@Nancy: Yes.

this group is coordinating with and will be using the statewide cost effect. studies to support any new/expanded reach codes, correct? I know they've been reaching out to us separately

Yes, we are coordinating. Where possible, we are leveraging their research. Where the research is inaccurate for our region or not applicable to our type of code; we will perform additional research internally.

We coordinate closely. Farhad and I spoke with them yesterday.

What does the MF meter mean? can you clarify those benefits?

Normally, EV charging is set up on a common “house” meter, not the resident’s meter, and a networked charger is used for billing. The stations come with an increased operating cost. Also, house meters are normally on a commercial rate, which is higher than a residential rate.

got it, thank you

Wow, quite the result

Re existing builidngs, in addition to cost to owners, also concerned about burden of enforcement on building staff

Great point Erik. Existing Buildings policies need to not add - and if possible, reduce - burden on city staff.

We looked into mechanisms for a workflow with Menlo Park last year - and can share findings. One interesting example of an existing building approach is the TRPA stormwater BMP ordinance. It is time certain requirement (add BMPs by 2012,) and is checked at point of sale as part of the transaction. Purchasers have 6mo after home purchase to bring BMPs up to speed. This brings part of enforcement outside the building division. However, that last piece - the 6mo followup - is apparently not well-enforced.

how do you determine the value of the project, is it coming from the person submitting plans

Once passed, are there folks who are still complaining about the reach code - or did things quiet down once it was finalized?

Does Piedmont offer any expedited permit process or reduced fees to encourage changing out appliances?

I'm curious to find out the uptake on electrification measures vs efficiency measures to comply with the reach code requirements for renovation projects

Do you think that conducting educational webinars or sending homeowners information on why permits are the right way to go would help? Permits protect homeowners financially as well as preventing safety problems.

The state has a great brochure -- "What to know before you hire a contractor." which has helped a lot of people.

To Julie's question, I wanted to add one more thing: architects/engineers/contractors will know at the time of application how much the project will cost (usually the not-to-exceed project budget). There are always some fluctuations throughout the project due to design/field changes. However, where there are significant changes, they are required to submit those changes as a part of on-going permitting/inspection process and building department will be able to identify if something seems very off.

cool idea

I noticed that an option for Piedmont had to do with plumbing fixtures. However, per Civil Code Section 1101.4, for any single-family residential real property, on and after January 1, 2014,building addition, alteration or improvement will require all non-compliant plumbing fixtures to bereplaced with water-conserving plumbing fixtures. On or before January 1, 2017, all non-compliantplumbing fixtures shall be replaced with water-conserving plumbing fixtures (regardless of whetherproperty undergoes alterations or improvements).

BayREN Forum on heat pump technology registration for 3/17 event: https://us06web.zoom.us/webinar/register/WN_5Emrs7asRbCjmgPbj7x5ZA

Educate the building inspectors and the Housing inspectors on the changes in the plumbing code!

It is important when we are forcing property owners to change to all electric appliances when they are facing an immediate emergency appliance replacement due to an appliance failure.

Agree, Joanne. Given the current contractor shortage we consider emergency replacements especially challenging. 120V water heaters are a promising solution for the emergency water heater replacement. On the HVAC side, temporary heating solutions have been raised. I believe the TECH Program has funded a grant for piloting approaches for emergency replacements.

I thought that I heard time of sale was a pretty small percentage of buildings in a year, any data on that?

Very small percentage of nonresidential buildings and multifamily. Higher for single family homes.

Joan there are some problems with that -- vendors don't have the appliances in stock for one, and if it's a water heater, I know from experience that the homeowner or his/her agent will get the cheapest thing on the shelf and install it, which is typically a low-efficiency gas water heater. The problem is that the STATE allows these to be sold here. If the STATE did not allow them, no one would have immediate access to them.Case in point: We had an emergency water heater replacement at a fire station. Our Maintenance staff removed the old gas water heater, and bought a replacement that used more energy than the original one. Fire fighters live in the stations, and couldn't wait a week for a new efficient heat pump water heater to arrive.

Julie, good point showing the weakness of time of sale. In the last 12 months, 3.4% of homes in San Mateo County were sold. (So, over 10 years that’s 1/3 of homes.) Obviously many homes are never sold - especially in CA due to property tax regs.

Thanks Blake. Recent state proposition should reduce property tax issue.

It is at the same time as your event! March 22nd 9-11am - LGSEC/CCEC event on CA Building Performance Standards

https://www.linkedin.com/events/6897274426052763648/

2nd part to my question.

The LGSEC event is also on March 22 from 9:00 - 11:00 - so conflicts with your next webinar.

oh drats! ok we may need to reschedule

thanks Jennifer

Have any cities look into disallowing new gas connections to outdoor amenities such as fireplace, BBQs, hot tub?

Will the proposed REACH codes focus on electrification? This leaves a lot of opportunities on the table, including building envelope measures, and water efficiency measures, including use of graywater. Also, electrification only adds significantly to the Demand energy on the grid, which is not at all good.

yes, Piedmont is looking into that Christine

Thanks Alyssa - I'll reach out to you separately

The service on an existing house with a water and / or furnace replacement service is undersized and can not accommodate this. Now they need to upgrade the service and PG&E infrastructure has to be upgraded also accommodate their upgraded service, Who will pay this cost for the PG&E infrastructure upgrade. Who will pay the cost to disconnect the gas in the street. The simple water heater replacement will cost the property owner thousands of dollars. Has this been factored in? This will make people not get replacement permits, there for making less safe buildings.

Encourage solar thermal for hot tubs!

our separate natural gas infrastructure prohibition ordinance cover "new infrastructure" so including outdoor fireplaces etc.

Joanne, we are spending a lot of time looking at two solutions to this. The most interesting being NEC 220.87. A metering based approach to calculate panel headroom based on existing energy use data.

Is bioethanol fireplace a problem for Fire department at any city?

While a 100A service line can accommodate 24kW, we have found the average peak demand over 2 years for PCE customers to be closer to 6kW - leaving more headroom that previously thought to fit appliances. Personally, I am going through the process of going all-electric at my house on 100A with a hot tub to test the case.

One thing to keep in mind is that currently the TECH program offers a $2,800 incentive for switching out service panels - only for residential customers but it makes now a great time to make the transition.

Is storage included as part of the all-electric municipal code? It would help with Demand reduction on the grid. Solar does not need to be tied to this, but battery storage, that charges during super-off-peak hours, and then discharges during Peak hours, would help considerably.

@Blake: the electric distribution grid typically was planned to support an average of 3kVA per home, e.g. a 37.5 kVA transformer supports an average of 12 homes. While we can max out a 100A panel, the transformer would not be able to handle the load if half the homes on that transformer are electrifying

Thank you, Christine.

Christine! This is exactly the information we have been looking for. Maybe we can work together specifically on upstream impacts to the distribution grid

Is there a list of cities/counties that have adopted this code without any exceptions? If so, the date of adoption?

Alice, storage requirements are not in our model code. We could add something but have generally shied away from anything which adds significant capital cost burden on the builder/homeowner. That includes both solar and storage. Our model code has solar as strictly optional.

What is the thinking about expanding the municipal gas infrastructure ordinance beyond new construction?

Rebecca, I think Farhad has made that exception table. Not sure if we did it by adoption date, but we have that in another table

Sorry, I jointed late. Is there a break out room that I should join?

Defining Industrial Process Heat @ 350 Fahrenheit provides an Objective Standard

Another reason our Building staff has asked for simplicity...they contract out a lot of plan check services and it is difficult to train the consultants.

This brings up the question of how much parking is being provided, right? Reduced parking spots would also reduce the costs associated with EV infrastructure? Have you looked at that based on different cities' parking minimums? It is a tug between encouraging low-traffic developments and encouraging EVs...

Thx, all. Will pptx be shared?

The Code books are not available until July.

Thank you! Great work on this large team effort!

Thank you!

Thank you!

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