Chapter 12.360 — SINGLE-FAMILY MODEL REACH CODE—FLEXPATH

The purpose of this chapter is to specify additional energy efficiency and renewable energy measures for additions, alterations and remodels of Covered Single-Family Projects.

(Ord. No. 2036, div. 1, § 3, 6-3-2024; Ord. No. 2052, div. 1, 9-15-2025)

For the purpose of this chapter, the following definitions shall apply:

1.

"Single-Family Building" shall mean any of the following:

a.

Residential building of Occupancy Group R-3 or under the California Residential Code with two or fewer dwellings.

b.

A townhouse.

c.

A building of Occupancy Group R-3.1, or

d.

A building of Occupancy Group U when located on a residential site.

2.

"Covered Single-Family Project" shall mean the addition, alteration, or remodel of a Single-Family Building originally permitted for construction before 2011 that affects a floor area which exceeds 500 square feet of existing floor area and/or new floor area. When any changes are made in the building, such as walls, columns, beams or girders, floor or ceiling joists and coverings (subfloor and drywall), roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by such changes shall be included in computing floor areas for purposes of applying this definition.

These definitions does not apply to project scopes that are solely limited to any of the following: the replacement and upgrading of residential roof coverings, exterior wall finishes and/or floor finishes; alterations that add no more than 75 square feet of fenestration; alterations that add no more than 16 square feet of skylight area with a maximum U-factor of 0.55 and a maximum SHGC of 0.30; alterations that are limited to providing access for persons with disabilities; or voluntary state seismic retrofit program. A Covered Single-Family Project shall not include a project that is a newly constructed building under the California Energy Code, Title 24, Part 6.

(Ord. No. 2036, div. 1, § 3, 6-3-2024; Ord. No. 2052, div. 1, 9-15-2025)

In addition to all requirements of the California Energy Code applicable to Single Family Building additions and alterations, the provisions of this chapter shall apply to all Covered Single-Family Projects.

(Ord. No. 2036, div. 1, § 3, 6-3-2024; Ord. No. 2052, div. 1, 9-15-2025)

A Covered Single-Family Project shall install a set of measures based on the building vintage from the Measure Menu in Table 12.360 B, to achieve a total Measure Point Score that is equal to or greater than the Target Score in Table 12.360 A. In addition, all mandatory measures listed in Table 12.360 B shall be installed. The installed measures shall meet the specifications in Table 12.360 C.

Beginning January 1, 2027, or later as determined by the Chief Building Official, Covered Single Family Projects shall install a set of measures based on the building vintage from the Measure Menu in Table 12.360 B, to achieve a total Measure Point Score that is equal to or greater than the Target Score in Table 12.360 A-1. In addition, all mandatory measures listed in Table 12.360 B shall be installed. The installed measures shall meet the specifications in Table 12.360 C.

Building vintage is the year in which (1) a building permit for construction of the structure was submitted, as documented by building department records, or (2) a building permit was issued for an addition or alteration that satisfied the Performance Standards (California Energy Code, Title 24, Part 6, Section 150.1(b)) in effect at time of building permit issuance, whichever is later. Unless otherwise specified, the requirements shall apply to the entire dwelling unit, not just the additional or altered portion. Measures from the Measure Menu table that already exist in the home may be counted towards compliance with these requirements. Measures from the Measure Menu table that are to be installed to satisfy requirements under the California Energy Code, Title 24, Part 6, may not count towards compliance with these requirements. Where these requirements conflict with other California Energy Code requirements, the stricter requirements shall prevail.

Exceptions

1.

If the applicant demonstrates that the Energy Budget of the building under the proposed project would be less than or equal to the Energy Budget of the building under the proposed project if it included any set of measures that would achieve compliance under this chapter 12.360. For purposes of this section, "Energy Budget" shall have that meaning set forth in CBC section 100.1(b), as that section may be amended.

2.

Mobile Homes, Manufactured Housing, or Factory-built Housing as defined in Division 13 of the California Health and Safety Code (commencing with Section 17000 of the Health and Safety Code).

3.

Due to conditions specific to the project, if it is technically or economically infeasible to achieve compliance, the Building Official may reduce the Target Score and/or waive some or all of the mandatory requirements.

4.

A measure that is necessary for compliance is prohibited because of a covenant or other deed restriction on the property, such as a homeowners' association covenant.

The Building Official may reclassify the vintage of the building based on existing conditions.

6.

An applicant who resides in the dwelling unit and qualifies as a low-income utility customer, or is the owner of the dwelling unit which is occupied by a dependent who qualifies as a low-income utility customer, may comply by either a) installing the duct sealing measure, the lighting measure and water heating package, or b) installing at least 1 kW of solar PV that meets the requirements of 2022 Title 24 Reference Appendix JA11. A low-income utility customer is anyone who is eligible for the California Alternative Rates for Energy (CARE) or Family Electric Rate Assistance Program (FERA) program. A Covered Single-Family Project that consists solely of medically necessary improvements or solely of seismic safety improvements.

7.

Nothing in this ordinance shall be construed to prohibit any one appliance covered by the Energy Policy and Conservation Act (EPCA) (42 U.S.C. 6292(a)). Should an applicant establish that this ordinance, as applied, prohibits a covered appliance in the applicant's project, the Building Official shall waive that portion of the ordinance causing such prohibition.

Table 12.360 A

Target Scores, Climate Zone 2

*Note: 1992-2010 Building Vintages are only required to complete the Mandatory Lighting Measure if not already complete.

Table 12.360 A-1

Target Scores, Climate Zone 2 (effective January 1, 2027)

*Note: 1992-2010 Building Vintages are only required to complete the Mandatory Lighting Measure if not already complete.

Table 12.360 B Measure Menu, Climate Zone 2

The measures in the Measure Menu shall conform to the specifications in Table 12.360C.

Table 12.360 C Measure Specifications

(Ord. No. 2036, div. 1, § 3, 6-3-2024; Ord. No. 2052, div. 1, 9-15-2025)