Bay Area Model Reach Code Development & Implementation

Reach codes are building and energy codes that “reach” beyond mandatory minimums in the state’s green building and energy standards codes, such as the Title 24 in California. In facilitating an environment that encourages cleaner atmosphere, climate change mitigation, and carbon-free energy transitions, Reach codes enable local governments to lead the way in sustainable development. The first of its kind was adopted at Massachusetts in 2009 (alternatively referred to as “stretch” code), then followed by New York in 2015 and by California at Santa Monica in 2016.

Reach codes are optional amendments—akin to city ordinances—that must follow a series of stakeholder inputs, cost effectiveness studies, code language development(s), local government adoption, and state regulatory approval(s). This is to ensure that the environmental quality of the adopting jurisdiction’s built environment is improved, without compromising its energy performance. Another aspect of these processes is to ensure that economic development of the Reach code-adopting jurisdictions are not discouraged, due to the increased economic strain of its residents and reduction of investment from developers. Likewise, stakeholders involved in the Reach code development process are sensitive to potential pressures, and ensure that such measures do not place economic burden on the stakeholders more than it would have without the Reach code.

Along the East and West coasts, local communities’ and governments’ interest in the adoption of Reach codes is high. Its popularity is especially evident at coastal cities such as San Francisco and Oakland in California, due to concerns regarding sea level rise caused by climate change. In addition, the increasing frequency and severity of natural disasters such as wildfires continue to worsen from droughts due to the changing climate, which are felt acutely by disadvantaged communities often located in fire-prone areas.

In California, these disadvantaged communities are frequently located along the fault lines where natural gas infrastructure can rupture in the case of an earthquake. Therefore, in pursuant of policy objectives similar to SB 350 and SB 100 in California—which target doubling of the energy efficiency savings in energy end uses and to completely decarbonize the state’s electricity grid, respectively—natural gas ban ordinances are often considered, developed, and adopted in parallel with the Reach code by many jurisdictions to help address its inherent fire and explosion risks. Some prominent examples exist, such as the City of Berkeley in California and the New York City in New York. Overall, these risks place greater strain on the electricity and water infrastructure, which must remain in operation to reliably deliver essential resources, while their demand continues to soar from increasing temperatures.

While Reach code development also includes water use in recognition of the relationships between climate, energy, and water, the appetite for adopting water-related measures are low among Reach code-adopting jurisdictions. The fact that water and energy are regulated by different government agencies, as well as the historical conflicts surrounding water allocation among the Western states, likely add additional regulatory and political hurdles too. Despite these challenges, policy and regulatory objectives have made great strides to reduce water use and increase system efficiency so far.

To continue these improvements, a continued transformation of everything—from the real estate and finance markets, design and engineering approaches, and the policy and regulatory environments that encourage innovation—will be needed. Architecture, engineering, construction, energy, and water industries will need to play a key role in adapting to the changing climate, aided by technological advances that help us collaborate for a common goal. Reach codes, although critical to facilitating the regulatory environments necessary to promote sustainable development, is just one of many tools available to push the climate conversation closer to the everyday environment.