Portola Valley Municipal Code Ch. 15.21 Small Residential Rooftop Solar Systems

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 is intended to encourage the use of solar systems by removing unreasonable barriers, minimize costs, and expand the ability of property owners to install solar energy systems. The chapter allows the town of Portola Valley to achieve these goals while protecting the public health and safety.

(Ord. 2015-409 § 1, 2015)

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 town of Portola Valley and all state and county 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 town of Portola Valley.

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. 2015-409 § 1, 2015)

This chapter applies to the permitting of all small residential rooftop solar energy systems in the town of Portola Valley. Small residential rooftop solar energy systems legally established or permitted prior to the effective date of the ordinance 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. 2015-409 § 1, 2015)

A. All solar energy systems shall meet applicable health and safety standards and requirements imposed by the state, county and local fire 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. 2015-409 § 1, 2015)

A. All documents required for the submission of an expedited solar energy system application shall be made available on the publicly accessible website for the town of Portola Valley.

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 town of Portola Valley's Building Department 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 system must comply with Government Code Section 65850.55, Government Code Section 66015, Government Code Section 66016, and State Health and Safety Code Section 17951.

(Ord. 2015-409 § 1, 2015)

A. The town of Portola Valley 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 this chapter.

B. The building department shall issue a building permit or other nondiscretionary permit within three business days of receipt of a complete application including review by Woodside Fire Protection District if the application meets the requirements of the approved checklist and standard plan. If the application is deemed incomplete, the building department shall issue a written correction notice detailing all deficiencies in the application and any additional information required to be eligible for the expedited permit issuance.

C. The 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. The building official may deny an application for a use permit if the official makes written findings based upon 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 adverse impact. Such findings shall include the basis for the rejection of any potential feasible alternative(s) for preventing the adverse impact. Any decision of the building official to deny the use permit may be appealed to the town of Portola Valley 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 town of Portola Valley on another similarly situated application in a prior successful application for a permit. The town of Portola Valley 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.

F. The town shall not condition approval of an application on the approval of an association, as defined in Section 4080 of the Civil Code.

G. Only one inspection shall be required and performed by the building department and one separate inspection is required by the Woodside Fire Protection District for small residential rooftop solar energy systems eligible for expedited review. If it is found that the installation does not conform to the approved plans and/or comply with the current California Building Code requirements then an additional, follow-up inspection shall be required.

H. The inspection 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- to three-hour inspection window.

(Ord. 2015-409 § 1, 2015)