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Campbell council pauses proposed reach‑code mandate after widespread public concern, opts for outreach and incentives
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Summary
After a lengthy study session and more than two dozen public speakers, Campbell’s City Council declined to direct staff to pursue a mandatory reach‑code ordinance requiring two‑way heat pumps or broad electric‑readiness rules now, instead asking staff to pursue community outreach, incentives and partnerships with Silicon Valley Clean Energy.
Mayor Lopez and the Campbell City Council spent the bulk of their Oct. 21 meeting on a study‑session about two proposed reach codes — one to require two‑way air conditioning (heat pumps) on replacement or new AC installs and another to require electric‑readiness wiring when homeowners undertake major remodels.
Community development staff described the proposals as study items only and said they would not adopt an ordinance tonight. The presentation outlined two paths: encourage the use of heat pumps (all‑electric systems that provide heating and cooling) or allow a high‑efficiency AC alternative; the electric‑readiness proposal would require conduit and appropriately sized receptacles when a remodel exposes spaces with future electric appliances.
Rob (staff voice identified in the record as community development staff) told the council the incremental cost of a heat pump over a conventional AC is generally modest — about $2,000 on average — and that Silicon Valley Clean Energy (SVCE) offers rebates (staff cited rebates up to $2,500 for heat pumps and $500 per circuit for prewiring) that can close much of that gap. Staff emphasized exemptions for projects that would trigger a utility service upgrade, for manufactured/mobile homes and for safety repairs.
More than two dozen residents, realtors and industry representatives spoke during the public comment period. Speakers opposing a mandatory requirement said retrofit costs for older homes and multifamily buildings can be substantial, cited cases where panel or ductwork upgrades ran into thousands of dollars and urged the council to prioritize affordability and to wait for state processes to settle. Neil Collins, CEO of the Santa Clara County Association of Realtors, said mandates should not replace incentives and warned of hidden costs for older housing stock. Several speakers raised concern for seniors and renters on fixed incomes.
SVCE’s representative disputed high‑end estimates and said the incremental cost in many cases is small after rebates and that exemptions exist for projects requiring service upgrades. SVCE staff urged the city to pair any future standard with robust incentives and contractor training.
Council deliberations after public comment indicated broad sympathy for the goals of reducing greenhouse gas emissions but reluctance to impose a local mandate immediately. Several council members cited workload and staffing constraints in the community development department and uncertainty over whether the State Building Standards Commission will approve similar reach codes under AB 130’s new review process.
Instead of moving toward ordinance adoption, the council directed staff to stop short of drafting a mandatory reach‑code ordinance at this time and to return as part of next year’s work‑plan discussions with options for public education, incentive programs and partnerships (notably with SVCE) to encourage electrification while protecting low‑income and fixed‑income residents. Staff said they would monitor other cities’ submissions (Mountain View, Sunnyvale and others were mentioned) and the state’s review process before bringing any ordinance back for consideration.
The council’s action was procedural direction to staff rather than a formal ordinance or vote on the reach codes themselves; no mandatory code was adopted at the meeting. The decision leaves the city’s existing code unchanged pending further outreach and staff recommendations.
