Chapter 14.60
SMALL RESIDENTIAL SOLAR ENERGY SYSTEMS*
Sections:
14.60.040 Solar energy system requirements.
14.60.050 Applications and documents.
14.60.060 Permit review and inspection requirements.
* Code reviser’s note: Ordinance C-2015-06 adds the provisions of this chapter as Chapter 14.50. The chapter has been editorially renumbered to prevent duplication of numbering.
14.60.010 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. This chapter encourages the use of solar systems by removing unreasonable barriers, minimizing costs to property owners and the city of Half Moon Bay, and expanding the ability of property owners to install solar energy systems. This chapter allows the city of Half Moon Bay to achieve these goals while protecting the public health and safety. (Ord. C-2015-06 (part), 2015).
14.60.020 Definitions.
A. 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.
B. A “small residential rooftop 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 of Half Moon Bay and all state and city of Half Moon Bay health and safety standards.
3. A solar energy system that is installed on a single or duplex family dwelling.
4. A solar panel or module array that does not exceed the maximum legal building height as defined by the city of Half Moon Bay.
C. “Electronic submittal” means the utilization of one or more of the following:
1. Email;
2. The Internet;
3. Facsimile.
D. An “association” means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
E. A “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.
F. “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.
G. “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.
H. “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. C-2015-06 (part), 2015).
14.60.030 Applicability.
A. This chapter applies to the permitting of all small residential rooftop solar energy systems in the city of Half Moon Bay.
B. Small residential rooftop 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 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. C-2015-06 (part), 2015).
14.60.040 Solar energy system requirements.
A. All solar energy systems shall meet applicable health and safety standards and requirements imposed by the state, the city of Half Moon Bay, and the Coastside Fire Protection District.
B. Solar energy systems for heating water in single-family 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. (Ord. C-2015-06 (part), 2015).
14.60.050 Applications and documents.
A. All documents required for the submission of an expedited solar energy system application shall be made available on the publicly accessible city of Half Moon Bay 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 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 of Half Moon Bay’s building division shall adopt a standard plan and checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review.
E. The small residential rooftop 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 rooftop solar energy systems must comply with Government Code Sections 65850.55, 66015, and 66016, and State Health and Safety Code Section 17951. (Ord. C-2015-06 (part), 2015).
14.60.060 Permit review and inspection requirements.
A. The city of Half Moon Bay building department shall adopt an administrative, nondiscretionary review process to expedite approval of small residential rooftop solar energy systems on or before September 30, 2015. The building department shall issue a building permit either: within three business days of receipt of a complete application when filed electronically, or the same business day when a complete application is filed in person. Complete application must meet the requirements of the approved checklist and standard plan. Any appeal of the building department decision to deny the request will be considered by city of Half Moon Bay planning commission.
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.
C. Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost.
D. “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 of Half Moon Bay on another similarly situated application in a prior successful application for a permit. The city of Half Moon Bay 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.
E. A city, county, or city and county shall not condition approval of an application on the approval of an association, as defined in Section 4080 of the Civil Code.
F. 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.
G. Only one inspection shall be required and performed by the building department for small residential rooftop solar energy systems eligible for expedited review.
H. The inspection shall be done in a timely manner and should include consolidated inspections. An inspection will be scheduled within one business day of a request and provide a four-hour inspection window.
I. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter. (Ord. C-2015-06 (part), 2015).