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9.A. - Page 28 of 34 experiments or continue processes in controlled environments where gas may be necessary for space conditioning and/or water heating. Due to the sensitive nature of experiments, maintenance of test subjects, and requirements for sterilization of testing equipment, gas for space conditioning and water heating is a necessity for Scientific Laboratory Areas as electric equivalents are not able to keep up with the high demand. Note: Staff also propose Exception 4, discussed below, which takes into account how gas pipes may be necessary for specific business processes. Exception 4 is different than Exception 2 in that Exception 2 considers the specific appliances necessary for maintaining a controlled environment or conditions. Exception 4 focuses on the need for gas piping in manufacturing, repair, or fabrication. Exception 3— Non -Residential Buildings containing a kitchen may contain non -electric cooking appliances. • This exception would include buildings containing a restaurant or catering kitchen serving the public or employees Staff received feedback from restaurant industry professionals indicating comparable all -electric equipment that can produce the same heat as gas -powered equipment is limited. Additionally, restaurateurs and chefs have expressed concern with higher electricity costs of all -electric kitchens. This industry also has been significantly impacted by Covid-19 economic impacts. Brisbane, Burlingame, Campbell, Cupertino, Hayward, Los Gatos, Menlo Park, Mountain View, Pacifica, Palo Alto, San Jose, San Mateo, Santa Cruz, and Saratoga have similar exceptions for commercial kitchens. Staff recommends adopting Exception 3 since certain natural gas cooking appliances can be central to non-residential kitchens. Additionally, electric appliances on the market are not yet readily available or equivalent which could place a burden on new restaurants or kitchens. Exception 4 — Non-residential buildings containing F and H occupancies, as defined in the California Building Code, or Scientific Laboratory Areas may have gas piping installed for use of natural gas in manufacturing, research, and development. • Certain manufacturing processes require natural gas for products such as fertilizers. Research and medical labs may also have highly specialized applications such as high-volume sterilization and other needs. • An F occupancy is a building or structure that has a factory oriented building use such as assembling, fabricating, manufacturing, repair or packaging. An H occupancy is a building or structure that generates or stores hazardous materials. • Recent Redwood City projects with F or H occupancies include Sims Metal Management and Carbon, Inc. in Redwood City. • Campbell, Cupertino, Los Gatos, Mountain View, Pacifica, Palo Alto, San Jose, and San Mateo County have similar exceptions for F and H occupancies. • Staff recommends adopting Exception 4 for buildings that require gas piping in their processes; factories and hazardous materials facilities use highly specialized equipment to operate or manufacture goods. This equipment has been designed and installed with natural gas as the primary fuel source. Exception 5 — 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 discretionary land use permit but not its building permit. Page 8 of 14 1 City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.org 130