2025 Triennial Building Code Update & Reach CodesCouncil Sustainability CommitteeJUNE 26, 2025Presenter:Lindsay Hagan, Assistant Community Development Director 2 Tonight’s Overview•Background on the Triennial Building Code Update process•Progression of Reach Codes•Current Regulatory Environment•Potential Limits on 2025 Reach Code Updates 3 Background•Formally the California Building Standards Code (California Code of Regulations, Title 24)•Regulates the design, engineering, construction, maintenance and facility operations, fire and life safety, energy conversation, green building, sustainability, and accessibility standards for all building occupancies in California •Overseen by the California Building Standards Commission•Updated every 3 years to incorporate new technologies, latest advancements, lessons learned, and enhance safety •All cities are responsible for enforcing the State Code•Local amendments are restricted to: •Administrative or procedural in nature•More stringent than State Code due to unique climatic, geological, topographical conditions 4 Composition of the Building Codes
International & National CodesCalifornia State Building CodesLocal Codes
5 California Building Standards Code•Often referred to as the “California Building Code”•Comprised of 13 Parts:•Part 1: California Administrative Code•Part 2: California Building Code•Part 2.5: California Residential Code•Part 3: California Electrical Code•Part 4: California Mechanical Code•Part 5: California Plumbing Code•Part 6: California Energy Code•Part 7: Vacant•Part 8: California Historical Building Code•Part 9: California Fire Code•Part 10: California Existing Building Code•Part 11: California Green Building Standards Code•Part 12: California Referenced Standards Code•Amendments to Part 6 require a Cost Effectiveness Study and approval by the California Energy Commission (CEC) ~ 2-4 months
6 Cost Effectiveness Study
GOAL:Ensuring a cost-effective investment that reduces energy use for the consumer•Required for local amendments related to efficiency or conservation standards in Part 6 (Energy Code)•Study must evaluate how many years it takes to recoup the initial cost of the requirement compared to the ongoing operational outcome •Multiple cities may use the same Cost Effectiveness Study if local amendments align with Study•Must demonstrate there is at least one cost-effective path to comply 7Mountain View Building CodeMountain View City TeamBuilding & Fire Technical ExpertsBay Area Reach Codes (Silicon Valley Clean Energy)Regional Professional OrganizationsOther CitiesPreparing Local Building Amendments•Regional consultation•Silicon Valley Clean Energy•Regional Professional Organizations•Technical Experts•Other Cities•City Team involved:•Fire Marshal•Code Enforcement•Public Services – Recycled Water•Land Development – Flood Control•Building Plan Checkers•Fire Protection Engineers•Building Inspectors•Chief Building Official•City Attorney’s Office 8 Progression of Mountain View Reach Codes2016201920222025New ConstructionExisting Buildings (major renovations)Existing Buildings (small renovations)New vs. Existing Buildings•Electric Vehicle Readiness•Dual-plumbing for new nonresidential development•All-electric requirement*•Solar installation (50% of roof area)•Expanded EV Charging (installed or EV-ready)•Bird-Safe glass*Suspended in 2024•Solar installation (100% offset), incl. battery storage•Install EV (DC) Fast Chargers•Electrical prewiring requirements (2024) New ConstructionExisting Buildings(major & small renovations)MOUNTAIN VIEWREGIONExisting Buildings (major renovations)STATECODE 9 •2023 – Bay Area Air Quality Management District (BAAQMD)•Established a sale prohibition on nitrogen oxide-emitting water heaters (by 2027) and furnaces (by 2029) •2024 – California Restaurant Association (CRA) and City of Berkeley Lawsuit outcome•City Response: Suspended all-electric requirements and adopted Phase 1 Prewiring Updates (2024)•2025 – Assembly Bill (AB) 306•Reaction from the Southern California wildfires and housing crisis•Prohibits local amendments to State Building Codes by cities until June 1, 2031 that impact residential development, unless:•related to emergency standards, home hardening, water reuse, adaptive reuse, or directives of the State Fire Marshal•Recently revised to allow local amendments until September 30, 2025 Current Regulatory Environment
10 •June 10, 2025 –Bill was amended to adjust deadline from June 1 to Oct. 1 and other provisions•June 23, 2025 – Bill was amended to adjust deadline from Oct. 1 to Sept. 30 and a provision for limited new all-electric amendments during 6-year pause•June 24, 2025 –AB 130 released (Budget Trailer Bill), which may fast-track bill approval•July 1, 2025 – Deadline for Housing Committee review•August 29, 2025 – Deadline for Fiscal Committee review•September 1, 2025 – Deadline for Assembly’s recommendation to Governor•September 30, 2025– Revised deadline for new local building code amendments prior to 6-year pause Key Timeline on AB 306
This is a fast-moving bill with strict deadlines and limited interpretation leaving little opportunity for City staff to successfully adopt new Reach Code requirements in 2025 and potentially for 6 years! 11 •Staff will try but cannot guaranteethe introduction of new 2025 Reach Codes •Temporary impact (90 days) on City Building Services•No community outreach opportunity•Would require 2 Council hearings in September 2025 •Following Council adoption, submit to the California Building Standards Commission (CBSC) •Submit any Cost Effectiveness Study simultaneously to California Energy Commission (CEC) •Current Interpretation: Need written acceptance by the CBSC by September 30•If it is not possible to meet deadline, staff will proceed with 2025 Triennial Code Update (without new Reach Codes)•Require Council hearings for Ordinance adoptions before end of 2025 Limited Potential Adoption Under AB 306
12For Multi-Family Residential and Nonresidential Development:•None currently available•Will be available late 2025/early 2026 for City staff review, depending on AB 306 Potential Considerations for 2025 Reach Code Updates
AC to Heat Pump Expand Electrical Prewiring (Phase 2)Energy Performance (FlexPath)For Single-Family Homes/DuplexesZoning Incentive
13 REQUIREMENT: When replacing or adding space cooling, require one of the following:1. A heat pump space conditioner (cooling + heating) and comply with State Code requirements; OR2. An AC unit (cooling only) with a ducted gas furnace and do other energy improvements above the State Code (e.g. greater attic insulation, complete air sealing)Background•California Air Resources Board and BAAQMD restrict NOx furnace sales by 2029•2025 Energy Code (Part 6) includes nonresidential requirements•2025 CalGreen (Part 11) has a voluntary Tier 1 option to adopt•Requires a Cost Effectiveness Study and approval by the California Energy Commission•Other Cities: Portola Valley, San Mateo AC to Heat Pump – Single-Family Residential
14 REQUIREMENT:Installation of electrical infrastructure when installing a gas appliance, including:•Reserve breaker space •Run conduit from main electrical panel to within 3’ of appliance•Install one of the following:1. upgrade existing outlet receptacle from 120 volt to 240 volt (with an extra conductor), or2. install an empty conduit•Requires specific dimensional space to be shown for water heaters or space heater (compressor)•Could apply to: kitchen remodels, water heaters, clothes dryers, space heaters, outdoor appliances•Encourage fewer electrical panel upsizing – use certain calculation methodologies in State Code and prescribe certain electrical appliances or a home energy load management systemBACKGROUND•Expansion from City’s Phase 1 prewiring requirements (effective Jan. 1, 2025)•Amend 2025 Energy Code (Part 6), so a Cost Effectiveness Study and California Energy Commission approval is required; City/SVCE reviewing if other options available•Other Cities: San Mateo, Portola Valley, Atherton Electric Readiness - Single-Family Residential
15 •Regulate energy performance at a set percentage (points) above the State Code, based on equipment and efficiency improvements.•Captures new construction and major renovations (not repair, replacement, or minor work)•Requires a Cost Effectiveness Study and California Energy Commission approval•Can apply to all development types, but a Cost Effectiveness Study is only available for single-family•Most challenging new Reach Code requirement to consider at this timeEnergy Performance (FlexPath) – Single-Family Residential
16 REQUIREMENT:In exchange for voluntary all-electric construction, grant additional floor area for single-family homes beyond current zoning minimum:•Apply to new additions and new homes already maximizing square footage•Grant up to a maximum amount of additional square footage, may require loosening other development standards (e.g. lot coverage, setbacks)•Building permits would need to show all-electric construction •May require retrofitting existing portions of homeBACKGROUND•Stemmed from conversations with Silicon Valley Clean Energy during Phase I Updates•City of Sunnyvale currently has incentive program•Amend City Code Chapter 36 (Zoning) to add incentive•Requires Environmental Planning Commission and City Council public hearings•Staff will bring to Council separate from 2025 Triennial Building Code Update Zoning Incentive – Single-Family Residential
17 •July 1-7•Receive new 2025 State Code to begin preparation of City amendments•July/August•City staff to work with Silicon Valley Clean Energy and TRC Companies on Reach Code development (and other code updates)•September•Present 2025 Triennial Building Code/Reach Code Ordinance(s) to Council for consideration and adoption•Submit to California Building Standards Commission and California Energy Commission for acceptance Immediate Next Steps
18Thank You