Building Reach Code Updates
Council Sustainability Committee
May 29, 2024
Lindsay Hagan, Assistant Community Development Director 2 • Reach Codes are local building code amendments that exceed the State Building Code to achieve City environmental and sustainability goals. • Updated as part of the State Triennial Building Code update, next in 2025. • City has partnered with Silicon Valley Clean Energy
• Proposing a new electric-readiness alternative in response to the Berkeley Lawsuit
• We can encourage going electric; we can’t prohibit natural gas appliances Reach Codes
3 Impact of Our Reach Code
BUILDING PERMITS FINALED UNDER ALL-ELECTRIC CODE REQUIREMENTS (RESIDENTIAL UNITS IN RED)
DEVELOPMENT TYPE
YEAR Single-Family and
Duplexes
Townhomes/Rowhomes
and Condominiums
Commercial and
Mixed-Use Buildings Total Per Year
2020 49 49 67 67 1 108 117 224
2021 98 98 148 148 4 30 250 276
2022 71 71 89 89 12 13 172 173
2023 72 72 29 29 8 990 109 1,091
2024
(Q1 only) 8 8 1 1 2 0 11 9
Grand Total 659 1,773
4 Exploring Alternatives for Electric-Readiness
OPTION 1 OPTION 2 OPTION 3
Electric Prewiring
Requirements
Air Quality
(Zero NOx)
Energy Performance
(Single Margin)
5 Option 1: Expand Prewiring Requirements
• Requires the installation from service panel to natural gas appliance of the following:
• Electrical line (prewiring) and an outlet (or outlet cover); • Labeling the voltage for future use;
• Providing dedicated space on the service panel for appliance circuit; and • Ensuring adequate space to accommodate the future electric appliance, as needed
• Includes all development types
• Amends Part 11 (CalGreen Code)
6 Option 1: Expanded Prewiring Requirements
Current 2022 State Building Code Potential Expanded Requirements For New Construction:
Single-Family Residential:
• Heat pump water heater
• Solar
• Energy storage
• Stove
• Clothes dryer
Multi-Family Residential:
• Heat pump water heater
• Stove
• Clothes dryer
For New Construction (incl. Major Renovations)
Single-Family Residential:
• Heat pump space heating (furnace)
• Outdoor cooking facilities
• Pool/spa heating equipment
• Indoor/outdoor fireplaces or fire pits
Multi-Family Residential:
• Building electrical system sizing
• Central (shared) and individual heat pump water
heaters
• Outdoor cooking facilities
• Pool/spa heating equipment
• Indoor/outdoor fireplaces or firepits
Nonresidential, Hotel/Motel, and
Mixed-Use:
• Commercial kitchens
• Hot water supply temperature
• All nonresidential gas or
propane appliance
AND
Evaluate lower threshold
for
electric prewiring requirements in
existing buildings (e.g., kitchen
renovation or you touch it, prewire
it)
7 Option 2: Air Quality Approach
• Regulate air quality emissions from equipment/appliances • Example: “Zero Nitrogen Oxide (NOx)” equipment requirement • Only example applies to single-family residential; no example of application to other development types
• Amends Part 11 (CalGreen Code)
8 Option 3: Energy Performance Approach
• Regulate energy performance from equipment at a set
percentage above the State Code
• Referred to as “Single Margin”
• Can apply to all development types
• Amends Part 6 (Energy Code)
• Requires a Cost Effectiveness Study
• Requires California Energy Commission (CEC) approval
9 Option 3 EXAMPLE Energy Performance Approach
Meets Base State Code Meet Energy Performance
w/ Electric Appliance
Meet Energy Performance
w/ Gas Appliance
10 Staff Recommendation
PHASE 1 ORDINANCE (2024): PHASE 2 ORDINANCE (2025):
• Add electrical prewiring requirements beyond
2022 State Building Code minimums for all
development types.
• Retain existing City thresholds for new
construction and major renovations of existing
buildings.
• TARGET: Council in Q4 2024 for adoption;
effective date January 1, 2025.
• Establish an energy performance approach using
2025 State Energy Code factors.
• Remove any duplicate prewiring requirements
and evaluate new prewiring requirements for
existing buildings below City’s current
threshold.
• TARGET
: Council in Q4 2025 for adoption, as part
of 2025 Triennial Update; effective date January
1, 2026.
11 Implementation Timeline
Jan 1
Target
Effect.
Date
Phase 2
Q4Q2Q1 Q1 Q2 Q3 Q4
20252024 2026
Jan.
9th Circuit Court
Decision
April 9
City Suspends
April 16
CSC Meeting
June 25
Council Direction
May 29
CSC Recommendation
Jan 1
Effect.
Date
2025
Code
Oct.
Target Council
Hearing 2025
Building Code &
Phase 2
Nov.
Target Council
2nd Reading
Phase 2
Q3
STATE ACTIONS CITY ACTIONS
20 Months Total
2 Months 2 Months 6 Months 4 Months 2 Months
Drafting 2025 State
Building Code
Jan. 1
Effective Date
Phase 1
SVCE Leads 2025 Reach Code
Updates & Assist City with
Energy Performance/Prewiring
(Phase 2)
7 Months (Est. Feb. – Sept.)
Nov. 12
Target Council
2nd Reading
Phase I
4 Months
July
State Releases 2025
Building Code
Community
Outreach
6 Months (Est. Dec. – May)
SVCE Assist City
with Prewiring
Requirements
(Phase 1)
Oct. 22
Target Council
Hearing
Phase I
12 Community Education and Engagement
• Phase 1 (Expand Prewiring) – City website
• Phase 2 (Energy Performance & Additional
Prewiring) & 2025 Reach Code Updates
• City website
• City newsletters
• Community Meeting
• Ongoing – Create additional educational
content
• Print materials
• Web content
13 • Obtain input and recommended direction from CSC tonight • Seek approval of direction from Council on June 25, 2024 • Begin working with Silicon Valley Clean Energy on drafting Phase 1 Ordinance with target to return to Council in Q4 2024
• In Q2 2025, begin working with SVCE on 2025 Reach Code Updates and Phase 2, target to return to Council in Q4 2025
Next Steps
Thank you