Hemet Municipal Code Art. XII Small Residential Rooftop Mounted Solar Systems

The purpose of this article is to adopt an expedited, streamlined solar permitting process that complies with Government Code Section 65850.5 to achieve timely issuance and installations of small residential rooftop solar energy systems. This article encourages the use of solar systems by removing unreasonable barriers, minimizing costs to property owners and the city, and expands the ability of property owners to install solar energy systems; while allowing the city to protect the public health and safety of its citizens.

(Ord. No. 1905, § 1, 9-22-15)

Association means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.

Electronic plan review means the utilization of email for permit application and plan submittal.

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 30 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 Hemet and all state and city health and safety standards.

(3) A solar energy system that is installed on the roof of a single or duplex family dwelling.

(4) A solar panel or module array that does not exceed the maximum legal building height for single family residential structures as defined by the City of Hemet.

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.

(Ord. No. 1905, § 1, 9-22-15)

This article applies to the permitting of all small residential rooftop solar energy systems in the City of Hemet. Small residential rooftop solar energy systems legally established or permitted prior to the effective date of the ordinance codified in this article are not subject to the requirements of this article 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.

(Ord. No. 1905, § 1, 9-22-15)

(a) All solar energy systems shall meet applicable health and safety standards and requirements imposed by the state and the City of Hemet.

(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 and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.

(Ord. No. 1905, § 1, 9-22-15)

(a) All documents required for the submission of an expedited solar energy system application shall be made available on the City of Hemet's website.

(b) Applications for small residential rooftop solar energy system permits, and any supporting documents, may be submitted electronically by email. The technology to accept electronic signature is not currently available at the city, therefore, until which time the city is able to accept electronic signature, the permittee will be required to provide the signature in person, upon permit issuance.

(c) The City of Hemet'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.

(d) 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.

(e) All permit and inspection fees prescribed for the permitting of small residential rooftop solar energy system must comply with Government Code Sections 65850.55, 66015, 66016, and Health and Safety Code Section 17951.

(Ord. No. 1905, § 1, 9-22-15)

(a) An application that meets the requirements of the application checklist prepared by the building division pursuant to section 14-524(d) of this Code shall be deemed complete. Upon receipt of an incomplete application, the building division shall issue a written correction notice detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance. This notice may include a printed document or "red line corrections" on the submitted plans.

(b) Prior to submitting an application, the applicant shall verify and document on the plans and the forms provided by the building division that the roof structure is adequate to support the solar system, and can transfer all wind, seismic, dead and live loads associated with the system to the building foundation; and that the electrical system, including the existing line, load, ground and bonding wires, and electrical panels are adequately sized to safely carry all existing loads in addition to the new photovoltaic electrical loads for the system.

(c) Upon determination by the building division that the application and supporting documentation is complete and meeting the requirements of the checklist, the building official shall administratively approve the application and issue all required permits or authorizations within one business day for over the counter applications, and within three business days for electronic application submittals. Such approval does not authorize an applicant to connect the small residential rooftop energy system to the local utility provider's electricity grid. The applicant is responsible for obtaining such approval or permission from the local utility provider.

(d) The building official shall require an applicant to apply for an administrative use permit it if the official finds, based on substantial evidence, that the solar energy system could have a specific, adverse impact, as that phrase is defined in Government Code Section 65850.5, upon the public health and safety. Such decisions may be appealed to the City of Hemet Planning Commission.

(e) If an administrative use permit is required, the 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 the adverse impact, as that phrase is defined in Government Code Section 65850.5. 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 of Hemet Planning Commission.

(f) Any condition imposed on the application shall be designed to mitigate the specific adverse impact upon health and safety at the lowest possible cost.

(g) The city shall not condition approval of the permit on the approval of an association, as defined in Civil Code Section 4080.

(h) Only one inspection shall be required and performed by the building division for small residential rooftop solar energy systems that are eligible for expedited review.

(i) The inspection shall be done in a timely manner and include consolidated inspections. An inspection will be scheduled within two business days of the inspection request.

(j) If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this article.

(Ord. No. 1905, § 1, 9-22-15)