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Atherton City Council Meeting
Building Reach Code
Electric Readiness
October 30, 2024
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Today’s Objective
§ Discuss Reach Code approaches to encourage building electrification § Review and discuss the proposed ordinance amendments to Chapter 15.19 of the Municipal Code § Obtain policy direction on electric readiness for outdoor gas appliances (e.g., grills, BBQs)
1. Background of Reach Codes
2. New Construction Options
§ Electric Readiness Opportunities
3. Existing Building Options
§ Electric Readiness Opportunities
4. Wrap Up / Questions
Agenda
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Background
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Background
• City Council’s Consideration of Enhancement Options (February 2024) o Energy Performance Approach: Decarbonization-focused, but requires California Energy Commission (CEC) approval
- Found to be complex, lengthy, and less relevant with upcoming 2025 Energy Code changes o Electric Readiness Measures: Prepares buildings for future electrification without immediate appliance changes
- Allows easier, cost-effective electrification in line with future regulatory requirements (e.g., BAAQMD 2027, 2029)
§ City Council’s Adoption of Section 15.19.030 of the AMC (July 2024) o Repealed and re-enacted the Reach Code to make it consistent with federal law, as articulated by the Ninth Circuit Court of Appeals ruling in the California Restaurant Association v City of Berkeley.
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2025 Energy Code Changes
New Construction (Climate Zone 3)
Space Heating Water Heating Appliances/
Other
Cycle 2022 2025 2022 2025 2025
Single Family HP required HP required
Gas/propane or
HPWH
+ Electric Ready
HPWH required
Electric Ready
Cooking and
Drying
Multifamily HP required HP required
All systems:
Gas/propane or
HPWH
Individual:
HPWH required
Central:
Gas/propane or
HPWH
Building electrical
system sizing for
future electrification
Nonresidential
Single zone HPs required
in most building types
(retail, grocery, school,
office, bank, library)
Same single zone
requirement
Multizone HPs required
for offices and schools
HPWH in schools
<25k ft2
HPWH in schools
<25k ft2
Electric readiness
requirements for
commercial kitchens
All Buildings N/A
Large pools and spas to
be heated by HP pool
heaters or partially by
renewable energy
Key: Electrification Gas Allowed Electric Ready
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BAAQMD Readiness
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Existing Building Approach
Prepare buildings for future electric appliances by requiring the installation of infrastructure, such as:
• Branch circuit wiring or conduit
• Circuit breakers or panel space
• Physical space
• Condensate drain
Electric Readiness Reach Codes require that applicants, when they are already pulling a permit for a renovation project, abide by certain electric-ready requirements.
• Avoid missed opportunities
• Little additional cost.
• Avoid retrofit costs once BAAQMD and CARB standards take effect.
• Does not mandate a specific appliance/fuel be used.
• In addition to electric readiness requirements from Title 24, Part 6. © TRC Companies, Inc. All rights reserved
New Construction
Options
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Electric Readiness
Building Type Adopted 2025 State Energy Code Opportunities in 2025 for Adding Requirements Single Family • Heat Pump Water Heater Ready
• Heat Pump Space Heater Ready
• Electric Cooktop Ready
• Electric Clothes Dryer Ready
• Energy Storage System Ready
• Outdoor Cooking, where plumbed
• Pool/Spa Heating Equipment
• Indoor/Outdoor Fireplace, where plumbed
Multifamily • Heat Pump Water Heater Ready
• Heat Pump Space Heater Ready
• Electric Cooktop Ready
• Electric Clothes Dryer Ready
• Prescriptive Energy Storage Installed
New Construction
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4.106.5.1.2 Electric readiness requirements for systems using gas or propane.
Where any systems using gas or propane are installed, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electric equivalent of that appliance that serves the same function in the following ways, as certified by a registered design professional or licensed electrical contractor.
a) Branch circuit wiring, electrically isolated and designed to serve a future electric appliance with the same function in accordance with manufacturer requirements and the California Electrical Code, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within five feet of the appliance that is accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors; and
b) Labeling of both ends of the unused conductors or conduit shall be with “For Future Electrical Appliance”; and
c) Reserved circuit breakers in the electrical panel for each branch circuit, appropriately labeled (e.g. “Reserved for Future Electric Fireplace”), and positioned on the opposite end of the panel supply conductor connection; and d) Connected subpanels, panelboards, switchboards, busbars, and transformers shall be sized to serve the future electric appliance. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electric Code; and
e) Physical space for future electric appliances, including equipment footprint, shall be depicted on the construction drawings. The footprint necessary for future electric appliances may overlap with non-structural partitions and with the location of currently designed combustion equipment.
Electric Readiness – Draft Language
§ Does not specify voltage
− Allows 120V or 240V where appropriate.
§ Examples:
− Outdoor cooking
− Indoor or outdoor fireplaces
− Pools, spas, and hot tubs
§ Exceptions:
− Generators
New Construction
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Existing Building
Options
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Electric Readiness Opportunities
§ Alteration that is already
occurring.
§ Requires a permit.
§ Exceptions:
− Standalone equipment
replacements or repairs.
− If the project doesn’t already
require an electrical permit.
− Compliance would trigger a
utility service upgrade that
was not part of original scope.
§ Can update ordinance to set
minimum cost threshold
based on permit data (e.g.
$3,000)
Existing Buildings Project Permit #
per year
Requirement Cost per
Appliance
Panel/Service
Upgrade
1 to 30 Size the panel and service for a future allelectric home based on the single family new construction code
$0 - $500
Panel/Service
Upgrade
1 to 30 Require branch circuit wiring for a future
electric water heater and space heater
$1,000 - $2,000
Kitchen
Renovations
13 to 43 Require branch circuit wiring for a future
electric cooktop
$500 - $1,000
Laundry Room
Renovations
3 to 33 Require branch circuit for a future electric
clothes dryer
$500 - $1,000
Utility Room
Renovations
1 to 30 Require branch circuit, physical space,
and condensate drainage for a future
electric water heating and space heater
$1,000 - $3,000
TOTAL 19 - 49
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Recommendation
§ It is recommended that the Council consider various options in support of Reach Codes and provide feedback and direction to staff for the next steps.
o Minimum threshold (e.g., Cost, Square footage, etc.)
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APPENDIX
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Time of Permit - Electric-Readiness Reach Code
An exception could be offered for situations where as a result of these requirements, an increase in capacity for an electrical panel, feeders, transformer, or electrical service (that is not part of the appliance upgrade scope) is needed.
Retrofit Category Details
Heating, Ventilation
and Air Conditioning
For alterations and additions that include an HVAC system, the Town could require an outlet for a future electric heat pump.
Water heating For alterations and additions that include a water heating system, the Town could require an outlet for a future water heater heat pump.
Pool and Spas For alterations and additions that include pool or spa equipment, the Town could require an outlet for a future electric pool pump.
Installing 240V outlet
when renovating the
following areas:
Laundry room (an outlet for a future electric clothes dryer) Kitchen (an outlet for future electric oven/stove)
Panel When planning an electrical panel replacement and electrical panel upgrade, the Town could require the electrical panel to include panel capacity and breaker space for future electrification of building systems.
Photos: Energy Code Ace
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Electric Readiness
Building Type Current 2022 State Code Opportunities for Adding Electric Readiness Requirements Single Family • Heat Pump Water Heater Ready
• Heat Pump Space Heater Ready
• Electric Cooktop Ready
• Electric Clothes Dryer Ready
• Energy Storage System Ready
All Gas/Propane Appliances, such as:
• Outdoor Cooking
• Pool/Spa Heating Equipment
• Indoor/Outdoor Fireplace
Multifamily • Individual Heat Pump Water Heater Ready
• Heat Pump Space Heater Ready
• Electric Cooktop Ready
• Electric Clothes Dryer Ready
• Central Water Heater
• Expanded Individual Heat Pump Water Heater
• Building Electric System Sizing
All Gas/Propane Appliances, such as:
• Outdoor Cooking
• Pool/Spa Heating Equipment
• Indoor/Outdoor Fireplace
Nonresidential N/A • Commercial Kitchens
• Hot Water Supply Temperature
All Gas/Propane Appliances, such as:
• Outdoor Cooking
• Pool/Spa Heating Equipment
• Indoor/Outdoor Fireplace
New Construction
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Energy Performance Approach
18 A stricter regulation of
Source Energy which is a
proxy for carbon
emissions.
Source Energy is
regulated in the current
Energy Code through the
performance path.
The goal is to reduce
new building emissions
and prepare buildings for
future electrification.
What is it? How does it work?
Technical
Assistance
Model Code
Language
Staff Report
Templates
Council Meeting
Support
What support is available?
Typically takes effect
through amendments to
the Energy Code, Title 24,
Part 6.
Building applicants who
use the performance path
need to meet a stricter
Source Energy target.
Enforcement is the same,
except instead of meeting
a value of “0 or greater”,
the reach code target or
greater is met.