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8 Chapter 23.06
ADMINISTRATIVE CODE
23.06.010 Adoption
(a) The 2022 2025 California Administrative Code, California Code of Regulations, Title 24, Part 1, as adopted and amended by the State of California, hereinafter called "Administrative Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Administrative Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it. (c) A copy of the Administrative Code shall at all times be kept on file in the office of the City Clerk.
23.06.011 APPLICATION TO EXISTING BUILDINGS AND BUILDING SERVICE EQUIPMENT.
Repealed.
23.06.012 DEFINITIONS.
Repealed.
23.06.013 CONFLICTING PROVISIONS.
When conflicting provisions or requirements occur between this code, the technical codes and other codes or laws, the most restrictive shall govern.
When conflicts occur between the technical codes, those provisions providing the greater safety to life shall govern. In other conflicts where sanitation, life safety or fire safety are not involved, the most restrictive provisions shall govern.
Where in a specific case, different sections of the technical codes specify different materials, methods of construction or other requirements, the most restrictive shall govern. When there is a conflict between a general requirement and a specific requirement, the specific requirement shall govern.
When conflicts occur between specific provisions of this code and administrative provisions in a technical code which is then applicable within this jurisdiction, those provisions becoming the law most recently shall govern. 1 2
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8 23.06.014 ALTERNATE MATERIALS, METHODS OF DESIGN AND METHODS OF CONSTRUCTION.
Repealed.
23.06.015 MODIFICATIONS.
Repealed.
23.06.016 TESTS.
Repealed.
23.06.017 TEMPORARY BUILDING.
Real estate sales and leasing of the building or buildings under construction may be conducted from a temporary structure located on the construction site, subject to the conditions and procedures established in Section 26.04.130 of this code.
23.06.020 AUTHORITY.
Repealed.
23.06.021 POWERS AND DUTIES OF BUILDING OFFICIAL.
Repealed.
23.06.030 UNSAFE BUILDINGS, STRUCTURES OR BUILDING SERVICE EQUIPMENT.
Repealed.
23.06.040 APPEALS.
Repealed.
23.06.050 VIOLATIONS AND PENALTIES.
Repealed.
23.06.060 Hours of Work
No work regulated by this code shall be permitted between the hours of 7:00 p.m. and 7:00 a.m., Monday through Friday, nor prior to 9:00 a.m. or after 5:00 p.m. on Saturday, nor prior to 12:00 noon or after 4:00 p.m. on Sundays and holidays. These hours do not apply to construction work that takes place inside a completely enclosed building and does not exceed the exterior ambient noise level as measured ten feet from the exterior property lines.
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8 23.06.061 Hours of Work Exemption
(a) Exemptions from the hours of work designated in Section 23.06.060 may be granted:
(1) As a condition of approval of a planning application issued pursuant to Title 26 or Title 27; or
(2) Upon written application to the Building Official. The Building Official may approve such application in his or her sole discretion for emergency situations or exceptional circumstances beyond the control of the applicant. An application shall contain any information required by the Building Official, including, but not limited to the type of work to be performed, the equipment to be used, the date(s) and time(s) for the proposed hours of work, and the reason(s) therefor.
(b) The approved hours of construction activity shall be posted at the construction site in a place and manner that can be easily viewed by an interested member of the public. (c) The building official may revoke an exemption at any time if the contractor or owner of the property fails to abide by the conditions of the exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction.
23.06.070 PERMITS.
Repealed.
23.06.080 APPLICATION FOR PERMIT.
Repealed.
23.06.090 PERMITS ISSUANCE.
Repealed.
23.06.100 Demolition Permits
(a) Demolition permits may be issued if at least one of the following is applicable:
(1) Demolition has been ordered by the building official because of major structural damage or a condition resulting in imminent or immediate danger to public health or safety; or
(2) A building permit or site development permit has been issued authorizing work to be performed which requires the prior removal of an existing structure to accomplish the new construction; or
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8 (3) The City has determined that demolition is necessary in order to perform appropriate soil tests for a proposed project; or
(4) Demolition is required by the City as a condition of approval of a planning application under Title 27 or a subdivision under Title 26 of this code, and the application for the demolition permit complies with the time frame set in the condition of approval. (5) The demolition involves a nonresidential structure smaller than 3,000 square feet.
(6) The demolition involves an accessory building as defined in Section
27.04.010.
(7) The demolition of structures where a master plan or specific plan has been approved for development of the site provided that: (1) the building official receives written confirmation that the demolition is needed to facilitate the timely construction of new structures under the approved master plan; (2) the structures are substantially vacant; (3) there is written documentation from a lending institution that the project (at least in substantial part) is capable of being financed and the applicant is credit worthy. (b) All demolition permits shall comply with the following conditions:
(1) The site shall be fenced when open holes in the ground exist, if required by the building official because of other hazards or to ensure maintenance of the site. (2) All debris, weeds, and other nuisances shall be removed from the site, and the site shall be leveled unless requirements regarding hazardous wastes make leveling infeasible. If planting is not required and construction does not commence within 30 days after demolition, the soil shall be treated with a weed inhibitor approved by the City. (3) If deemed appropriate, the City may require that the entire site be planted and maintained with a drought tolerant ground cover that will fully cover all exposed soil within six months of planting, or covered to a minimum depth of two inches with crushed rock.
(4) That the site be fenced according to code, or if deemed appropriate, the City may require that any driveway curb cuts not used be provided with bollards and chains, located and installed so as to prevent vehicular entry into the site. (5) The applicant shall comply with all other conditions that may be attached by the building official to ensure maintenance of the site, including, but not limited to, vacant lot maintenance requirements contained in Chapter 7.48 of the San Mateo Municipal Code.
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8 23.06.110 INSPECTIONS.
Repealed.
23.06.120 Fees
(a) General. All permit fees, surcharges, plan checking fees, fees for inspections and reinspections, and all other fees, shall be those established by resolution of the City Council. (b) Expiration of Plan Review. Applications for which no permit is issued within 180 days following the date of application shall expire by limitation, and plans and other data submitted for review may thereafter be returned to the applicant or destroyed by the building official. The building official may extend the time for action by the applicant for a period not exceeding 180 days on written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken and that extension will not result in violation of this code or any other laws. An application shall not be extended more than two times. An application may be extended at the discretion of the Building Official if this code or any other pertinent laws or ordinances have been amended subsequent to the date of the application. In order to renew action on an application after expiration, the applicant shall resubmit plans and pay a new plan review fee, and the plans shall comply with the codes and other pertinent laws or ordinances in effect at the time of resubmittal. (1) Planning Applications. For applications for which a planning application was approved, a completed building permit application shall be filed before the two-year expiration date of the planning approval; and a building permit shall be issued no later than six months after the expiration date. Extension for issuance of a building permit may be granted at the discretion of the building official if the applicant demonstrates that the delay in performance was caused by circumstances beyond the control of the applicant and that the applicant has diligently pursued approval of the permit. (c) Investigation Fees—Work Without a Permit.
(1) Investigation. Whenever work for which a permit is required by this code has been commenced without first obtaining a permit, a special investigation shall be made before a permit may be issued for such work.
(2) Fee. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The amount of the investigation fee shall be adopted by resolution of the City council. The payment of such investigation fee shall not exempt an applicant from compliance with all other provisions of either this code or the technical codes nor from the penalty prescribed by law. (d) Fee Refunds. The building official may authorize refunding of a fee paid hereunder which was erroneously paid or collected.
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8 The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this code.
The building official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit is withdrawn and if no plan review services have been rendered.
The building official shall not authorize the refunding of any fee paid except upon written application filed by the original permittee not later than 180 days after the date of fee payment.
23.06.130 SPECIAL INSPECTIONS.
Repealed.
23.06.140 STRUCTURAL OBSERVATION.
Repealed.
23.06.150 CONNECTION TO UTILITIES.
Repealed.
23.06.160 CERTIFICATE OF OCCUPANCY.
Repealed.
23.06.170 FIRE AND HEALTH PROTECTION.
Repealed.
Chapter 23.07
RESIDENTIAL CODE
23.07.010 Adoption
(a) The 2022 2025 California Residential Code, California Code of Regulations, Title 24, Part 2.5 and Appendices AHBF—Patio Covers, AKBG—Sound Transmission, and AXCI— Swimming Pool Safety Act, as adopted and amended by the State of California, hereinafter called "Residential Code," are adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Residential Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it. 1 2
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8 (c) A copy of the Residential Code shall at all times be kept on file in the office of the City Clerk.
23.07.020 SECTION R319.1 SITE ADDRESS NOT ADOPTED.
Repealed.
23.07.030 SECTION R319.2 ADDRESS NUMBERS—MULTI-TENANT BUILDINGS NOT ADOPTED.
Repealed.
23.07.040 SECTION R319.3 ADDRESS NUMBERS—REAR ADDRESSING NOT ADOPTED.
Repealed.
23.07.060 SECTION R313.1 TOWNHOUSE AUTOMATIC FIRE SPRINKLER SYSTEMS— EXCEPTION NOT ADOPTED.
Repealed.
23.07.070 SECTION R313.2 ONE- AND TWO-FAMILY DWELLINGS AUTOMATIC FIRE SPRINKLER SYSTEMS—EXCEPTION NOT ADOPTED.
Repealed.
23.07.080 SECTIONS R902.1, R902.1.1, R902.1.3 ROOFING REQUIREMENTS AMENDED.
Repealed.
23.07.110 TABLE R602.10.3(3) AND SECTION R602.10.4.5 PROHIBIT THE USE OF
GYPSUM BOARD AND LIMIT THE USE OF PORTLAND CEMENT PLASTER AS PRESCRIPTIVE WALL BRACING MATERIALS IN SEISMIC DESIGN CATEGORIES D0, D1 AND D2 AMENDED.
(a) Chapter 6 (Wall Construction) Table R602.10.3(3) (Bracing Requirements Based on Seismic Design Category) is amended as follows:
(1) The title of Table R602.10.3(3) is amended to read:
TABLE R602.10.3(3)i, j
(2) Footnotes "i" and "j" are added to Table R602.10.3(3), to read:
(A)(I) Methods PBS, HPS, SFB and CS-SFB are not permitted in Seismic Design Categories D0, D1, and D2.
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8 (B) Methods GB, DWB and PCP are not permitted in Seismic Design Categories D0, D1, and D2 where S1 is greater than or equal to 0.75. (b) Add a new subsection R602.10.4.5, to read:
R602.10.4.5 Limits on methods GB and PCP. In Seismic Design Categories D0, D1, and D2, Method GB is not permitted for use as intermittent braced wall panels, but gypsum board is permitted to be installed when required by this section to be placed on the opposite side of the studs from other types of braced wall panel sheathing. In Seismic Design Categories D0, D1, and D2, the use of Method PCP is limited to one- story single-family dwellings and accessory structures.
Chapter 23.08
BUILDING CODE
23.08.010 Adoption
(a) The 2022 2025 California Building Code, California Code of Regulations, Title 24, Part 2, Volumes 1 and 2 and Appendix G—Flood Resistant Construction, as adopted and amended by the State of California, hereinafter called "Building Code," are adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Building Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it. (c) A copy of the Building Code shall at all times be kept on file in the office of the City Clerk.
23.08.020 SECTION 501.2 PREMISES IDENTIFICATION—ADDRESS NUMBERS NOT ADOPTED.
Repealed.
23.08.030 SECTION 501.2.1 ADDRESS NUMBERS—MULTI-TENANT BUILDINGS NOT ADOPTED.
Repealed.
23.08.040 SECTION 501.2.2 ADDRESS NUMBERS—REAR ADDRESSING NOT ADOPTED.
Repealed.
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8 23.08.045 SECTION 903.2 AUTOMATIC SPRINKLER SYSTEMS—WHERE REQUIRED NOT ADOPTED.
Repealed.
23.08.090 SECTION 905.3 STANDPIPE SYSTEMS—REQUIRED INSTALLATION NOT ADOPTED.
Repealed.
23.08.100 SECTIONS 1505.1 - 1505.1.3 ROOFING REQUIREMENTS AMENDED.
The roof covering or roofing assembly on any structure regulated by this code shall be minimum Class B fire retardant as specified in Table 1505.1 and as classified in Section 1505.Fire classification of roof assemblies shall be in accordance with Section 1505. The minimum fire classification of roof assemblies installed on buildings shall comply with Table 1505.1, as amended, and based on the type of construction of the building. Class A, B, and C roof assemblies and roof coverings required to be listed by this section shall be tested in accordance with ASTM E108 or UL 790. In addition, fire-retardant-treated woodroof coverings shall be tested in accordance with ASTM D2898; fire-retardant-treated shingles and shakes shall comply with Section 1505.6
Exception: Skylights and sloped glazing that comply with Chapter 24 or Section 2610.
TABLE 1505.1 Minimum Covering Classification for Types of Construction.
TABLE 1505.1 MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF
CONSTRUCTION
IA IB IIA IIB IIIA IIIB IV VA VB
B B B B B B B B B
23.08.120 SECTION 1705.3 CONCRETE CONSTRUCTION AMENDED.
Section 1705.3 is amended to read as follows:
1705.3 Concrete construction.
The special inspections and verifications for concrete construction shall be as required by this section and Table 1705.3.
Exception: Special inspections shall not be required for:
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8 (1) Isolated spread concrete footings of buildings three stories or less above grade plane that are fully supported on earth or rock, where the structural design of the footing is based on a specified compressive strength, f'c, no greater than 2,500 pound per square inch (psi) (17.2 Mpa) regardless of the compressive strength specified in the construction documents or used in the footing construction.
23.08.130 Section 1905.1.7 Plain Concrete In Earthquake Resisting Structures Amended
REPEALED
Repealed.
1905.1.7 ACI 318 Section 14.1.4. Delete ACI 318, Section 14.1.4, and replace with the following:
14.1.4 - Plain concrete in structures assigned to Seismic Design Category C, D, E or F.
14.1.4.1 - Structures assigned to Seismic Design Category C, D, E or F shall not have elements of structural plain concrete, except as follows:
(a) Isolated footings of plain concrete supporting pedestals or columns are permitted, provided the projection of the footing beyond the face of the supported member does not exceed the footing thickness.
(b) Plain concrete footing supporting walls are permitted, provided the footings have at least two continuous longitudinal reinforcing bars. Bars shall not be smaller than No. 4 and shall have a total area of not less than 0.002 times the gross cross- sectional area of the footing. A minimum of one bar shall be provided at the top and bottom of the footing. Continuity of reinforcement shall be provided at corners and intersections.
23.08.140 SECTION 2308 Table 2308.6.12308.10.1 – WALL BRACING REQUIREMENTS a. Table 2308.6.12308.10.1 (Wall Bracing Requirements) of CBC Chapter 23 (Wood) is amended as follows:
1. The title of Table 2308.10.1 2308.6.1 is amended to read:
TABLE 2308.10.1 2308.6.1a, f, g
2. Footnotes "f" and "g" are added to Table 2308.10.12308.6.1, to read:
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8 f. Methods PBS, HPS, and SFB are not permitted in Seismic Design Categories D or E.
g. Methods GB, DWB and PCP are not permitted in Seismic Design Category E.
23.08.150 SECTIONS 3109.1 SWIMMING POOL ENCLOSURES AND SAFETY DEVICES AMENDED.
Section 3109.1 is amended to add subsection 3109.1.1 to read as shown below:
3109.1.1 Location
A swimming pool may be placed or constructed in any of the required yard areas provided the pool is constructed at ground level and provided the following setbacks are maintained:
(a) For single-family dwellings, the inside face of the pool shall not be less than four feet from any property boundary of the lot or parcel on which the pool is located. (b) For multifamily dwellings, the inside face of an outdoor pool shall be not less than twenty feet from any property boundary. Indoor swimming pool structures for multifamily dwellings shall also be subject to the setback requirements for accessory buildings, as designated in Chapter 27.70 of the Zoning Code, with the exception that the minimum clearance of 4 feet to the property line and 5 feet to surrounding buildings shall still apply.
(c) No portion of a swimming pool may be constructed in any public utility easement or drainage easement or utility right-of-way. There shall be not less than five feet of open space between the inside face of the pool and any structure. (d) No part of a swimming pool (water area) shall be located or constructed directly under permanently-installed electric power lines. Pools shall be located in such a manner that overhead conductor clearances meet the requirements of the Electrical Code, Chapter 23.12 of the San Mateo Municipal Code. No pool shall be constructed in any location that violates any State law or Public Utility Commission rules for location in relation to electric power lines, service drops and/or communication lines. (e) Swimming pools located on slopes must comply with setback requirements as prescribed in chapter 23.40 of the Site Development Code.
23.08.160 SECTION 3109.4.1 BARRIER HEIGHT AND CLEARANCES AMENDED.
Repealed.
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8 23.08.170 SECTION 3109.6 3 POOL EQUIPMENT ENCLOSURE ADDED.
Section 3109.6 3 is added as follows:
Pool Equipment Enclosure. Pumps and other swimming pool equipment which produce sound above the level of 35 dba shall not be located within twenty-five feet of any neighboring property unless such equipment is enclosed in an enclosure that will reduce the sound at the property line to a level of 35 dba or less. Swimming pool heaters need not be enclosed in a pool equipment enclosure.
23.08.175 SECTION 3110 AUTOMATIC VEHICULAR GATES
Section 3110.1 is amended to read:
General. Automatic vehicular gates shall comply with the requirements of Sections 3110.2 and 3110.3 and all other applicable sections of this code. All gates are to comply with 3110.1.1 Gate Safety
3110.1.1 GATE SAFETY.
Purpose. The purpose of this chapter is to promote public safety and welfare by reducing the risk of death or injury that may result from gates detaching from supporting hardware or gates not being well maintained and inspected. The city finds it necessary to require gates to be inspected periodically by a professional and record keeping to ensure the basic life safety of its residents.
Definitions. For the purposes of this chapter, the following definitions shall apply:
1. “Building official” means the building official, an authorized deputy, designated building inspector or other designated employee of the city charged with enforcement and administration of this chapter.
2. “Owner” means any person, co-partnership, association, corporation or fiduciary, or their authorized agent(s) having legal or equitable title or any interest in any real property.
3. “Professional” means any licensed fence installer, ICC certified building inspector, licensed architect, or licensed engineer responsible for inspecting and providing a written certification.
4. “Written certification” means a document attesting the gate meets all of the requirements of the referenced standards, the gate has been maintained and 1 2
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8 in good working order. In addition, the document shall clearly include the following:
a. Inspection date.
b. Site address.
c. Name of the property owner.
d. Contact information of inspector.
e. Signed and/or stamped.
Scope. The provisions of this chapter shall apply to all vehicular gates and any gate more than 48 inches (1219 mm) in width or more than 84 inches (2134 mm) in height.
General requirements. Gates shall meet the requirements of ASTM F1184; shall be installed per manufacturer’s recommendations; and, at a minimum shall be designed, constructed, and installed to not fall over more than 45 degrees from a vertical plane when the gate is detached from supporting hardware.
Gates with operators or similar systems shall also meet the requirements of UL 325 and ASTM F2200.
Duty of owner or agent. Property owners, and their agents, shall keep gates well maintained and have gates inspected by a professional once every five years. Property owners and agents must keep the written certifications and make them available to City officials upon request. Any gate repair work undertaken must result in a safe outcome.
Time Limits for Compliance. Property owners are responsible for adhering to this standard in the interest of public safety. Owners of existing gates shall comply with the provisions of this chapter and obtain third-party inspections of their gates no later than July 1, 2026, and at least once every five years thereafter. These inspections are intended to ensure ongoing safety and proper maintenance.
Violations Penalties. Any property owner or their agent that fails to comply with the provision of this chapter or a directive of the building official may be subject to 1 2
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8 enforcement and the penalties as prescribedovided by lawTitle 1 of the San Mateo Municipal Code, and all additional remedies provided by law.
Chapter 23.09
EXISTING BUILDING CODE
23.09.010 Adoption
(a) The 2022 2025 California Existing Building Code, California Code of Regulations, Title 24, Part 10, as adopted and amended by the State of California, hereinafter called "Existing Building Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Existing Building Code shall imply a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section or not to enforce it. (c) A copy of the Existing Building Code shall at all times be kept on file in the office of the City Clerk.
Chapter 23.12
ELECTRICAL CODE
23.12.010 Adoption
(a) The 2022 2025 California Electrical Code, California Code of Regulations, Title 24, Part 3, as adopted and amended by the State of California, hereinafter called "Electrical Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Electrical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council, or commission thereof with discretion to enforce the section, or not to enforce it. (c) A copy of the California Electrical Code shall at all times be kept on file in the office of the City Clerk.
Chapter 23.16
PLUMBING CODE
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8 23.16.010 Adoption
(a) The 2022 2025 California Plumbing Code, California Code of Regulations, Title 24, Part 5, as adopted and amended by the State of California, hereinafter called "Plumbing Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Plumbing Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it. (c) One copy of the Plumbing Code shall at all times be kept on file in the office of the City Clerk.
23.16.020 SECTION 719.0 CLEANOUTS.
Section 719.0 is amended by adding Section 719.7719.1.1 as follows:
719.7719.1.1
Cleanout. Cleanouts shall be installed adjacent to the property line where the private sewer system connects to the public sanitary sewer lateral and in conformance with the California Plumbing Code. All such line cleanouts shall be extended to grade with materials and according to specifications approved by the Director of Public Works, or designee, and terminate within a concrete box.
Chapter 23.20
MECHANICAL CODE
23.20.010 Adoption
(a) The 2022 2025 California Mechanical Code, California Code of Regulations, Title 24, Part 4, as adopted and amended by the State of California, hereinafter called "Mechanical Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
(b) No section of the Mechanical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it. (c) A copy of the Mechanical Code shall at all times be kept on file in the office of the City Clerk.
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8 Chapter 23.24
ENERGY CODE
23.24.010 Adoption
(a) The California Energy Code, 2022 2025 Edition, Title 24, Part 6 of the California Code of Regulations, as adopted and amended by the State of California, hereinafter called "Energy Code," is adopted as the rules, regulations and standards within this City as to all matters therein except as hereinafter modified or amended. (a)(b) No section of the Mechanical Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof.
Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it. (b)(c) One copy of the Energy Code shall at all times be kept on file in the office of the City Clerk.
23.24.020 Local Amendment to Definitions REPEALED
(a) Energy Code subsection 100.1(b) is amended to include the following definitions:
Electric Heating Appliance. A device that produces heat energy to create a warm environment by the application of electric power to resistance elements, refrigerant compressors, or dissimilar material junctions, as defined in the California Mechanical Code.
Kitchen, institutional commercial. A kitchen dedicated to a foodservice establishment that provides meals at institutions including schools, colleges and universities, hospitals, correctional facilities, private cafeterias, nursing homes, and other buildings or structures in which care or supervision is provided to occupants.
Kitchen, quick-service commercial. A kitchen dedicated to an establishment primarily engaged in providing fast food, fast casual, or limited services. Food and drink may be consumed on premises, taken out, or delivered to the customer's location.
Net Free Area (NFA). The total unobstructed area of the air gaps between louver and grille slats in a vent through which air can pass. The narrowest distance between two slats, perpendicular to the surface of both slats is the air gap height. The narrowest width of the gap is the air gap width. The NFA is the air gap height multiplied by the air gap width multiplied by the total number of air gaps between slats in the vent.
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8 23.24.030 Electric-readiness and Energy Performance of Nonresidential Buildings (a) Energy Code Section 120.2 "Required Controls for Space-Conditioning Systems" is amended to add a new subsection (l) to read as follows:
(l) HVAC Hot Water Temperature. Zones that use hot water for space heating shall be designed for a hot water supply temperature of no greater than 130°F.
(b) Energy Code Section 120.6 "Mandatory Requirements for Covered Processes" is amended to add a new subsection (k) to read as follows:
(k) Mandatory requirements for commercial kitchens. Electric Readiness for Newly Constructed Commercial Kitchens shall meet the following requirements:
1. Quick-service commercial kitchens and institutional commercial kitchens shall include a dedicated branch circuit wiring and outlet that would be accessible to cookline appliances and shall meet all of the following requirements:
A. The branch circuit conductors shall be rated at 50 amps minimum.
B. The electrical service panel shall have a minimum
capacity of 800 connected amps.
2. The electrical service panel shall be sized to accommodate an additional either 208v or 240v 50-amp breaker.
Exception 1 to Section 120.6(k): healthcare facilities.
Exception 2 to Section 120.6(k): all-electric commercial kitchens. (c) Energy Code subsection 130.0(a) is amended to read as follows:
The design and installation of all lighting systems and equipment in nonresidential and hotel/motel buildings, outdoor lighting, and electrical power distribution systems within the scope of Section 100.0(a), shall comply with the applicable provisions of Sections 130.0 through 130.6.
NOTE: The requirements of Sections 130.0 through 130.6 apply to newly constructed buildings. Section 141.0 specifies which requirements of Sections 130.0 through 130.6 also apply to additions and alterations to existing buildings. 1 2
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8 (d) Energy Code Subchapter 4 "Nonresidential and Hotel/Motel Occupancies – Mandatory Requirements for Lighting Systems and Equipment, and Electrical Power Distribution Systems" is amended to add a new section 130.6 "Electric Readiness Requirements for Systems Using Gas or Propane" and read as follows:
130.6 Electric Readiness Requirements for Systems Using Gas or Propane Where nonresidential systems using gas or propane are installed, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electric heating appliance 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 all electric heating appliances 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 Range"), 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 heating appliances. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electric Code; and
(e) Physical space for future electric heating appliances, including equipment footprint, and if needed a pathway reserved for routing of ductwork to heat pump evaporator(s), shall be depicted on the construction drawings. The footprint necessary for future electric heating appliances may overlap with non-structural partitions and with the location of currently designed combustion equipment. (a) Energy Code Section 140.0 "Performance and Prescriptive Compliance Approaches" is amended to read as follows:
Nonresidential and hotel/motel buildings shall comply with all of the following:
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8 (a) The requirements of Sections 100.0 through 110.12 applicable to the building project (mandatory measures for all buildings). 1 2
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8 (b) The requirements of Sections 120.0 through 130.6 (mandatory measures for nonresidential and high-rise residential and hotel/motel buildings). (c) Either the performance compliance approach (energy budgets) specified in Section 140.1, or the prescriptive compliance approach specified in Section 140.2 for the Climate Zone in which the building will be located. Climate zones are shown in FIGURE 100.1-A.
NOTE to Section 140.0(c): The Commission periodically updates, publishes and makes available to interested persons and local enforcement agencies precise descriptions of the Climate Zones, which is available by zip code boundaries depicted in the Reference Joint Appendices along with a list of the communities in each zone.
NOTE to Section 140.0: The requirements of Sections 140.1 through 140.10 apply to newly constructed buildings. Section 141.0 specifies which requirements of Section 140.1 through 140.10 also apply to additions or alterations to existing buildings.
(a) Energy Code Section 140.1 "Performance Approach: Energy Budgets" is amended to read as follows:
A building complies with the performance approach provided that:
1. The time-dependent valuation (TDV) energy budget calculated for the Proposed Design Building under Subsection (b) is no greater than the TDV energy budget calculated for the Standard Design Building under Subsection (a), and
2. The source energy budget calculated for the proposed design building under Subsection (b) has a source energy compliance margin, relative to the energy budget calculated for the standard design building under Subsection (a), of at least 7 percent for all nonresidential occupancies.
Exception 1 to 140.1 item 2. A source energy compliance margin of 0 percent or greater is required when nonresidential occupancies are designed with single zone space-conditioning systems complying with Section 140.4(a)2.
Exception 2 to 140.1 item 2. Where it is technically infeasible to implement the performance approach standards, exceptions are subject to review and approval at the discretion of the Community Development Director, or his/her designee.
(a) Energy Code subsections 140.1(a)-(c) are adopted without modification. 1 2
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8 23.24.040 Local Amendment Regarding Electric-readiness and Energy Performance of Single- Family Residential Buildings. REPEALED
(a) Energy Code subsection 150.0(t) is amended to read as follows:
(t) Heat pump space heater ready. Systems using gas or propane furnace to serve individual dwelling units shall include the following:
1. A dedicated 240 volt branch circuit wiring shall be installed within 3 feet from the furnace and accessible to the furnace with no obstructions.
The branch circuit conductors shall be rated at 30 amps minimum. The blank cover shall be identified as "240V ready." All electrical components shall be installed in accordance with the California Electrical Code.
2. The main electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future heat pump space heater installation. The reserved space shall be permanently marked as "For Future 240V use."
3. A designated exterior location for a future heat pump compressor unit with either a drain or natural drainage for condensate. (a) Energy Code subsection 150.1(b) is amended to read as follows:
(b) Performance Standards. A building complies with the performance standards if the energy consumption calculated for the proposed design building is no greater than the energy budget calculated for the standard design building using Commission-certified compliance software as specified by the Alternative Calculation Methods Approval Manual, as specified in sub-sections 1, 2 and 3 below.
1. Newly Constructed Buildings. The Energy Budget for newly constructed buildings is expressed in terms of the Energy Design Ratings, which are based on source energy and time-dependent valuation (TDV) energy. The Energy Design Rating 1 (EDR1) is based on source energy.
The Energy Design Rating 2 (EDR2) is based on TDV energy and has two components, the Energy Efficiency Design Rating, and the Solar Electric Generation and Demand Flexibility Design Rating. The total Energy Design Rating shall account for both the Energy Efficiency Design Rating and the Solar Electric Generation and Demand Flexibility Design Rating.
The proposed building shall separately comply with the Source Energy Design Rating, Energy Efficiency Design Rating and the Total Energy Design Rating. A building complies with the performance approach if the 1 2
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8 TDV energy budget calculated for the proposed design building is no greater than the TDV energy budget calculated for the Standard Design Building AND Source Energy compliance margin of at least 9, relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
Exception 1 to Section 150.1(b)1. A community shared solar electric generation system, or other renewable electric generation system, and/or community shared battery storage system, which provides dedicated power, utility energy reduction credits, or payments for energy bill reductions, to the permitted building and is approved by the Energy Commission as specified in Title 24, Part 1, Section 10-115, may offset part or all of the solar electric generation system Energy Design Rating required to comply with the Standards, as calculated according to methods established by the Commission in the Residential ACM Reference Manual.
Exception 2 to Section 150.1(b)1. A newly constructed building with a conditioned floor area less than 1,500 square feet shall achieve a Source Energy compliance margin of 4 or greater, relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
Exception 3 to Section 150.1(b)1. A newly constructed building with a conditioned floor area less than 625 square feet shall achieve a Source Energy compliance margin of 0 or greater, relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
Exception 4 to Section 150.1(b)1. A newly constructed Accessory Dwelling Unit, as defined by San Mateo Municipal Code Section
27.04.165(a), shall achieve a Source Energy compliance margin of 0 or greater, relative to the Source Energy Design Rating 1 calculated for the Standard Design building.
(a) Energy Code subsections 150.1(b)2, 150.1(b)3, and 150.1(c) are adopted without amendments.
23.24.050 Local Amendment Regarding Electric-readiness and Energy Performance of Multifamily Buildings. REPEALED
(a) Energy Code subsection 160.4(a) is amended to read as follows:
(a) Reserved.
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8 (b) Energy Code Section 160.9 "Mandatory Requirements for Electric Ready Buildings" is amended to add new subsections (d) through (f) as follows:
(d) Individual Heat Pump Water Heater Ready. Systems using gas or propane water heaters to serve individual dwelling units shall include the following components and shall meet the requirements of Section 160.9(f):
1. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, copper branch circuit rated to 30 amps, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following:
A. Both ends of the unused conductor shall be labeled with the word "spare" and be electrically isolated; and
B. A reserved single pole circuit breaker space in the
electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words "Future 240V Use";
2. A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance,
3. The construction drawings shall indicate the location of the future heat pump water heater. The reserved location shall have minimum interior dimensions of 39"x39"x96".
4. A ventilation method meeting one of the following:
A. The designed space reserved for the future heat pump water heater shall have a minimum volume of 700 cubic feet; or B. The designed space reserved for the future heat pump water heater shall vent to a communicating space in the same pressure boundary via permanent openings with a minimum total net free area of 250 square inches so that the total combined volume connected via permanent openings is 700 cu. ft. or larger.
The permanent openings shall be:
i. Fully louvered doors with fixed louvers consisting of a single layer of fixed flat slats; or
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8 ii. Two permanent fixed openings, consisting of a
single layer of fixed flat slat louvers or grilles, one commencing within 12 inches from the top of the enclosure 1 2
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8 and one commencing within 12 inches from the bottom of the enclosure.
C. The designed space reserved for the future heat pump water heater shall include two 8" capped ducts, venting to the building exterior:
i. All ducts, connections and building penetrations
shall be sealed.
ii. Exhaust air ducts and all ducts which cross
pressure boundaries shall be insulated to a minimum
insulation level of R-6.
iii. Airflow from termination points shall be diverted
away from each other.
(e) Central Heat Pump Water Heater Electric Ready. Central water heating systems using gas or propane to serve multiple dwelling units shall include the following:
1. The system input capacity of the gas or propane water heating system shall be determined as the sum of the input gas or propane capacity of all water heating devices associated with each gas or propane water heating system.
2. Space reserved shall include:
A. Heat Pump. The minimum space reserved shall include
space for service clearances and air flow clearances and shall meet one of the following:
i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum
space reserved for the heat pump shall be 2.0 square feet per input 10,000 BTU per hour of the gas or propane water heating system, and the minimum linear dimension of the space reserved shall be 48 linear inches.
ii. If the system input capacity of the gas water
heating system is greater than or equal to 200,000 BTU per hour, the minimum space reserved for the heat pump shall be 3.6 square feet per input 10,000 BTU per hour the gas or propane water heating system, and the minimum linear
dimension of the space reserved shall be 84 linear inches. 1 2
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8 iii. The space reserved shall be the space required for a heat pump water heater system that meets the total
building hot water demand as calculated and documented by the responsible person associated with the project.
B. Tanks. The minimum space reserved shall include space for service clearances and shall meet one of the following:
i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum
space reserved for the storage and temperature
maintenance tanks shall be 4.4 square feet per input 10,000 BTU per hour of the gas or propane water heating system. ii. If the system input capacity of the gas water
heating system is greater than or equal to 200,000 BTU per hour, the minimum physical space reserved for the storage and temperature maintenance tanks shall be 3.1 square feet per input 10,000 BTU per hour of the gas or propane water heating system.
iii. The space reserved shall be the space required for a heat pump water heater system that meets the total
building hot water demand as calculated and documented by the responsible person associated with the project.
3. Ventilation shall be provided by meeting one of the following:
A. Physical space reserved for the heat pump shall be
located outside, or
B. A pathway shall be reserved for future routing of supply and exhaust air via ductwork from the reserved heat pump location to an appropriate outdoor location. Penetrations through the building envelope for louvers and ducts shall be planned and identified for future use. The reserved pathway and penetrations through the building envelope shall be sized to meet one of the following:
i. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, the minimum air flow rate shall be 70 CFM per input 10,000 BTU per hour of the gas or propane water heating system and the total
external static pressure drop of ductwork and louvers shall 1 2
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8 not exceed 0.17 inch when the future heat pump water
heater is installed.
ii. If the system input capacity of the gas water
heating system is greater than or equal to 200,000 BTU per hour, the minimum air flow rate shall be 420 CFM per input 10,000 BTU per hour of the gas or propane water heating system and the total external static pressure drop of
ductwork and louvers shall not exceed 0.17 inch when the future heat pump water heater is installed.
iii. The reserved pathway and penetrations shall be
sized to serve a heat pump water heater system that meets the total building hot water demand as calculated and
documented by the responsible person associated with the project.
4. Condensate drainage piping. An approved receptacle that is sized in accordance with the California Plumbing Code to receive the condensate drainage shall be installed within 3 feet of the reserved heat pump location, or piping shall be installed from within 3 feet of the reserved heat pump location to an approved discharge location that is sized in accordance with the California Plumbing Code, and meets one of the following:
A. If the system input capacity of the gas water heating system is less than 200,000 BTU per hour, condensate drainage shall be sized for 0.2 tons of refrigeration capacity per input 10,000 BTU per hour.
B. If the system input capacity of the gas water heating system is greater than or equal to 200,000 BTU per hour, condensate drainage shall be sized for 0.7 tons of refrigeration capacity per input 10,000 BTU per hour.
C. Condensate drainage shall be sized to serve a heat pump water heater system that meets the total building hot water demand as calculated and documented by the responsible person
associated with the project.
5. Electrical.
A. Physical space shall be reserved on the bus system of the main switchboard or on the bus system of a distribution board to 1 2
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8 serve the future heat pump water heater system including the heat pump and temperature maintenance tanks. In addition, the physical space reserved shall be capable of providing adequate power to the future heat pump water heater as follows:
i. Heat Pump. For the Heat Pump, the physical space
reserved shall comply with one of the following:
a. If the system input capacity of the gas water
heating system is less than 200,000 BTU per hour,
provide 0.1 kVA per input 10,000 BTU per hour.
b. If the system input capacity of the gas water
heating system is greater than or equal to 200,000
BTU per hour, provide 1.1 kVA per input 10,000 BTU
per hour.
c. The physical space reserved supplies
sufficient electrical power required to power a heat
pump water heater system that meets the total
building hot water demand as calculated and
documented by the responsible person associated
with the project.
ii. Temperature Maintenance Tank. For the
Temperature Maintenance Tank, the physical space
reserved shall comply with one of the following:
a. If the system input capacity of the gas water
heating system is less than 200,000 BTU per hour,
provide 1.0 kVA per input 10,000 BTU per hour.
b. If the system input capacity of the gas water
heating system is greater than or equal to 200,000
BTU per hour, provide 0.6 kVA per input 10,000 BTU
per hour.
c. The physical space reserved supplies
sufficient electrical power required to power a heat
pump water heater system that meets the total
building hot water demand as calculated and
documented by the responsible person associated
with the project.
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8 (f) The building electrical system shall be sized to meet the future electric requirements of the electric ready equipment specified in sections 160.9(a) through (e). To meet this requirement the building main service conduit, the electrical system to the point specified in each subsection, and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each electric ready appliance in accordance with the California Electric Code.
(a) Energy Code Section 170.1 "Performance Approach" is amended to read as follows:
A building complies with the performance approach if the TDV energy budget calculated for the proposed design building under Subsection (b) is no greater than the TDV energy budget calculated for the Standard Design Building under Subsection (a). Additionally,
1. The energy budget, expressed in terms of source energy, of a newly constructed low-rise multifamily building (three habitable stories or less) shall be at least 10 percent lower than that of the Standard Design Building.
2. Newly Constructed high-rise multifamily buildings (greater than four habitable stories) shall be at least 4 percent lower than that of the Standard Design Building.
(a) Energy Code subsections 170.1(a)-(d) are adopted without amendments.
23.24.060 Local Amendment Regarding All-Electric Buildings or Energy Efficiency Standards for Low-Rise Residential Buildings with 100% Affordable Units.
Repealed.
23.24.070 Infeasibility Exemption.
Repealed.
23.24.080 Expiration.
Repealed.
Chapter 23.29
WILDLAND-URBAN INTERFACE CODE
23.29.010 Adoption
(a) The 2025 California Wildland-Urban Interface Code adopted by the San Mateo Consolidated Fire Department, and as amended from time to time, hereinafter called "WUI 1 2
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8 Code," is adopted as the rules, regulations, and standards within the City as to all matters therein, except otherwise provided.
(a) No section of the WUI Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council, or commission with discretion to enforce the section, or not to enforce it. (b) A copy of the WUI Code, as defined herein, shall be kept on file in the office of the City Clerk.
23.29.015 VIOLATIONS.
It is unlawful to violate or fail to comply with any provisions of this code, or violate or fail to comply with any order made under this code or to build in violation of any detailed statement of specification or plans submitted and approved under this code, or any certificate or permit issued under this code.
Chapter 23.36
Historical Building Code
23.36.010 Adoption
(a) The 2022 2025 California Historical Building Code, California Code of Regulations, Title 24, Part 8, as adopted and amended by the State of California, hereinafter called "Historical Building Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the Historical Building Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the Historical Building Code shall at all times be kept on file in the office of the City Clerk.
Chapter 23.38
Referenced Standards Code
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8 23.38.010 Adoption
(a) The 2022 2025 California Referenced Standards Code, California Code of Regulations, Title 24, Part 12, as adopted and amended by the State of California, hereinafter called "Referenced Standards Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended. (b) No section of the California Referenced Standards Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council, or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, that section shall invest the City, and the appropriate officer, official, agent, employee, board, council or commission with discretion to enforce the section, or not to enforce it.
(c) A copy of the California Referenced Standards Code shall at all times be kept on file in the office of the City Clerk.
Chapter 23.44
ELECTRIC VEHICLE CHARGING STATIONS
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8 23.44.010 PURPOSE AND INTENT
The purpose of this chapter is to provide an expedited, streamlined permitting process for electric vehicle charging stations that complies with Government Code Sections 65850.7 and 65850.71, as enacted by Assembly Bill 1236 (2015) and Assembly Bill 970 (2021). The intent of this chapter is to encourage and promote the use of electric vehicle charging infrastructure by removing unreasonable barriers, minimizing costs to property owners and the City, and expanding the ability of property owners to install charging stations while protecting the public health and safety.
This chapter is designed to:
(a) Meet California’s goals to expand zero-emission vehicle adoption and greenhouse gas reduction.
(b) Provide timely and cost-effective installation of electric vehicle charging stations through an administrative, nondiscretionary permitting process. (c) Ensure that permit review is limited to objective health and safety standards and that applications are processed consistent with statutory timelines. (d) Require the development and public availability of a checklist and standards for expedited review, consistent with state guidance.
(e) Clarify that charging station permits shall not be denied absent a specific, adverse impact on public health or safety, supported by substantial evidence in the record. (f) Adjust minimum parking requirements when installation of charging stations reduces the number of available parking spaces, in accordance with state law.
23.44.020 DEFINITIONS.
(a) "Electric vehicle charging station(s)" or "charging station(s)" means any level of electric vehicle supply equipment station that is designed and built in compliance with California Code of Regulations, Title 24 Part 3 California Electrical Code Article 625, as it reads on the effective date of the ordinance codified in this chapter or as it may be amended, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle. (b) "Electronic submittal" means the use email, the internet, or facsimile to submit a permit application required by this chapter.
(c) "Feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the City on another similarly situated application in a prior successful application for a permit. (d) "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. 1 2
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8 (a) “Application completeness review” means the process of determining whether a permit application for an electric vehicle charging station includes all documents and information required by the City’s published checklist.
(b) “Deemed complete” means that if the City does not notify the applicant of deficiencies within the statutory timelines established in Government Code Section 65850.71, the application shall be deemed complete.
(a)(c) “Deemed approved” means that if the City does not approve or deny the application within the statutory timelines established in Government Code Section 65850.71, the application shall be deemed approved.
23.44.030 APPLICABILITY.
This chapter applies to the permitting of all levels of electric vehicle charging stations, including Level 1, Level 2, and direct current fast charging (DCFC) stations, in the City of San Mateo. Electric vehicle charging stations legally established or permitted prior to the effective date of the ordinance codified in this chapter are not subject to the requirements of this chapter unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting.
Routine operation and maintenance shall not require a permit.
23.44.040 ELECTRIC VEHICLE CHARGING STATION REQUIREMENTS.
All electric vehicle charging stations shall meet applicable health and safety standards and requirements imposed by the State and the City.
Electric vehicle charging stations shall meet all applicable safety and performance standards established by the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories and where applicable, rules of the Public Utilities Commission regarding safety and reliability.
23.44.050 SUBMITTAL PROCESS.
(a) All documents required for the submission of an electric vehicle charging station permit application shall be made available on the City's website and updated as necessary. (b) Electronic submittal of the required permit application and documents shall be made available to all electric vehicle charging station permit applicantsaccepted. An applicant'sThe City shall accept electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.
(c) The City's building Building division Division shall adopt and publish a checklist of all requirements with which the electric vehicle charging stations shall comply to be eligible for expedited review. The electric vehicle permit process, standard(s) and checklist(s) may 1 2
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8 substantially conform to recommendations for permitting, including the checklist and standards contained in the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero-Emission Vehicles in California: Community Readiness Guidebook" published by the Office of Planning and Research.
(c) The checklist shall be published on the City’s website and shall be the basis for completeness determinations.
23.44.060 Submittal Review, Permit, And Inspection
(a) The building official shall implement an administrative review process to expedite review of electric vehicle charging station permit applications, plans, and related documents. No permit or approval shall be issued which does not conform to all applicable provisions of Title 23, Buildings and Construction, and Title 27, Zoning Code.
The determination of conformance shall be made by the Community Development Director or designated staff members of the Community Development Department. (a) Where the application meets the requirements of the approved checklist and standards and there are no specific, adverse impacts upon public health or safety, the building division shall complete the building permit approval process, which is nondiscretionary. Review of the application for electric vehicle charging stations shall be limited to the building official's review of whether the application meets local, state, and federal health and safety requirements. If an application is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance shall be sent to the applicant for resubmission.Timelines
1. For applications for one to twenty-five (1–25) charging stations at a single site, the City shall notify the applicant of any incompleteness within five (5) business days. If no such notice is provided, the application shall be deemed complete.
Upon completeness, the City shall approve or deny the application within twenty (20) business days, or the application shall be deemed approved.
2. For applications for twenty-six (26) or more charging stations, the City shall notify the applicant of any incompleteness within ten (10) business days. If no such notice is provided, the application shall be deemed complete. Upon completeness, the City shall approve or deny the application within forty (40) business days, or the application shall be deemed approved. (b) The Administrative review. The Building Official shall implement an administrative review process to expedite review of charging station applications. Review shall be limited to compliance with health and safety standards and the published checklist. The determination of 1 2
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8 conformance shall be made by the Community Development Director or designated staff members of the Community Development Department.building official may only deny an application for the electric vehicle charging station permit if the official makes written findings 1 2
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8 based upon substantial evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid the adverse impact. Such findings shall include the basis for the rejection of the potential feasible alternative for preventing the adverse impact.
(a) The
(b) Approval. If the application meets the requirements of the checklist and there is no specific, adverse impact on public health or safety, the Building Division shall issue the building permit through a nondiscretionary, ministerial process. (c) Denial. The Building Official may deny an application only upon making written findings, based on substantial evidence in the record, that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to mitigate or avoid the impact. building official may require an applicant to apply for an "electric vehicle charging station use permit" if the building official finds, based on the initial application submittal, that the electric vehicle charging stations could have a specific, adverse impact upon the public health and safety.
(a)(d) Parking adjustments. If installation of the charging station and associated equipment reduces the number of available parking spaces below the minimum required by the City’s Zoning Code for existing uses, the number of required parking spaces shall be reduced by the number of spaces occupied by the charging station equipment, in compliance with Government Code Section 65850.71.
(b)(e) Appeals. Notwithstanding the appeal provisions contained in Chapter 23.06, Tthe building official's determinations decision under this sectionto approve or deny an application under this Chapter may be appealed to the Planning Commission. (c)(f) Inspections. A separate fire inspection may be performed by the City of San Mateo Consolidated Fire Department, if required.
Chapter 23.46
SMALL RESIDENTIAL ROOFTOP SOLAR ENERGY SYSTEMS
23.46.010 PURPOSE AND INTENT.
The purpose of this chapter is to provide an expedited, streamlined solar energy system permitting process that compliesconsistent with the Solar Rights Act and Solar Permitting Efficiency Act (AB 2188, Gov. Code § 65850.5, ), and the Residential Solar Energy Permit Program (SB 379, Gov. Code § 65850.527). as codified in Section 65850.5 of the Government Code, in order These laws collectively establish the framework for achieving timely and cost-effective installations of residential rooftop solar 1 2
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8 energy systems, including the requirement to adopt automated permitting for qualifying solar and energy storage systems. to achieve timely and cost-effective installations of 1 2
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8 small residential rooftop solar energy systems. This chapter encourages the use of solar energy systems by removing unreasonable barriers, minimizing costs to property owners and the City, and expanding the ability of property owners to install solar energy systems while protecting the ensuring the public health and safety are protected.
23.46.020 DEFINITIONS.
(a) "Association" means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development. (a)(b) "Automated permitting system" means an online, web-based portal that verifies code compliance for eligible residential solar and solar-plus-storage systems and issues permits in real time or near-real time, consistent with SB 379California Government Code Section 65850.52.
(b)(c) "Common interest development" means any of the following:
(1) A community apartment project.
(2) A condominium project.
(3) A planned development.
(4) A stock cooperative.
(c)(d) "Electronic submittal" includes email, web-based portals, or other digital platforms.means the utilization of one or more of the following:
(1) Email;
(2) The Internet;
(3) Facsimile.
(d)(e) "Feasible method to satisfactorily mitigate or avoid a specific, adverse impact" includes, but is not limited to, any cost-effective method, condition or mitigation imposed by a city on another similarly situated application in a prior successful application for a permit. The city shall use its best efforts to ensure that the selected method, condition, or mitigation meets the conditions of subparagraphs (A) and (B) of paragraph (1) of subdivision (d) of Section 714 of the Civil Code.
(e)(f) "Reasonable restrictions" shall be as defined in Civil Code § 714, meaning restrictions that do not add more than 10% to the cost of the system, add no more than $1,000 to thein cost of the system, or reduce system efficiency by more than 10%.on a solar energy system are those restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative 1 2
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8 system of comparable cost, efficiency, and energy conservation benefits. For the purposes of this subsection, "significantly" means:
(1) For water heater systems or solar swimming pool heating systems, an amount exceeding 10 percent of the cost of the system, but in no case more than $1,000.00, or decreasing the efficiency of the solar energy system by an amount exceeding 10 percent, as originally specified and proposed. (2) For photovoltaic systems, an amount not to exceed $1,000.00 over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding 10 percent, as originally specified and proposed. (f) "Small residential rooftop solar energy system" means all of the following:
(1) A solar energy system that is no larger than 10 kilowatts alternating current nameplate rating of 30 kilowatts thermal.
(2) A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the City, and all state and City health and safety standards.
(3) A solar energy system that is installed on a single or duplex family dwelling. (4) A solar panel or module array that does not exceed the maximum legal building height as defined by the City.
(g) "Solar energy system" means either of the following:
(1) Any solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating.
(2) Any structural design feature of a building, whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating or cooling, or for water heating. (h) "Specific adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. 1 2
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8 23.46.030 APPLICABILITY.
This chapter applies to the permitting of small residential rooftop solar systems. Systems lawfully installed before the effective date are exempt unless modified to materially change size, type, or components. Routine operation, maintenance, or like-kind replacements do not require a new permit.This chapter applies to the permitting of small residential rooftop solar energy systems in the City.
(a)
(a) Existing small residential rooftop solar energy systems legally established or permitted prior to September 16, 2015, are not subject to the requirements of this chapter unless physical modifications or alterations are undertaken that materially change the size, type, or components of a small residential rooftop solar energy system in such a way as to require new permitting. Routine operation and maintenance or like-kind replacements shall not require a permit.
23.46.040 DUTIES OF BUILDING DEPARTMENT.
(a) All documents required for the submission of a small residential rooftop solar energy system application shall be available on the City's website. (b) Electronic submittal of the required permit application and documents by email or facsimile shall be available to all small residential rooftop solar energy system permit applicants. (c) The City's Building Division shall adopt, and post on the City's website, a (1) standard electrical plan; and (2) standard checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review, consistent with the California Solar Permitting Guidebook.
23.46.050 SUBMITTAL REQUIREMENTS.
The following are required in order to submit a complete application for a solar energy system:
(a) Completed permit application form;
(b) Completed eligibility checklist for expedited review; (c) A completed standard electrical plan, which will be available on the City's website; (d) A roof plan showing roof layout, PV panels, and the following fire safety items:
(1) Approximate location of roof access point,
(2) Location of code-compliant access pathways,
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8 (3) PV system fire classifications, and
(4) Locations of all required labels and markings;
(e) Completed structural criteria checklist; and
(f) Payment of City's processing fee in the amount established by resolution of the City Council.
(f)(g) Applicants for systems eligible under SB 379 may submit through the automated permitting portal in lieu of paper or standard electronic submittals.
23.46.060 REQUIREMENTS FOR APPROVAL.
(a) All small residential rooftop solar energy systems shall meet applicable health and safety standards and requirements imposed by the State and the City's Fire Department. (b) Solar energy systems for heating water in single-family residences and for heating water in commercial or swimming pool applications shall be certified by an accredited listing agency as defined by the California Plumbing and Mechanical Code. (c) Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.
23.46.070 PERMIT REVIEW AND INSPECTION REQUIREMENTS.
(a) Review of the application shall be limited to the building official's review of whether the application is complete and meets local, state, and federal health and safety requirements. (b) If an application is deemed incomplete or fails to meet local, state, and federal health and safety requirements, the Building Official will issue a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance.
(c) If an application is complete and meets local, state, and federal health and safety requirements, only one inspection shall be required and performed by the Building Division. An inspection will be scheduled within two business days of a request and provide a two-hour inspection window. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this subsection.
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8 (c) Applications submitted through the automated permitting platform under SB 379 shall be processed automatically, with approvals issued in real time or near-real time where compliance is verified.
(d) A City shall not condition approval of an application on the approval of an association, as defined in Section 4080 of the Civil Code. (e) Approval or denial of an application for a small residential rooftop solar energy system may be appealed by any interested party to the City's Community Relations Commission in accordancePlanning Commission within 10 days of the mailing date of the Building Official's written correction noticedecision.
Chapter 23.70
GREEN BUILDING STANDARDS CODE
23.70.010 Adoption
(a) The California Green Building Standards Code, 20252 Edition, Title 24, Part 11 of the California Code of Regulations, as adopted and amended by the State of California, hereinafter called "Green Building Code," is adopted as the rules, regulations and standards within this City as to all matters therein except as hereinafter modified or amended; (a)(b) No section of the Green Building Standards Code shall impose a mandatory duty of enforcement on the City, or on any officer, official, agent, employee, board, council or commission thereof. Instead, if any section purports to impose a mandatory duty of enforcement, said section shall be deemed to invest the City, and the appropriate officer, official, agent, employee, board, council or commission thereof with discretion to enforce the section or not enforce it.
(b)(c) One copy of the Green Building Standards Code shall at all times be kept on file in the office of the City Clerk.
23.70.020 Local Amendments to Definitions REPEALED
(a) The most commonly used definitions of the Green Building Code are set forth below:
Addition. An extension or increase in floor area of an existing building or structure.
Alteration or Alter. Any construction or renovation to an existing structure other than repair for the purpose of maintenance or addition.
Electric Vehicle (EV). An automotive-type vehicle for on-road use, such as passenger automobiles, buses, trucks, vans, neighborhood electric vehicles, electric motorcycles, and the like, primarily powered by an electric motor that draws current 1 2
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8 from a rechargeable storage battery, fuel cell, photovoltaic array, or other source of electric current. Plug-in hybrid electric vehicles (PHEV) are considered electric vehicles.
For purposes of the California Electrical Code, off-road, self-propelled electric vehicles, such as industrial trucks, hoists, lifts, transports, golf carts, airline ground support equipment, tractors, boats, and the like, are not included.
Electric Vehicle Charging Space (EV Space). A space intended for future installation of EV charging equipment and charging of electric vehicles.
Electric vehicle supply equipment (EVSE). The conductors, including the undergrounded, grounded, and equipment grounding conductors and the electric vehicles connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus installed specifically for the purpose of transferring energy between premises wiring and the electric vehicle.
Newly Constructed (or New Construction). A newly constructed building (or new construction) does not include additions, alterations or repairs.
Off-Street Loading Spaces. An area, other than a public street, public way, or other property (and exclusive of off-street parking spaces), permanently reserved or set aside for the loading or unloading of motor vehicles, including ways of ingress and egress and maneuvering areas. Whenever the term "loading space" is used, it shall, unless the context clearly requires otherwise, be construed as meaning off-street loading space. This excludes designated passenger loading/unloading. (b) Green Building Code Section 202 is amended to include the following definitions:
Affordable Housing. Residential buildings that entirely consist of units below market rate and whose rents or sales prices are governed by local agencies to be affordable based on area median income.
All-Electric Building. A building that contains no combustion equipment or plumbing for combustion equipment serving space heating (including fireplaces), water heating (including pools and spas), cooking appliances (including barbeques), and clothes drying, within the building or building property lines, and instead uses electric heating appliances for service.
Appliance Upgrade. The installation, relocation, or replacement of any appliance.
Automatic Load Management System (ALMS). A control system designed to manage load across one or more electric vehicle supply equipment (EVSE), circuits, panels and to share electrical capacity and/or automatically manage power at each connection point. ALMS systems shall be designed to deliver no less than 3.3 kVa 1 2
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8 (208/240 volt, 16-ampere) to each EV Capable, EV Ready or EVCS space served by the ALMS, and meet the requirements of California Electrical Code Article 625. The connected amperage to the building site for the EV charging infrastructure shall not be lower than the required connected amperage per California Green Building Standards Code, Title 24 Part 11.
Combustion Equipment. Any equipment or appliance used for space heating, water heating, cooking, clothes drying and/or lighting that uses fuel gas.
Direct Current Fast Charging (DCFC). A parking space provided with electrical infrastructure that meets the following conditions:
(1) A minimum of 48 kVa (480 volt, 100-ampere) capacity wiring. (2) Electric vehicle supply equipment (EVSE) located within three (3) feet of the parking space providing a minimum capacity of 80-ampere.Electric Heating Appliance. A device that produces heat energy to create a warm environment by the application of electric power to resistance elements, refrigerant compressors, or dissimilar material junctions, as defined in the California Mechanical Code.
Electric Vehicle Charging Station (EVCS). A parking space that includes installation of electric vehicle supply equipment (EVSE) at an EV Ready space. An EVCS space may be used to satisfy EV Ready space requirements. EVSE shall be installed in accordance with the California Electrical Code, Article 625.
Fuel Gas. A gas that is natural, manufactured, liquefied petroleum, or a mixture of these, as defined in the California Mechanical Code.
Fuel Gas Infrastructure. Piping, other than service pipe, in or in connection with a building, structure or within the property lines of premises, extending from the point of delivery at the gas meter, service meter assembly, outlet of the service regulator, service shutoff valve, or final pressure regulator, whichever is applicable, as defined in the California Mechanical Code.
Laboratory. A room, building or area where the use and storage of hazardous materials are utilized for testing, analysis, instruction, research or developmental activities.
Level 1 EV Ready. A parking space that is served by a complete electric circuit with the following requirements:
(1) A minimum of 2.2 kVa (110/120 volt, 20-ampere) capacity wiring. 1 2
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8 (2) A receptacle labeled "Electric Vehicle Outlet" or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 16-ampere.
(3) Conduit oversized to accommodate future Level 2 EV Ready (208/240 volt, 40-ampere) at each parking space.Level 2 EV Capable. A parking space provided with electrical infrastructure that meets the following requirements:
(1) Conduit that links a listed electrical panel with sufficient capacity to a junction box or receptacle located within three (3) feet of the parking space. (2) The conduit shall be designed to accommodate at least 8.3 kVa (208/240 volt, 40-ampere) per parking space. Conduit shall have a minimum nominal trade size of 1 inch inside diameter and may be sized for multiple circuits as allowed by the California Electrical Code. Conduit shall be installed at a minimum in spaces that will be inaccessible after construction, either trenched underground or where penetrations to walls, floors, or other partitions would otherwise be required for future installation of branch circuits, and such additional elements deemed necessary by the Building Official. Construction documents shall indicate future completion of conduit from the panel to the parking space, via the installed inaccessible conduit.
(3) The electrical panel shall reserve a space for a 40-ampere overcurrent protective device space(s) for EV charging, labeled in the panel directory as "EV CAPABLE."
(4) Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EVs at all required EV spaces at a minimum of 40 amperes.
(5) The parking space shall contain signage with at least a 12" font adjacent to the parking space indicating the space is EV Capable.Level 2 EV Ready. A parking space that is served by a complete electric circuit with the following requirements:
(1) A minimum of 8.3 kVa (208/240 volt, 40-ampere) capacity wiring. (2) A receptacle labeled "Electric Vehicle Outlet" or electric vehicle supply equipment located within three feet of the parking space. (3) If EVSE is provided the minimum capacity of the EVSE shall be 30- ampere.Low Power Level 2 EV Ready. A parking space that is served by a complete electric circuit with the following requirements:
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8 (1) A minimum of 4.1 kVA (208/240 Volt, 20-ampere) capacity wiring. (2) A receptacle labeled "Electric Vehicle Outlet" or electric vehicle supply equipment located within three (3) feet of the parking space. If EVSE is provided the minimum capacity of the EVSE shall be 16-ampere.
(3) Conduit oversized to accommodate future Level 2 EV Ready (208/240 volt, 40-ampere) at each parking space.
Repair. Reconstruction, replacement, or renewal of any part of an existing building for the purpose of its maintenance or to correct damage, as defined in the California Existing Building Code.
(c) Green Building Code Section 202 is amended to delete the following definitions:
Electric Vehicle (EV) Capable Space. A vehicle space with electrical panel space and load capacity to support a branch circuit and necessary raceways, both underground and/or surface mounted, to support EV charging.
Electric Vehicle (EV) Ready Space. [HCD] A vehicle space which is provided with a branch circuit; any necessary raceways, both underground and/or surface mounted; to accommodate EV charging, terminating in a receptacle or a charger.
Level 2 Electric Vehicle Supply Equipment (EVSE). [HCD] The 208/240 Volt 40ampere branch circuit, and the electric vehicle charging connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle.
Low Power Level 2 Electric Vehicle [EV] Charging Receptable. [HCD] A 208/240 Volt 20- ampere minimum branch circuit and a receptacle for use by an EV driver to charge their electric vehicle or hybrid electric vehicle.
23.70.030 Local Amendment Regarding Electric Vehicle Charging for New One- and Two- Family Dwellings and Town-Houses
(a) Green Building Code Section 4.106.4.1, "New one- and two-family dwellings and town-houses with attached private garages," is amended to read as follows:
4.106.4.1 New one- and two-family dwellings and town-houses with attached private garages.
(b) Green Building Code Section 4.106.4.1.1, "Identification," is amended to read as follows:
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8 4.106.4.1.1 New Construction One parking space provided shall be a Level 2 EV Ready space. If a second parking space is provided, it shall be provided with a Level 1 EV Ready space.
23.70.040 Local Amendment Regarding Electric Vehicle Charging for New Multifamily Residential Construction
(a) Green Building Code Section 4.106.4 "Electric vehicle (EV) charging for new construction," is amended to read as follows:
4.106.4 Electric vehicle (EV) charging. New construction shall comply with Section 4.106.4.1 or 4.106.4.2, and 4.106.4.3, to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625. For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s). Calculation for spaces shall be rounded up to the nearest whole number.
Exceptions:
1. On a case-by-case basis, where the local enforcing agency has determined EV charging and infrastructure are not feasible based upon one or more of the following conditions:
1.1 Where there is no local utility power supply or the local utility is unable to supply adequate power.
1.2 Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 4.106.4, may increase construction cost by an average of $4,500 per parking space for market rate housing or $400 per parking space for affordable housing. EV infrastructure shall be provided up to the level that would not exceed this cost for utility service.
1.3 Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional parking facilities and without electrical panel upgrade or new panel installation. ADUs and JADUs without additional parking but with electrical panel upgrades or new panels must have reserved breakers and electrical capacity according to the requirements of 4.106.4.1.
2. Projects with multifamily residential units that submitted Planning Applications prior to the effective date of this ordinance. 1 2
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8 3. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with this code section. (b) Green Building Code Section 4.106.4.2, "New multifamily dwellings, hotels and motels and new residential parking facilities," is amended to read as follows:
4.106.4.2 New multifamily dwellings and new residential parking facilities.
Requirements apply to parking spaces that are assigned or leased to individual dwelling units, as well as unassigned residential parking. Visitor or common area parking is not included.
(c) Green Building Code Section 4.106.4.2.1, "Multifamily development projects with less than 20 dwelling units; and hotels and motels with less than 20 sleeping units or guest rooms," is amended to read as follows:
4.106.4.2.1 New Construction. Fifteen percent (15%) of dwelling units with parking spaces shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Eighty-five percent (85%) of dwelling units with parking spaces shall be provided with a Low Power Level 2 EV Ready space.
EV ready spaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section 1109A. EVCS shall comply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B.
Note: The total number of EV spaces should be one-hundred percent (100%) of dwelling units or one-hundred percent (100%) of parking spaces, whichever is less. (d) Green Building Code Section 4.106.4.2.2, "Multifamily development projects with 20 or more dwelling units, hotels and motels with 20 or more sleeping units or guest rooms," is amended to read as follows:
4.106.4.2.2 Existing Buildings. When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or altered and the work requires a building permit, ten (10) percent of the total number of parking spaces added or altered, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.
Notes:
1. Construction documents are intended to demonstrate the project's capability and capacity for facilitating future EV charging.
2. There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.
(e) Green Building Code Section 4.106.4.2.2.1 "Electric vehicle charging stations (EVCS)" is not adopted
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8 (f) Green Building Code Section 4.106.4.2.2.1.1 "Location" is not adopted (g) Green Building Code Section 4.106.4.2.2.1.2 "Electric vehicle charging stations (EVCS) dimensions" is not adopted
(h) Green Building Code Section 4.106.4.2.2.1.3 "Accessible EV spaces" is not adopted
(i) Green Building Code Section 4.106.4.2.3 "EV Space requirements" is not adopted
(j) Green Building Code Section 4.106.4.2.4 "Identification" is not adopted (k) Green Building Code Section 4.106.4.2.5 "Electric Vehicle Ready Space Signage" is not adopted
(l) Green Building Code Section 4.106.4.3 "Electric vehicle charging for additions and alterations of parking facilities serving existing multifamily buildings," is amended, and adds new subsections to read as follows:
4.106.4.3 Electric vehicle charging stations (EVCS). Electric vehicle charging stations required by Section 4.106.4.2 shall comply with Section 4.106.4.3.
Exception: Electric vehicle charging stations serving public accommodations, public housing, motels, and hotels shall not be required to comply with this section. See California Building Code, Chapter 11B, for applicable requirements.
4.106.4.3.1 Location. EVCS shall comply with at least one of the following options:
1. The charging space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
2. The charging space shall be located on an accessible route, as defined in the California Building Code, Chapter 2, to the building.Exception: Electric vehicle charging stations designed and constructed in compliance with the California Building Code, Chapter 11B, are not required to comply with Section 4.106.4.3.1 and Section
4.106.4.3.2.
4.106.4.3.2 Dimensions. The charging spaces shall be designed to comply with the following:
1. The minimum length of each EV space shall be 18 feet (5486 mm).
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8 2. The minimum width of each EV space shall be 9 feet (2743 mm).
3. One in every 25 charging spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimum aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EV space is 12 feet (3658 mm).
a. Surface slope for this EV space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083 percent slope) in any direction.
Exception: Where the City's Municipal or Zoning Code permits parking space dimensions that are less than the minimum requirements stated in this section
4.106.4.3.2, and the compliance with which would be infeasible due to particular circumstances of a project, an exception may be granted while remaining in compliance with California Building Code Section Table 11B-228.3.2.1 and 11B- 812, as applicable.
(m) Green Building Code Section 4.106.4, "Electric vehicle (EV) charging for new construction," is amended to add a new subsection and read as follows:
4.106.4.4 Direct current fast charging stations. One DCFC may be substituted for up to five (5) EVCS to meet the requirements of 4.106.4.1 and 4.106.4.2. Where ALMS serve DCFC stations, the power demand from the DCFC shall be prioritized above Level 1 and Level 2 spaces.
23.70.050 Local Amendment Regarding Electric Vehicle Charging for New Non- residential Construction
(a) Green Building Code Section 5.106.5.3, "Electric vehicle (EV) charging," is amended, and adds new subsections to read as follows:
5.106.5.3 Electric vehicle (EV) charging. Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging shall comply with Section
5.106.5.3 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code. Accessible EVCS shall be provided in accordance with the California Building Code Chapter 11B Section 11B-228.3. For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s). Calculation for spaces shall be rounded up to the nearest whole number.
Exceptions:
(1) On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
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8 (A) Where there is no local utility power supply.
(B) Where the local utility is unable to supply adequate power. (C) Where there is evidence suitable to the local enforcement agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may increase construction cost by an average of $4,500 per parking space. EV infrastructure shall be provided up to the level that would not exceed this cost for utility service. (2) Parking spaces accessible only by automated mechanical car parking systems are not required to comply with this code section.5.106.5.3.1 Nonresidential Occupancy Class B Offices – Shared Parking Space.
(3) New Construction. Twenty percent (20%) of parking spaces shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Thirty percent (30%) of parking spaces provided shall be Level 2 EV Capable.5.106.5.3.2 Hotel and Motel Occupancies – Shared Parking Facilities. (4) New Construction Five percent (5%) of parking spaces provided shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Twenty-five percent (25%) of parking spaces provided shall be Low Power Level 2 EV Ready space. Ten percent (10%) of parking spaces provided shall be Level 2 EV Capable.5.106.5.3.3 All Other Nonresidential Occupancies – Shared Parking Facilities.
(5) New Construction. Ten percent (10%) of parking spaces provided shall be EVCS with Level 2 EV Ready. ALMS shall be permitted to reduce load when multiple vehicles are charging. Ten percent (10%) of parking spaces provided shall be Level 2 EV Capable.5.106.5.3.4 Direct current fast charging stations. One DCFC may be substituted for up to five (5) EVCS to meet the requirements of 5.106.5.3.1, 5.106.5.3.2, and 5.106.5.3.3. Where ALMS serve DCFC stations, the power demand from the DCFC shall be prioritized above Level 1 and Level 2 spaces.
(b) Green Building Code Section 5.106.5.4 "Electric vehicle (EV) charging: medium-duty and heavy-duty," is amended to read as follows:
5.106.5.4 Electric vehicle (EV) charging readiness. Construction shall comply with Section 5.106.5.4.1 to facilitate future installation of electric vehicle supply equipment (EVSE). Construction for warehouses, grocery stores and retail stores with planned off-street loading spaces shall also comply with Section 5.106.5.4.1 for future installation of medium- and heavy-duty EVSE. Accessible EVCS shall be provided in accordance with the California Building Code Chapter 11B Section 11B-228.3. For 1 2
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8 EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s). 1 2
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8 Exceptions:
(1) On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
(A) Where there is no local utility power supply.
(B) Where the local utility is unable to supply adequate power. (C) Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may increase construction cost by an average of $4,500 per parking space. EV infrastructure shall be provided up to the level that would not exceed this cost for utility service.
23.70.060 Local Amendment Regarding All-Electric Requirements for New Residential Construction
Repealed.
23.70.070 Local Amendment Regarding All-Electric Requirements for New Nonresidential Construction
Repealed.
23.70.080 Local Amendment Regarding Electrification Requirements for Existing Residential Buildings
(a) Green Building Code Section 4.106 "Site Development" is amended and to include new subsections as follows:
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8 4.106.5.3 Existing one- and two-family dwellings.
4.106.5.3.1 Reserved.
4.106.5.3.2 Reserved.
4.106.5.3.3 Kitchen alterations shall include a 240v, 50 ampere circuit and receptacle installed within 3 feet of the cooktop, oven, and/or range location.
4.106.5.3.4 Alterations to areas designated for the installation of laundry equipment shall include a 240v, 30 ampere circuit and receptacle installed within 3 feet of clothes drying appliance location.
4.106.5.4 Existing residential buildings.
4.106.5.4.1 Alterations or additions that involve or require an increase to the capacity of electrical panels or transformers as part of the scope, the electrical panel shall include reserved physical space for overcurrent protection devices, and transformers shall include reserved electrical capacity, as calculated per California Electric Code Section 220 for the following current or proposed appliances, as applicable to the project site, that will not be connected to fuel gas infrastructure:
1. Electric water heaters meeting the requirements of the California Energy Code.
2. Electric space heater and air-conditioner meeting the requirements of the California Energy Code.
3. Electric pool and/or spa water heater.
4. Electric clothes dryer.
5. Electric cooking equipment.
6. Electric vehicle charger
Exceptions:
1. Buss bar electrical capacity shall not be required to exceed the proposed utility electrical service to the building. Capacity and overcurrent protection spaces shall be reserved in the priority listed above to the extent allowable under the proposed buss bar capacity.
2. Reserved electric vehicle charger panel capacity may be shared with one of the following: water heater, clothes dryer, or cooking equipment.
3. Electrical panels with internet-connected overcurrent protection devices that monitor circuit load and manage power distribution. 1 2
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8 23.70.090 Expiration
These local code amendments shall sunset when the California Green Building Standards Code, 2022 Edition, is no longer in effect.