Sebastopol Municipal Code Ch. 15.72 Mandatory Photovoltaic System Requirements

A. Reduction of greenhouse gases is a stated goal of the City of Sebastopol. As a responsible environmental steward the City of Sebastopol is committed to policies and programs that conserve and use natural resources wisely.

B. Solar photovoltaic technology and equipment have become reasonably available.

C. Therefore, consistent with its authority as a municipal corporation and its responsibility to protect the public health, safety and welfare, the City hereby enacts requirements for new construction and specified additions to existing structures to increase energy conservation and reduce greenhouse gas emissions.

This chapter addresses installation of solar photovoltaic systems for all new commercial and residential building construction and specified additions to existing structures.

New commercial or residential buildings, and specific alterations, additions and remodels require the installation of a photovoltaic energy generation system. Any addition to an existing commercial building which increases the square footage by 1,800 square feet or greater and all commercial remodels, alterations or repairs that are made involving demolition, remodel or repair of more than 50 percent of the structure.

Any addition to an existing residential building which increases the square footage by 75 percent or greater and all residential remodels, alterations or repairs that are made involving demolition, remodel or repair of more than 75 percent of the structure.

At the time of submittal of a building permit application for a new commercial building or addition over 1,800 square feet or alterations, remodel or repairs over 50 percent or more of the structure or new residential building or residential addition, alteration, remodel or repairs of 75 percent or more of the structure, an applicant shall be required to submit plans and specifications for a solar photovoltaic system included in the submittal application.

Buildings and structures of an accessory character as defined in the California Building and Residential Code as Group U occupancies and residential buildings 840 square feet or less are not regulated by this chapter.

A. Minimum system size may be calculated by either of two methods, prescriptive or performance.

1. Prescriptive Method. The minimum system size utilizing the prescriptive method is two watts per square foot of conditioned building area including existing, remodeled and new conditioned space. Watts are calculated by using the nameplate rating of the photovoltaic system. There are no considerations for performance such as tilt, orientation shading or tariffs.

2. Performance Method. The system sizing requirement for the performance method shall be calculated using modeling software or other methods approved by the Building Official. The total building load including conditioned and unconditioned space is calculated in kilowatt hours. The photovoltaic system annual output is calculated by factoring in system orientation, tilt, shading, local weather conditions and equipment efficiency. The photovoltaic system must offset 75 percent of the electrical load of the building on an annual basis.

B. Incentives, to be determined by the Official, shall be instituted for installations which exceed the minimum size required.

C. Methods of electrical energy production through renewable sources other than photovoltaic systems shall be considered when calculating the total requirement for any specific project.

The Building Official may exempt facilities from the provisions of this chapter, and impose reasonable conditions in lieu of full compliance herewith, if the Official determines that there are practical difficulties involved in carrying out the provisions of this chapter. Practical difficulties may be the result of the building site location, shading resulting from topography or other conditions. Reasonable conditions may include the use of alternate energy systems, exceeding mandatory energy compliance standards by 10 percent or other methods as determined. the Official may require that sufficient evidence or proof be submitted to substantiate any exception or acceptance of alternatives.

The City Council may establish an in-lieu fee as an acceptable alternative for full compliance.

The in-lieu fee shall be 90 percent of the permit valuation amount for a similar sized system and shall be based upon historical data collected by the Building Department for the previous 12 calendar months.

Owners of multiple properties may install a single photovoltaic system meeting the aggregate energy generation requirement for all owned properties which require compliance with this chapter.

Properties which have a previously installed photovoltaic system are required to increase the size of any existing system to meet the current minimum standards.

Prior to the issuance of a certificate of occupancy for new construction or a final inspection for specified additions the owner of record or his agent shall certify in writing that the solar photovoltaic system is operational.

The ordinance codified in this chapter shall take effect 60 days after its passage, but shall not be applicable to complete applications for plan check filed with the Sebastopol Building and Safety Department as of the effective date of the ordinance codified in this chapter, except at the election of the applicant.