Mountain View introduces 2025 building-code amendments including electrification and bird-safe design

Mountain View City Council on Aug. 26 introduced a package of ordinances to update the city's local building code to align with the 2025 California Building Standards Code (Title 24) and to add local "reach" provisions on electrification and bird-safe building design.

Assistant Community Development Director Lindsay Hagan led staff's presentation, telling the council the city was racing to submit local amendments to the California Building Standards Commission (CBSC) before a state deadline. "We are attempting with council's approval, of course, to introduce new code provisions and submit them to, and receive acceptance by the California Building Standards Commission prior to the Sept. 30 due date," Hagan said.

Why it matters: state and regional actions this year compressed the schedule. The Bay Area Air Quality Management District adopted rules phasing out sales of high-NOx gas water heaters and furnaces (sales prohibitions by 2027 and 2029, respectively), and state legislation (AB 130, effective June 30, 2025) restricts local amendments that affect residential development for six years unless they meet statutory exceptions. Staff said those developments, together with the triennial 2025 code cycle, motivated the accelerated package.

Most important provisions - AC-to-heat-pump pathway (single-family and duplexes): The draft requires one of two compliance paths when replacing or adding space cooling: (1) install a heat-pump space conditioner that meets state code minimums; or (2) keep an AC and gas furnace but add energy-efficiency upgrades (for example, increased attic insulation, duct sealing and verification). Staff said the path requires a cost-effectiveness study and California Energy Commission approval; staff included a study for the heat-pump path prepared by the statewide utility program.

- Phase 2 electric readiness (all development): An expanded prewiring requirement would apply when a permit is required for additions or alterations that include a gas or propane appliance. The standard requires running a circuit from the panel to within 3 feet of the proposed appliance, labeled on plans and identified on the panel, and no less than 120 volts.

- Bird-safe design (multiunit residential, hotels, nonresidential): Staff proposed adopting the state's optional bird-friendly appendix for new construction and major renovations. Thresholds in the package include new structures 10,000 square feet or greater and exterior-glazing replacements that add or replace 50% or more of a building's glazing. The proposal also includes time-controlled exterior/interior lighting to be turned off from 2 a.m. to dawn, with life-safety and occupancy exceptions.

- Code cleanups and relocations: Staff proposed moving local floodplain management rules from chapter 8 to a new chapter 48, adopting the 2024 International Property Maintenance Code into chapter 25 (Neighborhood Preservation), and removing duplicative toxic-gas provisions from the hazardous materials chapter.

Costs, exemptions and enforcement Staff and a TRC Companies consultant provided cost estimates during council questions: an electric heat-pump water-heater replacement averages roughly $7,000 versus $2,000'$3,000 for a gas-to-gas replacement. Running a new 120-volt circuit to support electric appliances was estimated at about $500'$800. If a homeowner is only doing a like-for-like appliance swap with existing connections, staff said the new reach provisions generally would not be triggered; requirements typically apply when a building permit is required for larger renovations.

Outreach and incentives Silicon Valley Clean Energy (SVCE) and the city staff outlined rebate and direct-install programs to help lower-income and income-qualified homeowners. SVCE said it has paid out about $7 million of a $14 million program and described a "full-service" option in which SVCE procures and supervises contractors for qualifying households. City sustainability staff said outreach materials are being developed in multiple languages (English, Spanish, Chinese and Russian) and that additional multilingual SVCE materials and promotions are under way.

Public comment and community input Speakers from environmental groups urged swift adoption and recommended stronger bird-safe requirements. Shawnee Kleinhouse of the Santa Clara Valley Bird Alliance and Dashiell Leeds of the Sierra Club recommended removing interior-applied film and netting as compliance pathways and adding additional "hazardous features" triggers (for example, glass passageways and parallel panes) to avoid bird collisions. Bruce Carney, a long-time local advocate, urged residents to apply for SVCE's full-service upgrades, saying "the time for electrification is now."

Council action and next steps Council member Showalter moved to introduce four ordinances: (1) relocate floodplain management to a new chapter 48; (2) adopt the 2024 International Property Maintenance Code and relocate it into chapter 25; (3) streamline hazardous materials code changes in chapter 24; and (4) repeal local 2022 amendments and adopt local amendments to the 2025 California Building Standards Code (including reach code provisions, local findings and the cost-effectiveness study). The motion included directing staff to incorporate the bird-safe amendments suggested by the Sierra Club and Silicon Valley Bird Alliance. Council member Ramirez seconded the motion. The council voted unanimously to introduce the ordinances and set second readings for Sept. 9, 2025.

Staff emphasized that the ordinances must be accepted by the California Building Standards Commission and, for energy-related local amendments, approved by the California Energy Commission before local reach provisions could take effect. Staff said approval by those state bodies can take several months; the city is aiming for implementation on Jan. 1, 2026 where state approvals allow.

The meeting also closed with an announced closed session on two items (existing litigation and public-employee performance evaluations). City Attorney Jennifer Logue said there would be no reportable action from the closed session that evening.

The council's introduction of the ordinances starts the formal process; if the council adopts the ordinances at second reading and state agencies approve any required findings, the city would publish the updated local code and begin enforcement steps consistent with state timelines.