2022 Building Electrification &
Electric Vehicle Reach Code
City Council First Reading
DATE: March 22, 2023
1 Outline
1. Reach Code Background
2. Overview of Proposed Reach Code Requirements
1. Building Electrification for New Nonresidential
Construction
2. Electric Vehicle Charging Infrastructure for New
Construction
3. Recommendation
2 Reach Code Background
3 Climate Action Initiatives
1.October 2022: Council passed an
update to the Climate Action
Plan (CAP).
2. CAP sets bold targets and
strategies for reducing GHG
emissions while increasing
resilience.
3. Two main approaches to reduce
emissions in buildings:
electrification and improving
energy efficiency.
4. Adopted first all-electric reach
code and EV reach code for
residential construction in
2021.
5. Joined Peninsula Clean Energy
(PCE) to give the community
cleaner energy and renewable
source options.
6. Committed to reducing
greenhouse gas (GHG)
emissions, protecting
community resources, and
resiliency.
4 Background
1. Statewide Code updated
every three years.
2. New commercial
requires Solar PV, Battery,
and expanded EV
infrastructure.
3. New residential requires
electric-readiness and
expanded EV
infrastructure.
4. Reach Code is a
voluntary code that
“reaches” beyond
baseline requirements
5. Reach codes could
impact new
construction and/or
existing buildings.
6. Reach codes can
amend the Energy
Code, CALGreen Code
or Health & Safety
Code.
5 Why Building Electrification?
• Offers financial, health,
and environmental
benefits.
• Better for indoor air
quality
• Electric appliances are
more efficient than gas
counterparts (saves
money)
• Electric appliances can
be powered by clean
energy (carbon- free/renewable)
Financial Benefits
Environmental
Benefits
Health
Benefits
6 Effective
30-Days
After
Second
Reading
Policy Development & Outreach Timeline
January 27, 2021
Study session on potential
residential reach code
pathways and EV reach codes
for 2019 code cycle.
November 2, 2021
Study session to update council
on outreach conducted to
inform nonresidential new
construction reach code policy
2021 2023
June 9, 2021
2019 residential reach code
adopted by council, direction
to conduct additional
nonresidential outreach.
October 26, 2022
January – Fall 2022
Additional outreach and
surveys released to large
developers and local business
owners on potential reach
code policies.
March 16, 2023
Planning commission
meeting to receive
feedback on proposed
policy and limited
exemptions.
Study session to update council on
additional outreach and get direction
on reach code pathway for nonres
and 2022 EV reach code policy.
Stakeholder Engagement
8 Biotechnology/Life
Sciences Town Hall
Business
Community Town
Hall
1:1 Stakeholder
Outreach
Gas Dependence
Survey
Promotores survey
from local business
owners
Commercial Reach
Code Survey
Planning
Commission
What we heard…
Life Sciences & Developers
1. Phase in requirements or
include a grace period for
entitled projects.
2. Include specific exemptions for
commercial cooking, labs,
industrial.
3. Concern over power outages
and reliability of electric grid.
4. Lead time is critical due to
PG&E requests to bring power
to a new area taking up to two
years.
Local Business Owners
1. Majority of existing businesses
rely on natural gas for ovens,
stovetops, water heaters.
2. Hesitation to transition due to
unfamiliarity with electric
technology.
3. Increased EV requirements may
increase parking demand.
4. Concerns about increasing
panel capacity to meet EV
requirements.
5. Willingness to transition if City
provides incentives or rebates
and C/E.
9 How does that translate?
10 • Provide a runway or a long enough implementation
period Provide
Apply • Apply to only new construction
• Take into consideration unique industry make up
including life sciences and commercial kitchen needs Take • Consider back-up power for public health and safety
in the event of outages
Public Health &
Safety
• Consider technical infeasibility & discretion of
building officials Consider
11 Jurisdiction Exemption
Emeryville • Nonresidential: B, F, H, L occupancies.
• Kitchens in places of public accommodation may apply for an exemption. • Hotels/motels with greater than 80 rooms for commercial clothes drying equipment.
Daly City • ADUs/JADUs
• Hotels/motels with greater than 80 rooms for commercial clothes drying equipment.
• Nonresidential: Buildings containing kitchens. F, H, L occupancies and Scientific Laboratories are exempt
San Bruno • Residential: Fan-type central furnaces, fireplaces, pool/spa heaters. • Nonresidential: cooking appliances for restaurants and food services.
San Mateo • Laboratories or buildings with public kitchens requiring commercial food heat-processing equipment may apply for an exemption.
Menlo Park • Residential: All buildings that are 3 stories or less may contain nonelectric cooking appliances and fireplaces. • Nonresidential: Scientific laboratory buildings, emergency centers. Forprofit kitchens may apply for an exemption for gas use. Granted exceptions must pre-wire for future electric appliances.
Similar Neighboring Ordinances
Green Building Ordinance
Proposed Requirements
12 Types of Construction Impacted
All-Electric Building
1. New Nonresidential
Construction
EV Charging Infrastructure
1. New One- and two-family
dwellings and town- houses
2. New Multi-Family
Dwellings
3. New Nonresidential Office
Building
4. All Other New
Nonresidential Buildings
5. New Hotels and Motels
13 Note: All-electric requirements for New
Residential and qualifying alterations
projects is amended under Ord. 1648-2022.
All-Electric New Construction
1. Newly constructed nonresidential buildings shall be
designed and constructed as all-electric buildings.
2. Limited exceptions for new nonresidential projects.
14 Proposed All-Electric Exemptions
1. Specialized equipment for Industrial processes,
laboratories, and medical uses.
2. Commercial Food Heat-Processing Equipment.
3. Back-up power for Critical Facilities necessary to protect public health or safety in the event of an electric grid outage.
4. Nonresidential building projects with valid entitlements before the effective date of the ordinance.
5. If there is not an all-electric prescriptive pathway and the building is unable to achieve the Energy Code’s
performance compliance pathway.
15 EV Infrastructure: Terminology
Source: Bay Area Reach Codes Initiative
16 New Residential Construction:
Single-family EV Charging
17 2019 CALGreen 2022 CALGreen
Model Code
Mandatory Mandatory
Single Family
Homes and
Two-Family
Townhomes
(1) Level 2 EV Capable for one parking
space per dwelling unit
2 EV spaces total:
• 1 Level 2 EV Ready circuit
• 1 Level 1 EV Ready circuit
ELECTRIC
VEHICLE
OUTLET
New Residential Construction:
Multi-family EV Charging
18 New Nonresidential Construction:
EV Charging
19 Recommendation
Staff respectfully recommends that the City Council waive reading and introduce a proposed ordinance amending the 2022 California Green Building Standards Code to:
1. Require newly constructed nonresidential buildings to be allelectric, with limited exceptions and;
2. Establish electric vehicle (EV) charging infrastructure requirements for new construction that are more stringent than statewide standards.
20 Supplemental Slides
21 EV Charging Exemptions for
Residential
22 1. A determination of infeasibility by local enforcing agency.
2. When Accessory Dwelling Units (ADU) and Junior
Accessory Dwelling Units (JADU) do not have
additional parking or panel upgrade/installation
included in the project’s scope of work.
3. Multi-family residential (R-2) building projects
approved within six months of the effective date
of the proposed ordinance are subject to
CALGreen Mandatory requirements.
EV Charging Exemptions for
Nonresidential
23 1. A determination of infeasibility by local enforcing agency.
2. Parking spaces accessible only by automated mechanical car parking systems.
3. Projects approved within six months of the effective date of the proposed ordinance are subject to the CALGreen
Mandatory requirements only.
National & Statewide Context
1. EO 14008: President Biden called for “government-wide approach to climate change”
2. Inflation Reduction Act: Federal rebates and tax credits for decarbonization efforts
3. EO B-30-15: Gov. Brown issued to reduce emissions 40% below 1990 levels by 2030
4. EO B-55-18: Gov. Brown set statewide goal for carbon neutrality by 2045
5. EO N-79-20: Gov. Newsom required 100% in-state sales of new passenger cars/trucks to be zero-emission by 2035
6. CA Climate Commitment: Gov. Newsom signed climate legislation and plan to invest $54 billion to fight climate change
7. SIP Strategy: CARB voted to ban sale of new gas furnaces + water heaters by 2030
8. CPUC Decision 19-01-011: CPUC voted to eliminate subsidies that incentivize gas lines to new buildings starting July 1, 2023 24 2022 California Energy Code:
Highlights
New Residential
• Heat pumps = prescriptive baseline
• Residential: space heating or water
heating
• Performance credit for all-electric
design
• Pre-wiring required for gas appliances
• Higher ventilation rate for gas stoves
• Energy storage systems (ESS) ready
New Nonresidential
• Heat pumps = prescriptive baseline
• Nonresidential: water and/or space
heating for most building types
• Performance credit for all-electric design
• Solar PV prescriptive
• Requirements based on building type
• Battery Storage system prescriptive
• Requirements based on building type
25 Ordinance Pathways: New
Construction
Efficiency ElectricPreferredElectric Only Electric Only Electric Only Plus Efficiency
Electric Only Natural Gas
Moratorium
Mechanism Energy Code Energy Code CALGreen Jurisdictional authority
Jurisdictional
authority or
CALGreen plus
Energy Code
Requires All new
construction
exceeds
minimum
energy code
Only mixed fuel
buildings exceed
minimum
energy code
All new
construction is
electric only
No new gas
infrastructure
(Hookups or
Piping)
All new
construction is
electric only
AND exceeds
minimum
Considerations Simplicity,
preserves
choice, specific
measures
Preserves
choice, lower
GHG savings
Must be
renewed
Longest lasting Biggest impact,
must be
renewed
26 Equipment
Space Heating Water Heating Cooking Clothes Drying
Source: BayAreaReachCodes.Org
27 28
Property Category Property Type Port Type Port Incentive Applicable Cap Existing
Multi-Unit Dwelling
L1 outlet or L2 outlet $2,000 No cap
L2 EVSE port $5,500 75% of costs, up to $90k
Main panel upgrade $5,000 Up to $5,000 per property
Affordable Housing Multi-Unit
Dwelling
L1 outlet or L2 outlet $2,500 No cap
L2 EVSE port $5,500 Up to 100% of project cost, max $90k per property
Main panel upgrade $5,000 Up to $5k per property
Employee Parking
L1 or L2 outlet $2,000 No cap
L2 EVSE port $5,000 75% of cost, max $90k
All publicly accessible non-residential
locations
L1 or L2 outlet $2000 No cap
L2 EVSE port $5,000 75% of cost
Any Make Ready circuit $2,000 Up to $20k per property
New
Market Rate
Multi-Unit Dwelling
(Above Code)
L1 outlet or L2 outlet $1,000 No cap
L2 EVSE port $2,000 Up to $40,000
Affordable Housing Multi-Unit
Dwelling
L1 outlet or L2 outlet $1,500 No cap
L2 EVSE port $2,500 Up to $100,000
Public Agency
L1 or L2 outlet $1,000 No cap
L2 EVSE port $2,000 Up to $250k per property
Source: Peninsula Clean Energy Incentives
EV Charging Incentives
Each scenario is 0.3 –
0.5% of construction cost
Assumes $392/ft2 to build per:
Turner and Townsend, 2021
% of dwellings
with access
100% 40-60% 100%
$-
$50,000
$100,000
$150,000
$200,000
$250,000
2019 Reach Code 2022 CALGreen 2022 Reach Code
- with L1 Ready
2022 Reach Code
- with low power L2
EV Infrastructure Cost for 100-Dwelling Multifamily Building L2 EV Capable
L1 Ready
Low Power L2
Ready
L2 EVCS + Load
Management
L2 EVCS
$170k
$146
k
$194
k
$227
k
100% Affordable Housing new
construction is eligible for
PCE incentives High Power
Option
Low Power
Option
100% access is cost comparable
29