Half Moon Bay Planning Commission Study Session on Building Electrification and EV/PV Reach Codes - June 17, 2022

Note: The agenda for this meeting listed the date as June 14, 2022, but the provided timestamp indicates the meeting occurred on June 17, 2022. This summary uses the latter date as instructed.

The Planning Commission held a study session to review the city's recently adopted Building Electrification Ordinance and the Electric Vehicle and Photovoltaic System Reach Code (EV/PV Reach Code). The meeting was informational; no votes were taken on these items. Commissioners asked clarifying questions about implementation, exemptions, and the connection to land use planning.

Consent Calendar

• The minutes from the May 24, 2022 meeting were approved unanimously (5-0).

Public Comments & Testimony

• No members of the public spoke during the public comment period or during the hearing.

Discussion Items

• Building Electrification Ordinance: Sustainability Analyst Veronica Ostanick presented the ordinance, adopted in February 2022 and effective March 17, 2022. The ordinance requires all new buildings with permits issued after January 1, 2023, to be all-electric. Existing all-electric residential buildings cannot add gas service. A termination of gas service date is set for January 1, 2045. Exemptions include attached ADUs to mixed-fuel primary residences, commercial greenhouses, wastewater treatment facilities, generators, and hardship waivers. Portable propane tanks and manufactured homes are excluded.
• EV/PV Reach Code: This ordinance, adopted in December 2021, amends the 2019 California Energy Code and is awaiting approval from the California Energy Commission (CEC). It adds new requirements for new construction: non-residential buildings must install PV on 15% of roof area; hotel/motel buildings on 5% of roof area; residential buildings must pre-wire for a backup battery; and new single-family homes must provide two EV-ready spaces (one Level 2, one Level 1) unless only one parking space exists. Multi-family requirements vary by number of units and include allowances for affordable housing.
• Commissioner Questions:
  • Commissioner Ruddock asked about greenhouse gas emissions from commercial greenhouses; staff did not have the figure but noted approximately one million square feet of greenhouses in the city.
  • Commissioner Benjamin inquired about the definition of transportation emissions in the city's inventory and the potential for using solar easements to address shading conflicts. He also highlighted the challenge of adding batteries to existing solar systems and the importance of battery backup for all-electric homes.
  • Commissioner Gossett asked about the pre-wire requirement for battery backup and whether it would accommodate different battery sizes or brands; staff noted it is designed to be adaptable but could not provide specific technical details.
  • Vice Chair Hernandez asked about the feasibility of two Level 2 EV chargers instead of one Level 1 and one Level 2; staff confirmed that exceeding the requirement is allowed.
  • Commissioner Benjamin also sought clarification on how the planning commission will enforce these ordinances through land use approvals. City Planner Jill Ekas explained that conditions of approval, building permit review, and the CEQA process will incorporate the new requirements.

Key Outcomes

• No decisions or votes were taken on the ordinances. The study session served to inform the commission.
• Staff announced upcoming items: a housing element study session on June 28, 2022; a potential meeting cancellation on July 12, 2022; a public hearing on the Hyatt Environmental Impact Report on July 26, 2022; and a mural project on August 9, 2022.
• The meeting was adjourned unanimously.