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stage. She noted that Condition No. 26 for the earlier project identifies roof trusses that handle the additional load per square foot; she pointed out that it would be tough to return and retrofit if someone decided later on that they wanted to do that. She indicated that the only reason she thinks this should be a consideration is that it would be a lot easier to do it up front as part of the construction. Commissioner Blank noted that one of the electives is to install a solar photovoltaic system, and another is to install solar water heating system that complies with solar rating and certification corporation. He noted that the other two electives are photovoltaic: "Based on the roof surface and penetrations through the roof surface are provided for future solar installations,” which he said the City has never required; and “A minimum one-inch conduit is provided from the electrical surface equipment for the future installation of photovoltaic system,” which sounds more like what the City has required. He pointed out that three of the four electives are all about photovoltaic and assumed that the PV-ready system would be the most expensive, followed by the solar water heater. He indicated that the builder would have to select one of two options: penetrate the roof or install pull strings. Commissioner Pentin inquired whether one must choose renewable energy. Mr. Corbett replied that one of the five categories is energy efficiency, and there are several sub-categories. He added that builders would be able to choose four electives from the list under A-4.2. Commissioner O’Connor stated that someone building a custom home would have the ability to choose what they want, but developers will pick what they think will sell or what is cost-effective. He indicated that nothing much is gained when pull strings are put on 100 homes and only two people install the system. He noted, however, that things change, prices come down, things get better, and homeowners may feel they are better off waiting given the payback period. Commissioner O'Connor noted that there are so many variables to consider and did not think the Commission should dictate what the developers should or should not do. He indicated that he understands the position of developers and others and thinks that the list of mandates and electives should remain; additionally, anything mandated should be made clear up front. Commissioner Blank moved to find that the proposed amendments to the Municipal Code are statutorily exempt from CEQA and to recommend approval of Case PRZ-55 as shown in Exhibit A, with the direction that prior to presentation to the City Council, staff provide information on cost differences between baseline information, the City's current green points requirements, and what is being proposed. Commissioner Pentin seconded the motion. PLANNING COMMISSION MEETING MINUTES, September 29, 2010 Page 18 of 21