What are Reach Codes?

Reach Codes are local ordinances adopted by the local government that exceed and enhance the current version of state’s Energy and Green Building standards codes. By adopting the City Reach Code ordinance, the City of Santa Clara utilized this opportunity to not only meet local climate action goals to reduce greenhouse gas emissions, but also to achieve greater energy savings and accelerate decarbonization through the all-electric requirements.

Please refer to City Reach Codes Ordinance No. 2056 for more details.

For projects subjected to the 2022 Reach Code based on 2019 California Building Standards, please refer to the 2022 Reach Code Handout for more details.

Which projects are required to comply with Reach Codes?

Reach Codes apply to newly constructed buildings, and any additions/alterations changing more than 50% of the existing building.

When do Reach Codes become effective?

Per City Reach Code Ordinance No. 2056, Chapter 15.36 Energy Code and Chapter 15.38 Green Building Code become effective January 1st, 2023.

Exceptions

• Projects that have received Planning Permits prior to the January 1, 2022.
• Single-family projects that have applied for building permits or received planning permits prior to April 1, 2022.

Reach Code Requirements – Energy Efficiency

Below sections are the highlights of the new Reach Codes requirements for energy efficiency. For additional regulations, please refer to Reach Code Ordinances No. 2056, Chapter 15.36.

All newly constructed buildings shall be All-Electric Buildings.

ALL ELECTRIC BUILDING: A building or building design that has no natural gas or propane plumbing installed within the building, and that uses electricity as the source of energy for its space heating, water heating (including pools and spas), cooking appliances, and clothes drying appliances not excluding any exceptions as defined below. All Electric Buildings may include solar thermal pool heating.

NEW CONSTRUCTION: For the purposes of All-Electric Building requirements, “newly constructed buildings” shall include the buildings defined in Section 100.1 (2022 California Energy Code) as well as newly constructed additions and improvements in existing buildings where more than 50 percent of the exterior walls are removed or 50 percent of the wall plate height is raised. The Chief Building Official shall make the final determination regarding the application of this section.

Please refer to the New Construction Determination for All-Electric worksheet to determine if the additions and/or improvement projects are subject to Reach Codes requirements.

Mandatory Solar Regulation

The 2022 Edition of the Building Standards Code requires solar installation on newly constructed low-rise residential buildings. Additionally, the City’s Reach Codes mandate minimum size solar photovoltaic installations on all new nonresidential and high-rise residential constructions. As an alternative, all projects may provide a permanent solar hot water (solar thermal) system with a minimum collector area of 40 square feet.

Table 110.10-A: Solar panel requirements for all new nonresidential and high-rise residential buildings

Square footage of buildings	Size of panels
Less than 10,000 sq. ft.	Minimum of 3-kilowatt PV systems
Greater than or equal to 10,000 sq. ft.	Minimum of 5-kilowatt PV systems
Exception:  As an alternative to solar PV system, the building type may provide a solar hot water system (solar thermal) with a minimum collector area of 40 square feet, additional to any other solar thermal equipment otherwise required for compliance with Part 6.

Reach Codes Requirements – Green Buildings

Below sections are the highlights of the new Reach Codes requirements for green buildings. For additional regulations, please refer to Reach Code Ordinances No. 2056, Chapter 15.38.

Electrical Vehicle Charging

The City’s Reach Codes require a higher number of various levels of electric vehicle (EV) charging/ parking spaces than what is required by the State for new construction projects (applied only to newly constructed buildings).

Definitions for EV Charging Levels

Levels	Definition
Level 1 EV Ready (LVL1 Ready)	Includes 110/120V 20-amp circuit with an outlet
Level 2 EV Capable (LVL2 Capable)	Includes electrical panel capacity for 208/240V 40-amp circuit and conduit (outlet not required)
Level 2 EV Ready – Low Power (LP LVL2 Ready)	Includes 208/240V 20-amp circuit with an outlet
Level 2 EV Ready (LVL2 Ready)	Includes 208/240V 40-amp circuit with an outlet
Level 2 EV Charging Station (LVL2 EVCS)	Includes electric vehicle supply equipment (EVSE) connecting to a circuit serving a Level 2 EV Ready space.

 

EV Charging Requirements

Code Elements	Proposed EV Charging for New Construction
Single and Two-family & Townhouses	One LVL2 Ready per dwelling + LVL1 Ready if two spaces 25% of all unassigned spaces – LVL2 Ready 75% of unassigned spaces – LP LVL2 Ready
Multifamily & Affordable Housing	Less than 20 dwelling units with parking – one LVL2 Ready per dwelling 20 or more dwelling units with assigned parking: First 20 dwellings – one LVL2 Ready per dwelling 25% of remaining units with assigned spaces – LVL2 Ready 75% of remaining units with assigned spaces – LP LVL2 Ready Affordable units with parking – 10% LVL2 Ready, 90% LVL1 Ready
Hotels & Motels	10% of parking spaces LVL2 EVCS 50% of parking spaces LVL2 Capable
Offices & Other Non-Res	35% of parking spaces LVL2 EVCS 35% of parking spaces LVL2 Capable

 

Reach Codes Frequently Asked Questions

Q: Do all-electric buildings cost more?
A: In most cases, all-electric buildings are less costly to build. The service and piping for natural gas is an expense that is often ignored when comparing the cost of gas and electric equipment. An all-electric building starts without that expense, so even when electric equipment might be more expensive in some cases than its natural gas counterparts, that cost is offset by the gas infrastructure savings.

Q: Do the reach codes apply to remodels or renovations?
A: The Reach Codes apply to newly constructed buildings as well as newly constructed additions and improvements in existing buildings where more than 50 percent of the exterior walls are removed or 50 percent of the wall plate height is raised. Please refer to our “Newly Constructed Additions and/or Alterations” worksheet on our website to determine if the additions and/or improvement projects are subject to Reach Codes requirements.

Q. Will a garage conversion to an Accessory Dwelling Unit (ADU) trigger an all-electric requirement?
A. Reach Codes apply to new buildings. Garage conversions are considered an alteration of a building and would not be required to comply.

Q. Will a detached garage conversion to an ADU trigger an all-electric requirement and solar panels?
A. The State California Energy Commission considers a detached garage conversion as an alteration, not a new residential building. Compliance would not be required for additions or alterations to buildings.

Q. Are solar panels required on an ADU addition to an existing house?
A. No, solar panels are not required on additions to existing buildings. Solar panels are required to be installed on new detached buildings.

Q. Do new detached ADU requires solar panels? Where can I place these new solar panels?
A. A newly constructed detached ADU requires solar panels and these new solar panels can be placed within the same property.

Q: Do the reach codes apply to repairs of existing appliances or general maintenance?
A: The repairs or maintenance to existing appliances will not be affected by the Reach Codes.

Q: What if I need to replace a natural gas appliance in my home, such as a water heater, furnace, or stove? Does this mean I need to replace it with an electric version?
A: The replacement of existing gas appliances with a new gas appliance is permitted for existing building.