The City Council finds that use of solar energy systems in Sand City will be beneficial in meeting State of California climate action goals. Existing State law provides that it is the policy of the state to promote and encourage the use of solar energy systems, and to limit obstacles to their use. A streamlined permitting process is necessary to further encourage residents to utilize solar energy systems in the most effective and efficient manner. An expedited permitting process eliminates unnecessary delays by consolidating the structural, electrical, and fire review of solar energy systems, resulting in a more efficient, timely, and appealing process that encourages solar energy system development.
(Ord. 15-04 §1)
For the purpose of implementing this chapter, the following definitions shall apply.
"Solar energy system"
is defined as either of the following:
1. 
Any solar collecting system 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.
"Small residential rooftop solar energy system"
is defined as follows:
1. 
A solar energy system that is no larger than 10 kilowatts (kW) alternating current (AC) nameplate rating (also known as photovoltaic [PV] solar panels) or 30 kW thermal (also known as concentrated solar power [CSP] systems).
2. 
A solar energy system that complies to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the City, and all state, county, and City 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.
(Ord. 15-04 §1)
A. 
This chapter applies to the permitting of all small residential rooftop solar energy systems in the City.
B. 
Small residential rooftop solar 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 solar 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. 15-04 §1)
A. 
All solar energy systems shall meet applicable health and safety standards and requirements imposed by the State of California and the City of Sand City.
B. 
Solar energy systems for heating water in single-family residences and 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. 15-04 §1)
A. 
All documents required for the submission of an expedited solar energy system application shall be made available on the publicly accessible City website.
B. 
Electronic submission of the required permit application and documents 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'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 shall substantially conform to recommendations for expedited permitting, including the checklist and standards plan 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. 15-04 §1)
A. 
The City's Building Department shall adopt and implement an administrative, nondiscretionary review process to expedite approval of small residential rooftop solar energy systems. The Building Department shall issue a building permit or other applicable nondiscretionary permit the same day for "over-the-counter" applications or within one to three business days for electronically submitted applications upon receipt of a complete application that meets the requirements of the approved checklist and standard plan. The City's 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. Such decisions may be appealed to the City Council.
B. 
Review of the application shall be limited to the City Building Official's review as to whether the application meets local, state, and federal health and safety requirements.
C. 
If a use permit is required, the City's Building Official may deny an application for the use permit if written findings are provided 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, as defined, the adverse impact. Such finding(s) 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 Council.
D. 
Any condition imposed on an application shall be for the purpose of mitigating 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 City on another similarly situated application in a prior successful application for a permit. The City 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 City shall not condition approval of an application upon the approval of an "Association," as defined in Section 4080 of the California Civil Code.
G. 
If an application is deemed incomplete, a written correction notice, detailing all deficiencies of the application and a list of additional information or documentation required for the application to be complete and eligible for expedited permit issuance, shall be provided to the applicant for their re-submission.
H. 
Only one inspection shall be required and performed by the Building Department for small residential rooftop solar energy systems eligible for expedited review.
I. 
An inspection shall be done in a timely manner. An inspection shall be scheduled to occur within two business days of a request, and said scheduling shall provide a two hour or less inspection window.
J. 
If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized, and need not conform to the requirements of this chapter.
(Ord. 15-04 §1)