Chapter 15.28
SMALL RESIDENTIAL SOLAR SYSTEM PERMITTING
Sections:
15.28.040 Solar energy system requirements.
15.28.050 Duties of building department and building official.
15.28.060 Permit review and inspection requirements.
15.28.010 Definitions.
A. "Solar energy system" means either of the following:
1. Any solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating.
2. Any structural design feature of a building whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating or cooling, or for water heating.
3. For the purposes of this chapter, this definition pertains to solar energy systems for private residential use and excludes solar farms and similar solar energy systems intended to collect, store and/or distribute energy for commercial purposes and/or to customers not located on the same parcel as the solar energy system.
B. "Small residential rooftop solar energy system" means all of the following:
1. A solar energy system that is no larger than twenty kilowatts alternating current nameplate rating or thirty kilowatts thermal.
2. A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the city and all state and city health and safety standards.
3. A solar energy system that is installed on the rooftop of a single-family or multifamily dwelling on a parcel zoned R-1, R-2, R-3, RE-1, RE-2, RE-3, RE-5, or for a residence in BAE, and intended for the private use of the residents on site.
4. A solar panel or module array that does not exceed the maximum legal building height as defined by the city.
C. "Small residential freestanding solar energy system" means all of the following:
1. A solar energy system that is no larger than ten kilowatts alternating current nameplate rating or thirty kilowatts thermal.
2. A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the city and all state and city health and safety standards.
3. A solar energy system that is freestanding (i.e., not on a rooftop, generally detached from a building), on the same parcel as a single-family or multifamily dwelling, on a parcel zoned R-1, R-2, R-3, RE-1, RE-2, RE-3, RE-5, or for a residence in BAE, and intended for the private use of the residents on site.
4. A solar panel or module array that does not exceed the maximum legal building height as defined by the city.
5. A solar energy system that complies with the provisions of Section 15.28.040(D) relative to minimum lot size, total number allowed per parcel, and screening.
D. "Electronic submittal" means the utilization of one or more of the following:
1. Email;
2. The Internet;
3. Facsimile.
E. "Association" means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
F. "Common interest development" means any of the following:
1. A community apartment project.
2. A condominium project.
3. A planned development.
4. A stock cooperative.
G. "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
H. "Reasonable restrictions" on a solar energy system are those restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative system of comparable cost, efficiency, and energy conservation benefits.
I. "Restrictions that do not significantly increase the cost of the system or decrease its efficiency or specified performance" means:
1. For water heater systems or solar swimming pool heating systems: an amount exceeding ten percent of the cost of the system, but in no case more than one thousand dollars, or decreasing the efficiency of the solar energy system by an amount exceeding ten percent, as originally specified and proposed.
2. For photovoltaic systems: an amount not to exceed one thousand dollars over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding ten percent as originally specified and proposed. (Ord. 492 §2, 2019: Ord. 471 (part), 2015)
15.28.020 Purpose.
The purpose of this chapter is to adopt an expedited, streamlined solar permitting process that complies with the Solar Rights Act and AB 2188 (Chapter 521, Statutes 2014) to achieve timely and cost-effective installations of small residential rooftop solar energy systems and to establish standards for allowing small residential freestanding solar energy systems. This chapter encourages the use of solar systems by removing unreasonable barriers, minimizing costs to property owners and the city and expanding the ability of property owners to install solar energy systems. This chapter allows the city to achieve these goals while protecting the public health and safety. (Ord. 492 §3, 2019: Ord. 471 (part), 2015)
15.28.030 Applicability.
A. This chapter applies to the permitting of all small residential rooftop solar energy systems and, subject to the standards specified herein, small residential freestanding solar energy systems in the city on parcels zoned R-1, R-2, R-3, RE-1, RE-2, RE-3, RE-5, or for a residence in BAE, and intended for the private use of the residents on site.
B. Small residential rooftop solar energy systems and small residential freestanding solar energy systems legally established or permitted prior to the effective date of the ordinance codified in this chapter are not subject to the requirements of this chapter unless physical modifications or alterations are undertaken that materially change the size, type, or components of a small rooftop or freestanding energy system in such a way as to require new permitting. Routine operation and maintenance or like-kind replacements shall not require a permit. (Ord. 492 §4, 2019: Ord. 471 (part), 2015)
15.28.040 Solar energy system requirements.
A. All solar energy systems shall meet applicable health and safety standards and requirements imposed by the state and the city.
B. Solar energy systems for heating water in single-family and multifamily residences and for heating water in commercial or swimming pool applications shall be certified by an accredited listing agency as defined by the California Plumbing and Mechanical Code.
C. Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.
D. Small residential freestanding solar energy systems:
1. Are a permitted use on residential parcels of one acre or greater in size and shall comply with the provisions of subsection (D)(3) of this section.
2. Are subject to a conditional use permit on residential parcels of less than one acre in size and shall comply with the provisions of subsection (D)(3) of this section at a minimum.
3. All residential freestanding solar energy systems are subject to the following:
a. Shall be screened from view from a public right-of-way by fencing or landscaping as approved by the community development department and maintained by the landowner throughout the life of the project.
b. One freestanding unit is allowed per parcel. Additional units may be allowed subject to issuance of a conditional use permit. (Ord. 492 §5, 2019: Ord. 471 (part), 2015)
15.28.050 Duties of building department and building official.
A. All documents required for the submission of an expedited solar energy system application shall be made available on the publicly accessible city website.
B. Electronic submittal of the required permit application and documents by email, the Internet, or facsimile shall be made available to all small residential rooftop or freestanding solar energy system permit applicants.
C. An applicant’s electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.
D. The city’s building department shall adopt a standard plan and checklist of all requirements with which small residential rooftop or freestanding solar energy systems shall comply to be eligible for expedited review.
E. The small residential rooftop or freestanding solar system permit process, standard plan(s), and checklist(s) shall substantially conform to recommendations for expedited permitting, including the checklist and standard plans contained in the most current version of the California Solar Permitting Guidebook adopted by the Governor’s Office of Planning and Research.
F. All fees prescribed for the permitting of small residential or freestanding rooftop solar energy systems must comply with Government Code Sections 65850.55, 66015, and 66016, and State Health and Safety Code Section 17951. (Ord. 492 §6, 2019: Ord. 471 (part), 2015)
15.28.060 Permit review and inspection requirements.
A. The city building department shall adopt an administrative, nondiscretionary review process to expedite approval of small residential rooftop solar energy systems within thirty days of the adoption of the ordinance codified in this chapter. The building department shall issue a building permit or other nondiscretionary permit the same day for over-the-counter applications or within one to three business days for electronic applications of receipt of a complete application that meets the requirements of the approved checklist and standard plan. A building official may require an applicant to apply for a use permit if the official finds, based on substantial evidence, that the solar energy system could have a specific, adverse impact upon the public health and safety. Such decisions may be appealed to the city planning commission. For small residential freestanding solar systems, applications shall include proposed fencing or screening plans where visible from a public right-of-way.
B. Review of the application shall be limited to the building official’s review of whether the application meets local, state, and federal health and safety requirements. For small residential freestanding solar systems, proposed fencing or screening plans, where applicable, shall be reviewed by the community development department.
C. If a use permit is required, a building official may deny an application for the use permit if the official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid, as defined, the adverse impact. Such findings shall include the basis for the rejection of the potential feasible alternative for preventing the adverse impact. Such decisions may be appealed to the city planning commission.
D. Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.
E. "A feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the city on another similarly situated application in a prior successful application for a permit. The city shall use its best efforts to ensure that the selected method, condition, or mitigation meets the conditions of subparagraphs (A) and (B) of paragraph (1) of subdivision (d) of Section 714 of the Civil Code defining restrictions that do not significantly increase the cost of the system or decrease its efficiency or specified performance. For small residential freestanding solar systems, this includes fencing or landscaping to screen the system from view from a public right-of-way.
F. A city shall not condition approval of an application on the approval of an association, as defined in Section 4080 of the Civil Code.
G. If an application is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permit issuance shall be sent to the applicant for resubmission.
H. Only one inspection shall be required and performed by the building department for small residential rooftop solar energy systems eligible for expedited review. One inspection by the community development department also shall be required for a small residential freestanding solar energy system.
I. The inspection(s) shall be done in a timely manner and should include consolidated inspections. An inspection will be scheduled within two business days of a request and provide a two-hour inspection window.
J. If a small residential rooftop or freestanding solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter. (Ord. 492 §7, 2019: Ord. 471 (part), 2015)