HomeMy WebLinkAbout2008/12/08 Board of Appeals & Advisors Agenda PacketBOARD OF APPEALS AND ADVISORS
Meeting Date: 12/08/08
Subject A. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
CHAPTER 15.24 OF THE CHULA VISTA MUNICIPAL CODE BY
ADDING SECTION 15.24.060
B. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING
CHAPTER 15.28 OF THE CHULA VISTA MUNICIPAL CODE BY
ADDING SECTION 15.28.015
Submitted By: Assistant Director of Planning and Building/Building Official
On July 10, 2008, Council approved Resolution No. 2008-177 in which Council adopted the
implementation plans for the Climate Change Working Group (CCWG) measures and approved
partial implementation of the measures based on funding levels. The proposed ordinances amend
the Electrical Code and the Plumbing Code to require new residential units to be pre -wired for
future photovoltaic systems and pre -plumbed for future solar water heaters, respectively. The
adoption of the ordinances is a partial implementation of CCWG Measure No. 5, Solar and
Energy Efficiency Conversion.
RECOMMENDATION- Recommend to City Council the adoption of both ordinances.
DISCI TSSTON- On July 10, 2008, Council approved Resolution No. 2008-177 in which Council
adopted the implementation plans for the CCWG measures and approved phased implementation
of the measures based on funding levels. One of the components of Measure No. 5, Solar and
Energy Efficiency Conversion, is adopting a requirement for pre -wiring for future photovoltaic
systems at time of new residential construction. The ordinance (Attachment A) amends
Municipal Code Chapter 15.24, Electrical Code and Regulations, to require all new residential
units to have electrical conduits pre-installed for future photovoltaic systems based on specific
installation guidelines; Chula Vista Photovoltaic Pre -Wiring Installation Requirements
(Attachment Q. The estimated additional cost of this requirement during construction of a new
residential unit is $350 and the conduits will be concealed within the attic and walls whereas the
cost of installation on an existing unit is at least twice as much and most of the material would be
surface mounted on the exterior of the residence..
As for the second ordinance (Attachment B), existing Municipal Code Section 20.04.030, Solar
Water Heater Pre -plumbing, requires all new residential units to be pre -plumbed for future
installation of solar hot water heater systems. This requirement constitutes a local amendment to
the California Plumbing Code (CPC) because it requires the installation of plumbing material
beyond the minimum CPC requirements. Therefore, staff is proposing amending the Plumbing
Code by adding Section 15.28.015 to Municipal Code Chapter 15.28. In addition, Section
15.28.015 requires the installation to be based on specific guidelines; Chula Vista Solar Water
Heater Pre -Plumbing Installation Requirements (Attachment D). The estimated additional cost
F:\CVGBP\CVGBP Ordinances\BOAA PV SHWH Ord.doc
Meeting Date 12/08/08
Page 2
of this requirement during construction of a new residential unit is $450 whereas the cost of
installation on an existing unit is at least twice as much and most of the plumbing would be
surface mounted on the exterior of the residence.
Attachments:
A. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING CHAPTER 15.24 OF
THE CHULA VISTA MUNICIPAL CODE BY ADDING SECTION 15.24.060
B. AN ORDINANCE OF THE CITY OF CHULA VISTA AMENDING CHAPTER 15.28 OF
THE CHULA VISTA MUNICIPAL CODE BY ADDING SECTION 15.28.015
C. Chula Vista Photovoltaic Pre -Wiring Installation Requirements
D. Chula Vista Solar Water Heater Pre -Plumbing Installation Requirements
F:\CVGBP\CVGBP Ordinances\BOAA PV SHWH Ord.doc
DRAFT
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING CHAPTER 15.24 OF THE CHULA
VISTA MUNICIPAL CODE BY ADDING SECTION
15.24.060
The City Council of the City of Chula Vista does ordain as follows:
SECTION I. That Chapter 15.24 of the Chula Vista Municipal Code is hereby
amended to read as follows:
Chapter 15.24
ELECTRICAL CODE AND REGULATIONS*
Sections:
15.24.010 California Electrical Code, 2007 Edition, adopted by reference.
15.24.035 Previously used materials.
15.24.045 Distribution panels — Separate required when.
15.24.050 Circuit cards to be posted when.
15.24.055 Electric fences — Defined — Prohibited.
15.24.060 Phase arrangement —Amended.
15.24.065 Photovoltaic Pre -wiring Requirements.
For statutory provisions exempting electrical contractors from licensing under an electrical
repairman's statute, see Bus. and Prof. Code § 9804. For statutory provisions authorizing cities to
regulate the materials used in wiring structures for electricity and in piping them for water, gas or
electricity, and to regulate the manner of such piping, see Gov. Code § 38660.
Prior legislation: Ords. 2045, 2158, 2292, 2459, 2506, 2639 and 2647.
15.24.010 California Electrical Code, 2007 Edition, adopted by reference.
There is hereby adopted by reference the California Electrical Code, 2007
Edition, known as the California Code of Regulations Title 24, Part 3, as
copyrighted by the National Fire Protection Association and the California
Building Standards Commission. Said document is hereby adopted as the
electrical code of the City of Chula Vista, regulating the installation, repair,
operation and maintenance of all electrical wiring and electrical apparatus of any
nature whatsoever, whether inside or outside of any building within the City,
excepting such portions as are hereinafter deleted, modified, or amended.
Chapter 15.06 CVMC shall serve as the administrative, organizational and
enforcement rules and regulations for this chapter. (Ord. 3091 § 1, 2007; Ord.
3013 § 1, 2005; Ord. 2875 § 1, 2002; Ord. 2785-B § 1, 1999).
Ordinance No.
Page 2
15.24.035 Previously used materials.
Previously used materials shall not be reused in any work without approval by
the Building Official. (Ord. 3091 § 1, 2007; Ord. 3013 § 1, 2005; Ord. 2875 § 1,
2002; Ord. 2785-B § 1, 1999).
15.24.045 Distribution panels — Separate required when.
Each store in a store building, each flat in a flat building, and each building
used as a dwelling shall be so wired that each store, apartment, flat or dwelling
shall have separate lighting and/or power distribution panels. Such panels shall
not serve other portions of the building. Hotels, motels, hotel apartments and
similar types of buildings may be wired from one or more distribution panels.
(Ord. 3091 § 1, 2007; Ord. 3013 § 1, 2005; Ord. 2875 § 1, 2002; Ord. 2785-B
§ 1, 1999).
15.24.050 Circuit cards to be posted when.
When requested by the Building Official, a complete schedule of circuits
showing the number, kind and capacity of each outlet on each circuit shall be
posted on each job prior to rough inspection. (Ord. 3091 § 1, 2007; Ord. 3013
§ 1, 2005; Ord. 2875 § 1, 2002; Ord. 2785-B § 1, 1999).
15.24.055 Electric fences — Defined — Prohibited.
A. As used herein, the term "electric fence" includes all fences which in any
way use electrical energy as an additional deterrent or have wires charged with
electricity which are not covered with adequate insulation to protect persons and
animals coming in contact therewith.
B. No electric fence may be constructed, maintained or operated within the
City. (Ord. 3091 § 1, 2007; Ord. 3013 § 1, 2005; Ord. 2875 § 1, 2002; Ord. 2785-
B § 1, 1999).
15.24.060 Phase arrangement — Amended.
Section 408.3(E) of the California Electrical Code is hereby amended to read:
Phase Arrangement. The phase arrangement on three-phase buses shall
be A, B, C from front to back, top to bottom, or left to right, as viewed from
the front of the switchboard or panelboard. The C phase shall be that
phase having the higher voltage ground on three-phase, four -wire delta -
connected systems. Other busbar arrangements may be permitted for
additions to existing installations and shall be marked.
(Ord. 3091 § 1, 2007; Ord. 3013 § 1, 2005; Ord. 2875 § 1, 2002; Ord. 2785-B
§ 1, 1999).
Ordinance No.
Page 3
15.24.065 Photovoltaic Pre-wirinq Requirements.
All new residential units shall include electrical conduit specifically
designed to allow the later installation of a photovoltaic (PV) ystem which
utilizes solar energy as a means to provide electricity. No building ermit
shall be issued unless the requirements of this section and the Chula Vista
Photovoltaic Pre -Wiring Installation Requirements are incorporated into
the approved building plans.
The provisions of this chapter can be modified or waived when it can be
satisfactorily demonstrated to the building official that the requirements of
this section are impractical due to shading building orientation
construction constraints or configuration of the parcel.
SECTION II. FINDINGS AND DECLARATION.
The City Council of the City of Chula Vista specifically and expressly finds and
declares that adding section 15.24.065 to Chapter 15.24 is necessary due to local
climatic conditions. As a result of high summer ambient temperatures and periods
of heat waves, average load demand and peak load demand of energy used in
Chula Vista is an important factor concerning public safety and adverse economic
impacts of power outages or power reductions. Facilitating the installation of
Photovoltaic systems will have local and regional benefits in the reduction of total
and peak energy use and greenhouse gas emissions.
SECTION III. EFFECTIVE DATE.
This ordinance will take effect and be in force thirty days after final passage.
Presented by Approved as to form by
Brad Remp Bart Miesfeld
Assistant Director of Planning and Building Interim City Attorney
DRAFT
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING CHAPTER 15.28 OF THE CHULA VISTA
MUNICIPAL CODE BY ADDING SECTION 15.28.015
The City Council of the City of Chula Vista does ordain as follows:
SECTION I. That Chapter 15.28 of the Chula Vista Municipal Code is hereby
amended to read as follows:
Chapter 15.28
PLUMBING CODE*
Sections:
15.28.010 California Plumbing Code, 2007 Edition, adopted by reference.
15.28.015 Solar Water Heater Pre -Plumbing.
Prior legislation: Prior code §§ 23.3 and 23.9; Ords. 779, 1332, 1748, 1917, 2156, 2343, 2506, 2508,
2639 and 2646.
15.28.010 California Plumbing Code, 2007 Edition, adopted by reference.
There is hereby adopted by reference the California Plumbing Code, 2007
Edition, known as the California Code of Regulations, Title 24, Part 5, and
Appendices A, B, D and I of that document as copyrighted by the International
Association of Plumbing and Mechanical Officials and the California Building
Standards Commission. Said document is hereby adopted as the plumbing code of
the City of Chula Vista for regulating the complete installation, maintenance and
repair of plumbing, drainage systems, water systems, gas systems, and private
sewage disposal systems on all properties and within all buildings and structures in
the City. Chapter 15.06 CVMC shall serve as the administrative, organizational and
enforcement rules and regulations for this chapter. (Ord. 3092 § 1, 2007; Ord. 2877
§ 1, 2002; Ord. 2787-B § 1, 1999).
15.28.015 Solar Water Heater Pre -Plumbing.
All new residential units shall include plumbing specifically designed to
allow the later installation of a system which utilizes solar energy as the
Primary means of heating domestic potable water. No building permit shall be
issued unless the requirements of this section and the Chula Vista Solar
Water Heater Pre -Plumbing Installation Requirements are incorporated into
the approved building plans.
The provisions of this chapter can be modified or waived when it can be
satisfactorily demonstrated to the building official that the requirements of this
Ordinance No.
Page 2
section are impractical due to shading building orientation construction
constraints or configuration of the parcel.
SECTION II. FINDINGS AND DECLARATION.
The City Council of the City of Chula Vista specifically and expressly finds and
declares that adding section 15.28.015 to Chapter 15.28 is necessary due to local
climatic conditions. As a result of high summer ambient temperatures and periods of
heat waves, average load demand and peak load demand of energy used in Chula
Vista is an important factor concerning public safety and adverse economic impacts of
power outages or power reductions. Facilitating the installation of solar water heating
systems will have local and regional benefits in the reduction of total and peak energy
use and greenhouse gas emissions.
SECTION III. EFFECTIVE DATE.
This ordinance will take effect and be in force thirty days after final passage.
Presented by
Approved as to form by
Brad Remp Bart Miesfeld
Assistant Director of Planning and Building Interim City Attorney
These requirements are applicable in all new Single Family Dwellings (SFD's) and duplexes. They
shall also apply to Multi Family Dwellings (MFD's) where a solar array can feed the "House Meter"
that supplies the common areas of the building.
• In SFD's and duplex units up to 2500 sq. ft, with the electrical service located on the
exterior of a qara_qe wall, a run of one 1" Electrical Metallic Tubing conduit (EMT) shall be
installed from an accessible location in the attic to an accessible location stubbed out into the
garage. Stub out another conduit from the service to a pull / junction box on the inside of the
garage.
• If the electrical service is not located on an exterior qaraqe wall, another 1" conduit shall be
run from the electrical service to a junction box on the inside of the garage wall. (Most PV
system inverters will work best out of direct sunlight and heat, and may be mounted in the
garage on the backside of the electrical service.)
• Houses over 2500sq.ft and MFD's will require 1-1/4" EMT conduit.
• Conduit in the attic shall terminate a minimum of 6 inches above the insulation.
• For roofs having less than a 4" in 12" slope that have clay or concrete roof tiles: EMT conduit,
shall be stubbed out a minimum of 12" above the roof, capped off and provided with a roof jack
for a future Photovoltaic System.
• For roofs having a 4" in 12" slope or greater with any type of roof covering: Provide EMT
conduit to an accessible location in the attic a minimum of 6" above the insulation and cap off.
• The location for EMT conduit stubbed up through the roof will be to the largest roof area that is
south facing, or secondarily to the largest west facing roof area.
• The conduit shall be properly supported, protected, capped off at both ends, and run to
accessible locations at both ends.
• Work shall comply with the Electrical code in effect at the time of installation.
• Any notching and boring of studs or top plates shall be strapped/nail plated to provide
protection for the conduit and shall reestablish the structural integrity of the members. (Per
chapter 23 of the California Building Code in effect at the time of Plan Check approval.)
• Pre -wire conduit shall be complete for rough frame inspection.
• For questions please call Andrew McGuire @ (619) 691-5272 #3613. Our website, search
"Photovoltaic" for more information, resources and our Plan Check Correction List.
F:\CVGBP\To Lou PV Form.DOC
DEPARTMENT OF PLANNING &
BUILDING
BUILDING DIVISION
Photovoltaic
276 Fourth Avenue
CITY
CHULA VISTA
Chula Vista CA 91910
Pre -Wiring
Installation
619-691-5272 619-585-5681 FAX
Requirements
FORM XXX
These requirements are applicable in all new Single Family Dwellings (SFD's) and duplexes. They
shall also apply to Multi Family Dwellings (MFD's) where a solar array can feed the "House Meter"
that supplies the common areas of the building.
• In SFD's and duplex units up to 2500 sq. ft, with the electrical service located on the
exterior of a qara_qe wall, a run of one 1" Electrical Metallic Tubing conduit (EMT) shall be
installed from an accessible location in the attic to an accessible location stubbed out into the
garage. Stub out another conduit from the service to a pull / junction box on the inside of the
garage.
• If the electrical service is not located on an exterior qaraqe wall, another 1" conduit shall be
run from the electrical service to a junction box on the inside of the garage wall. (Most PV
system inverters will work best out of direct sunlight and heat, and may be mounted in the
garage on the backside of the electrical service.)
• Houses over 2500sq.ft and MFD's will require 1-1/4" EMT conduit.
• Conduit in the attic shall terminate a minimum of 6 inches above the insulation.
• For roofs having less than a 4" in 12" slope that have clay or concrete roof tiles: EMT conduit,
shall be stubbed out a minimum of 12" above the roof, capped off and provided with a roof jack
for a future Photovoltaic System.
• For roofs having a 4" in 12" slope or greater with any type of roof covering: Provide EMT
conduit to an accessible location in the attic a minimum of 6" above the insulation and cap off.
• The location for EMT conduit stubbed up through the roof will be to the largest roof area that is
south facing, or secondarily to the largest west facing roof area.
• The conduit shall be properly supported, protected, capped off at both ends, and run to
accessible locations at both ends.
• Work shall comply with the Electrical code in effect at the time of installation.
• Any notching and boring of studs or top plates shall be strapped/nail plated to provide
protection for the conduit and shall reestablish the structural integrity of the members. (Per
chapter 23 of the California Building Code in effect at the time of Plan Check approval.)
• Pre -wire conduit shall be complete for rough frame inspection.
• For questions please call Andrew McGuire @ (619) 691-5272 #3613. Our website, search
"Photovoltaic" for more information, resources and our Plan Check Correction List.
F:\CVGBP\To Lou PV Form.DOC
These requirements are applicable in all new Single Family Dwellings. They also apply to Multi
Family Dwellings where each unit extends vertically from the foundation to the roof or where buildings
have a central water heating system that serves all the units.
• For roofs having less than a 4" in 12" slope that have clay or concrete roof tiles: Two 3/4" copper
pipes and one 3/4" Electrical Metallic Tubing (EMT) conduit, shall be stubbed out a minimum of
12" above the roof, capped off and provided with roof jacks for a future solar hot water heating
system. The pipe and conduit shall be run to the location of the water heater, be capped off and
be readily accessible.
• For roofs having a 4" in 12" slope or greater with any type of roof covering: Provide two 3/4"
copper pipes and one 3/4" EMT conduit to an accessible location in the attic a minimum of 6"
above the insulation and be capped off. The pipes and conduit shall be run to the location of the
water heater, be capped off and be readily accessible.
• Pipe and conduit should penetrate the roof in the lower one-third of the slope. This will enable
proper drainage of the system.
• Pipes shall be sloped at least Y4" per foot of run from the upper capped end at the roof to the
lowest capped end at the storage tank. This will enable drainage for freeze protection and
maintenance.
• Locations for both pipes and conduit will be to the largest roof area that is south facing, or
secondarily to the largest west facing roof area.
• Both pipes and conduit shall be run and properly supported the entire length of the building to the
area where the water heater will be placed.
• Pipe insulation shall have at least a'/" thick wall and be rated to 212 degrees F
• The use of Tank -less Water Heaters does not exempt these pre-plumbing/piping requirements.
• The use of CPVC and PEX piping is not permitted.
• Work shall comply with the Plumbing and Electrical codes in effect at the time of plan check
approval.
• Any notching and boring of studs or top plates shall be strapped/nail plated to provide protection
for the pipe/conduit and shall reestablish the structural integrity of the members. (Per chapter 23 of
the California Building Code in effect at the time of plan check approval.)
• Pre-plumbing/piping shall be complete for rough frame inspection.
• For questions please call Andrew McGuire @ (619) 691-5272 #3613. Our website, search "Solar
Hot Water Heating" for more information, resources and our Plan Check Correction List.
F:\CVGBP\To Lou SHWH Form.doc
DEPARTMENT OF PLANNING &
vf/
BUILDING
BUILDING DIVISION
Solar Hot Water Heating
276 Fourth Avenue
CITY
CHULA VISTA
Chula Vista CA 91910
Pre -Plumbing
619-691-5272 619-585-5681 FAX
Installation
Requirements
FORM xxx
These requirements are applicable in all new Single Family Dwellings. They also apply to Multi
Family Dwellings where each unit extends vertically from the foundation to the roof or where buildings
have a central water heating system that serves all the units.
• For roofs having less than a 4" in 12" slope that have clay or concrete roof tiles: Two 3/4" copper
pipes and one 3/4" Electrical Metallic Tubing (EMT) conduit, shall be stubbed out a minimum of
12" above the roof, capped off and provided with roof jacks for a future solar hot water heating
system. The pipe and conduit shall be run to the location of the water heater, be capped off and
be readily accessible.
• For roofs having a 4" in 12" slope or greater with any type of roof covering: Provide two 3/4"
copper pipes and one 3/4" EMT conduit to an accessible location in the attic a minimum of 6"
above the insulation and be capped off. The pipes and conduit shall be run to the location of the
water heater, be capped off and be readily accessible.
• Pipe and conduit should penetrate the roof in the lower one-third of the slope. This will enable
proper drainage of the system.
• Pipes shall be sloped at least Y4" per foot of run from the upper capped end at the roof to the
lowest capped end at the storage tank. This will enable drainage for freeze protection and
maintenance.
• Locations for both pipes and conduit will be to the largest roof area that is south facing, or
secondarily to the largest west facing roof area.
• Both pipes and conduit shall be run and properly supported the entire length of the building to the
area where the water heater will be placed.
• Pipe insulation shall have at least a'/" thick wall and be rated to 212 degrees F
• The use of Tank -less Water Heaters does not exempt these pre-plumbing/piping requirements.
• The use of CPVC and PEX piping is not permitted.
• Work shall comply with the Plumbing and Electrical codes in effect at the time of plan check
approval.
• Any notching and boring of studs or top plates shall be strapped/nail plated to provide protection
for the pipe/conduit and shall reestablish the structural integrity of the members. (Per chapter 23 of
the California Building Code in effect at the time of plan check approval.)
• Pre-plumbing/piping shall be complete for rough frame inspection.
• For questions please call Andrew McGuire @ (619) 691-5272 #3613. Our website, search "Solar
Hot Water Heating" for more information, resources and our Plan Check Correction List.
F:\CVGBP\To Lou SHWH Form.doc