Mountain View Municipal Code Div. 12 Electric Readiness Requirements — Nonresidential

Add new subsections 5.106.13 through 5.106.13.2 to Section 5.106 (Site Development) of the 2025 California Green Building Standards Code to read as follows:

5.106.13 Electric-ready for nonresidential buildings.

5.106.13.1 Electric-ready for new nonresidential construction for any system(s) using gas or propane — new construction. Where any system(s) using gas or propane is (are) installed in a nonresidential building, the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electric equivalent of that appliance, which must be certified by a registered design professional or licensed electrical contractor, and be installed to comply with:

a. "Appliance" refers to, but is not limited to, indoor or outdoor installations of space-conditioning (heating/cooling) equipment, water-heating equipment, clothes dryers, cooking appliances, firepits, fireplaces, and heating equipment for pools, spas, saunas: and

b. Branch circuit wiring to be electrically isolated and designed to serve a future electric appliance in accordance with manufacturer requirements and the California Electrical Code, including the appropriate voltage, phase, minimum amperage, and an electrical receptacle or junction box within three (3) feet of the appliance that is accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors: and

c. Label both ends of the unused conductors or conduit with "For Future Electrical Appliance"; and

d. Reserve circuit breakers in the electrical panel for each branch circuit, appropriately labeled for the appliance (e.g., "Reserved for Future Electric Water Heater"), and positioned on the opposite end of the panel supply conductor connection; and

e. Any connected subpanels, panelboards, switchboards, busbars and transformers shall be sized to serve the future electric appliance. The electrical capacity requirements shall be adjusted for demand factors in accordance with the California Electrical Code; and

f. Physical space for future electric appliances, including equipment footprint, shall be depicted on the construction drawings. The footprint necessary for future electric appliances may overlap with nonstructural partitions and with the location of currently designed combustion equipment.

5.106.13.2 Electric-ready for existing nonresidential buildings — additions and alterations. An existing nonresidential building where a building addition, alteration, or tenant improvement requires a permit (e.g. building, plumbing, electrical, or mechanical) and where any system(s) using gas or propane is being installed (new or replacement), the construction drawings shall indicate electrical infrastructure and physical space accommodating the future installation of an electric equivalent of that appliance, as certified by a registered design professional or licensed electrical contractor, and be installed to comply with:

1. "Appliance" refers to, but is not limited to, indoor or outdoor installations of space-conditioning (heating/cooling) equipment, water-heating equipment, clothes dryers, cooking appliances, fire pits, fireplaces, and heating equipment for pools, spas, saunas; and

2. Branch circuit wiring to be electrically isolated and designed to serve a future electric appliance in accordance with manufacturer requirements for an equivalent electric appliance to the gas or propane appliance proposed, but at minimum no less than 120 volt, and per the California Electrical Code, including the appropriate voltage, phase, minimum amperage and an electrical receptacle or junction box within three (3) feet of the appliance that is accessible with no obstructions. Appropriately sized conduit may be installed in lieu of conductors; and

3. Label both ends of the unused conductors or conduit with "For Future Electrical Appliance"; and

4. Reserve a circuit breaker(s) in the electrical panel for each branch circuit, appropriately labeled for the appliance (e.g., "Reserved for Future Electric Fireplace") and positioned on the opposite end of the panel supply conductor connection; and

5. Physical space for future electric appliances, including equipment footprint, shall be depicted on the construction drawings. The footprint necessary for future electric appliances may overlap with nonstructural partitions and with the location of currently designed combustion equipment.

Exception: Electric ready improvement results in the upsizing of the electrical service panel that would not otherwise be required by the permit scope.

(Ord. No. 9.2025, § 6(Exh. B), 9/9/25.)