Reach Codes
Reach Codes
On November 29, 2022 the City Council adopted Reach Code Ordinances Ordinance No. 2022-487 that will help the City achieve it’s sustainability goals moving forward. The codes are effective as of January 1, 2023. All projects submitting for a building permit following this effective date will need to comply with these new requirements. The full ordinances can be viewed below for review by the public and members of design community.
Update to 2022 Energy Code and 2022 CA Green Building Standards Code
DOES apply when you:
Construct a new residential, commercial, multi-family, detached ADU or mixed-use building.
DOES NOT apply when you:
- Replace appliances or equipment in an existing building (i.e. water heater, furnace, stove)
- Remodel or alter an existing building
- Add square footage to an existing building
- Make exterior alterations to an existing site (i.e. backyard BBQ, fire pit, pool heating)
Residential Requirements
SINGLE-FAMILY DWELLINGS, MULTI-FAMILY BUILDINGS (two to nine units), and DETACHED ADU (Accessory Dwelling Unit)
2. Newly constructed buildings.
A. Sections 110.0 through 110.12 apply to all newly constructed buildings within the scope of Section 100.0(a). In addition, newly constructed buildings shall meet the requirements of Subsections B, C, D or E, as applicable and shall be an all-electric building as defined in Section 100.1(b).
Exception 1: Residential Single-Family Dwellings, Detached ADUs (Accessory Dwelling Units), Multifamily Dwellings with two to nine units may install non-electric (natural gas-fueled) cooking and fireplace appliances if the applicant complies with the pre-wiring provisions, Subsection 12.22.020 B.3.
3. Wiring to accommodate future electric appliances or equipment.
(a) If a non-electric appliance or piece of equipment is allowed to be installed, the appliance or equipment location must also be electrically pre-wired for future electric appliance or equipment installation, including:
I. A dedicated circuit, phased appropriately, with a minimum amperage requirement for a comparable electric appliance with an electrical receptacle or junction box that is connected to the electric panel with conductors of adequate capacity, extending to within 3 feet of the appliance and accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors; and
4.106.4 Electric vehicle (EV) charging for new construction.
New construction shall comply with Sections 4.106.4.1, 4.106.4.2, or 4.106.4.3 to facilitate future installation and use of EV chargers. Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625.
Exceptions:
- Where there is no commercial power supply.
- If no additional parking facilities are provided, then Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU).
4.106.4.1 New one- and two-family dwellings and townhouses with attached or detached private garages.
For each dwelling unit, install at least one Level 2 EV Ready Space in the garage. If multiple (two or more) garage parking spaces are provided for a dwelling unit, install at least two Level 2 EV Ready Spaces.
ii. Both ends of the unused conductor or conduit shall be labeled with the words “For Future Electric appliance or equipment” and be electrically isolated; and
iii. A reserved circuit breaker space shall be installed in the electrical panel adjacent to the circuit breaker for the branch circuit and labeled for each circuit, an example is as follows (i.e. “For Future Electric Range;”); and,
iv. All electrical components, including conductors, receptacles, junction boxes, or blank covers, related to this section shall be installed in accordance with the California Electrical Code.
4.106.4.2 New multifamily dwellings.
The following requirements apply to all new multifamily dwellings:
- For multifamily buildings with less than or equal to 20 dwelling units, install at least one Level 2 EV Ready Space for each dwelling unit.
- When more than 20 multifamily dwelling units are constructed on a building site
a. 25% of the dwelling units with parking space(s) shall be provided with at least one Level 2 EV Ready Space. Calculations for the required minimum number of Level 2 EV Ready spaces shall be rounded up to the nearest whole number and not less than 21 spaces.
b. In addition, each remaining dwelling unit with parking space(s) shall be provided with at least one Level 1 EV Ready Space.
Exception: For all multifamily Affordable Housing, 10% of dwelling units with parking space(s) shall be provided with at least one Level 2 EV Ready Space. Calculations for the required minimum number of Level 2 EV Ready spaces shall be rounded up to the nearest whole number. The remaining dwelling units with parking space(s) shall each be provided with at least one Level 1 EV Ready Space.
MULTI-FAMILY RESIDENTIAL DEVELOPMENTS (ten or more units)
2. Newly constructed buildings.
A. Sections 110.0 through 110.12 apply to all newly constructed buildings within the scope of Section 100.0(a). In addition, newly constructed buildings shall meet the requirements of Subsections B, C, D or E, as applicable and shall be an all-electric building as defined in Section 100.1(b).
4.106.4.2 New multifamily dwellings.
The following requirements apply to all new multifamily dwellings:
- For multifamily buildings with less than or equal to 20 dwelling units, 25% must be EV Capable and all other spaces shall be EV ready.
- When more than 20 multifamily dwelling units are constructed, 25% must be EV Capable and all other spaces shall be EV ready.
Non-Residential
NON-RESIDENTIAL BUILDINGS, SCIENTIFIC LABORATORY BUILDINGS, AND PUBLIC BUILDINGS
2. Newly constructed buildings.
A. Sections 110.0 through 110.12 apply to all newly constructed buildings within the scope of Section 100.0(a). In addition, newly constructed buildings shall meet the requirements of Subsections B, C, D or E, as applicable and shall be an all-electric building as defined in Section 100.1(b).
Exception 1: Residential Single-Family Dwellings, Detached ADUs (Accessory Dwelling Units), Multifamily Dwellings with two to nine units may install non-electric (natural gas-fueled) cooking and fireplace appliances if the applicant complies with the prewiring provisions, Subsection 12.22.020 B.3.
Exception 2: Non-residential Buildings containing for-profit restaurant open to the public may install gas-fueled cooking appliances. The applicant shall comply with the pre-wiring provision of Subsection 12.22.020 B. 3.
Exception 3: Non-residential buildings, Scientific Laboratory Buildings and Public Buildings may apply to the Building Division of the Los Altos Community Development Department for an exception to install a non-electric fueled appliance or piece of equipment. The Building Division of the Los Altos Community Development Department shall grant an exception if they find the following conditions are met:
i. The applicant shows that there is a public or business-related need that cannot be reasonably met with an electric fueled appliance or piece of equipment.
ii. The applicant complies with the pre-wiring provisions to the non-electric appliance or piece of equipment noted at Subsection 12.22.020 B. 3.
The decision of the Building Division of the Los Altos Community Development Department shall be final unless the applicant appeals the decision to the City Manager or his or her designee within 15 days of the date of the decision. The City Manager’s or his or her designee’s decision on the appeal shall be final.
5.106.5.3 Electric vehicle (EV) charging.
[N] New construction shall comply with Section 5.106.5.3.1 or Section 5.106.5.3.2 to facilitate future installation and use of EV.
Exception:
- Where there is no commercial power supply.
5.106.5.3.1 Office and Institutional buildings.
In nonresidential new construction buildings designated primarily for office use and institutional buildings, with parking:
- When 10 or more parking spaces are constructed, 50% of the available parking spaces on site shall be equipped with Level 2 EVCS;
- An additional 20% shall be provided with at least Level 1 EV Ready Spaces; and
- An additional 30% shall be at least Level 2 EV Capable.
Calculations for the required minimum number of spaces equipped with Level 2 EVCS, Level 1 EV Ready spaces and EV Capable spaces shall all be rounded up to the nearest whole number.
Construction plans and specifications shall demonstrate that all raceways shall be a minimum of 1” and sufficient for installation of EVCS at all required Level 1 EV Ready and EV Capable spaces; Electrical calculations shall substantiate the design of the electrical system to include the rating of equipment and any on-site distribution transformers, and have sufficient capacity to simultaneously charge EVs at all required EV spaces including Level 1 EV Ready and EV Capable spaces; and service panel or subpanel(s) shall have sufficient capacity to accommodate the required number of dedicated branch circuit(s) for the future installation of the EVSE.
5.106.5.3.2 Other nonresidential buildings.
In nonresidential new construction buildings that are not designated primarily for office use, such as those for retail uses:
- When 10 or more parking spaces are constructed, 6% of the available parking spaces on site shall be equipped with Level 2 EVCS;
- An additional 5% shall be at least Level 1 EV Ready.
Calculations for the required minimum number of spaces equipped with Level 2 EVCS and Level 1 EV Ready spaces shall be rounded up to the nearest whole number
Exception: Installation of each Direct Current Fast Charger with the capacity to provide at least 80 kW output may substitute for six Level 2 EVCS and five EV Ready spaces after a minimum of six Level 2 EVCS and five Level 1 EV Ready spaces are installed.
DEFINITIONS
The following definitions shall apply for Section 100.1(b):
ALL-ELECTRIC BUILDING is a building that has no natural gas or propane plumbing installed within the building.
NEWLY CONSTRUCTED BUILDING (Applicable to Chapter 12.22 Energy Code Section 12.22.020 Amendments) is a building that has never been used or occupied for any purpose and supported by 1) a new structural foundation, 2) an existing, structural foundation where a building has been demolished and removed to floor or below, or 3) a combination of 1) and 2).
PUBLIC BUILDING is a building used by the public for any purpose, such as assembly, education, entertainment, or worship.
SCIENTIFIC LABORATORY BUILDING is a building or area where research, experiments, and measurement in medical, life, and physical sciences are performed and/or stored requiring examination of fine details. The building may include workbenches, countertops, scientific instruments, and supporting offices.
