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7.A. - Page 10 of 285 • Staff have received feedback from contractors and designers regarding the difficulty of designing and constructing a non -electric central water heating system, and that the examples put forward are from states other than California where building codes are less restrictive. Gas powered central water heating systems are ideal because they take up less space, are easier to maintain, and have more reliable backup mechanisms. Mandating all -electric water heating systems for high-rise developments may reduce the number and size of residential dwelling units. • As an alternative to a central water -heating system, all -electric proponents propose multiple water heating systems for a limited number of units or individual water heating units per unit. However, while these approaches are available there can be impacts to residential living space, potential for increased utility costs, and unknown additional costs for maintenance. • PCE indicates that the compliance tools for high rise multifamily are under development and the California Energy Commission (CEC) is instituting a waiver process for all -electric high rise buildings. For this reason, PCE recommends this compliance pathway exception. The California Energy Commission is currently working to develop compliance software. • PCE noted at the December 9th, 2019, Board of Building Review meeting that cost studies that have been completed, for less than 50,000 square feet, do not take into account large residential houses or larger non-residential buildings. The studies also do not take into account the higher cost of construction in Redwood City and the Bay Area and instead use a state average construction cost. • This exception is unique to Redwood City, because other Reach Codes allow for mixed - fuel development. Examples include San Mateo and San Jose, which do not require multi- family buildings above three stories to be all -electric. PCE has indicated that other cities are considering allowing for this exception until a pathway for high-rise buildings approved by the CEC becomes available. Exception 8 — All -Electric Building requirements shall not apply to projects with planning entitlements approved by the City prior to the effective date of this ordinance. • An entitled project is one that has received its land use permit but not its building permit. • Berkeley has applied their gas ban when the project is pulling their land use permit, specifically to avoid surprises for projects that are already entitled. Exception 9 — Infeasibility Exception: If an applicant believes that circumstances exist that make it infeasible for their building to be an All -Electric Building, the applicant may request an exception. In applying for an exception, the burden is on the applicant to identify why the requirements for an All -Electric Building are infeasible. If the exception is granted, the Building Official or their designee shall document their findings in the files of the Building Division. • For the purposes of this exception, feasibility to construct the building means either an all -electric prescriptive compliance approach is possible for the building under the Energy Code or the building is able to achieve the performance compliance standards under the Energy Code using commercially available technology and an approved calculation Page 10 of 12 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore 262