HomeMy WebLinkAbout2.0_Solary Energy System Installations_PA2010-113CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 17, 2011 Meeting
Agenda Item 2
SUBJECT: Solar Energy System Ordinance — (PA2010 -113)
Code Amendment No. CA2011 -001
PLANNER: Fern Nueno, Assistant Planner
fnueno @newportbeachca.gov, 949 - 644 -3227
PROJECT SUMMARY
The project is a proposed code amendment, voluntary guidelines, and incentives
applying to the installation of solar energy systems.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. recommending City Council approval of the Code
Amendment No. CA2011 -001 and voluntary guidelines with incentives (Attachment
No. PC 1).
INTRODUCTION
Proiect Description
Promoting the installation of solar energy systems, while protecting the public health
and safety, and eliminating aesthetic considerations is the goal of the State of
California. The project before the Commission is a code amendment that would
incorporate solar energy system installation regulations into the Municipal Code
consistent with State Law. Along with these regulations, a set of voluntary guidelines
with incentives is proposed that will provide a mechanism to encourage good design.
Background
On October 26, 2010, the topic of solar energy systems installations was discussed at
the City Council Study Session. Following this discussion, City Council directed staff to
draft an ordinance to implement the Solar Rights Act. Additionally, the Council directed
staff to prepare voluntary guidelines; to evaluate and make recommendations regarding
incentives; to evaluate glare as it relates to health and safety impacts; and investigate
the extent of the California Coastal Commission's permit authority over solar energy
system installations.
Solar Energy System Ordinance
February 17, 2011
Page 2
On November 18, 2010, the Planning Commission discussed the Solar Rights Act and
City regulation of solar energy system installations. The Planning Commission
expressed an interest in looking at regional approaches to solar power that would
reduce individual installations on homes and businesses.
DISCUSSION
Solar Rights Act
Assembly Bill 2473 ( "AB 2473 ") went into effect on January 1, 2005, and was codified in
Government Code Section 65850.5, Health and Safety Code Section 17959.1, and Civil
Code Section 714. This legislation is part of the Solar Rights Act that was originally
adopted in 1978. The legislative intent is to encourage the installation of solar energy
systems by removing obstacles to, and minimizing costs of, permitting for such systems
(Government Code Section 65850.5).
Subject to the exception discussed in the following paragraph, this legislation requires
the City to administratively approve applications for solar energy systems through the
issuance of a building permit or other nondiscretionary permit. Design review for
aesthetic purposes is prohibited by the Solar Rights Act and is specified as an
unreasonable barrier to the installation of solar energy systems. Review of solar energy
system applications by the City is limited to the Building Official's determination of
whether it meets all health and safety requirements of local, state, and federal law. The
requirements of local law are limited to those standards and regulations necessary to
ensure that the solar energy system will not have a specific adverse impact to public
health or safety.
One exception to the administrative approval process requirement allows the City to
require an applicant to apply for a conditional use permit if the City has a good faith
belief that the solar energy system could have a specific adverse impact on
public health or safety. However, the City cannot deny the conditional use permit unless
it makes written findings based on substantial evidence in the record that the proposed
installation would have a specific, adverse impact on the public health or safety, and
there is no feasible method to satisfactorily mitigate or avoid the specific, adverse
impact. Aesthetic concerns or impacts to views would not be considered health or
safety impacts based upon the Solar Rights Act.
Current Policies and Practices
The Newport Beach General Plan contains the following policies that promote energy
efficiency and the use of renewable energy sources, which includes solar energy: NR
7.3, H 4.2, HB 8.2, NR 7.3, NR 24.2, NR 24.3, and NR 24.4. These policies do not
provide specific guidance for the use of solar energy systems.
Solar Energy System Ordinance
February 17, 2011
Page 3
The Building and Fire Departments review solar energy system plans for compliance
with pertinent Building, Electrical /Mechanical /Plumbing (EMP), and Fire Codes and
provide handouts with guidelines to facilitate the plan check process. With the adoption
of new solar energy system regulations and voluntary guidelines, all Departments
involved will confer together to promote and facilitate these projects.
Glare
As a matter of industry practice, solar collector panels are designed to absorb sunlight.
In some cases a possibility exists for glare to create negative health and safety impacts.
Therefore, the proposed regulations require anti -glare or non - reflective coating and a
permit for ground- mounted installations.
Coastal Commission
The California Coastal Commission ( "Coastal Commission ") was established with the
adoption of the California Coastal Act, and has jurisdiction over projects located within
the Coastal Zone. A portion of the City is located within the Coastal Zone and the
Coastal Commission often reviews projects for demolition and new construction. The
Coastal Commission does not typically review projects for accessory structures,
including solar energy systems, but staff is working with the Coastal Commission to see
what level of review is appropriate for solar projects. The Coastal Commission has
expressed an interest in reviewing certain projects, such as installations located on a
coastal bluff. However, Categorical Exclusion Order (CEO) E -77 -5, adopted by the
Coastal Commission in 1977, excludes the construction of single -unit and two -unit
residences and their appurtenant facilities from Coastal Commission review provided it
complies with the conditions of the order. Therefore, as an appurtenant structure, solar
energy systems located on single -unit and two -unit residential properties within the CEO
Zone, would not require any review by the Coastal Commission. Furthermore,
accessory structures constructed separately from primary structures, do not require
review by the Coastal Commission.
Proposed Municipal Code Changes
The draft regulations (Attachment No. PC 2) implement the Solar Rights Act, establish
development standards, and implement a mechanism for discretionary review for
certain types of projects. The proposed regulations will implement or expand upon
location, height, screening, and material requirements that are currently in place to
promote the installation of solar energy systems and to protect the public health and
safety:
• Required setbacks for solar collectors and related equipment ensure that
adequate access exists for emergency personnel. The required setbacks also
protect sight distance along streets, alleys, and driveways.
Solar Energy System Ordinance
February 17, 2011
Page 4
Screening of equipment other than solar collectors themselves to prevent any
negative noise impacts and dangers from exposed electrical equipment.
Inverters are required for solar photovoltaic panels and are usually located near
the electrical meters, and necessitate similar screening requirements.
Regulations ensure that the solar collectors are made with a non - reflective
coating to protect nearby properties, neighbors, and people operating motor
vehicles in the area from glare.
The proposed regulations will allow solar energy systems to exceed the height
limitations of the Zoning Code. The regulations will allow roof - mounted solar collectors
to project up to twelve inches above a roof plane with a minimum 3/12 pitch, as long as
the equipment does not project vertically above the peak of the sloped roof to which it is
attached. Roof - mounted panels located on a flat roof plane will be allowed to project up
to five feet above the roof plane. For example, in R -1 and R -2 Zoning Districts, the
height limit is 24 feet for a flat roof and 29 feet for a pitched roof. Solar energy systems
located on a flat roof may in effect result in a flat roof at 29 feet in height.
Solar Energy System Ordinance
February 17, 2011
Page 5
Discretionary review will only be required if the Building Official has a good faith belief
that there is a public health or safety concern. Ground - mounted panels have the
potential to impact public health and safety; therefore, discretionary review will be
required to mitigate negative impacts. If ground- mounted solar collectors are installed,
water quality could be diminished due to water pollutants from runoff and the panels will
reduce the amount of permeable surfaces. Furthermore, a reduction of trees and plants
in yards could reduce air quality and increase greenhouse gases in the atmosphere.
Voluntary Guidelines and Incentives
The Solar Rights Act prevents the City from reviewing solar energy system installations
based on aesthetics. However, the City Council and Planning Commission would like a
procedure to promote installations that are compatible with the neighborhood and with
the design and architectural style of the buildings on which the solar energy systems are
located. The draft Voluntary Guidelines (Attachment No. PC 3) provide design review
guidelines relating to material, placement, screening, and other design issues.
In order to promote these Voluntary Guidelines, the City will offer incentives for projects
to comply with the standards. Options for the incentives include plan check and building
permit fee adjustments, expedited plan check, and public recognition of projects. The
fee adjustments could be a reduction in the fees or a waiver of the entirety of the fees.
Expedited plan check could include over the counter review for small solar projects and
reduced plan check review time new construction that includes solar arrays on the roof.
Public recognition could include publishing project descriptions in a local newspaper,
presenting the project at City Council Meetings, and providing applicants with a
certificate of appreciation.
Staff recommends providing as many incentives as feasible in order to meet the City's
design goals for solar energy systems.
Alternatives
The Planning Commission may propose changes to the draft regulations, provided that
they are consistent with the Solar Rights Act, and to the Voluntary Guidelines with
incentives. The Planning Commission may also propose other solar power related
regulations for the City Council to consider in the future, including regional projects and
solar energy systems located on City property.
Environmental Review
This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect on
the environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with
Solar Energy System Ordinance
February 17, 2011
Page 6
certainty that there is no possibility that this item will have a significant effect on the
environment; therefore, this activity is not subject to CEQA.
Public Notice
This agenda item has been noticed according to the Ralph M. Brown Act; 72 hours in
advance of the public meeting at which the Planning Commission considers the item.
The agenda item was posted at City Hall and on the City's website.
Prepared by:
4AAMW
Ferjn Nu6no, Assistant Planner
Submitted by:
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Patrick J. Alford, Planning Manager
ATTACHMENTS
PC 1 Draft Resolution
PC 2 Draft Regulations
PC 3 Draft Voluntary Guidelines and Incentives
F: \Users \PLN \Shared \PA's \PAs - 2010 \PA2010 - 113 \PCO2 -03- 2011 \PA2010 -113 PC rpt.docx
Tmpll: 11/23/09
Attachment No. PC 1
Draft Resolution
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH RECOMMENDING CITY COUNCIL
APPROVAL OF CODE AMENDMENT NO. CA2011 -001 TO
ESTABLISH REGULATIONS FOR SOLAR ENERGY SYSTEM
INSTALLATIONS AND RECOMMENDING APPROVAL OF
VOLUNTARY DESIGN GUIDELINES FOR SOLAR ENERGY
SYSTEM INSTALLATIONS (PA2010 -113)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. FINDINGS.
1. California Civil Code Sections 714 and 714.1, California Civil Code Section 801 and
801.5, California Government Code Section 65850.5, California Health and Safety Code
Section 17959.1, California Government Code Section 66475.3, and California
Government Code Section 66473.1 together are known as the Solar Rights Act.
2. The legislative intent of the Solar Rights Act is to encourage the installation of solar
energy systems by removing obstacles to, and minimizing costs of, permitting for such
systems.
3. The proposed voluntary guidelines and incentives will facilitate the process of permitting
for solar energy system installations.
4. The proposed Code Amendment will reduce impediments to the installation of solar
energy system by providing exceptions to the height limit.
5. The Solar Rights Act provides that a City shall establish a procedure to
administratively approve applications to install solar energy systems if the system
meets all health and safety requirements of local, state, and federal law.
6. The proposed Code Amendment establishes procedures for administrative approval of
solar energy system installation permits.
7. The proposed Code Amendment contains development standards for solar energy
system installations to ensure the public health and safety.
8. Required setbacks for solar collectors and related equipment ensure that adequate
access exists for emergency personnel. Required setback areas also ensure
adequate visibility near driveway, sidewalk, street, and alley intersections for motor
vehicles and pedestrians.
9. Screening of equipment other than solar collectors will prevent any negative noise
impacts and dangers from exposed electrical equipment.
Planning Commission Resolution No.
Page 2 of 3
10. The proposed material regulations will require that the solar collectors are made with a
non - reflective coating to protect nearby properties, neighbors, and people operating
motor vehicles in the area from glare.
11. Government Code Section 65850.5 provides that if the building official of a city has a
good faith belief that a solar energy system could have a specific, adverse impact
upon the public health and safety, a city may require the applicant to apply for a use
permit.
12. The City has a good faith belief that ground- mounted solar energy systems have the
potential to have a specific, adverse impact upon the public health and safety, and
shall require discretionary review for ground- mounted solar energy systems.
13. Ground - mounted solar collectors have the potential to have a specific, adverse impact
upon the public health and safety for the following reasons:
• Water quality could be impacted due to water pollutants from runoff and
the reduction of the amount of permeable surfaces.
• A reduction of trees and plants in yards could reduce air quality and
increase greenhouse gas emissions.
• The potential for glare problems is higher with ground- mounted solar
energy systems compared with roof - mounted systems.
14. The General Plan includes the following policies promoting water quality, air quality,
and other issues, which could be compromised by ground- mounted solar collection
panels: NR 1.1, NR 3.2, NR 3.9, NR 3.11, NR 3.14, NR 3.16, NR 3.19, and NR 3.20.
15. The Coastal Land Use Plan includes the following policies promoting water quality, air
quality, open space, and other factors, which could be compromised by ground -
mounted solar collection panels: 4.3.2 -1, 4.3.2 -8, 4.3.2 -9, 4.3.2 -11, 4.3.2 -12, 4.3.2 -14,
and 4.3.2 -15.
16. The General Plan includes the following policies promoting renewable energy and
solar power technology: NR 7.3, H 4.2, FIB 8.2, NR 7.3, NR 24.2, NR 24.3, NR 24.4.
17. The proposed Code Amendment and voluntary guidelines are consistent with the
General Plan and Coastal Land Use Plan.
18. A public hearing was held on February 17, 2011, in the City Hall Council Chambers,
3300 Newport Boulevard, Newport Beach, California. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to, and considered by, the
Planning Commission at this meeting.
Tmplt: 04/14/10
Planning Commission Resolution No.
Page 3 of 3
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
This action is covered by the general rule that the California Environmental Quality Act
(CEQA) applies only to projects that have the potential for causing a significant effect on the
environment (Section 15061.b.3 of the CEQA Guidelines). It can be seen with certainty that
there is no possibility that this activity will have a significant effect on the environment.
Therefore, this activity is not subject to CEQA.
SECTION 3. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission hereby recommends that the City Council of the City of
Newport Beach approve Code Amendment No. CA2011 -001 establishing regulations for
solar energy system installations and approves voluntary guidelines for solar energy
system installations.
PASSED, APPROVED AND ADOPTED THIS 17'' DAY OF FEBRUARY, 2011.
AYES:
NOES:
ABSTAIN:
ABSENT:
BY:
Earl McDaniel, Chairman
BY:
Michael Toerge, Secretary
Tmplt: 04114/10
Attachment No. PC 2
Draft Regulations
The Municipal Code Chapter 20.30 (Property Development Standards) will be
amended to include the following:
20.30.020.A — Buffering and Screening
8. Solar energy systems. Solar energy systems shall comply with the requirements
of Section 20.30.140 (Solar Energy Systems).
20.30.060.13 — Exceptions to Height Limits
12. Solar equipment. Solar energy systems may exceed the height limit regulations
in compliance with Section 20.30.140 (Solar Energy Systems).
20.30.140 — Solar Energy Systems
This section promotes the installation of solar energy systems, while protecting the
public health and safety by establishing standards for solar energy system regulations.
These standards establish procedures for the review of permit applications consistent
with State Law and as necessary to avoid impacts on the public health and safety.
A. Administrative review. Projects that meet the requirements of this Subsection A shall
be reviewed administratively by the Planning Director, unless the Building Official has a
good faith belief that there is a public health or safety concern or that the project does
not meet the health and safety requirements of local, state, and federal law.
1. Location and placement
a. Solar collectors shall not be located within any required setback areas. Other
solar energy system equipment may be installed within the required side and
rear setback areas in accordance with Section 20.30.110 (Setback Regulations
and Exceptions).
b. Solar collectors shall only be located on the roof of a structure and shall not be
ground- mounted unless a Solar Energy System Permit is first approved by the
Zoning Administrator in accordance with Section 20.30.140.13 below.
2. Height
a. Roof - mounted. Roof - mounted solar collectors may project up to twelve
inches above a roof plane with a minimum 3/12 pitch, but may not project
vertically above the peak of the sloped roof to which it is attached. Roof -
mounted panels may project up to five feet above a flat roof plane,
notwithstanding the maximum height limit for the Zoning District in which the
property is located.
3. Screening and materials
a. Excluding solar collector panels, solar equipment shall be blended or
screened from view from private property, public rights -of -way, and public
property, adjacent to the subject property, as seen from a point six feet above
grade.
b. Solar collector panels shall have an anti -glare or non - reflective coating.
4. Approval. Approval following administrative review shall be endined by the
issuance of a building permit. However, if the Building Official has a good faith
belief that there is a public health or safety concern, an application for a Solar
Energy Permit will be required.
B. Discretionary review. Solar energy system installations that do not meet the
requirements of Subsection A above or that have the potential to have a specific,
adverse impact upon the public health or safety shall require a Solar Energy System
Permit.
1. Solar Energy System Permit required. A Solar Energy System Permit
reviewed by the Zoning Administrator is required for the installation of solar
energy systems if the Building Official has a good faith belief that the solar
energy system could have a specific, adverse impact upon the public health and
safety. The installation of ground- mounted solar collectors requires review of a
Solar Energy System Permit by the Zoning Administrator in order to determine
that the installation will not have a specific, adverse impact upon the public health
and safety.
2. Review. Solar Energy System Permit applications shall be processed pursuant
to Section 20.52.110 (Solar Energy System Permits) of the Zoning Code.
20.50.020 — Authority for Land Use and Zoning Decisions
TABLE 5 -1
REVIEW AUTHORITY
Applicable ; Role of Review Authority (1)
Type of Action I Code.. Director Zoning Hearing commission Council
Chapter/ Administrat Occr (2)
Sectioa, ffior
Administrative and Lenislative
Interpretations
20.12.020
Determinati
on (3)
Appeal
Appeal
Planned Communities
20.56
Recommend
Decision
Specific Plans
20.58
Recommend
Decision
Zoning Code
Amendments
20.66
Recommend
Decision
Zoning Map
Amendments
20.66
Recommend
Decision
Permits and Approvals
Draft Regulations (PA2010 -113)
2
Comprehensive Sign
Decision (3)
Appeal
Program
Conditional Use Permits
20.52.020
Decision
Appeal
Conditional Use Permits
20.52.030
Decision
Appeal (4)
- Residential Zones HO
(4)
Heritage Sign
Decision
Appeal
Innovative Sign Program
Decision
Appeal
Limited Term Permits
20.52.040
Decision (3)
Appeal
Appeal
Minor Use Permits
20.52.020
Decision (3)
Appeal
Appeal
Modification Permits
20.52.050
Decision (3)
Appeal
Appeal
Planned Development
20.52.060
Decision
Appeal
Permits
Reasonable
20.52.070
Decision
Appeal (4)
Accommodations
(4)
Appeal
Sign Permits
20.42
Determinati
Appeal
on (3)
Site Development
20.52.080
Decision (3)
Decision
Appeal
Reviews
(See Table 5 -2 [Review
Authority for Site
Development Reviews].)
Solar Energy System
20.52.110
Decision (3)
Appeal
Appeal
Permits
Variances
20.52.090
Decision
Appeal
Zoning Clearances
20.52.100
Determinati
Appeal
Appeal
on (3)
The Municipal Code Chapter 20.52 (Permit Review Procedures) shall be amended to
include the following:
20.52.110 —Solar Energy System Permits
A. Purpose. The purpose of this Section is to provide for review of the installation
of solar energy systems when the Building Official has a good faith belief that the
solar energy system could have a specific, adverse impact upon the public health
and safety.
B. Applicability. A Solar Energy System Permit is required for the installation of
solar energy systems that do not comply with the standards of Section
20.30.140.A (Solar Energy Systems — Ad ministrative Review) and when t he
Building Official has a good faith belief that the solar energy system could have a
specific, adverse impact upon the public health and safety.
C. Review authority and related procedures.
1. Solar Energy System Permits. Solar Energy System Permits shall be
required pursuant to Section 20.30.140.B (Solar Energy Systems —
Discretionary Review) of the Zoning Code and shall be approved,
conditionally approved, or denied by the Zoning Administrator in compliance
Draft Regulations (PA2010 -113)
with Chapter 20.50 (Permit Application Filing and Processing) of the Zoning
Code.
D. Application filing, processing, and review. An application for a Solar Energy
System Permit shall be filed and processed in compliance with Chapter 20.50
(Permit Application Filing and Processing). The application shall include all of
the information and materials specified by the Director, together with the required
fee in compliance with the City's Fee Schedule adopted by resolution. It is the
responsibility of the applicant to provide evidence in support of the findings
required by Subsection F (Findings and decision), below.
E. Project review and notice and hearing requirements. Each application shall
be reviewed by the Director to ensure that the proposal complies with all
applicable requirements of this Zoning Code.
1. Public hearing required. A public hearing shall be conducted prior to any
decision on an application for a Solar Energy System Permit.
2. Notice and hearing requirements. Notice of the public hearing shall be
provided, and the hearing shall be conducted, in compliance with Chapter
20.62 (Public Hearings).
F. Findings and decision. The review authority may approve or conditionally
approve a Solar Energy System Permit only after first making one of the following
written findings based on substantial evidence in the record:
1. The installation of solar collector panels will not have a specific, adverse
impact upon the public health and safety; or
2. The installation of solar collector panels will have a specific, adverse
impact upon the public health and safety, but there is a feasible method to
satisfactorily mitigate or avoid the specific, adverse impact.
G. Findings for denial. The review authority may not deny an application for a
Solar Energy Permit to install a solar energy system unless it makes written
findings based upon substantial evidence in the record that the proposed
installation would have a specific, adverse impact upon the public health or
safety, and there is no feasible method to satisfactorily mitigate or avoid the
specific, adverse impact. The findings shall include the basis for the rejection of
potential feasible alternatives of preventing the adverse impact.
H. Post decision procedures. The procedures and requirements in Chapter 20.54
(Permit Implementation, Time Limits, and Extensions), and those related to
appeals and revocation in Part 6 (Zoning Code Administration) shall apply
following the decision on a Solar Energy System Permit application.
The Municipal Code Chapter 20.70 of the Municipal Code (Definitions) shall be
amended to include the following:
Draft Regulations (PA2010 -113) 4
20.70.020 — Definitions of Specialized Terms and Phrases
Solar Collector. A fixed device, structure, or part of a device or structure that is used
primarily to transform solar energy into thermal, chemical, or electrical energy. The solar
collector shall be used as part of a system that makes use of solar energy for any or all
of the following purposes: (1) Water heating. (2) Space heating or cooling. (3) Power
generation.
Solar Energy System. 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.
Draft Regulations (PA2010 -113) 5
Attachment No. PC 3
Draft Voluntary Guidelines and Incentives
City of Newport Beach
Solar Energy System
Voluntary Design
Guidelines
The City of Newport Beach is highly
desirable residential community and a
charming tourist - oriented beach
community. The City is comprised of
diverse neighborhoods, each with their
own distinct character and architectural
styles.
Section A: Purpose and Applicability
The purpose of these guidelines is to provide information on the installation of solar
energy systems within the City. These guidelines are voluntary and are provided to
encourage the use of solar energy in a way that is compatible with the aesthetic
characteristics of the City. Some projects that comply with these guidelines may be
eligible for special recognition and other incentives. These guidelines are applicable on
a City -wide basis for residential and nonresidential solar energy system projects.
The City of Newport Beach Planning Commission and City Council have reviewed and
approved these design guidelines. As the solar energy industry changes with new
technology advancements, and the City modifies its permit procedures or new design
trends are introduced, this document will be periodically updated. Amendments to
these voluntary guidelines and incentives shall be reviewed and approved by the
Planning Director.
City of Newport Beach
Draft Voluntary Guidelines
Section B: Incentives
For solar energy system installation projects that meet the voluntary guidelines in
Section C, the following incentives may be provided:
Fee waivers or reduction
• Plan check and permit fees' for solar energy systems will be waived.
• Fee reduction for plan checks and permits for a new building or retrofits to
existing buildings when a qualifying solar energy system is incorporated into the
project. The fee reduction will be 10 percent, up to $1000 or the actual amount
of the permit fee, whichever is less.
Expedited plan check
• Solar Energy System plans will be reviewed over the counter, by appointment
only, for projects located on single -unit and two -unit residential structures.
• Solar Energy System plans will be reviewed within two working days for projects
located on multiple -unit residential and nonresidential structures.
• Expedited plan check for new buildings, or retrofits to existing buildings when a
qualifying solar energy system is incorporated into the project.
Recognition
• City Council recognition of appreciation at City Council meetings held on a
quarterly basis.
• A complimentary description of the project published in a local newspaper.
• Certificate or plaque presented to the property owner, project designer, and /or
contractor.
The plan check and permit fees will be waived, except for a portion of the fee required for state -
mandated fees and any records management fees.
iGl
City of Newport Beach
Draft Voluntary Guidelines
Section C: Voluntary Guidelines
Incentives may be available to solar energy system installation projects that exceed the
requirements of the Zoning Code and adhere to the voluntary guidelines set forth in the
checklist below. In order to qualify for the incentives, a project must meet a majority of
the guidelines on the checklist. Project review will be conducted by the Planning
Director, who will determine if a project qualifies for the incentives.
Checklist
3
Guidelines
Achieved
Ground mounted solar collectors shall not be visible from private
1
property, public rights -of -way, and /or public property adjacent to
❑
the subject property as seen from a point six feet above grade.
Solar collector panels and the necessary support structure shall
2
be installed in the location that is the least visible from all public
❑
rights -of -way and /or public property adjacent to the subject
property as seen from a point six feet above grade.
3
Ground mounted solar collectors shall not be located on a Coastal
❑
Bluff or Canyon area.
Solar energy system installations located on historically significant
structures shall not excessively damage or alter the exterior. The
4
installations shall not be visible from public rights -of -way and /or
❑
public property adjacent to the subject property as seen from a
point six feet above grade.
Reflection angles from solar collector panels shall be oriented
5
away from neighboring windows, public rights -of -way and public
❑
property.
Solar energy systems shall be compatible with the neighborhood
6
and integrated into the design of the structure on which the
❑
system is located.
Solar photovoltaic shingles, tiles, laminate, glazing, and building
7
integrated solar thermal technologies are preferred for most
❑
projects.
8
The project shall maintain a high - quality design. See examples in
❑
Section E.
3
City of Newport Beach
Draft Voluntary Guidelines
Section E: Design
Examples of solar energy system projects that may qualify for incentives:
Photovoltaic roof tiles
Photovoltaic shingles
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0
City of Newport Beach
Draft Voluntary Guidelines
Photovoltaic Windows
i
MOPP.PO-1
Roof - mounted Panels
i
II I
These panels are flush mounted
with the roof and fit the shape of
the roof plane on which they are
located.
5
City of Newport Beach
Draft Voluntary Guidelines
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1
Awnings and patio covers
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