policies and programs to better steward
electric demand and increase the health of the grid.
Tactics such as energy planning, demand management,
and electrical system optimization for residential and
commercial buildings are currently being deployed.
19 California Public Utilities Commission. Factsheet: California Leads the Nation in Modernizing its Electric Grid.
Downloadable at https://www.cpuc.ca.gov/-/media/cpuc-website/files/legacyfiles/s/3343-sgfactsheet0710.pdf. 20 California ISO. 2022. 20-Year transmission outlook. Downloadable at https://www.caiso.com/ InitiativeDocuments/Draft20-YearTransmissionOutlook.pdf. 21 Office of the Governor California. 2023. Building the electricity grid of the future: California’s Clean Energy Transition Plan. Downloadable at https://www.gov.ca.gov/wp-content/uploads/2023/05/CAEnergyTransitionPlan.pdf. 22 Energy Institute at Haas. 2023. Can Distribution Grid Infrastructure Accommodate Residential Electrification and Electric Vehicle Adoption in Northern California? Downloadable at https://haas.berkeley.edu/wp-content/uploads/ WP327.pdf. 23 Senate Bill SB 410 (Becker, 2023). Powering up Californians Act. Downloadable at https://leginfo.legislature. ca.gov/faces/billTextClient.xhtml?bill_id=202320240SB410.
Be a Good Steward:
Optimize Your Panel
Most Marin homes may not need
upsizing of its electric service panel.
In fact, most rebate programs encourage
upsizing over more efficient devices. This
paradigm needs to change to save energy
and support a healthy electric grid.
First consider optimization and planning
before performing costly and timeconsuming panel or service upgrades. This usually entails two approaches:
1. Choose less power-hungry appliances
that fit within a panel’s existing
capacity.
2. Use energy management devices
that share, redirect, and/or shut off
circuits when current power draw
exceeds a set limit.
As a rule of thumb, modern homes with
200-amp panels can meet today’s electrical
demands. Older homes with at least 100-
amp panels can be optimized while those
less than 100-amps may need to upsize.
If upsizing is necessary, planning for an
efficient home saves money.
For more information on circuit sharing devices
on the open market see this technology review
by CalNEXT.
104
Optimizing Electric Service Panels and Systems
As discussed previously, approximately three quarters of all homes were built before 1980 while only 6% were built after 2000. In other words, Marin has old building stock. Older homes tend to have outdated electrical service panels (also known as a “breaker box”). They are typically undersized for the power demands of modern homes and appliances. As a result, extra work may be needed to increase a home’s electrical capacity or “panel upsize.” As a result, upsizing can add to construction costs ($3,000- to $25,000) and extend installation wait times for a homeowner looking to electrify24.
Consequently, this can discourage much needed building upgrades.
However, most homes do not use all their panel’s capacity. Consider the following studies on space and water heating heat pumps installed in single-family homes statewide:
1. California home projects participating in the TECH Clean California incentives program from 2021 to 2023 found that only 4% needed to upsize their panel.
2. For Marin, homes participating in the TECH program, only 12% upsized their panel25.
3. In Marin, of the projects receiving local Electrify Marin program rebates from 2019-2024, only 19% needed a panel upsize when swapping their gas appliance for an electric appliance26.
Hence, most building upgrades in California homes do not require panel upsizing. If upsizing is considered, it is worthwhile to first research and work with a contractor on “panel optimization.” That is, choosing power-efficient devices that can fit a building’s existing electrical needs. This can result in $3,000 to $25,000 of cost savings on a home upgrade project.
Policy and Market Trends
All-electric appliances (e.g., induction stoves, heat pumps) are not new technology. In contrast to California, other countries and the American South have historically used electric appliances because gas piping and infrastructure is either limited or does not exist. In Marin, the more rural westside of Marin does not have access to gas infrastructure and relies either on expensive propane or older electric resistance appliances to power their buildings.
Recent global policy support and incentives for electric appliances such as heat pumps have accelerated. As a result, global heat pumps have seen a double-digit growth in 2022 sales27. In the U.S., 2022 heat pump sales outpaced gas furnace sales. EV infrastructure will require an even larger infrastructure upgrade to meet electric demand. Across the U.S. South, heat pumps are commonplace.
In 2020, 41% of South Carolina residences used central heat pumps as their primary heat source28. At 77%, Florida has the highest percentage of all-electric homes in the U.S. In 2023, the San Francisco Bay Area leads the U.S in purchases of passenger car EVs, of which Marin is amongst the leader of new purchases29.
24 Redwood Energy & NV5, Service Upgrades for Electrification Retrofits. 2022. Downloadable at https:// techcleanca.com/resources. 25 TECH Clean California TECH Working Data Set. Downloadable at https://techcleanca.com/public-data/ download-data/. Data downloaded and analysis performed 3/14/2024. 26 Electrify Marin – Natural Gas Appliance Replacement Program. Data analysis not published but available upon request at https://www.marincounty.org/electrify.
27 International Energy Administration. Heat Pumps predicted to double in sales globally by 2030 and exceeded 2022 gas Furnace Purchases in the United States. Available at https://www.iea.org/commentaries/global-heat-pump-salescontinue-double-digit-growth. 28 U.S. Energy Information Administration. 2020 Residential Energy Consumption Survey (RECS). Available at https:// www.eia.gov/consumption/residential/data/2020/index.php?view=state. 29 California Energy Commission. New ZEV sales in California. 2023 sales dashboard. Available at https://www. energy.ca.gov/data-reports/energy-almanac/zero-emission-vehicle-and-infrastructure-statistics/new-zev-sales. 105
In the West, especially in California, aggressive climate ambitions have focused building and zoning policies on all-electric buildings and communities. Yet, California still has one of the lowest rates of home electrification in the U.S., especially for space and water heaters, and the highest use of fossil fuels in the home. Hence, single-family, and multi-unit homes will require rapid scale-up of existing and innovative policies (i.e., sticks) and incentive programs (i.e., carrots) that meet climate action obligations and improve community health and safety.
Workforce Development and High Road Jobs
A common refrain by homeowners and surfaced
during the electrification stakeholder workshop
series, is the lack of qualified, knowledgeable and/
or affordable contractors to install all-electric systems such as water and space heat pumps, EV chargers
and modern electrical panels. In addition, some contractors are not aware of available incentives and rebates to bring down upfront costs of building upgrades. Unfortunately, not as many property owners are capitalizing on cost savings and/or contractors are not promoting the install of subsidized electric systems and appliances. Consequently, more gas appliances are installed today than are needed. Gas assets installed today will become polluting sources for at least the next decade. They will immediately become stranded, unusable assets as regulatory agencies continue to increase electrification mandates and electric appliances become more efficient and popular.
Moving away from non-gas combusting appliances will require a workforce ready to meet demand.
The following policy trends are driving market transformation:
1. For existing buildings and appliance swaps, regional and State air regulators have mandated building electrification upgrades. From 2027 to 2031, the Bay Area Air Quality Management District (BAAQMD) will begin phasing out space and water heating gas appliances from being sold or installed in homes and commercial spaces30.
2. Recent State green building codes have required newly constructed homes to either install space or water heat pumps31. State codes are expected to require more electric and energy efficient appliances as well as EV charging infrastructure as these codes update every three years.
3. The California Air Resources Board (CARB) will begin banning gas space and water heaters from being sold statewide starting in 2030.
To meet the anticipated need for experienced contractors, the State (i.e., Switch Is On32) and private 3rd party concierge companies serving the SF-Bay Area have developed a qualified contractor’s list that consumers can easily access and shop online. Still, communities across Marin express the following pain points with the contractor base countywide:
1. A knowledge gap especially when installing heat pump technology, optimizing electric panels, and properly leveraging incentives and rebates,
2. Lack of willingness to recommend installation of all-electric appliances over gas appliances,
3. Lack of services to energy burdened rural communities such as West Marin,
4. High bid prices quoted for installing all-electric appliances. 30 Bay Area Air Quality Management District. 2023. Regulation 9 Rule 6: Nitrogen Oxides Emissions from Natural Gas-Fired Water Heaters. Available at https://www.baaqmd.gov/rules-and-compliance/rules/reg-9-rule-6-nitrogen-oxidesemissions-from-natural-gasfired-water-heaters. 31 California Energy Commission. 2022. 2022 Building energy efficiency standards summary. Downloadable at https://www.energy.ca.gov/sites/default/files/2021-08/CEC_2022_EnergyCodeUpdateSummary_ADA.pdf. 32 California Statewide qualified contractor list available at https://switchison.org/. “Gas appliances today installed will
become polluting sources for at least the
next decade and stranded, unusable
assets...”
106
Contractors are not the only pain point. Local building enforcement staff can delay projects. Staff may lack the technical knowledge when permitting rapidly evolving technologies such as heat pump water heaters or smart panels. Consequently, this knowledge gap can delay permit issuance timelines.
According to a heat pump water heater permit streamlining and installation study by TECH Clean California33, the statewide average for permitting heat pumps was 5.9 days. Ideally, energy and electrification appliances and systems should be
permitted or expedited within one day. Increased
applications, compliance, and installation of this
technology can be the impact of a streamlined process.
There is also a need to further develop and accelerate
the growth of a diverse and skilled contractor
workforce. MCE, local governments, communitybased organizations, and the building and trades community can access State and Federal funding to
retrain an existing workforce and build a new one to meet rapidly growing demand to electrify and decarbonize. To grow a skilled workforce, we need to invest in training and good high road34 jobs for both employees and contractors. High road jobs ensure workers also share in the benefits and career development opportunities as communities rapidly electrify and decarbonize buildings. 33 TECH Clean California. 2024. Streamlining permitting and installation of heat pump water heaters. Available at https://techcleanca.com/pilots/permitting-pilot/. 34 “High road jobs” means high industry labor standards and established access to clear training pathways for building decarbonization jobs, especially for entry-level and disadvantaged workers. See Rising Sun press release on its convening and promotion of equitable job access in the Bay Area. Available for download at https://risingsunopp.org/wpcontent/uploads/Rising-Sun-HRTP-Press-Release.pdf. “‘High road jobs’ means high industry
labor standards and established access
to clear training pathways for building
decarbonization jobs, especially for
entry-level and disadvantaged workers.”
Marin County’s Building Electrification Roadmap
4.3 Appendix C
Community Engagement Findings and Results
108
4.3 Appendix C: Community Engagement Findings and Results Community Stakeholders
Over 40 types of stakeholders, of which an estimated 150 people participated in a variety of ways to contribute to the roadmap’s content (Table C-1). Engagement included active participation by stakeholders.
1. The County, BayREN, and PG&E helped fund the project.
2. MCEP helped provide volunteer County, City, Town, and public agency staff to steer the entire development process and document creation.
3. Community-based organizations and advocacy groups, the building community, and businesses participated in workshops, providing feedback on documents published, surveys distributed, and invited staff to give ad-hoc presentations to their members.
Other stakeholders were less active such as those opting to stay updated and informed on progress by local government staff or other organizations, subscribing to newsletter or listserv updates, or periodically checking in on progress updates publicly published on the 2023/2024 Marin Countywide Electrification Roadmap webpage35.
Table C-1. Community stakeholders that participated in the development of the electrification roadmap.
Stakeholder Group Stakeholder
Elected Officials • County of Marin Board of Supervisors • City/Town Council Members
City, Town, County Staff • Building and Planning Directors • City/Town Managers
• Chief Building Officials
• Planning and Sustainability Staff
Regional and Public Agencies • Marin Climate & Energy Partnership (includes Gov’t + Regional and Public Agencies)
• Marin Clean Energy (MCE)
• Transportation Authority of Marin (TAM)
• PG&E
• BayREN
35 County of Marin Community Development Agency Sustainability Division. 2023-2024. Marin Countywide Building Electrification Roadmap landing webpage. Available at https://www.marincounty.org/depts/cd/divisions/sustainability/ electrify-marin/green-building-development/electrification-roadmap. 109
Stakeholder Group Stakeholder
Advocacy and Community
Based Organizations
• Canal Alliance
• North Marin Community Services
• Rising Sun Center for Opportunity
• San Rafael Chamber of Commerce
• MarinCAN
• Sustainable San Rafael
• Sustainable Mill Valley
• Marin Conservation League
• Marin/Sonoma Electrification Squad
• Good Green Work
• Marin Center for Independent Living
• Marin Asian Advocacy Project
• Multicultural Center of Marin
• Sausalito Sustainability Commission
• Corte Madera Climate Action Committee
• Fairfax Climate Action Committee
• San Anselmo Climate Action Commission
• Novato Sustainability Commission
• Marin Environmental Housing Collaborative
Building Community and
Businesses (Developers,
Contractors, Practitioners)
• Marin Builders Association
• MARIN REALTORS
• EAH Housing
• Hope Housing of Marin
• Eden Housing
• Community Land Trust Association of West Marin (CLAM) - West Marin
• Seagull Prime Real Estate Fund
• Rising Design & Construction
• GreenLynx
• Samina Saude Design & Consulting
• Hassler Heating and Air Conditioning, Inc.
• Ready-Set-Replace
Youth and Student • Marin Academy, Climate and Justice Class • Dominican University, Business Sustainability Class
Public Survey Process and Results
A digital survey (English and Spanish) of the ten actions, as co-developed with workshop participants, was widely distributed publicly from February 16, 2024, to March 5, 2024.
Workshop participants and the organizations they represent, government communications staff and elected officials across 12 jurisdictions, and public regional agencies (e.g., Marin Health and Human Services, MCE, and TAM) were asked to help distribute the survey via their respective newsletter, social media, and other digital communication channels. As a result, 385 people responded to the survey which asked for their impression of the ten proposed actions and how they would prioritize implementation. Survey results were published online. The survey found most respondents were in favor of implementing the following top 3 actions:
1. A countywide “Central Hub” or one-stop shop for all things electrification and energy savings.
2. Connecting residents to existing low-cost financing programs that especially benefits low-to 110
moderate income households.
3. Programs that reduce permit costs and expedite permit timelines for gas to electric conversions.
For survey results and details on the remaining actions see below or visit The Building Electrification Roadmap Survey published online36.
36 County of Marin Community Development Agency Sustainability Division. 2023. Building Electrification Roadmap Survey: Actions to Electrify Our Buildings and Vehicles. Results available for download at https://www.marincounty.org/ depts/cd/divisions/sustainability/electrify-marin/green-building-development/electrification-roadmap/plan.
Building Electrification Roadmap Survey: Actions to Electrify Our Buildings and Vehicles
385 14:27 Closed
Responses Average time to oomplete Status
1. Select the City or Town you live, work or reside within the 12 jurisdictJions across Marin? • Selvedere 2
• Corte M adera 24
• Fairfa• 2.5
• L>rlspur 13
• M ill Valley 30
• N<>rato 47
• Ross
• San Anselmo 35
• San Rafael 83
• Sa<1sa lito 16
• Tiburon g
• Unincorporated County of Marin 95
• I live, worl< o r reside Out side Ma... 2
• Other
100
90 80
0 50
■ --
111
2. Develop and implement a countywide one-stop shop for all things electrification and energy savings. Th'is "central hub" should be easier for everyone, especially those who need it most, to learn about and benefit from ways to lower their energy bills and use cleaner power. The Hub will serve people looking to upgrade their home or building, especially low-to-moderate income households, legacy businesses, renters, aind energy-burdened communities. The Hub may, but is not limited to, provide the following:
1) Arn online resource center: find incentive and rebate information, explore loan options to finance home improvements, use online tools to plan and see where energy can be saved, and/or find qualified contractors
2) Personal assisted service: technical assistance for residences as well as architects, builders, developers, design en gineers, contractors, and/or energy consultants, phone hotl ine, and/or concierge turnkey services 3) Expansion of existing outreach efforts and creation of new promotional campaigns.
""""°'""
Passives
Detractors
173
84 128
NPS<I>
3. Evalluate and implement programs that reduce permit costs and expedite permit timelines for gas to electric conversions. Examples include permit foe holidays, discounts and same-day permit approvals.
""""°'""
Passives
Detractors
218
n
95 NPS<I>
4. Connect residents to existing low-cost financing programs that especially benefits low-to moderate income households, while evaluating the feasibil ity of piloting a Marin-specific program that finances single-family and multifamily residences.
""""°'""
Passives
Detractors
190
78 117
NPS<I>
112
s. Evaluate and consider a neighborhood-scale electrification and gas infrastructure decommissioning project w ithin Marin County.
Passives
Detractors
123
S7
205
NPS<I>
6. Expand stakeholder engagement to community-based organizations that represent underserved communities to build a more equitable electrification transition for low-to-moderate income households, renters and energy burdened communities across Marin.
Passives
Detractors
152
76 157
NPS<I>
7. Grow, accelerate and improve the quality of the local and regional building energy and electrification workforce by supporting and expanding access to programs that train and develop qualified contractors.
Passives
Detractors
165
82 138
NPS<1>
R Continue advancing green building standards for existing and newly constructed buildings through energy and electrification "reach codes· (above and beyond state standards) and readying our electrical systems across Marin.
Passives
Detractors
156
69 160
NPS<1>
113
9. Continue to implement the Marin Countywide EV Acceleration Strategy, launched February 2023. See h!!12s:// marinclimate.org.ll:l!P.:. content/u ploads/2023/06/Ma rin-EV-Accelerat ion -Strategy..p_ill PKlmOtffl 160
70 155 NPSO>
10. Encourage and coordinate with PG& E to improve infrastructure planning, especially electric load capacity planning, resiliency, faster interconnection t imelines and neighborhood-scale electrification planning projects.
Promotm 229
"
.. NPSO>
11. Evaluate and consider implementing a Time of Li sting Energy Assessment (TLEA) policy during residential real estate sales. A TLEA is like an energy report card, checking a house's energy use before selling.
PKlmOtffl 126
55 204 NPSO>
12. In order of preference to implement, please rank the 10 key actions proposed above by using your mouse to drag boxes or the up and down arrows to sort.
, A countywide "Central H..
2 Low-<ost financing pIog ...
3 ~it programs that inc...
4 Coordination with PG&E. ..
s Growth of the building e .. .
6 Stakeholder engagemen .. .
7 The advancement of gre .. .
8 A neighborhood-seal:' eL
9 The Marin Countywide E. ..
,o A Time of listing Energy _
Marin County’s Building Electrification Roadmap
4.4 Appendix D
Key Actions Worksheet -- Descriptions, Details,
Equity Considerations, and Implementing
Partners
115
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
I-1
Develop, adopt and implement
building reach codes for New
Construction that are all-electric,
energy efficient, cost-effective, increase
electric vehicle charging infrastructure
and creates code consistency across
all Marin jurisdictions.
● Ensure codes do not preempt federal
standards and are justified through
the State’s cost effectiveness studies.
● Create code uniformity by continuing
to support all 12 Marin Jurisdictions to
align with 2022 Marin Model Reach
Codes already developed in
collaboration with the community
● Apply to all building types (residential
and commercial)
● Prepares building stock to get ahead
of California’s ever more stringent
Green Building and Energy Codes
● Support advocacy and California Air
Resources Board’s effort that
encourages a Statewide zeroemissions standard for residential new construction within the State
building code standards aka
CALGreen.
● Ensure local code allows for use of
low GWP refrigerants (e.g., CO2,
propane, and other nature-based)
● Exemptions and hardship
and feasibility waivers for
○ Low-income households
○ Households with special
medical and
accessibility needs
● Ensure development of
Low-income multi-unit
housing is not inhibited.
● Encourage use of programs
that subsidizes building allelectric for affordable
housing developments
○ For example, California
Electric Homes
Program implemented
by California Energy
Commission and TRC
1. Local
Government:
Councils/Electe
ds and Staff
2. Communitybased
Organizations
116
I-2
Develop, adopt and implement
building reach codes for Existing
Single-Family and Multi-unit
Renovations that implement electric
appliance measures, are energy
efficient, cost-effective increase access
to electric vehicle charging
infrastructure and creates code
consistency across all Marin
jurisdictions.
● Create code uniformity by continuing
to support all 12 Marin Jurisdictions to
align with 2022 Marin Model Reach
Codes already developed
collaboration with the community
● Prepares building stock to get ahead
of California’s ever more stringent
Green Building and Energy Codes
● Apply to all Single-family residential of
a certain size or permit valuation
● Apply to Multi-unit Developments
(MUDs) as long as it complements
housing production
● Require Electric Readiness
requirements especially for buildings
built before 1980
● Provide resources on electrical panel
optimization vs upsizing
● Ensure local code allows for use of
low GWP refrigerants (e.g., CO2,
propane, and other nature-based)
● Exemptions and hardship
and feasibility waivers for
○ Low-income households
○ Households with special
medical and
accessibility needs
● Encourage use of housing
programs that disincentivize
property owners from
displacing multi-unit renters
during renovations or
rehabilitation
○ For example, Multifamily
Energy Savings
Assistance (ESA)
program implemented
by investor-owned
utilities (IOUs)
● Consider anti-displacement
policies (e.g. reference
SAJE or Build-it Green)
1. Local
Government:
Councils/Electe
ds and Staff
2. BayREN
3. Communitybased
Organizations
4. PG&E
5. Market-rate and
Affordable
Housing
Developers
6. Marin Clean
Energy (MCE)
117
I-3
Develop a countywide, web-based
“central hub” for community energy
and electrification resources that
provides on and offline information to
residences and businesses pursuing
building upgrade project(s).
● Create a countywide webpage or
“central hub” that connects
residences and business to building
energy, electrification, and EV
resources and services
○ Collaborate with and tie-in
existing programs and service
providers
○ Consolidation and links to existing
incentives, programs, building
code requirements and service
providers, available to all 12 Marin
jurisdictions
○ All 12 Marin jurisdictions and
community-based organizations
should coordinate to route all
building energy, electrification,
and EV projects through this
webpage
○ Include collateral such as steps to
electrification and EV
infrastructure for residences and
businesses and links to local,
regional, state and federal
resources
● This action intent is to provide webaccessible “Low Touch” services especially those who don’t mind to
DIY and are able to navigate
platforms that can be used from the
convenience of your home such as
○ Incentive and rebate information
and applications and qualified
contractor list (e.g., Electrify
Marin, BayREN, SwitchIsOn,
Rewiring America),
○ Virtual home energy assessment
tools (e.g., HomeIntel)
○ Online energy planning tools (e.g.
Rewiring America, SwitchIsOn)
● Coordinate more regionally such as
● Target campaigns and
efforts to benefit lowmoderate income (LMI) and
hard-to-reach households,
renters and energy
burdened communities such
as in rural West Marin,
North Marin, Downtown San
Rafael and the Canal,
Strawberry, and Marin City
● Support regional workforce
development programs or
initiatives such as LIME
Foundation’s NextGEN
Trades Academy that
focuses on developing a
more diverse and inclusive
trades and contractor
workforce
● Increase awareness of and
access to programs,
rebates and incentives that
first address deferred
maintenance (e.g., termite
damage and rot)
● Address Split-Incentives –
Structure multi-unit
programs that incentivize
and make it easy for both
renters and property owners
to implement energy
efficiency and electrification
systems and appliances
1. Local
Government:
Councils/Electe
ds and Staff
2. Community
Based
Organizations
3. MCE
4. BayREN
5. PG&E
6. Platform and
Service
Providers/Vendo
rs
7. Transportation
Authority of
Marin
118
across MCE territory and/or across
nine-county bay area via BayREN
● A hard copy and in-person promotion
and outreach campaign should follow
the launch of the central hub website
119
I-4
As part of the “central hub”,
investigate the feasibility and
procure resources to launch a
turnkey countywide concierge
and/or technical assist service for
residences and businesses.
● Follow-up to Action #I-3 above
● Build upon the countywide “central
hub” webpage by integrating a high
touch building energy and
electrification service
● Evaluate feasibility and impact of San
Anselmo’s and Fairfax’s Ready-SetReplace pilot campaign: an existing high touch concierge and/or technical
assist service for single and/or multiunit homeowners as provided by Carbon Free Homes
○ Determine whether funding is
available or worthwhile to continue
development and implementation
○ Note grants and/or a competitive
bidding process will be necessary
if financed by government
● “High touch” services include those
who need technical assistance, full
project and concierge turnkey
installation services, and/or in-person
help
○ Concierge services are for
homeowners through third-party
private companies such as
QuitCarbon and Carbon Free
Homes’ Ready-Set-Replace
○ Technical assistance for
architects, builders, developers,
design engineers, contractors,
and/or energy consultants can be
made available
○ Technical assists programs for
multi-units (e.g., BAMBE program,
MCE Energy Savings program,
PG&E Energy Savings Assistance
program, PG&E SPOC program
for multi-family and single-family
owners and managers)
○ Virtual and/or In-person Home
● Target campaigns and
efforts to benefit lowmoderate income (LMI) and
hard-to-reach households,
renters and energy
burdened communities such
as in rural West Marin,
North Marin, Downtown San
Rafael and the Canal,
Strawberry, and Marin City
● Support regional workforce
development programs or
initiatives such as Lime
Foundation's NextGEN
Trades Academy that
focuses on developing a
more diverse and inclusive
trades and contractor
workforce
● Increase awareness of and
access to programs,
rebates and incentives that
first address deferred
maintenance (e.g., termite
damage and rot)
● Address Split-Incentives –
Structure multi-unit
programs that incentivize
and make it easy for both
renters and property owners
to implement energy
efficiency and electrification
systems and appliances
1. Local
Government:
Councils/Electe
ds and Staff
2. Community
Based
Organizations
3. MCE
4. PG&E
5. BayREN
6. Third-Party
Service
Providers/Vendo
rs
7. Transportation
Authority of
Marin
120
Energy Assessment (e.g., Home
Energy Score)
○ All-in-one, customizable platforms
(e.g, Petaluma/Sacramento via
XeroHome, Sonoma Clean Power
via YellowTin)
■ Platform should have the
ability to quickly:
● Analyze and give energy,
GHGs and costs of
installing efficiency and
electrification measures
per house within several
minutes
● Summarize and connect
user to Federal, State,
utility, regional, and/or
local rebates and
incentives available
● View and connect with a
list of qualified contractors
● Links to all 12 Marin local
building code
requirements and
checklists
● Track community-scale
impact via energy
modeling or energy bill
analysis
● Try to coordinate more regionally
such as across MCE territory or
across nine-county bay area via
BayREN
● More funding and staffing resources
are needed to provide digital and inperson promotion and outreach campaigns, which may include:
○ Promoting and soliciting through
social media and websites as well
as in newsletters and/or utility-bill
inserts
121
○ Working through County Health
and Human Services to engage
and promote access to hard-toreach communities through their Community Response Teams
○ Segmenting outreach campaigns
to target audiences
○ Attending, tabling and participating
in community-based organization
and industry community events
countywide
○ Incorporating and keeping
up-to-date information such as on
regulations, rebates and
incentives, programs, contractor
lists and other services
○ Evaluate the feasibility of standing
up a brick-and-mortar location for
in-person resources and education
122
I-5
Expand upon existing promotion
and outreach efforts that increases
access to local, regional, state and
federal energy and electrification
programs and incentives.
● Finding feasible ways to mass
promote and expand outreach
campaigns.
● Partner with, fund and communicate
programs and campaigns through
local community based organizations
that have already built capacity, trust
and strong community networks.
● Streamline and consolidate existing
information while increasing access
to the complex and rapidly evolving
federal (IRA), State (TECH,
SwitchIsOn) utility (PG&E, MCE),
regional (BayREN, BAAQMD), and
local (Electrify Marin) rebates and
incentives available.
● Increase disability, health and ESL
(language) services and inclusion
during community engagements and
creation of promotional collateral.
● Use existing local government
touchpoints with the community to
provide information and education
(e.g., time of renovation, planning or
building permit counter, community
events or campaigns, etc.).
● Target campaigns and
efforts to benefit lowmoderate income (LMI)
households, renters and
energy burdened
communities such as in
rural West Marin, North
Marin, Canal, and Marin
City
● Structure rebate and
incentive programs to
benefit LMI households and
renters especially in
underserved communities
● Increase awareness of and
access to programs and
incentives that first address
deferred maintenance
● Address Split-Incentives:
Structure multi-unit
programs that incent both
renters and property owners
to implement energy
efficiency and electrification
measures
1. Local
Government:
Councils/Electe
ds and Staff
2. BayREN
3. Community
Based
Organizations
4. MCE
5. Transportation
Authority of
Marin (TAM)
123
I-6
Expand stakeholder engagement to
community-based organizations that
represent underserved communities
to build a more equitable electrification
transition.
● Engagement doesn’t end once the
countywide roadmap is finalized.
● Provide periodic and ad-hoc updates
of roadmap to electrification
workshop participants and
community-based organizations
● Work through County Health and
Human Services to engage and
promote access to hard-to-reach
communities through their
Community Response Teams
● Community-based organizations
serving North Marin, Canal, Marin
City and parts of West Marin should
be empowered to set their own vision,
priorities and implementable actions
● Support community led
planning especially by
organizations such as Marin
Climate Justice
Collaborative (Canal
Alliance and Marin City
CRHJ).
1. Community
Based
Organizations
2. Local
Government:
Councils/Electe
ds and Staff
3. Transportation
Authority of
Marin
I-7
Evaluate fee structures and
feasibility of permit programs that
incent gas to electric conversions by
reducing permit costs and
expediting permit timelines for
renovations and appliance upgrades.
● Identify and implement pilots - when
feasible - that can be tested
immediately such as, but not limited
to:
○ Permit holidays or discounts
○ Same day permitting
● Evaluate jurisdiction fee structure
and feasibility to subsidize such a
program
● Continue and increase training of
examiners and inspectors on how to
permit and identify new heat pump,
electric appliances and systems via
BayREN trainings and support
through other forums
● Simplify permitting such as pairing
plumbing and electrical permits to
make the process faster and cheaper
● Lays the groundwork to appropriately
implement a Time of Sale or Time of
Listing policy, if considered
● Offset the impact of the
potential high cost of
permitting for electrification
○ Restructure and
combine mechanicalelectrical-plumbing fees
○ Increase permit fees for
natural gas installations
compared to electric
1. Local
Government:
Councils/Electe
ds and Staff
2. BayREN
124
I-8
Lay the groundwork to accelerate
adoption of electric ready systems
for existing buildings by adopting
appropriate codes and standards and
accompanied with rebates and
incentives.
● Critical to work on in advance of the
BAAQMD NOx rules that start in 2027
● Restructure Electrify Marin’s panel
upgrade incentives to prefer panel
optimization and low amp appliances
first, over panel upsizing
● Focus electrical contractor trainings
and socialization on alternatives to
panel upsizing and panel optimization
● Focus electrical systems trainings on
building/code officials
○ Clarify State standards and apply
appropriate standards locally
○ Work with officials to provide clear
code guidance when approving
installs of circuit sharing devices
such as Automatic Load
Management Systems (ALMS) or
Intelligent Power Management
Technologies (IPMT) such as
smart panels, breakers, relays,
splitters, or control units
● Target outreach and incentives
campaigns to known older residential
and commercial buildings built before
1980
● Evaluate, develop, and adopt a
countywide 2025 model reach
building code which includes:
○ More aggressive electric
readiness requirements
Encourages optimizing capacity
over upsizing
● Target campaigns and
efforts to benefit lowmoderate income (LMI) and
hard-to-reach households,
renters and energy
burdened communities such
as in rural West Marin,
North Marin, Canal, and
Marin City.
1. Local
Government:
Councils/Elected
s and Staff
2. BayREN
3. Marin Builders
Association
4. Other contractor
associations
forums across
Marin
125
I-9
Continue to implement Marin
Countywide EV Acceleration
Strategy launched February 2023.
● Take key actions as outlined in the
acceleration plan
● Partner with communitybased organizations to
increase access and
identify charging
infrastructure needs.
● Use building codes to
require charging capability
for all tenants with parking
spaces in multi-unit
buildings that are affordable
and has cost parity with
those charging in singlefamily homes.
1. Marin Climate &
Energy
Partnership
(MCEP)
2. Transportation
Authority of
Marin
3. Local
Government:
Councils/Electe
ds and Staff
126
I-10 Encourage and coordinate with
PG&E to improve infrastructure
planning and speed up grid
interconnection timelines, especially
for electric load capacity planning,
resiliency, faster grid interconnection
and neighborhood-scale electrification
planning projects.
● Encourage with PG&E to meet SB
410 (Becker), “Powering Up
Californians Act” which holds utilities
accountable to meeting prompt grid
interconnection and energization
timelines.
● Proactively coordinate w/PG&E on
owner/developer planning and
communication that helps with
PG&Es service and distribution
planning, increases reliability, and
reduces energization timelines for
new housing.
● Explore funding to collect and
analyze PG&E energy data that will
help measure existing and project
future countywide electrical capacity
needs at the neighborhood scale
○ Simultaneously collect and
analyze natural gas infrastructure
to identify ideal locations for
neighborhood-scale electrification
and gas infrastructure
decommissioning.
○ See action #I-14 for more details
on neighborhood-scale
electrification
● Segment underserved
populations across Marin
when collecting data so we
can understand where the
best opportunities exist to
implement and target pilots
or campaigns.
1. PG&E
2. New Multi-unit
affordable and
market rate
developers
3. Commercial
developers
4. Local
Government:
Councils/Elected
s and Staff
5. MCEP
127
I-11 Support growth, accelerate and
improve the quality of a diverse and
skilled building energy and
electrification workforce by
expanding upon existing and
considering new programs and
initiatives that train and develop
qualified contractors, realtors,
developers and lenders to meet
increased demand.
● Through SwitchIsOn by TECH,
continue to increase the existing list
of qualified contractors that serves
the region and direct customers to
those lists
● Through BayREN continue to provide
free trainings, continuing education
credit, worksite training, and
networking opportunities on energy
efficiency, all-electric technology,
green financing products, and
business development for building,
contracting and trades professionals,
realtors, lenders, and local building
and safety staff (e.g., Green Labeling
Program, in-person and virtual
training and networking programs)
● Attract residential decarbonization
professionals and increase high
quality jobs by supporting the High
Road Training Partnership (HRTP)
and consider adopting the
recommended labor standards that
come out of the partnership
● Support and expand
regional workforce
development programs
such as Lime Foundation’s
NextGEN Trades Academy
that focuses on skills and
professional development
for a more diverse and
inclusive trades and
contractor workforce
● Adopt regional workforce
development initiatives such
as Rising Sun’s Bay Area
Residential Decarbonization
High Road Training
Partnership that increases
job quality and equitable
access for all workers in the
residential decarbonization
market
● Increase access to inperson or virtual training
and networking
opportunities to the trades
workforce such as
BayRENs ongoing regional
training programs.
1. Community
Based
Organizations
2. MCEP
3. BayREN
4. Local
Government:
Councils/Electe
ds and Staff
5. Local
businesses
6. Trades
associations
7. BAAQMD
8. MCE
9. TECH Clean
California
128
I-12 Evaluate feasibility, staff capacity and
map out steps to implement a Time
of Listing Energy Assessment policy
for residential and/or commercial
buildings.
● Engage with realtors and communitybased organizations to evaluate a voluntary or required energy audit
disclosure policy
○ Compliance check and
resolutions
○ Home Energy Score/audit
○ Flexible energy and electrification
compliance scoring
● First, conduct a feasibility study
and/or survey.
○ The policy should minimize
excess costs and timelines
disproportionate to the overall cost
and closing of the real estate
transaction.
○ Evaluate the staff capacity of
enforcing departments or
agencies.
○ Evaluate market conditions, taxes
to collect such as a refundable
transfer tax, and lead times to
implement projects
● Learn from and adapt certain
elements of other local governments
such as City of Berkeley’s Time of
Listing ordinance and City of Davis
compliance checks.
● Discuss acquisition of data with data
aggregators such as Redfin, Zillow,
MLS, CoStar, County Tax Assessor’s
● Continue to participate and
support trainings and
regional workforce
development initiatives that
builds regional contractor
base.
● Support and encourage the
use of local, legacy,
minority/Woman-owned
and/or BIPOC businesses
to conduct Energy
Assessments for
homeowners.
1. Local
Government:
Councils/Electe
ds and Staff
2. BayREN
3. Marin
REALTORS
4. Communitybased
organizations
5. MCEP
129
I-13 Evaluate existing and increase
access of low-cost financing
programs that serve Marin singlefamily and multi-unit residences. ● Assess and promote existing loan
programs for single-family and multiunit residences such as, but not limited to the State’s Go Green
Financing program and Energy
Efficient Mortgages/Green Mortgages
such as Fannie Mae Green Financing
Loans for single- and multi-unit
residences)
● Continue to expand training and
education of banks/lenders and Marin
REALTORS through BayREN’s
Green Labeling Program
● Target campaigns and
efforts to benefit LMI
households and landlords
serving low-income tenants.
● Green financing programs
can benefit LMI and creditconstrained customers who
otherwise may not qualify
for traditional home equity
loans for upgrades.
● Ensure financing is
available to households
who have poor credit or
can’t afford taking on debt
1. Local
Government:
Councils/Electe
ds and Staff
2. BayREN
3. PG&E
4. MCE
5. Local Banks and
Lenders
6. Marin
REALTORS
7. Community
Based
Organizations
I-14 Evaluate feasibility and funding
resources, then, identify a location
to pilot a neighborhood-scale
electrification demonstration project
anywhere within the 12 jurisdictions
across Marin County.
● Leverage existing and/or collect new
electricity and gas data to analyze
ideal candidates.
● Coordinate with PG&E and learned
lessons from other Bay Area
jurisdictions to identify criteria to
select an ideal location in Marin
County for gas infrastructure
decommissioning.
● Find funding to implement a
neighborhood-scale electrification
pilot project that include both gas
infrastructure decommissioning
planning and replacement of end-use
appliances
● Consider piloting
underserved neighborhoods
such as LMI, hard-to-reach
households, renters and
energy burdened
communities or
developments such as in
rural West Marin, North
Marin, Canal, and Marin
City
● Need to ensure funding is
available for deferred
maintenance in addition to
energy and electrification
upgrades
1. PG&E
2. Community
members/neigh
borhoods
3. Existing Singleor Multi-unit
affordable and
market rate
developers
4. Communitybased
Organizations
5. Local
Government:
Councils/Electe
ds and Staff
130
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-1 Investigate the feasibility and
procure resources to launch a
turnkey countywide concierge
and/or technical assist service
for residences and businesses
while continuing to implement and
update the countywide “central hub”
as necessary.
●Follow-up to Action #I-3 and I-4
●Assess and find funding resources
to launch a concierge and
technical assist service, then
continue implementing the service
for homeowners and/or
businesses and updating as
needed
●Procure more funding and staffing
resources as needed to provide
wrap-around support and
outreach efforts
●If feasible, consider standing up a
brick-and-mortar location for inperson resources and education ● Continue growing qualified
contractor list
● Targeted campaigns
and efforts to benefit
low-moderate income
(LMI) households,
renters and energy
burdened communities
such as in rural West
Marin, North Marin,
Canal, and Marin City
● Structure rebate and
incentive programs to
benefit LMI households
and renters especially
in underserved
communities
● Increase awareness of
and access to
programs and
incentives that first
address deferred
maintenance
● Address SplitIncentives: Structure
multi-unit programs that
incent both renters and
property owners to
implement energy
efficiency and
electrification measures
1. Local
Government:
Councils/Electeds
and Staff
2. New and Existing
Multi-unit and
Commercial
Developers
3. Communitybased
organizations
4. MCE
5. BayREN
6. Transportation
Authority of Marin
131
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-2 Develop and launch a turnkey
technical assistance service for
residences and businesses while
maintaining and integrating the
web-based "central hub".
● Follow-up to Action #N-1
● If funding was procured and
vendor chosen for concierge and
technical assist service, then
continue implementing the
service for homeowners and/or
businesses and updating as
needed
● Procure more funding and
staffing resources as needed to
provide additional wrap-around
support and outreach efforts
● If feasible, consider standing up a
brick-and-mortar location for inperson resources and education ● Continue growing qualified
contractor list
● Targeted campaigns
and efforts to benefit
low-moderate income
(LMI) households,
renters and energy
burdened communities
such as in rural West
Marin, North Marin,
Canal, and Marin City
● Structure rebate and
incentive programs to
benefit LMI households
and renters especially
in underserved
communities
● Increase awareness of
and access to
programs and
incentives that first
address deferred
maintenance
● Address SplitIncentives: Structure
1. Local
Government:
Councils/Electeds
and Staff
2. New and Existing
Multi-unit and
Commercial
Developers
3. Community-based
organizations
4. MCE
5. BayREN
6. Transportation
Authority of Marin
132
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
multi-unit programs that
incent both renters and
property owners to
implement energy
efficiency and
electrification measures
N-3 Continue to update promotion
and outreach efforts and
campaigns as needed
● Continuation of Action #I-5
● Continue finding ways to mass
market, expand outreach, and
streamline and consolidate
existing and new programs and
incentives as they arise
● Continue partnering with and
supporting programs through local
community based organizations
● Continue to use existing local
government touchpoints with the
community to provide timely
information and relevant
education
● Targeted campaigns
and efforts to benefit
low-moderate income
(LMI) households,
renters and energy
burdened communities
such as in rural West
Marin, North Marin,
Canal, and Marin City
● Structure rebate and
incentive programs to
benefit LMI households
and renters especially
in underserved
communities
● Increase awareness of
and access to
programs and
incentives that first
address deferred
maintenance
● Address SplitIncentives: Structure
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
3. Community
Based
Organizations
4. MCE
133
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
multi-unit programs that
incent both renters and
property owners to
implement energy
efficiency and
electrification measures
N-4 Continue to integrate equity
focused actions developed by
community-based organizations
that represent underserved Marin
communities
● Continuation of Action #I-6
● Modify the countywide
electrification roadmap to
incorporate actions that result in
equitable outcomes
● Continue to support
community led planning
especially by
organizations such as
Marin Climate Justice
Collaborative (Canal
Alliance and Marin City
CRHJ)
1. Community
Based
Organizations
2. Local
Government:
Councils/Electeds
and Staff
N-5 Continue implementing programs
that incent gas to electric
conversions by reducing permit
costs and expediting permit
timelines.
● Continuation of Action #I-7
● Continue implementing pilots
proven to be good approaches to
streamlining the permitting
process
● Continue to train examiners and
inspectors on how to permit new
heat pump, electric appliances
and systems via BayREN and
support through other forums
● Continue to identify ways to
simplify permitting (e.g., combine
permits) that makes the process
faster and less costly to
customers
● Offset the impact of the
high cost of permitting
for electrification
○ Restructure and
combine
mechanicalelectrical-plumbing
fees
○ Increase permit fees
for natural gas
installations
compared to electric
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
134
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-6 Implement policies and programs
that accelerate adoption of
electric ready systems for
existing buildings in advance of
the BAAQMD NOx rules that start
the following year, in 2027
● Continuation to Action #I-8
● Continue Electrify Marin’s upgrade
incentives to prefer panel
optimization and low amp
appliances first, over panel
upsizing
● Consider increasing Electrify
Marin’s incentive for panel
upgrade kicker
● Continue electrical contractor
trainings and socialization on
alternatives to panel upsizing and
mitigate the need to perform a
service upgrade
● Continue targeted outreach
campaigns to known older
residential and commercial
buildings built before 1980
●Implement and enforce adopted
2025 building reach codes that
includes more aggressive electric
readiness requirements while
encouraging optimizing electrical
capacity over upsizing, where
feasible
● Target campaigns and
efforts to benefit LMI,
hard-to-reach
households, renters
and energy burdened
communities such as in
rural West Marin, North
Marin, Canal, and Marin
City
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
135
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-7 Continue to implement Marin
Countywide EV acceleration
Strategy
● Continuation of Action #I-9
●Take key actions as outlined in
the acceleration plan
● Partner with
community-based
organizations to
increase access and
identify charging
infrastructure need
● Use building codes to
require charging
capability for all tenants
with parking spaces in
multi-unit buildings that
are affordable and has
cost parity with those
charging in singlefamily homes
1. MCEP
2. Transportation
Authority of Marin
3. Local
Government:
Councils/Electeds
and Staff
4. MCE
N-8 Continue to coordinate with
PG&E to improve infrastructure
planning and speed up
interconnection timelines
especially electric load capacity
planning, faster interconnection
timelines, and neighborhood-scale
electrification planning projects.
● Continuation of Action #I-10
● Continue proactive
owner/developer planning and
communication that helps with
PG&Es service and distribution
planning
● See action #N-14 for more details
on neighborhood-scale
electrification
● Segment underserved
communities across
Marin when collecting
data so we can
understand where the
best opportunities exist
to implement target
pilots or campaigns
1. PG&E
2. New Mult-unit
affordable and
market rate
developers
3. Commercial
developers
4. Local
Government:
Councils/Electeds
and Staff
5. MCEP
136
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-9 Continue to support the growth
of a diverse and skilled building
energy and electrification
workforce.
● Continuation of Action #I-11
● Through TECH, continue to
increase the existing list of
qualified contractors that serves
the region and direct customers to
those lists
● Through BayREN continue to
provide free trainings, continuing
education credit, and networking
opportunities on energy efficiency,
all-electric technology, green
financing products, and business
development for building,
contracting and trades
professionals, realtors, lenders,
and local building and safety staff
(e.g., Green Labeling Program, inperson and virtual training and networking programs
● Re-evaluate the needs on how
local government, communitybased organizations, community colleges, utilities, public agencies,
BayREN, MCE, TAM, and/or
businesses can come together
and fund the growth of and backfill
program gaps for Marin’s energy
and electrification workforce and
contractor base.
● Continue to participate
in regional workforce
development initiatives
that focus on high road
jobs and diversity in the
contractor base
1. Community
Based
Organizations
2. BayREN
3. Local
Government:
Councils/Elected
s and Staff
4. Local
businesses
5. Trades
associations
6. BAAQMD
7. Contractor
workforce
8. TECH Clean
California
9. TAM
10. Community
Colleges
137
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
N-10 If feasible and staff capacity is in
place to enforce, identify a Marin
jurisdiction(s) to pilot a Time of
Listing Energy Audit Policy for
residential buildings.
● Continuation to Action #I-12
● Consider starting with voluntary
compliance check and resolutions
and/or Home Energy Score audits
● Consider balancing burdens to the
seller and value proposition to the
buyer.
● Consider mechanisms such as a
refundable transfer tax.
● See #I-12 1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
3. Communitybased
organization
4. Marin Realtors
5. MCEP
N-11 Evaluate then consider providing
complementary financing options
such as a regional tariff on-bill
financing program that serves
single-family and multi-unit
residences.
●Follow-up to Action #I-13
● Discuss feasibility with Marin
Clean Energy, PG&E, and/or
CPUC to launch a tariff on-bill
financing program (upgrades
repaid through a tariff added to
the utility bill over time) accessible
to the regional customer base.
●Evaluate other forms of financing
targeted to certain communities or
specific technologies, For
example:
○ In 2021, MCE financed 0%
interest home battery loans for
residents
○ Currently MCE and PG&Es
Agricultural and Industrial (AIR)
resources.
● Target campaigns and
efforts to benefit LMI
households and
landlords serving lowincome tenants.
● Green financing
programs can benefit
LMI and creditconstrained customers
who otherwise may not
qualify for traditional
home equity loans for
upgrades.
● Ensure financing is
available to
households who have
poor credit or can’t
afford taking on debt
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
3. MCE
4. PG&E
5. CPUC
N-12 If funded and partners are in place,
pilot a loan financing program(s)
● Follow-up to Action #I-14
● Continue work with partners such
● Same as #N-11 1. Local
Government:
138
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
that serves single-family and multiunit residences and/or businesses.as MCE, PG&E, and/or CPUC, local banks, and/or communitybased organizations to provide appropriate financing products
Councils/Electeds
and Staff
2. BayREN
3. MCE
4. PG&E
5. TECH Clean CA
N-13 Develop a disposal plan for endof-life of gas and heat pump products, appliances, and
refrigerant management.
● Consider codes, campaigns, and
educational materials with the goal
of capturing refrigerants and other
materials for recycling or proper
destruction to ensure they are not
released into the environment
○ This may involve stickers on
appliances, contractor
trainings, additional fines and
enforcement for illegal
disposal, etc.
● Will likely require regional
collaboration, coordination and
planning with Zero Waste Marin,
local waste haulers, landfill
operators and County to ensure
appropriate disposal
● It may require the need for a
regional reuse and salvage
market
Unknown 1. Zero Waste Marin
2. Waste Haulers
3. Local
Government:
Councils/Electeds
and Staff
4. Landfill
Operator(s)
N-14 Evaluate feasibility and funding
resources, then, identify a
location to pilot a neighborhoodscale electrification
● Leverage existing and/or collect
new electricity and gas data to
analyze ideal candidates.
● Coordinate with PG&E and
● See #I-14 1. PG&E
2. Community
members/neighbo
rhoods
139
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
demonstration project anywhere
within the 12 jurisdictions across
Marin County.
learned lessons from other Bay
Area jurisdictions to identify
criteria to select an ideal location
in Marin County for gas
infrastructure decommissioning.
● Find funding to implement a
neighborhood-scale electrification
pilot project that include both gas
infrastructure decommissioning
planning and replacement of enduse appliances
3. Existing Single- or
Multi-unit
affordable and
market rate
developers
4. Communitybased
Organizations
5. Local
Government:
Councils/Electeds
and Staff
N-15 If feasible, partners are in place,
and necessary, develop and
implement a pilot neighborhoodscale electrification
demonstration project. within
Marin County.
● Continuation of Action #I-15
● Continue to coordinate with PG&E
and consult with other Bay Area
jurisdictions select an ideal
location in Marin County for gas
infrastructure decommissioning
● Continue to find funding to
implement as needed
● See #I-14 1. PG&E
2. Existing Single- or
Multi-unit
affordable and
market rate
developers
3. Communitybased
Organizations
4. Local
Government:
Councils/Electeds
and Staff
140
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
L-1 Develop, adopt and implement
updated building and EV
infrastructure reach codes for
New Construction of all building
types during the 2028 and 2031
State building code cycles.
● Continuation to Action #I-1
● Ideally develop and adopt during
the 2028 and 2031 code cycle
● Exemptions and
hardship and feasibility
waivers for
○ Low-income
households
○ Households with
special medical and
accessibility needs
1. Local
Government:
Councils/Electeds
and Staff
L-2 Develop, adopt and implement
updated building and EV
infrastructure reach codes for
Renovations of all building types
during the 2028 and 2031 State
building code cycles.
● Continuation to Action #I-2
● Ideally develop and adopt during
the 2028 and 2031 code cycle
● Exemptions and
hardship and feasibility
waivers for
○ Low-income
households
○ Households with
special medical and
accessibility needs
● Encourage use of
housing programs that
to disincentivize
property owners from
displacing multi-unit
renters during
renovations or
rehabilitation
○ For example,
Multifamily Energy
Savings Assistance
(ESA) program
implemented by
investor-owned
utilities (IOUs)
1. Local
Government:
Councils/Electeds
and Staff
141
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
● Consider antidisplacement policies
(e.g. reference SAJE or
Build-it Green)
L-3 If successful and necessary,
continue enhancing the “all-inone energy and electrification hub and update the program as
necessary.
● Continuation to Action #N-1
● Re-evaluate the value and need of
the online platform
● If necessary, find more permanent
funding to continue providing
concierge and technical assist
services
● Procure more funding and staffing
resources as needed to provide
wrap-around support and
outreach efforts
● Compliment online platform with
traditional outreach engagements
such as in-person, webinars,
newsletters, media, and promotion
through community-based
organizations and trade
associations
● Continue growing qualified
contractor list
● Targeted campaigns
and efforts to benefit
low-moderate income
(LMI) households,
renters and energy
burdened communities
such as in rural West
Marin, North Marin,
Canal, and Marin City
● Structure rebate and
incentive programs to
benefit LMI households
and renters especially
in underserved
communities
● Increase awareness of
and access to
programs and
incentives that first
address deferred
maintenance
● Address SplitIncentives: Structure
multi-unit programs
that incent both renters
and property owners to
implement energy
1. Local
Government:
Councils/Electeds
and Staff
2. New and Existing
Multi-unit and
Commercial
Developers
3. Community-based
organizations
4. MCE
5. BayREN
6. Transportation
Authority of Marin
142
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
efficiency and
electrification
measures
L-4 Continue to update promotion
and outreach efforts and
campaigns as needed.
● Continuation of Action #N-2
● Continue finding ways to mass
market, expand outreach, and
streamline and consolidate
existing and new programs and
incentives as they arise
● Continue partnering with and
supporting programs through local
community based organizations
● Continue to use existing local
government touchpoints with the
community to provide timely
information and relevant
education
● Targeted campaigns
and efforts to benefit
low-moderate income
(LMI) households,
renters and energy
burdened communities
such as in rural West
Marin, North Marin,
Canal, and Marin City
● Structure rebate and
incentive programs to
benefit LMI households
and renters especially
in underserved
communities
● Increase awareness of
and access to
programs and
incentives that first
address deferred
maintenance
● Address SplitIncentives: Structure
multi-unit programs
that incent both renters
and property owners to
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
3. Community Based
Organizations
4. MCE
5. Transportation
Authority of Marin
143
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
implement energy
efficiency and
electrification
measures
L-5 Continue community
engagements to re-evaluate
policy and community needs.
● Continuation to Action #N-3
● Partner with community to reassess barriers and solutions ● Look at new policy, program,
financing and revenue generating
mechanisms to fund energy and
electrification projects
● Through BayREN, continue to
increase contractor, building
professionals and local building
staff attendance to free trainings
on installing and permitting of heat
pumps and electrical appliances
and systems
● Ensure community
based organizations
serving LMIs, hard-toreach households,
renters and energy
burdened communities
are continually
engaged and partnered
with to develop actions
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
3. Community Based
Organizations
4. MCE
5. Local businesses
6. Trades
associations
7. Contractor
workforce
8. Transportation
Authority of Marin
L-6 Continue implementing and
enhancing permit streamlining
measures that incent electric
over gas installations.
● Continuation to Action #N-4
●Implement and re-evaluate
approaches to continue speeding
up the permitting process
● Continue to train examiners and
inspectors on how to permit new
heat pump, electric appliances
and systems via BayREN
● Continue to identify ways to
simplify permitting
● Continue to find ways
to offset the impact of
the high cost of
permitting for
electrification
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
144
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
L-7 Continue code implementation
and rebates and incentives in
support of installing electric
ready systems for existing
buildings especially during the
2028 and 2031 State building code
development cycles.
● Continuation to Action #N-5
● Develop, implement and enforce
adopted 2028 and 2031 building
reach codes that includes that
advance energy and electrification
for residential and nonresidential
● Target campaigns and
efforts to benefit LMI,
and hard-to-reach
households, renters
and energy burdened
communities such as in
rural West Marin, North
Marin, Canal, and
Marin City
1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
L-8 Continue to implement the Marin
Countywide EV Acceleration
Strategy.
● Continuation of Action #N-6
●Take key actions as outlined in
the acceleration plan
● Partner with community
based organizations to
increase access and
identify charging
infrastructure need
● Continue to ensure
equitable and
affordable access to
EV charging
1. MCEP
2. Transportation
Authority of Marin
3. Local
Government:
Councils/Electeds
and Staff
4. MCE
L-9 Continue to coordinate with
PG&E to improve infrastructure
planning.
● Continuation of Action #N-8
● Continue proactive
owner/developer planning and
communication that helps with
● Segment underserved
communities across
Marin when collecting
data so we can
1. PG&E
2. New Mult-unit
affordable and
market rate
developers
145
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
PG&Es service and distribution
planning
understand where the
best opportunities exist
to implement target
pilots or campaigns
3. Commercial
developers
4. Local
Government:
Councils/Electeds
and Staff
5. MCEP
L-10 Continue to support growth of
the local and regional building
energy and electrification
workforce.
● Continuation of Action #N-8
● Through BayREN, continue to
increase contractor, building
professionals and local building
staff attendance to free trainings
on installing and permitting of heat
pumps and electrical appliances
and systems
● Re-evaluate the needs on how
local government, communitybased organizations, utilities, public agencies, BayREN and/or
businesses can come together
and fund the growth of and backfill
program gaps for Marin’s
workforce and contractor base. to
best grow Marin’s workforce.
● Continue to participate
in regional workforce
development initiatives
that focus on high road
jobs and diversity in the
contractor base
1. Community Based
Organizations
2. Local
Government:
Councils/Electeds
and Staff
3. Local businesses
4. Trades
associations
5. Contractor
workforce
6. MCEP
L-11 If pilot is successful, continue
implementing a Time of Listing
Energy Audit Policy for residential
buildings and expand to other Marin
● Continuation to Action #N-9
● Work with other Cities and Towns
to develop and adopt policy locally
● See #I-12 1. Local
Government:
Councils/Electeds
and Staff
2. BayREN
146
Action
#
Action Description
(Policy, Program, Incentives)
Action Details Equity Consideration(s) Recommended
Implementing
Organizations
and Partners
jurisdictions as needed 3. Community-based
organization
4. Marin Realtors
5. MCEP
L-12 If successful, continue to
implement a targeted
neighborhood-scale
electrification pilot
● Continuation to Action #N-13
● Continue coordination with PG&E
and consulting with other
jurisdictions implementing
● Continue to find funding as
needed in order to continue
implementing
● See #I-14 1. PG&E
2. Community
members/neighbo
rhoods
3. Existing Single- or
Multi-unit
affordable and
market rate
developers
4. Community-based
Organizations
5. Local
Government:
Councils/Electeds
and Staff
6. MCEP
L-13 If feasible, begin implementation
of a disposal plan for end-of-life
of gas and heat pump products,
appliances, and refrigerant
management.
● Continuation of Action #N-13
● Implement the plan
● Continue regional collaboration,
coordination and planning with
Zero Waste Marin, local waste
haulers, landfill operators and
County to ensure appropriate
disposal
● It may require the need for a
regional reuse and salvage
market
Unknown 1. Zero Waste Marin
2. Waste Haulers
3. County of Marin
4. Landfill
Operator(s)
5. CalRecycle