This chapter sets forth provisions for the development of alternative energy systems to protect public health and safety while supporting efforts to develop small-scale, distributed energy generation to reduce the amount of electricity drawn from the regional power grid. For expedited permitting requirements of small residential rooftop solar energy systems, see chapter
15.36 of Title
15 (Buildings and Construction).
(Ord. No. 1000 § 4, 2022)
A. All
new residential development projects, except condominium conversions,
shall provide for future passive or natural heating or cooling opportunities
(lot size and configuration permitting orientation of a structure
in an east-west alignment for southern exposure or lot size and configuration
permitting orientation of a structure to take advantage of shade or
prevailing breezes).
1. Consideration
shall be given to local climate, to contour, to lot configuration,
and to other design and improvement requirements.
2. Consideration
shall be given to provide the long axis of the majority of individual
lots shall be with-in 22.5 degrees east or west of true south for
adequate exposure for solar energy systems.
B. In
the Neo-Industrial (NI) and Industrial Employment (IE) Zones an on-site
renewable energy system must be provided on all new industrial developments
that include the construction of a new building, which meets the following
standards.
1. The
renewable energy system may be a solar collector system or other form
of on-site renewable energy, provided such renewable energy source
is recognized by the State of California as a renewable resource under
the Renewable Portfolio Standard Program.
2. The
renewable energy system shall be built to generate an amount of electricity
sufficient to meet the following criteria:
a. Annualized building demand based on the approved use or, if no use
is proposed, then the demand for the most energy intensive use that
could occupy the building; and
b. Annualized demand required to charge fully electric vehicles and
trucks, assuming that all vehicles and trucks to the site are fully
electric; and
c. A reasonable rate of efficiency loss over ten years.
3. The
renewable energy system shall be metered separately from the non-renewable
metered power usage of the building.
4. Solar
collectors may be installed on support structures that provide shade
over parking areas to achieve minimum requirements.
5. Developments
subject to this section and subject to a conditional use permit shall
phase construction and operation of renewable energy sources pursuant
to a phasing plan approved by the city engineer and subject to the
following requirements:
a. Renewable energy generation in each phase shall meet or exceed annualized demand for the facility described in subsections
(B)(2)(a) through
(B)(2)(c) above based on the proposed use, building design and operation and electric vehicles and trucks anticipated to be in operation during each phase;
b. Identify thresholds and events that would prevent or cause progress
to the next phase;
c. Provide for biennial review and evaluation of the building and electrical
demand for compliance with the phasing plan conditions; and
d. Phasing plans shall include a tolling provision to delay implementation
of all or a portion of the plan's implementation should the electric
utility serving the development provide written certification that
it can only accept a specified limited amount of renewable energy
from the development along with an explanation of why and what events
would trigger a change or increase in the amount accepted. The need
for continued tolling shall be recertified by the electric utility
as part of the biennial review and evaluation described in paragraph
(B)(5)(c) above.
C. No
person shall allow a tree or shrub to be placed or grown so as to
cast a shadow greater than ten percent of the collector absorption
area upon that solar collector surface on the property of another
at any one time between the hours of 10:00 a.m. and 2:00 p.m., provided
that this section shall not apply to specific trees and shrubs which
at the time of installation of a solar collector or during the remainder
of that annual solar cycle cast a shadow upon that solar collector.
D. The
location of a solar collector is required to comply with the local
building and setback regulations and to be set back not less than
five feet from the property line or any easement that is adjacent
to the property line.
E. Developers
of all new residential subdivisions shall dedicate easements for the
purpose of assuring that each lot or dwelling unit shall have the
right to receive sunlight across adjacent lots or units for use of
a solar energy system. The easements may be contained in a declaration
of restrictions for the subdivision, which shall be recorded concurrently
with recordation of the final map or issuance of permits, whichever
shall first occur. The easements shall prohibit the casting of shadows
by vegetation, structures, fixture, or any other object, except for
utility wires and similar objects.
FIGURE 17.76.020-1 SOLAR ACCESS
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FIGURE 17.76.020-2 SOLAR ORIENTATION
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(Ord. No. 1000 § 4, 2022)
A. General
development standards.
1. Siting.
Wind energy systems are prohibited on ridgelines.
2. Setbacks.
All wind energy systems shall comply with existing setbacks for the
zone in which it is located as well as any fire code setback requirements.
3. Color.
Structural components including, but not limited to, towers and blades
shall be of a nonreflective, unobtrusive color.
4. Guy
wires. The use of guy wires is prohibited. Towers shall be self-supporting.
5. Utility
connections. For interconnected systems, no wind energy system shall
be installed until evidence has been notified and indicated that the
proposed interconnection is acceptable. On-site electrical wires associated
with the system shall be installed underground, except for "tie-ins"
to the electric utility service provider and its transmission poles,
towers and lines.
6. Exterior
lighting. Exterior lighting on any wind energy system shall be prohibited
unless specifically required by the Federal Aviation Administration.
7. Signs.
No advertising sign or logo shall be placed or painted on any wind
energy system, including towers and blades.
8. Noise. All wind energy systems are subject to noise standards as outlined in section
17.66.050 (Noise Standards).
9. Rotor
safety. All wind energy systems must be equipped with manual and automatic
over-speed controls to limit the rotational speed of the blades within
the design limits of the rotor.
10. Electromagnetic interference. All wind energy systems shall be designed,
installed and operated so that no distributing electromagnetic interference
is caused. Disruptive interference from the facility shall be promptly
rectified to include the discontinued operation of the wind energy
system.
11. FAA regulations. All wind energy systems shall comply with applicable
FAA regulations, including any necessary approvals for installations
to close to airports.
B. Residential
site development standards.
1. Height.
The maximum height for a small wind energy system is limited as follows:
a. Freestanding systems shall not exceed 40 feet in height above grade
level.
b. Roof-mounted systems shall not exceed 15 feet in height above the
structure on which the system is mounted.
2. Number
of systems. The maximum number of wind energy systems is limited as
follows:
a. Freestanding systems: One per parcel.
b. Roof-mounted systems: Two per parcel.
C. Industrial
site development standards.
1. Height.
The maximum height for a small wind energy system is limited as follows:
a. Freestanding systems shall not exceed 100 feet above grade level
measured from finished grade to the center of the turbine hub.
b. Roof-mounted systems shall not exceed 25 feet in height measured
from the center of the turbine hub to the roof surface above the structure
on which the system is mounted.
2. Number
of systems. The maximum number of wind energy systems is limited as
follows:
a. Freestanding systems: Two per parcel.
b. Roof-mounted systems: Four per parcel.
3. Tower
access. Towers must provide one of the following:
a. Tower climbing apparatus located no closer than 12 feet from the
ground;
b. Have an anti-climb device installed on the tower;
c. Provide a tower-access limitation program approved by the reviewing
authority.
D. Abandoned
wind energy systems. Any wind energy system that is not used for a
consecutive 12-month period shall be deemed abandoned. The property
owner or permittee shall remove the wind energy system, clear the
site of all equipment and restore the site as nearly as practicable
to the condition prior to the installation of the wind energy system.
(Ord. No. 1000 § 4, 2022)