CITY OF SAN MATEO
City Council Special Meeting
November 3, 2025
5:30 PM
City Hall Council Chamber
Entrance is on O’Farrell Street
COUNCIL MEMBERS
Robert Newsom Jr.
Adam Loraine
Nicole Fernandez
Danielle Cwirko-Godycki
Lisa Diaz Nash
AGENDA
THIS MEETING CAN BE ATTENDED IN PERSON OR REMOTE BY JOINING ZOOM – SEE CODES BELOW.
PUBLIC COMMENTS WILL BE ACCEPTED BOTH IN PERSON AND REMOTELY .
SEE END OF AGENDA FOR OPTIONS AND INSTRUCTIONS ON HOW TO PARTICIPATE IN THE MEETING.
To join via Zoom – click here:
November 3, 2025
To join via telephone: (408) 638-0968
Webinar ID: 862 4139 2828 Passcode: 573143
CALL TO ORDER
Roll Call
AB 2449 Requests and Consideration for Meeting Participation by Teleconference due to Just Cause or Emergency Circumstances
STUDY SESSION
The public will have an opportunity to comment during the consideration of these items.
1. Reach Codes for Cooling Upgrades and Planned Home Renovations, 2025 Code Cycle — Informational Provide direction on reach codes options for cooling upgrades and planned home renovations for the 2025 Code Cycle.
CEQA: This informational report is not a project subject to CEQA, because it consists of feasibility or planning studies for possible future actions which the City Council has not approved, adopted or funded. (CEQA Guidelines Section 15262.)
ADJOURNMENT
----------------------------------------------------------------------------------------------------------------------------- AGENDAS: Agendas and material are posted on the City’s website on the Friday preceding each Council Meeting and can be viewed on the City's website at www.cityofsanmateo.org . Any supplemental material distributed to the Council after the posting of the agenda will be made part of the official record.
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WATCHING A MEETING ON A COMPUTER: There are three ways to stream. 1) Public Meeting Portal www.cityofsanmateo.org/publicmeetings 2) City YouTube channel and stream it on YouTube: http://youtube.com/CityofSanMateo 3) Watch TV live stream: https://www.cityofsanmateo.org/193/Channel-San-Mateo-Live-Stream
PUBLIC COMMENTS/REQUEST TO SPEAK
Prior to the Meeting
Send comments to: [email protected] until 4 p.m. the day of the meeting.
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During the meeting
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By telephone: Call (408) 638-0968 and enter the conference ID found at the top of the meeting agenda. When the item of interest is open for consideration, select *9 to raise your hand. When called upon, press *6 to unmute, state your name and provide your comments.
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ACCESSIBILITY: In compliance with the Americans with Disabilities Act and to ensure meaningful access for all participants, including those with limited English proficiency, individuals requiring special accommodations or language assistance to participate in this meeting may contact the City Clerk’s Office at (650) 522-7040 or [email protected] . Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
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CITY OF SAN MATEO
Agenda Report
City Hall
330 W. 20th Avenue
San Mateo CA 94403
www.cityofsanmateo.org
Agenda Number: 1 Section Name: STUDY SESSION Account Number: 10-1311 File ID: 25-10589 TO: City Council
FROM: Alex Khojikian, City Manager
PREPARED BY: City Manager's Office
MEETING DATE: November 03, 2025
SUBJECT:
Reach Codes for Cooling Upgrades and Planned Home Renovations, 2025 Code Cycle — Informational RECOMMENDATION:
Provide direction on reach codes options for cooling upgrades and planned home renovations for the 2025 Code Cycle.
BACKGROUND:
Every three years, California updates its Building Standards Code, known as Title 24, to incorporate the latest technology, best practices, and policy goals for safe, efficient, and sustainable buildings. Title 24 includes requirements for building safety, energy efficiency, and green building practices. The California Green Building Standards Code (CALGreen) sets the statewide baseline for sustainable design, such as water efficiency and waste reduction, while the California Energy Code establishes minimum energy efficiency standards, such as for insulation, heating and cooling systems, lighting, and solar.
The City of San Mateo updates its building codes every three years in alignment with the state’s code cycle and often adopts local amendments that bolster the state’s minimum requirements. In 2015, San Mateo established its first reach code, and since then has regularly explored and adopted reach codes to advance San Mateo’s Climate Action Plan priorities. At the June 16, 2025 City Council meeting discussion of the Electrify San Mateo Sustainable Building Strategy, City Council directed staff to further explore reach codes during planned equipment upgrades and home renovations and conduct broad community engagement on potential reach code approaches to adopt.
Peninsula Clean Energy (PCE) is a joint powers agency established in 2016 to provide clean electricity in San Mateo County.
PCE supports jurisdictions in the adoption of reach codes to advance local and regional climate goals. Through the Bay Area Reach Codes effort, PCE, in partnership with Silicon Valley Clean Energy (SVCE), is providing model ordinances and technical support to city staff. The Bay Area Reach Codes team developed model codes for the following four reach code options:
1) Cooling upgrade requirements for single family homes, duplexes and townhomes 2) Cooling upgrade requirements for non-residential buildings 3) FlexPath for single family homes, duplexes and townhomes 4) Electric-readiness requirements for single family homes, duplexes and townhomes This report provides background on reach codes, details the four reach code options, and summarizes contractor and community engagement and feedback, and feedback from the Sustainability and Infrastructure Commission.
REACH CODE BACKGROUND
The City of San Mateo has a strong history of adopting reach codes and being a leader in sustainability. In the last five years, more than 70 cities adopted local regulations requiring new construction to be all electric, including the City of San Mateo. The City of Berkeley was notably one of the first to adopt such a requirement in August 2019. On April 17, 2023,
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the Ninth Circuit Court of Appeals in California Restaurant Association v. City of Berkeley determined that a local ordinance that generally prohibited the installation of natural gas infrastructure was preempted by federal law, namely the Energy and Conservation Act (EPCA). Because of this litigation, in 2024 the City had to pause enforcement of the City’s reach codes that required new all-electric construction and required heat pump installation during air conditioner replacements in single family homes, duplexes, and townhomes.
On January 21, 2025, the City Council adopted a reach code that requires energy performance margins for new construction to replace the City’s unenforceable new construction reach code. This reach code was needed to bridge a gap and will expire at the end of the current code cycle on December 31, 2025. The Bay Area Reach Codes partnership developed four model reach code options for the 2025 code cycle, which is the cycle for the next three years. None of the reach code options prohibit the installation of gas infrastructure or gas equipment to ensure EPCA conformance.
California Assembly Bill 130 (AB 130) restricts cities and counties from adopting local amendments to the California Building Standards Code applicable to residential units until June 1, 2031, with certain exceptions. The reach code options discussed in this report are within the exceptions provided in AB 130 and California Health and Safety Code Sections 17958.5, and 17958.7. Specifically, these reach code options are excepted from AB 130 because they “align with a general plan approved on or before June 10, 2025, and that permits mixed-fuel residential construction consistent with federal law while also incentivizing all-electric construction as part of an adopted greenhouse gas emissions reduction strategy.”
REACH CODE OPTIONS
These reach code options do not require whole home electrification, nor do they necessitate a property owner to initiate a project for the sole purpose of meeting the reach code requirements. In contrast to the Electrify San Mateo Sustainable Building Strategy effort that reviewed broad policy areas to electrify existing buildings and whole home electrification costs, the reach code options hone in on specific project opportunities to encourage building electrification and energy efficiency when work is already voluntarily being completed. Planning for major renovations and cooling upgrades involves planning for the financing and assembling the contractor or contractor team to go through this change. These are major investments and are the ideal time to consider additional measures that benefit the environment and living spaces through improved comfort, health, and safety.
This section of the report reviews four reach code options and includes an overview of reach code requirements, estimated greenhouse gas emission reductions, permit data analysis, and cost impacts. State law requires that local amendments to the Energy Code be both energy-saving and cost effective relative to the base codes. To make these findings, the City relies on cost-effectiveness studies provided by the California Energy Codes and Standards Statewide Utility Program working group, which include the technical basis to justify higher standards. The cost-effectiveness studies are lengthy technical documents that include energy modeling and utility rate analysis to demonstrate life cycle system cost-effectiveness. Cost impacts are briefly summarized below and a link to the cost-effectiveness analysis is also provided.
It should be noted that all of the options are associated with work that is already being done on existing buildings and would not require the initiation of work solely for the purpose of implementing the reach codes. 1) REACH CODE OPTION 1: COOLING UPGRADE REQUIREMENTS FOR SINGLE FAMILY HOMES, DUPLEXES, AND
TOWNHOMES
When a property owner opts to install a new or replacement air conditioner unit in a single family home, duplex or townhome, this reach code would require more stringent energy standards for the new and replacement air conditioning installations and maintain state minimum requirements for new heat pump installations for space cooling. The more stringent energy standards are related to attic insulation, duct insulation, air sealing, fan efficacy, and refrigerant charge verification. This reach code would not apply to gas furnace replacements or repairs. As mentioned above in 2023, the City had a similar reach code in place that required the installation for heat pumps during air conditioner new or replaced air conditioner installation. This reach code’s enforcement was paused in response to the federal court case. Reach Code Option 1 differs from the prior policy because it allows multiple pathways for compliance.
Staff reviewed the past three years of the City’s mechanical permit data which includes gas furnace replacements, air
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conditioner installations, and heat pump installations for residential and non-residential buildings. On average there were 328 permits per year and on average there were 216 heat pumps installed per year. Though our reliance on applicant reporting renders the data collection imperfect, staff feels confident stating that these numbers demonstrate growth in voluntary heat pump installations since the previous building code cycle. The data set cannot be easily filtered to compare building types (single family homes, multifamily buildings, nonresidential buildings) but staff estimates that the vast majority of permits, about 85%, are for single family homes, duplexes and townhomes. Although a large number of projects are already voluntarily installing heat pumps, the reach code policy would ensure that property owners consider a heat pump at the time of air conditioning installation. This is also an important future proofing opportunity because in 2029 the Bay Area Air District Rule 9-4 will require zero NOx equipment for all furnace replacements. If property owners miss the opportunity to install a heat pump now, it may be more costly and burdensome to transition to a heat pump once the Air District rules are in effect.
In terms of greenhouse gas emissions, heat pumps can provide significant reductions because they are far more efficient than gas furnaces (and electric resistance heat) and electricity in California is derived from low-carbon energy sources. PCE estimates this reach code would avoid approximately ~257 metric tons of carbon dioxide equivalent per year.
Detailed life cycle system cost analysis can be found 2025 Cost-Effectiveness Study: Single Family AC to Heat Pump Replacement1. To summarize, there is an upfront cost difference between heat pump and air conditioner installation. The cost-effectiveness study, review of California TECH rebate data, and PCE’s recent research shows that the installation of a heat pump on average costs between $12,400 and$ 14,700 and the installation of an air conditioner on average costs between $10,400 to $12,500. Note, San Mateo homeowners are eligible for a $1,500 rebate for heat pump systems and $10,000 zero percent interest loan from PCE. While there could be a small up-front installation cost difference, the heat pump saves property owners over $10,000 over 30 years due to on-bill savings compared to an air conditioner. If a homeowner is a CARE or FERA customer, then they are eligible for additional PCE rebate of $1,000 for a heat pump. If a homeowner is below 80% median income, they are eligible for Peninsula Clean Energy's Full Service Program, which offers no-cost electrification upgrades; including heat pump space heaters, heat pump water heaters, and whole-home electrification.
This reach code has been adopted by Palo Alto, Menlo Park, Mountain View, and Sunnyvale and more Bay Area cities are currently exploring adoption of this reach code approach. 2) REACH CODE OPTION 2: COOLING UPGRADE REQUIREMENTS FOR NONRESIDENTIAL BUILDINGS When a property owner opts to install a new or replacement air conditioner unit between 5 and 20 tons in a nonresidential building, this reach code would require more stringent energy standards for the air conditioner system installation and maintain state minimum requirements for heat pump installations for space cooling. Property owners can either install a single zone heat pump or a single zone air conditioner system with a furnace plus a heat recovery ventilator.
Staff estimates this would capture approximately less than 50 permits per year based on the permit data analysis described above and avoid approximately ~426 metric tons of carbon dioxide equivalent per year.
Detailed life cycle system cost analysis can be found in the 2025 Nonresidential Alterations: Reach Code Study2.Considering a range of building types of different ages, the single zone air conditioner pathway costs an average of $86,600. The single zone heat pump pathway costs an average of $85,500. The model reach code and cost-effectiveness study for this option was just recently made available and no cities have adopted this reach code to date. 3) REACH CODE OPTION 3: FLEXPATH FOR SINGLE FAMILY HOMES, DUPLEXES, TOWNHOMES When a property opts to do a major home renovation of a certain size or dollar valuation in a single-family home, duplex or townhome, this reach code would require the project to incorporate energy efficiency measures or electrification upgrades selected from a menu to achieve a target score. This reach code is named “FlexPath” because of the flexible 1 https://localenergycodes.com/download/2034/file_path/fieldList/2025%20Single%20Family%20AC%20to%20HP%20Cost- eff%20Study.pdf
2 https://localenergycodes.com/download/2049/file_path/fieldList/2025%20NR%20Alterations%20CostEff%20Report.pdf
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nature of the policy. The types of projects that would be applicable to the FlexPath would be elective major residential addition/renovation projects that may include plumbing, electrical and appliance or fixture upgrades. Applicants of these types of projects typically already have an architect, engineer, and energy code compliance expert on their design team who could help facilitate compliance with the FlexPath reach code. This reach code would not apply to routine repairs and maintenance, hazard mitigation, roof or windows projects, or ADUs. The ordinance language would also include economic hardship and technical infeasibility exceptions. This reach code approach is estimated to avoid approximately 730 metric tons of carbon dioxide equivalent per year by 2030.
Qualifying projects would be required to complete any combination of energy-related measures from the table below.
Project applicants would receive points for measures that were already installed prior to the project. The menu of measures and point values are determined by the Single-Family Cost-Effectiveness Study analysis:
FlexPath Menu of Measures
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18
The local FlexPath ordinance would need to establish a covered project definition and a target score. Staff is seeking Council direction on whether to pursue this reach code approach. If Council is interested in pursuing a FlexPath reach code, staff need direction on establishing the covered project definition and a target score.
FlexPath Covered Project Definition
If the City Council lands on this option, staff recommends establishing a square footage threshold instead of a project valuation to define the covered projects. The dollar valuation of a project is self-reported and could result in challenging compliance issues. Cities that have adopted a FlexPath ordinance vary greatly in their covered project definition. Menlo Park’s FlexPath ordinance applies to renovations valued at $100,000 or more and projects are required to select two measures from the list. Santa Cruz’s FlexPath ordinance applies to renovations of 350 square feet or greater and projects are required to achieve a target score of 9 points. Palo Alto’s FlexPath ordinance applies to renovations of 1,000 square feet and greater and projects are required to achieve a target score of 12 points.
To provide clearer outreach to the community, staff used 1,000 square feet or greater as an example FlexPath threshold.
Staff arrived at 1,000 square feet as an example threshold because it is a very significant home renovation. Note, the median house size in San Mateo County is 1,600 square feet. Through a preliminary scan of the permit data, setting the threshold at 1,000 square feet or greater appeared to capture 80-100 projects per year. Lowering the square footage threshold results in capturing a greater number of projects.
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FlexPath Target Score
If the City Council directs pursuing this option, staff need City Council feedback on establishing a FlexPath target score. The following describes an example project and possible measure packages that would achieve different target scores. In this example project, the property owner seeks to renovate 1,000 square feet of their home including the kitchen and living room. At $500/square foot, the example project construction is estimated at ~$500,000. The following describes compliance pathways for a target score of 12, 18, or 30:
To meet a target score of 12, the project includes a heat pump water heater (12 points), which costs an estimated $8,200 or roughly 2% of total project costs.
To meet a target score of 18, the project includes a heat pump space conditioner (18 points), which costs an estimated $12,500 or roughly 2.5% of total project costs. To meet a target score of 30, the project includes a heat pump water heater (12 points) and a heat pump space conditioner (18 points); these measures cost an estimated $20,700 or roughly 4% of total project costs.
For each of these scenarios, there is a parallel efficiency pathway that can be met using different combinations of insulation, air sealing, and window measures. The costs of the efficiency measures range from 4-7% of the total project costs. Some of these measures are likely included in the original project scope due to the scale of projects impacted by this reach code. Detailed cost information can be found in the 2022 Cost-Effectiveness Existing Study: Single Family Building Upgrades5 and the Application of the 2022 Studies to 2025 Energy Code6. 4) REACH CODE OPTION 4: ELECTRIC-READINESS REQUIREMENTS FOR SINGLE FAMILY HOMES, DUPLEXES, AND
TOWNHOMES
The electric-readiness reach code would require specific additions and alterations to include electric readiness as part of their project. The policy is focused on pre-wiring for gas cooking, water heating, clothes drying and outdoor appliances to reduce future retrofit costs. This policy does not guarantee the installation of electric equipment and GHG reductions cannot be quantified with this policy. In the long term, this reach code will save homeowners money on installing electrical infrastructure to support future electric equipment. The policy will also prepare homes for compliance Bay Area Air District’s Rules 9-4 and 9-6, which limit the sale of natural gas-fueled building appliances. This reach code mirrors electric-readiness requirements that are base code for new construction.
Beginning January 1, 2022, the City of San Mateo began implementation of electric-readiness requirements for laundry area and kitchen area requirements. This reach code option would expand on the City’s adopted reach code and apply to water heaters and outdoor appliances such as pool heating equipment, outdoor cooking appliances and outdoor heating appliances.
Typical electric infrastructure costs include reserving breaker space estimated for $0-$50, and running a new dedicated circuit, or conduit, which is estimated at up to $1,000 per appliance. Intervening when electrical work is already happening at or near or an appliance saves residents time and money as compared to needing to add the electric infrastructure separately in the future. Menlo Park, Mountain View and Sunnyvale adopted similar electric-readiness reach codes.
OUTREACH AND ENGAGEMENT
Per City Council’s direction, staff prioritized broad community engagement and hosted three community meetings, one virtual and two in-person. To promote the community events, staff reached out to the Daily Journal, posted flyers in the libraries and recreation centers, and posted through the City’s online social media channels and eNews. In effort to reach a broader audience staff also rebranded reach codes communications and messaging. Recognizing that community members might not be familiar with reach code terminology and verbiage, messaging was revised in effort to boost engagement. Participation in the meetings is summarized below.
Staff hosted an in-person community meeting on October 1 at the Main Library and 8 people attended. A majority of the attendees expressed support in the City pursuing reach codes and asked very specific questions about the policy details, 5 https://localenergycodes.com/download/1222/file_path/fieldList/Single%20Family%20Retrofits%20CostEff%20Report.pdf 6 https://localenergycodes.com/download/2081/file_path/fieldList/2022+to+2025+FlexPath+Memo.pdf
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implementation, and GHG impact. Staff hosted a virtual community meeting on October 21 at 6:30 pm over Zoom with four people attending and two participants in an exit poll showing mixed support, neutral, and no support across the reach code options. Staff hosted a second in-person meeting on October 23 at the Bayside Academy and 4 people attended. In the exit poll, all attendees supported Options 2 and 3. For Options 1 and 4, three attendees marked support and one neutral.
In addition, staff reached out to HVAC contractors, general contractors, architects, and engineers. Staff reached out to 50 HVAC contractors that had recently pulled a mechanical permit with the City and worked with PCE staff to email the ~100 HVAC contractors in their network to ask for feedback on Reach Code Options 1 and 2, cooling upgrade requirements and to invite them to a contractor-focused virtual webinar. On September 25 at 12:00 pm, staff hosted one virtual webinar for contractors regarding the cooling upgrade reach code and four people attended. In general, attendees understood the proposed reach code requirements and shared that they’ve seen an increase in the installation of heat pump HVAC systems in recent years. One contractor provided written feedback and shared that customers are motivated to purchase heat pumps now with the federal incentives and that the contractor does not see the need for the increase in requirements beyond the state.
Staff reviewed an interior remodel permit report for 2025 and found no duplicate names listed within project contacts.
This permit data reflects the diversity in contractors that are doing work throughout the City, as well as the tendency of this type of permit to be pulled by the property owner themselves. This made gathering contractor feedback on the FlexPath challenging. Staff did reach out by email to general contractors, engineers, and contractors but did not hear any responses.
SUSTAINABILITY AND INFRASTRUCTURE COMMISSION FEEDBACK
At the October 8 Sustainability and Infrastructure Commission, staff presented a similar report requesting Commission feedback on the four reach code options. Commissioners were supportive of Reach Code Options 1 and 2 for cooling upgrades, emphasizing the importance of rebate availability to support residential heat pump installation. Commissioners were also supportive of City Council adoption of Reach Code Option 3 FlexPath. Commissioners recommended the FlexPath ordinance impact projects that are 1,000 square feet or greater. Commissioners recommended starting with 1,000 square feet as pilot threshold and that the City could consider revising the square footage threshold in the future after evaluating implementation of the reach code. For the FlexPath target score, Commissioners were concerned that the target score of 30 would be too high and rigid for project applicants to comply with. Some Commissioners thought that 12 was too low and 18 or higher was the most appropriate target score. Commissioners in favor of a 12-point target score shared that starting with a more conservative target score would allow staff to gather lessons learned with this new reach code policy. Commissioners were also in favor of Reach Code Option 4 because it builds on the City’s existing electric- readiness reach code and is a sensible future-proofing requirement.
NEXT STEPS
Staff seek City Council direction on the four reach code options for cooling upgrades and planned home renovations.
Specifically, does the City Council direct staff to develop an ordinance for any of the four reach code options listed below:
1)Reach Code Option 1: Cooling upgrade requirements for single family homes, duplexes and townhomes 2)Reach Code Option 2: Cooling upgrade requirements for non-residential buildings 3)Reach Code Option 3: FlexPath for single family homes, duplexes and townhomes a. Defining covered projects
b. Selection of a target score
4)Reach Code Option 4: Electric-readiness requirements for single-family homes, duplexes and townhomes If the City Council directs staff to pursue any of the four reach code options, staff would develop a reach code Ordinance.
After Ordinance introduction and adoption, reach codes need to be filed and approved by the California Energy Commission (CEC) and filed and accepted by the Building Standards Commission (BSC) before they can be enforced. CEC approval can take roughly four months.
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Reach codes for new construction cannot be evaluated at this time because cost-effectiveness studies are not yet available. Cost-effectiveness studies are anticipated for Spring 2026. Staff will return to the Sustainability and Infrastructure Commission and City Council when these studies and model reach codes are made available.
BUDGET IMPACT:
Implementation and enforcement of reach codes is integrated into the existing plan check and building permit procedures.
ENVIRONMENTAL DETERMINATION:
This informational report is not a project subject to CEQA, because it consists of feasibility or planning studies for possible future actions which the City Council has not approved, adopted or funded. (CEQA Guidelines Section 15262.)
NOTICE PROVIDED
All meeting noticing requirements were met.
ATTACHMENTS
Att 1 – Public Comment
STAFF CONTACT
Andrea Chow, Sustainability Analyst
[email protected]
(650) 522-7007
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From: Martin McTaggart
Cc: Andrea Chow; Christina Horrisberger; Alex Khojikian Subject: FW: Electrifying the City
Date: Wednesday, September 17, 2025 8:33:24 AM
Good morning, City Council (Bcc’d),
Kindly note the below correspondence.
Best wishes,
Martin
From:
Sent: Wednesday, September 17, 2025 5:50 AM
To: Clerk <[email protected]>
Subject:
Electrifying the City
Dear Council Members,
Regarding electrifying the city of San Mateo, PLEASE leave this to individual choice, and not mandate the conversion. There are two major unintended consequences.
One the cost is prohibitive to an already extremely expensive area to live. Isn’t the reason you raised height limits for building to decrease the cost of living in San Mateo? Two our power grid is already struggling from an overproduction of solar energy, again unintended consequences, not to mention the planned increase in housing to the city.
Shouldn’t we make sure our electric grid can handle what is being mandated? Doesn’t one make
sure the foundation is strong before building the house on it?
Diane Dorricott
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From: Martin McTaggart
To: Andrea Chow
Subject: FW: ELECTRIFICATION
Date: Tuesday, September 30, 2025 10:30:32 AM
From: EILEEN MCKAGUE
Sent: Tuesday, September 30, 2025 9:18 AM
To: Clerk <[email protected]>
Subject: ELECTRIFICATION
ATTACHED IS OUR LETTER TO THE CITY COUNCIL:
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From: Michelle Hudson
To: Sustainability & Infrastructure Commission; Andrea Chow Subject: Comment on Reach Codes Item
Date: Wednesday, October 8, 2025 8:55:11 AM
Dear Sustainability and Infrastructure Commissioners,
I am a long time resident of San Mateo, and am also the Co-Leader of the 350 Silicon Valley San Mateo Climate Action Team. I am writing to you regarding the Reach Codes Agenda item for tonight’s SIC meeting.
The climate crisis is real. We are living in a time of federal inaction and backsliding on climate. Cities, more than ever, must take strong action to combat the climate crisis. Inaction will be to the detriment of everyone in our community and future generations.
Thank you for your past actions that have helped to make San Mateo a leader in Reach Code adoption. I am writing to request that you continue to help San Mateo lead by supporting strong Reach Codes for existing buildings.
Requiring building reach codes by Ordinance is a fair and balanced way to reduce GHG emissions.
Voluntary programs just don’t work and create confusion for homeowners and builders.
I acknowledge that the initial cost of electrification can sometimes be higher than replacing gas with gas. However, electrification can eliminate up to 10 tons of GHG emissions from each San Mateo home, each year.
San Mateo’s Climate Action Plan requires a reduction of approximately 300,000
tons of GHG per year. This goal can be met if all homeowners work together to do their share.
The cost of electrification is expected to drop, and after January 1, 2025, it is still anticipated that
Peninsula Clean Energy will provide rebates for heat pump water heaters and there is still time before the end of this year.
Based on the foregoing, I support the following Reach Code proposals set forth in staff’s report:
a.
AC2HP (Air Conditioning to Heat Pump conversion) Residential. For single family homes, duplexes, and townhomes, require that a failed air conditioning unit be replaced with a heat pump for heating and cooling. I support the optional efficiency measures, but I prefer AC2HP. b.
AC2HP Commercial. For commercial buildings, require failed single zone rooftop air conditioning units of 5 tons or more be replaced with a heat pump, OR, alternatively install a single zone air conditioning unit with a heat recovery ventilator. c.
Flex Path - remodels based on square footage. At the time of renovation of single family homes, duplexes, and townhomes, require home owners/builders to select improvements from a menu, with a desired score of at least 18 but preferably higher, such as 24. Use a square footage threshold for remodels of 1,000 square feet maximum, but preferably lower that to 750 square feet.
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d.
Electric Readiness. At time of renovation of single family homes, duplexes, and townhomes, require “electric readiness” improvements.
One last note about where our city is at on Reach Codes. 350 Silicon Valley San Mateo Climate Action Team, and others who care deeply about combatting the climate crisis and protecting the health of our community, have come before this commission numerous times to advocate for strong Reach Codes - both before and after the Ninth Circuit court decision changed the legal landscape for Reach Codes. In fact, we presented to this commission most recently just several months ago. Our Council seems to keep asking staff to do more outreach on Reach Codes, including on the same proposals that were presented/discussed at the last SIC meeting. I respectfully request that you emphatically recommend that Council put an end to the delays and outreach recommendations (which have yielded far less community turnout than the previous outreach meetings that were conducted not long ago), and move forward with adoption of all four Reach Code proposals set forth above. Thank you for your consideration.
Sincerely,
Michelle Hudson
Resident, City of San Mateo
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From: Gail Lee
To: Sustainability & Infrastructure Commission
Subject: Leaf blowers and Reach code
Date: Wednesday, October 8, 2025 8:51:53 PM
Dear members of the San Mateo City Council,
I would like to urge members to support what has been done in Burlingame, Hillsborough, Menlo Park, and Pall Alto; and which was also recommended by the San Mateo Sustainability and Infrastructure Commission at its meeting of September 10, 2025:
1) Place a limit on hours of leaf blower operation in residential areas and adjacent commercial areas.
2) Begin enforcement of the new leaf blower Ordinance nine months after adoption, and 3) Recommend whether you think senalties should be assigned to the property owner, or the leaf blower operating company
With regard to the Reach codes under consideration for existing buildings, I would like to urge members to support Reach Codes for cooling upgrades and planned home renovations for the 2025 building code cycle.
The new codes will ensure that alternatives to use of methane gas are selected and reduce reliance on methane which is known to cause fires, contrlbute to indoor air pollution, contribute to respiratory illnesses, and reduce carbon emissions that contribute to climate change and worsen environmental justice.
Thank you for your consideration of these positive environmental, health and climate positive improvements for our community.
Sincerely,
Gail Lee, REHS, MS, LEED Green Associate
Executive Board, Sustainable San Mateo County
Community Advisory Committee, Peninsula Clean Energy
Professor, University of San Francisco
Resident, San Bruno
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From: Robert Whitehair
To: Sustainability & Infrastructure Commission; Andrea Chow Subject: Reach Codes
Date: Wednesday, October 8, 2025 10:53:35 AM
Dear Chair and Members
Thank you for taking up Reach Codes at tonight's meeting. And thank you for your actions last month on gas powered leaf blowers. Your recommendations helped frame the issue when it went to City Council earlier this week.
Home and business electrification is the one most direct, personal action that each of us can take in response to the very real climate crisis. Bold, strong leadership by the City of San Mateo will help every resident and business speed up the replacement of fossil gas with healthy, clean electricity.
I would like to point out some important points about what is before you.
The proposal for renovation speaks to a threshold of 1,000 square feet, and a point score of 18.
Everyone is probably aware of the relationship between these parameters and the "Berkeley decision" by the 9th District Court. I urge the Commission to be as bold as possible by reducing the threshold for square feet to 750 square feet, and increasing the point score to 30.
I believe that in this way, the Commission will once again frame the issue for positive City Council action.
Thank you for all you do.
Robert (he, him)
Co-leader, San Mateo Climate Action Team
Acknowledgement: I reside on the unceded lands of our indigenous ancestors the Ramaytush Ohlone, while benefiting from racial privilege. We begin making reparations by accepting only a kinship view of our place on the planet: All life is interconnected, interdependent, and interrelated.
To TEXT Me
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From: Tom Kabat
To: City Council (San Mateo)
Cc: Clerk
Subject: Support for Building Reach Codes
Date: Thursday, October 30, 2025 8:05:49 AM
Dear Mayor Newsom and City Council
I’m grateful to Council and City staff for taking the time at the November 3, 2025 study session to consider Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on progress for this important issue.
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Thank you for all the important work you do helping move us toward greater climate safety.
Sincerely,
Tom Kabat
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From: Sarah Hubbard
To: City Council (San Mateo)
Cc: Clerk
Subject: Support for SM Building Reach Codes: Cooling, Flex Path, and Electric Readiness Date: Thursday, October 30, 2025 9:06:54 AM
Dear Mayor Newsom and City Council,
I am writing to you today as a concerned resident of San Mateo and a climate advocate to express my strong support for the Building Reach Codes being considered on November 3, 2025.
I appreciate your focus on this important issue and applaud the Council and City staff for taking the time to consider Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I was further informed by my attendance at the informative Reach Code community meeting hosted by the San Mateo Sustainability Program Manager Andrea Chow on October 23.
Here are my specific points of support and a few proposals:
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons. This aligns with what the City Council is being asked to consider for larger air conditioning units.
For the Flex Path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu. My understanding is that a 1,000 square feet threshold will not impact many projects.
I support electric readiness standards, which will lead to greenhouse gas reductions and prepare us for upcoming Air District NOx standards.
Thank you for your continued leadership in addressing the climate crisis and for all that you do.
Best regards,
Sarah Hubbard
San Mateo Resident and Climate Advocate
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From: Robert Whitehair
To: City Council (San Mateo)
Cc: Clerk
Subject: Reach Codes on November 3 San Mateo City Council Agenda Date: Wednesday, October 29, 2025 9:37:56 PM
Dear Mayor Newsom and City Council
I applaud the Council and City staff for taking the time at the November 3, 2025 study session to consider building Reach Codes, including cooling upgrades for residential and non- residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on such an important issue.
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Thank you for all you do
Robert Whitehair (he, him)
Acknowledgement: I reside on the unceded lands of our indigenous ancestors the Ramaytush Ohlone, while benefiting from racial privilege. We begin making reparations by accepting only a kinship view of our place on the planet: All life is interconnected, interdependent, and interrelated.
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From: Ellyn Dooley
To: City Council (San Mateo); Clerk
Subject: Reach codes
Date: Thursday, October 30, 2025 9:14:48 AM
Dear Mayor Newsom and City Council
I applaud the Council and City staff for taking the time at the November 3, 2025 study session to consider Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on such an important issue.
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness. This is the direction we all must take to fully prepare our built environment for the future.
Thank you for all you do.
Ellyn Dooley
“You might think of sustainability as extending the Golden Rule through time, so that you do unto future generations (as well as your present human beings) as you would have them do unto you.”
- Robert Gilman, Director, Context Institute
The greates threat to our planet is the belief that
someone else will save it.
— Robert Swan
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From: Elaine Salinger
To: City Council (San Mateo)
Cc: Clerk
Subject: Comment about San Mateo City Council Study Session on Reach Codes Date: Thursday, October 30, 2025 10:41:54 AM
Hello San Mateo City Council Members,
We thank you for your continued leadership in response to the climate crisis. We are excited about your consideration on November 3rd, of some important electrification action steps.
I lead the San Mateo County chapter of Citizens Climate Lobby. My view is not just my opinion, it is also the opinion of 1200 CCL members in SMC and over 200 members who live inside the city of San Mateo. We wholeheartedly support electrifying our homes and businesses with energy efficient appliances, in addition to insulation upgrades:
We support cooling upgrades for residential properties.
We propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, we request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
And we support electric readiness.
Thank you
Elaine Salinger, San Mateo County Chapter Leader
Citizens Climate Lobby
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From: PETER PAFFRATH
To: City Council (San Mateo)
Cc: Clerk
Subject: Building Reach Codes
Date: Thursday, October 30, 2025 10:28:02 AM
My wife and I support this letter to you from Bob Whitehair. — Pete and Lynda Paffrath "Dear Mayor Newsom and City Council
I commend the Council and City staff for dedicating time during the November 3, 2025, study session to review Building Reach Codes, including cooling upgrades for both residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I value your focus on this significant issue.
I support implementing cooling upgrades for residential properties.
I recommend setting an upper limit of 20 tons for cooling upgrades on non-residential properties.
For Flex Path, I ask that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Pete Paffrath
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From: Harry Moody
To: City Council (San Mateo)
Cc: Clerk
Subject: Time to Act on Reach Codes and Electrical Issues Date: Thursday, October 30, 2025 8:14:24 AM
Dear Mayor Newsom and City Council:
I want to praise the San Mateo City Council and City staff for what you did on November 3, 2025. You gave consideration to Building Reach Codes, including cooling upgrades for residential and non-residential properties, and related issues. I have testified in person a City Council meetings but I can't come at this time so I'm writing to you.
I want you to know that I give my full support to cooling upgrades for residential properties,
which affects me directly in the apartment where I live now.
Residential is important but non-residential properties are also important.
That's why I propose that cooling upgrades for non-residential properties should have an upper threshold of 20 tons.
As for Flex path, I'm asking that the City Council apply standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
All these steps are important and I support electric readiness here in San Mateo.
Thank you for everything that you do. You make me proud to live in San Mateo.
I will come to a Council meeting at my next opportunity to thank you in person, as I've done in the past.
Harry R. Moody, Ph.D.
San Mateo, CA
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City of San Mateo
City Council Meeting
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As of November 3, 2025, at 4:00 PM
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From: Anne Adams
To: Clerk; City Council (San Mateo)
Cc: Anne Adams
Subject: Pease consider these recommendations
Date: Thursday, October 30, 2025 4:53:04 PM
Attachments: image002.jpg
Importance: High
1. The Climate Crisis as background: The climate crisis marches on. There is so much coverage of the issue, and each of us has our own perspective of the dangers that loom just over the horizon. On October 27, 2025, the Secretary General of the United Nations, Antonio Guterres said: “Humanity has failed to limit global heating to
1.5C and must change course immediately.”.
Worse yet, the amount of global warming Carbon Dioxide found in the atmosphere increased by more than 3% in 2024. At this rate, the current measure of 431 parts per million will double within 20 years to over 800 parts per million. Unfortunately, a very serious increase in the earth’s temperature will follow right behind.
We thank you City Council for your continued leadership in response to the climate crisis. We are excited about your consideration on November 3rd, of some important electrification action steps. We support what you are doing.
2. What is being considered by the Council on November 3:
At the November 3
meeting, The San Mateo City Council is considering several building code options to reduce greenhouse gas emissions. These include cooling upgrades for both residential and non-residential properties, as well as “Flex Path” and “Electric Readiness”.
A. Cooling upgrades – residential.
The City Council will be considering a possible
requirement that when an air conditioning unit fails, a heat pump must be installed by the building owner, OR the property owner must at that time install energy efficient measures that exceed State Code. If adopted, this would apply to single family homes, townhomes, and duplexes. Following this standard would also prepare the property owner to follow upcoming Air District “zero NOx” standards on gas fired furnaces.
We urge the City Council to adopt an ordinance that requires cooling upgrades for residential properties at the time an air conditioning unit is being replaced. This will reduce overall energy use and greenhouse gas emissions.
B. Cooling upgrades, non-residential.
Like residential properties, the City Council will
be considering a requirement that when an air conditioning unit fails, it must be replaced with a heat pump by the building owner, OR, the owner must install energy efficient measures. State Code already requires such action for smaller air conditioning units. The City Council is being asked to consider extending those standards to larger air conditioning units, up to 20 tons in size.
urge the City Council to adopt an ordinance that requires cooling upgrades for non-
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residential properties of HVAC units of up to 20 tons.
C. Flex Path - Renovation of 1,000 square feet or more of residential space. The City Council will be considering a proposed requirement that single family, townhomes, and duplex building renovations of 1,000 square feet or more include greenhouse gas reducing improvements, with a score between 12 and 30 on the City’s score sheet.
We believe that the City of San Mateo can do better than a threshold of 1,000 square feet, to have more impact. We urge the City Council to consider energy efficiency measures for renovations of 500 square feet or more, as other cities have done, and to consider the highest score possible.
D. Electric Readiness
The City Council will be considering a proposed requirement for electric readiness for single family, townhomes, and duplex buildings, when improvements are being made within kitchen or laundry space. The requirements would include such improvements as reserved breaker space on electrical panels, electrical plugs that will accommodate electric appliances, and wiring and conduit in preparation for future installations of greenhouse gas reducing electrical appliances.
We also understand that the cost of gas is increasing faster than electricity. Over the next few years, this will create pressure to electrify the home, thereby creating another benefit in addition to the climate benefits.
We urge the City Council to adopt electric readiness standards because they will lead to greenhouse gas reductions and prepare us for the Air District NOx standards. They will also allow our residents to be prepared, should gas prices increase, as is expected.
Thank you for all you do
Anne Adams
Don't ask yourself what the world needs –
Ask yourself what makes you come alive, and then go do it.
Because what the world needs is people who have come alive.
Dr. Howard Thurman
If we want to change the story of the human race in the 21st century, we have to change the stories we tell ourselves.
Anne Adams, PhD
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https://integrality.co/
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From: Wendy Chou
To: City Council (San Mateo); Andrea Chow
Subject: Public comment: November 3 Reach Codes Special Session Date: Sunday, November 2, 2025 7:56:04 PM
Dear Mayor Newsom, Deputy Mayor Loraine, and Councilmembers Fernandez, Cwirko- Godycki, and Diaz Nash,
I am strongly in favor of the four proposed building reach codes put forward by City staff. All four options are needed to make a stronger, healthier investment for San Mateo’s future.
We agree today that clean air is an important public right. Back around the 2000s, we as a society started to make a shift. No longer could we allow smoking right outside a public building, a workplace, an apartment building, or a restaurant, since the drifting pollution might affect others’ safety. By listening to the science, we eliminated the scourge of secondhand smoke and boosted public health.
Today we can keep improving air quality through better building codes. Here are five reasons why:
1. Protect health. There’s many studies showing that we are much better off, and our indoor and outdoor air quality is improved, when using electric appliances instead of gas when possible.
2. Beware misinformation. Companies that sell fossil fuels don’t want to lose their record-breaking profits (which were just over $100 billion in 2024), so they are spreading misinformation to sow confusion and help lock in their oil and gas customers.
3. Flexibility. The proposed building reach codes offer a property owner many energy- saving options (envelope sealing, other efficiency measures, or electrification) because each building’s situation is unique.
4. The long view and "future proofing". Buildings are very long-lived, valuable investments deserving of good upkeep. Only when major renovations are already at play (for example 750 square feet or greater), or if the property owner has already voluntarily decided to upgrade their space cooling, do the Flex Path or Cooling upgrades reach codes come into effect. By paying a small fraction of the project cost more now, one can reap larger savings later. Plus, the efficiency of heat pumps means that monthly energy bills come way down. In addition, a representative from Peninsula Clean Energy informed the Sustainability & Infrastructure Commission at its October meeting that the cost of gas is rising far more rapidly than the cost of
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electricity. Finally, the Electric Readiness reach code involving wiring preparation just makes common sense in terms of planning ahead for the future.
5. Listen to youth. My stance on building electrification has been shaped by being a mother to a 13-year-old. What are we promising to our kids and grandkids if we don’t take action now in our cities and towns to reduce greenhouse gases? It's also important to note that Peninsula Clean Energy offers many substantial rebates, especially for income-qualified households, and also has amazing "concierge" services for people who want to electrify but want advice and someone to help with the research and legwork.
I hope you will support all four of the building reach codes under discussion. I commend you for your leadership on behalf of all San Mateans and salute the hard-working City staff who have made this moment of progress possible.
Thank you for your consideration.
Sincerely,
Wendy Chou
Resident of San Mateo
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From: Michael Colgan
To: City Council (San Mateo)
Subject: Support Strong Building Reach Codes for Clean Air and Climate Date: Sunday, November 2, 2025 4:22:19 PM
Mayor Newsom and City Council Members,
Thank you for considering Building Reach Codes at your November 3 study session. I strongly support action that will reduce harmful air pollution and greenhouse gas emissions.
Please require cooling upgrades for both residential and non-residential properties when systems are replaced.
Please set the Flex Path threshold at 500 square feet or more with a score of 30 to maximize impact.
Please adopt Electric Readiness standards for all residential improvements.
These steps will protect public health — especially children and underserved residents most affected by indoor air toxins — and help San Mateo meet its climate goals.
Thank you for your leadership.
Michael Colgan
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From: Eldridge, Karyl
To: City Council (San Mateo)
Cc: Clerk
Subject: SUPPORT for Building Reach Codes
Date: Monday, November 3, 2025 3:18:40 PM
Dear Mayor Newsom and Members of the San Mateo City Council,
In anticipation of tonight’s city council meeting, I am writing to express my support for the Building Reach Codes that are under consideration, including cooling upgrades for residential and non-residential properties, “Flex Path” for residential renovations, and “Electric Readiness” for certain residential improvements. I also want to thank you for turning your attention to this important matter that is so important to the health of our planet, as well as the inhabitants of our homes.
Sincerely,
Karyl Eldridge
One San Mateo
*Wire Fraud is Real*. Before wiring any money, call the intended recipient at a number you know is valid to confirm the instructions. Additionally, please note that the sender does not have authority to bind a party to a real estate contract via written or verbal communication.
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From:
To: City Council (San Mateo)
Subject: Public comment 11/3 special session: reach codes Date: Sunday, November 2, 2025 10:56:29 AM
Dear Mayor Newsom and City Council:
Thank you for addressing Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on such an important issue.
I would like to provide a comment for your consideration:
I support all of the residential reach codes -- Cooling Upgrades reach code for residential properties replacing or installing air conditioning;
Flex Path reach code for renovations,
and the Electric Readiness reach codes for alterations/additions within 3 feet of an existing gas appliance or including a new gas appliance. I also support the reach code for non-residential properties for cooling upgrades.
Thank you for your service to San Mateo and for your efforts to reduce greenhouse gas emissions.
Ginny Fleming
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From: Sam Fishman
To: City Council (San Mateo)
Cc: Clerk; Robert Whitehair
Subject: SPUR recommends modern reach codes for San Mateo"s buildings Date: Friday, October 31, 2025 12:59:36 PM
Dear Mayor Newsom and City Council,
I applaud the Council and City staff for taking the time at the November 3, 2025 study session to review and consider adoption of Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. We appreciate your focus on these important measures.
Versions of these most recent code cycle model reach codes have now been adopted by cities representing over a million residents in the Bay Area, and including Oakland, Sunnyvale, Mountain View, Menlo Park, Palo Alto, and others. SPUR has worked directly with cities
to support adoption of
energy codes that can cost-effectively and incrementally transition cities' building stocks toward a healthier and more energy efficient future.
We support cooling upgrades for residential properties, which have the co- benefits of expanding resilience to extreme heat as risks are increasing across the region.
We propose cooling upgrades for non-residential
properties that have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path
Menu.
We also support electric readiness to ensure that homes can add electric appliances in the future without added cost or hassle.
Thank you for your consideration of these measures!
Sincerely,
Sam Fishman
Sustainability and Resilience Policy Manager,
SPUR
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SPUR
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From: Ricki McGlashan
To: City Council (San Mateo); Clerk
Subject: Reach codes
Date: Friday, October 31, 2025 2:45:29 PM
I have always been pleased that San Mateo has been very responsive about Reach Codes and acting in the interests of us all to do all we can to make our city healthier.
When you consider the issue next week, know that really leaning into being serious about saving energy and the planet is what is needed and what we want.
Truly our future is in your hands!
Ricki and Doug McGlashan
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From: Gary Trott 2
To: City Council (San Mateo)
Cc: Clerk; "Gary Trott 2"
Subject: Nov 3,2025 city council meeting Reach Code Study Session Date: Friday, October 31, 2025 11:15:24 AM
Dear Mayor Newsom and City Council
Thank you City Council for your continued leadership in response to the climate crisis. I myself, purchased an EV, had a contractor install a heat pump furnace, and a heat pump water heater for my home. So I am excited about your consideration on November 3rd, of some important electrification action steps. I highly support what you are doing.
Unfortunately, I can not attend the San Mateo City council meeting on November 3 in person.
But to be clear, I applaud the Council and City staff for taking the time at the November 3, 2025 study session to consider Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on such an important issue.
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Thank you for all you do
Warm Regards
Dr. Gary Trott
San Mateo citizen
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From: John McKenna
To: Clerk; City Council (San Mateo)
Subject: Reach Code Study Session - November 3, 2025
Date: Monday, November 3, 2025 1:09:17 PM
Dear Honorable Mayor and City Council,
I'm writing to express my full support for the adoption of the four (4) Reach Code options outlined by staff. As noted by staff, "These reach code options do not require whole home electrification, nor do they necessitate a property owner to initiate a project for the sole purpose of meeting the reach code requirements." And, "the reach code options hone in on specific project opportunities to encourage building electrification and energy efficiency when work is already voluntarily being completed." Lastly, "These are major investments and are the ideal time to consider additional measures that benefit the environment and living spaces through improved comfort, health, and safety."
When a City is presented with a prime opportunity to advance progress towards achieving its climate goals, it is imperative that it is seized
upon and not left for our children and future
generations to deal with the consequences of inaction.
Regarding the FlexPath option, I urge the City to set the threshold at 500 SF (as is being done in San Rafael, Tiburon, Mill Valley, and Marin County) and the target score at 30.
There is a wealth of financial and technical resources available to help folks in complying with these proposed building codes. Additionally, it has been shown that when thoughtfully planned, main electrical panel upgrades are rarely needed in order to fully electrify homes - a common dose of misinformation that is often suggested by those opposed to these types of codes.
Thank you for continuing to lead in San Mateo - it has an outsized impact beyond the borders of the City.
Sincerely,
John McKenna
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From: Claire Shintani
To: City Council (San Mateo); Clerk
Subject: Support for Building Reach Codes
Date: Sunday, November 2, 2025 2:28:36 PM
Dear Mayor Newsom and City Council,
I applaud the Council and City staff for taking the time at the November 3, 2025 study session to consider Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements. I appreciate your focus on such an important issue.
I support cooling upgrades for residential properties.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Thank you for all you do,
Claire Shintani
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From: Teri Whitehair
To: City Council (San Mateo); Clerk
Subject: Building Reach Codes November 3rd Study Session Date: Friday, October 31, 2025 10:25:21 AM
Dear Mayor Newsom and City Council
Thank you, Council and City staff, for considering Building Reach Codes, including cooling upgrades for residential and non-residential properties, "Flex Path" for residential renovations, and "Electric Readiness" for certain residential improvements at the November 3, 2025 study session. Your focus on such important issues is very much appreciated.
I support cooling upgrades for residential properties, cooling upgrades for non-residential properties with an upper threshold of 20 tons and "Electric Readiness".
For "Flex Path", I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the "Flex Path" Menu.
Thank you again for all that you do to make the City of San Mateo a leader.
Teri Whitehair
Vice President, Board
Elders Action Network
eldersaction.org
Future Design Group, Marketing Director
https://eldersaction.org/future-design-group/
"We can change the earth’s vibrations by the beauty we make" Artist Javier Garcia Lemus
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City of San Mateo
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Received after November 3, 2025, 4:00 PM
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From: Sue Blockstein
To: City Council (San Mateo)
Cc: Clerk
Subject: Building Reach Codes
Date: Monday, November 3, 2025 4:03:32 PM
Dear Mayor Newsom and City Council,
I am writing in support of Building Reach Codes that reduce greenhouse gas emissions.
I urge the City Council to adopt an ordinance that requires cooling upgrades for residential properties at the time an air conditioning unit is being replaced. This will reduce overall energy use and greenhouse gas emissions.
I propose that cooling upgrades for non-residential properties have an upper threshold of 20 tons.
For Flex path, I request that the City Council consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the Flex Path Menu.
I support electric readiness.
Thank you.
Sue Blockstein
San Mateo Resident
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From: Yuma Katada
To: Clerk
Subject: About Reach Codes
Date: Monday, November 3, 2025 9:01:30 PM
"Dear Mayor Newsom and City Council
I enjoy how you are taking time into considering Building Reach Codes, which includes cooling upgrades, "FlexPath", and "Electrical Readiness" for residential and/or non-residential properties.
I support cooling upgrades for residential properties, with cooling upgrades for non-residential properties having an upper threshold of 20 tons.
For Flex path, I propose for you to consider applying the standards to renovations of 500 square feet or more, with a score of 30 on the FlexPath Menu.
I also support electric readiness.
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Reach Codes for Cooling
Upgrades and Planned
Home Renovations
November 3, 2025
City Council
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Recommendation
Provide direction on reach code options for cooling
upgrades and planned home renovations for the 2025
Code Cycle.
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What are Reach Codes?
• California Building Standards Code
standardizes the construction of residential
and non-residential buildings in California
• Reach codes = Local amendments to the
state code that reach above the state
requirements
• Upcoming code cycle: January 1, 2026 –
December 31, 2028
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City Climate Goals
On-road transportation
53%
Commercial/industria
l built environment
16%
Residential built
environment
22%
Off-road equipment
3%
Solid waste generation
4%
Landfill
1%
Rail
1%
Water and wastewater
0.32%
San Mateo GHG Emissions Inventory
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Bay Area Reach Codes
• Collaboration supporting agencies in adopting Reach Codes for a sustainable future
• Co-led by Peninsula Clean Energy
• Peninsula Clean Energy is San Mateo County’s not for profit locally-led electricity provider, providing 100% carbon free electricity for use in our homes, businesses, and electric vehicles
• Mission: To reduce greenhouse gas emissions by
expanding access to sustainable and affordable energy
solutions
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Reach Code Options Overview
Single Family, Townhomes, Duplex
Option 1:
Cooling Upgrades
These reach codes…
§ Do not ban the use of any gas appliances or require immediate equipment replacement. § Focuses on elective intervention points to encourage efficiency or add infrastructure. § Must demonstrate cost-effectiveness, as approved by the California Energy Commission (CEC).
Option 4:
Electric Readiness
Option 3:
FlexPath
Nonresidential
Option 2:
Cooling Upgrades
~257 MT CO2e per year by 2030 N/A~730 MT CO2e/yr by 2030~427 MT CO2e per year by 2030 Single Family, Townhomes, Duplex
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Option 1: Cooling Upgrades Reach Code
Single Family Homes, Duplexes and
Townhomes
When replacing or adding space cooling choose
one of the following:
› Install a heat pump space conditioner at State
Code;
OR
› Install an air-conditioner and other energy
improvements that go above State Code.
This reach code does not impact furnace
replacements.
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Cooling Upgrades Costs
Up-Front Costs
• Heat pumps can cost $1,000 - $3,000 more than air
conditioner units. Rebates often cover the gap.
Bill Savings
• Heat pumps save residents $200-$400 per year in bill
costs compared to air conditioners.
Lifecycle Costs
• Heat pumps can both heat and cool a home, so only
one piece of equipment needs to be maintained
instead of two.
Sources: Single Family Air Conditioner Replacements Cost-effectiveness Report, Climate Zone 3 & 4 Bill Impacts of Home Electrification Across the Bay Area 8
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Heat Pump
Water Heater
$2,500 rebate
Heat Pump
HVAC
$1,500 rebate
Zero Percent
Loan
$10,000 Loan
• $1,000 for CARE/FERA, $1,000 for electrical panel upgrade • No-cost/low-cost full-service home electrification for income-eligible homeowners
Peninsula Clean Energy Rebates
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• Average 328 permits per year, includes all building types • Average 216 heat pumps installed per year
• Average 20-40 AC projects
• ~257 MT CO2e per year by 2030
• Adopted by Palo Alto, Menlo Park, Mountain View, and
Sunnyvale; currently under review by more Bay Area cities Option 1: Cooling Upgrades Reach Code
Single Family Homes, Duplexes and
Townhomes
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Option 2: Cooling Upgrades Reach Code
for Nonresidential Buildings
When replacing or adding single zone rooftop
HVAC, choose one to install:
› A single zone heat pump (cooling + heating) and
comply with State Code;
OR
› A single zone air-conditioner (cooling only) and
a heat recovery ventilator
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Option 2: Cooling Upgrades Reach Code
for Nonresidential Buildings
• Average 328 permits per year, includes all building
types
• Average 216 heat pumps installed per year
• Average 20-40 AC projects
• ~427 MT CO2e per year by 2030
• Has not been adopted by other jurisdictions
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Option 3: FlexPath for Single Family
Homes, Duplexes and Townhomes
Requires alteration and/or addition projects of a certain size or dollar valuation (e.g., 1,000 ft2) to install energy improvements from a menu of measures to achieve a
target score.
• Does not apply to routine repairs and maintenance,
roof or window only projects, or ADUs.
• If measures have previously been installed, applicants will receive credit.
• Economic hardship and technical infeasibility
exceptions included.
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FlexPath Example Project Scenario
› Remodel of 1,000 ft2 kitchen and living room in
a single family home
› No existing air conditioning
› Construction cost ~$500,000 ($500/ft2)
How will this comply with a FlexPath
Ordinance?
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FlexPath Example Project Measures: Target Score = 18
Compliance Path 1
› Project chooses heat pump space conditioner
(18 points) to comply
› Total compliance cost = $12,500
2.5% cost increase
Rebates available to homeowner, not included in FlexPath calculations Compliance Path 2
› Project chooses water heating package (2) +
air sealing (2) + attic insulation (4) + windows
(4) + new ducts + duct sealing (6)
› Total compliance cost = $21,800
4.5% cost increase
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18
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Option 3: FlexPath Reach Code for Single
Family Homes, Duplexes and Townhomes
• For 1,000 ft2 threshold, average 80-100 permits per year • ~730 MT CO2e per year by 2030
• Cities with FlexPath ordinances:
• Menlo Park: $100,000 or more and projects required to select two measures from list
• Santa Cruz: 350 square feet or greater, projects required to achieve a target score of 9
• Palo Alto: 1,000 square feet or greater and projects required to achieve a target score of 12
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FlexPath Example Project Measures: Target Score = 12
Compliance Path 1
› Project chooses a heat pump hot water heater
(12 points) to comply
› Total compliance cost = $8,200
2% cost increase
Rebates available to homeowner, not included in FlexPath calculations Compliance Path 2
› Project chooses air sealing (2) + attic
insulation (4) + new ducts + duct sealing (6)
› Total compliance cost = $18,400
4% cost increase
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18 17
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FlexPath Example Project Measures: Target Score = 30
Compliance Path 1
› Project chooses a heat pump hot water heater
(12 points) + heat pump space conditioner (18
points) to comply
› Total compliance cost = $20,700
4% cost increase
Rebates available to homeowner, not included in FlexPath calculations Compliance Path 2
› Project chooses air sealing (2) attic insulation
(4) + windows (4) + wall insulation (5) + new
ducts + duct sealing (6) + floor insulation (9)
› Total compliance cost = $37,100
7% cost increase
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18 18
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Option 4: Electric Readiness for Single
Family Homes, Duplexes and Townhomes
When doing alterations and additions within three feet of an existing gas appliance or including a new gas appliance:
• Require some electrical infrastructure (e.g., circuits, conduits, reserved breakers) • Covers the following gas appliances: stoves/cooktops, dryers, water heaters, and outdoor appliances
Cost: May range from approximately $150 to $1,000 per appliance Exceptions:
Triggers electrical permit otherwise not required for the project Triggers electrical service and/or panel upgrades
Triggers repairs and/or safety improvements
New attached accessory dwelling units
Mobile homes, manufactured housing
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• Expands on City’s current reach code
• Permit data not available
• Quantifiable GHG emissions reduction not available
• Adopted by Menlo Park, Mountain View, and Sunnyvale
Option 4: Electric Readiness Reach Code
for Single Family Homes, Duplexes and
Townhomes
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Date and Time Location Meeting
September 25, 2025, 12:00 - 1:00 pm Zoom Contractor Meeting October 1, 2025, 6:00 - 7:00 pm Main Library – Oak Room 55 W. 3rd Avenue
In-person Community Meeting
October 6, 2025, 7:00 pm City Hall and Zoom Sustainability and Infrastructure Commission Meeting
October 21, 2025, 6:30 - 7:30 pm Zoom Virtual Community Meeting October 23, 2025, 7:00 - 8:00 pm Bayside Academy – Old Gym 2025 Kehoe Avenue
In-person Community Meeting
Reach Codes Outreach and Engagement
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• Supportive of all four reach code options
• Emphasized importance of rebate availability to support heat pump installations
• For FlexPath: 1,000 ft2 threshold and 12-point or 18-point target score
Sustainability and Infrastructure
Commission Feedback
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Recommendation
Provide direction on reach code options for cooling
upgrades and planned home renovations for the 2025
Code Cycle.
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Staff seek City Council direction on the four reach code options:
1) Cooling upgrade requirements for single family homes, duplexes and townhomes
2) Cooling upgrade requirements for non-residential buildings 3) FlexPath for single family homes, duplexes and townhomes a) Defining covered projects
b) Selection of target score
4) Electric-readiness requirements for single family homes, duplexes and townhomes
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Thank you!
Taylor Taylor
[email protected]
(510) 431-8547
25 Andrea Chow
[email protected]
(650) 522-7007
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Title 24 – California Energy Code and CALGreen
• Title 24 California Code of Regulations (California
Building Standards Code) standardizes the
construction of residential and non-residential buildings in California
• Part 6 Energy Code and Part 11 Green Building Code
(CALGreen) of Title 24 govern energy efficiency in
buildings
• It is updated every three years, with an intervening
code adoption 18 months into each update
• Current code cycle:
• January 1, 2023- December 31, 2025
• Upcoming code cycle:
• January 1, 2026 – December 31, 2028
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Cooling Upgrades - Policy Context
Air Quality Regulations
› Gas equipment creates NOx emissions
› NOx emissions create ozone and PM2.5
› The Bay Area is in “non-attainment” for ozone and particulate matter (PM) › Beginning in 2029, furnace sales will be restricted by California Air Resources Board and the Bay Area Air District.
› Future proofing
» Installing a heat pump now helps residents get homes ready for upcoming Air District rules. » Upgrading to a heat pump when adding or replacing A/C results in cost savings, both over the lifetime of the equipment, and right away for reduced monthly bills. 27 73 of 76
Expire December 31, 2025
› Electric-readiness for home renovations in single family, townhouses, duplexes
»Requires kitchen and laundry area renovation include installation of an outlet to allow for the use of electric appliances in the future »Requires panel replacement and panel upgrade projects to include panel capacity/breaker space for future electrification › Electric vehicle infrastructure for new construction
»Requires enhanced EV charging infrastructure for all building types › Energy Performance Margins for new construction
»Requires performance margins for all building types
City’s Current Reach Codes
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FlexPath Menu of Measures
Measure Point Value
Induction Cooktop 1
Heat Pump Clothes Dryer 1
Water Heating Package 2
Air Sealing 2
Duct Sealing 3
R-49 Attic Insulation 4
Windows 4
R-15 Wall Insulation 5
New Ducts + Duct Sealing 6
R-19 Floor Insulation 9
R-30 Floor Insulation 10
Heat Pump Water Heater 12
Solar PV + Electric Readiness 13
Heat Pump Space Conditioner 18
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Typical Reach Codes Adoption Schedule
Month 1
•Reach code
ordinance
introduction and
adoption
Month 2
•Reach code
ordinance
submittal to
California Energy
Commission
(CEC) and
Building Standards
Commission
(BSC)
Month 3 Month 4 Month 5 Month 6
•CEC approval of
City’s reach codes
•City begins reach
code enforcement
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