(A) Purpose And Intent: These provisions are intended to incorporate, to the extent feasible, passive heating and cooling opportunities into the design or modifications of residential, commercial and industrial developments. They are further intended to ensure that solar energy systems in residential, commercial and industrial areas do not detract from the appearance of the surrounding neighborhood. Furthermore, the purpose of these provisions is to promote and encourage the use of small residential rooftop solar energy systems and include standards for timely and cost effective administrative reviews of building permit applications for these systems consistent with state law.
(B) Authority: Authority for approval of building permits shall be vested in the building official or designee.
(C) Application: An application for a building permit for a solar energy system shall be filed with the building department in a manner prescribed by the building official.
(D) Administrative And Expedited Reviews:
1. Administrative Review: All proposed solar energy design systems shall be reviewed and approved administratively by the building official or their designee:
(a) Review of the application shall be limited to the building official's review that the system meets health and safety requirements consistent with local, state and federal law.
(b) Enforcement of local requirements shall be limited to those that are necessary to ensure the solar energy system will not have an adverse impact on the public health and safety.
(c) If findings can be made that the proposed solar energy system could have an adverse impact on public health and safety, the building official may require the application of a site plan review or other discretionary permit review.
2. Expedited Review; Small Residential Rooftop Systems: A solar energy system shall be eligible for an expedited review if:
(a) The system is a small residential rooftop solar energy system.
(b) The small residential rooftop solar energy system is no larger than ten (10) kilowatts alternating current nameplate rating or thirty (30) kilowatts thermal.
(c) The solar energy system is installed on only a single- family dwelling or on a duplex family dwelling.
(d) The solar panel or module array does not exceed the maximum height limit of the zone district of the subject property.
(e) The building permit application for an expedited review is complete in that the application contains all the items listed on the checklist for determining a small residential rooftop solar energy system is eligible for the expedited review.
Small residential rooftop solar energy systems eligible for an expedited review may submit an electronic copy of the building permit application, with an electronic signature, and required application materials via the identified e-mail address indicated on the city's website and on the building permit application.
(E) Permit Fees: Permit fees for rooftop solar energy systems shall not exceed five hundred dollars ($500.00), plus fifteen dollars ($15.00) per kilowatt for each kilowatt above fifteen (15) kW for residential rooftop solar energy systems, and one thousand dollars ($1,000.00), plus seven dollars ($7.00) per kilowatt for each kilowatt between fifty one (51) kW and two hundred fifty (250) kW, plus five dollars ($5.00) for each kilowatt above two hundred fifty (250) kW for commercial rooftop solar energy systems, consistent with state law.
(F) Inspections:
1. Small residential rooftop solar energy systems eligible for expedited review shall only require one inspection, which will be done in a timely manner and may include a consolidated inspection. Consistent with state law, if a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized, however, the subsequent inspection is no longer subject to expedited requirements.
2. Ineligible solar energy systems are subject to current inspection scheduling in place by the building department, per the building official.
(G) Design Requirements:
1. Active Solar Design: Notwithstanding any provisions included in this title related to screening roof mounted equipment, the following standards shall apply to the design of all solar energy systems:
(a) To the extent practical, roof mounted solar collectors shall be placed in the location least visible from a public right of way without significantly reducing the operating efficiency of the collectors. Wall mounted and ground mounted solar collectors shall be screened from public view at street level.
(b) When feasible, collectors shall be integrated into the design of a building. Structural support for the collectors shall be screened in a manner that is compatible with the design of the building.
(c) Appurtenant equipment, including plumbing and related fixtures, shall be installed in an attic or basement, where feasible.
(d) Large accessory fixtures which must be exposed (e.g., storage tanks) shall be screened, where possible, through architectural features that harmonize with other design elements of the structure.
(e) Storage tanks shall not be located in any required front or side yards, except as permitted by subsection 6-11-3(A)3 of this chapter, and they shall be screened from view from any public right of way.
(f) Exterior collector surfaces shall have a matte finish, and shall be color coordinated to harmonize with roof materials or other dominant colors of the structure.
(g) Any pool or spa facilities, other than those intended for a single-family detached residence, shall be provided with a solar cover or solar water heating system.
2. Passive Solar Design In Accordance With Section 66473.1 Of Subdivision Map Act:
(a) The design of a subdivision for which a tentative map is required pursuant to section 66426 of the subdivision map act, or other development, shall provide, to the extent feasible, for future passive or natural heating or cooling opportunities in the development. Examples of passive or natural heating opportunities in subdivision design, or within other development include, but are not limited to:
(1) Design of lot size and configuration to permit orientation of structures in an east-west alignment for southern exposure.
(2) Design of lot size and configuration to permit orientation of a structure to take advantage of shade or prevailing breezes.
(b) In providing for future passive or natural heating or cooling opportunities in the design of a subdivision or within other residential, commercial or industrial development for which a subdivision is not involved, consideration shall be given to local climate, contour, configuration of the parcel to be developed, and to other design improvement requirements. However, such provisions shall not result in reducing allowable densities or the applicable planning and zoning regulations in force at the time the tentative map or other development is filed.
(c) The requirements of this section do not apply to condominium projects which consist of the subdivision of air space in an existing building when no new structures are added. (Ord. 809-15, 3-3-2015; amd. Ord. 823-16, 9-20-2016)