Item 6A 13 CITY OF
S0UTHLA1<,,E
Department of Planning & Development Services
STAFF REPORT
August 30, 2016
CASE NO: ZA16-054
PROJECT: Specific Use Permit for a Residential Solar Energy System
EXECUTIVE
SUMMARY: Clint Austin of Solar City, on behalf of Robert Sloan, is requesting approval of a
Specific Use Permit for a Residential Solar Energy System on property described
as Lot 8, Block 4, Chimney Hill, an addition to the City of Southlake, Tarrant
County, Texas and located at 1407 Northridge Drive, Southlake, Texas on
approximately .60 acres. Current Zoning: "SF-20A" Single Family Residential
District. SPIN Neighborhood # 10.
DETAILS: Clint Austin of Solar City, on behalf of Robert Sloan, is requesting approval for a
Residential Solar Energy System consisting of 85 solar energy panels (each panel
is 66"by 39")totaling 1,496 square feet and located on nine(9) roof areas primarily
oriented west, east, and north. The west oriented roof areas consist of 37 solar
energy panels on two roof areas (approximately 651.2 square feet), the north
oriented roof areas consist of 26 solar energy panels on four roof areas
(approximately 457.6 square feet) and the east oriented roof areas consist of 22
solar energy panels on three roof areas (approximately 387.2 square feet). The
overall depth of the solar panel unit is approximately 6-inches and meets the 6-inch
maximum depth requirement. The total system size will produce 22.1 kW with the
85 panels with an 80.23 % of usage offset. The term "offset" represents the
percentage of the customer's overall power usage that will be produced by the
solar energy panel system. This solar energy system was presented to the
Planning and Zoning Commission at their August 4, 2016 meeting. Additional
information regarding the solar panels is located in the Attachments under the
Plans.
At the August 4, 2016 Planning and Zoning Commission meeting,the Commission
included in their motion a request for the applicant to present multiple options for
locations of the solar panels, specifically an option that shows a more limited solar
panel location on the north facing garage roof and one that shows more limited
solar panels on the west side of house. The applicant has provided two additional
options for the City Council's consideration; Option 1 proposes to remove 10 solar
energy panels from the north garage roof from the existing proposed design and
Option 2 proposes to remove 18 solar energy panels on the front west side panels
of the existing proposed design. These options are shown in the Plans.
Option 1, removing the 10 solar panels from the north garage roof area,will contain
75 energy panels on eight (8) roof areas for a total area of 1,320 square feet. The
total system will produce 19.5 kW with a 74.51% of usage offset.
Case No.
ZA16-054
Option 2, removing the 18 panels from the west roof area, will contain 67 energy
panels on eight(8) roof areas for a total area of 1,179 square feet.The total system
will produce 17.42 kW with a 66.21% of usage offset.
Comparison of Three Solar Energy System Panels
Option 1 Option 2
Original Proposal (no north roof (no west roof
solarpanels) solarpanels)
Number of Solar Panels 85 75 67
Area of Solar Panels 1,496 sf 1,320 sf 1,179 sf
Number of Roof Areas 9 8 8
Usage Offset 80.23% 74.51% 66.21%
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Specific Use Permit Request for a Residential Solar Energy
System
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map
(D) Surrounding Property Owners Responses
(E) Resolution No. 16-035
Full Size Plans (for Commission and Council Members only)
Link to PowerPoint Presentation
Link to Narrative
Link to Plans
Page 1 — Overview of Site
Page 2 — Original Site Plan
Page 3 - Aerial View of the Original Proposed Solar Energy System
on the House
Pages 4-6 - Line of Site Exhibits
Pages 7-8 — Option 1 Site Plan, Aerial View and Line of Site Exhibits
Pages 9-10 - Option 2 Site Plan, Aerial View and Line of Site Exhibits
Page 11 - HOA Letter
Pages 12-14 - Specifications for Solar Panels
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No.
ZA16-054
BACKGROUND INFORMATION
APPLICANT: Clint Austin of Solar City
OWNERS: Robert Sloan
PROPERTY SITUATION: 1407 Northridge Drive
LEGAL DESCRIPTION: Lot 8, Block 4, Chimney Hill Addition
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: "SF-20A" Single Family Residential District
TRANSPORTATION
ASSESSMENT: This request does not affect traffic on or around the property.
TREE PRESERVATION: The proposed solar panels are to be installed on the roof of the existing
home; no trees will be affected by the request.
PLANNING AND
ZONING COMMISSION: August 4, 2016; Approved (4-1) as presented; subject to the Staff Report
dated July 29, 2016; and further noting the applicant's willingness to
present multiple options for locations of the panels, specifically an option
that shows a more limited solar panel location on the north facing garage
roof and one that shows more limited panels on the west side of house.
STAFF COMMENTS: Due to the limited nature and scope of the request, no review has been
provided.
Note: A specific use permit shall automatically expire if a building permit is
not issued and construction begun within six (6) months of the
granting of the specific use permit or if the use shall cease for a
period of six (6) months.
45.17 SPECIFIC REGULATIONS FOR SOLAR ENERGY SYSTEMS(As
amended by Ordinance No. 480-WWW)
The purpose of this section is to establish standards for Solar Energy
Systems. A Solar Energy System shall be approved by City Council
through the Specific Use Permit process and may be subject to other
requirements as deemed necessary.
RESIDENTIAL ZONES
Ground Mounted Systems:
a. Front Yard: No system shall be located forward of the principal
building on the lot.
b. Side and Rear: No system shall be located less than ten (10) feet
from any side or rear property line.
Case No. Attachment A
ZA16-054 Pagel
Roof Mounted Systems:
a. Height: No system shall be installed greater than six (6) inches
between the panel and roof.
ALL ZONES
a. No solar energy system shall be constructed upon a lot until a
building permit has been issued or principal use has actually been
commenced.
b. A line of sight analysis will be required in addition to the applicable
submittal requirements under Section 40 (Development Plans and Site
Plans) of the City of Southlake Zoning Ordinance.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take into
consideration the following factors:
a. Safety of the motoring public and of pedestrians using the facility and the
area immediately surrounding the site.
b. Safety from fire hazard, and measures for fire control.
c. Protection of adjacent property from flood or water damage.
d. Noise producing elements; and glare of vehicular and stationary lights
and effect of such lights on established character of the neighborhood.
e. Location, lighting and type of signs; and relation of signs to traffic
control and adverse effect on adjacent properties.
f. Street size and adequacy of pavement width for traffic and reasonably
expected to be generated by the proposed use around the site and in the
immediate neighborhood.
g. Adequacy of parking, as determined by requirements of this chapter for
off-street parking facilities for similar uses; location of ingress and egress
points for parking and off-street loading spaces;and protection of the public
health by all weather surfacing on all parking areas to control dust.
h. Such other measures as will secure and protect the public health,
safety, morals and general welfare.
i. City Council may grant variances to specific regulations associated with
a specific use set forth in Sections 45. To receive a variance, the applicant
must demonstrate one of the following (As amended by Ordinance No.480-
MMMM):
(a) A variance will reduce the impact of the project on surrounding
residential properties; or
Case No. Attachment A
ZA16-054 Page 2
(b) Compliance with this ordinance would impair the architectural design or
creativity of the project; or
(c) A variance is necessary to assure compatibility with surrounding
developed properties; or
(d) The proposed construction is an addition to an existing project that
does not meet the requirements of this ordinance.
IISLKSV105TTHLocahCommunity DevelopmenhMEMO12016 Cases1054-SUP- 1407 Northridge Dr Solar Panels
Case No. Attachment A
ZA16-054 Page 3
Vicinity Map
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ZA16-054
Specific Use Permit
Residential Solar Energy System
0 200 400 800
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Case No. Attachment B
ZA15-054 Page 1
Surrounding Property Owners
Sloan Residence Solar Energy System
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SPO# Owner Zoning Address Acreage Response
1. RIPLEY, ALLEN K SF20A 901 CHIMNEY HILL TRL 0.47 NR
2. YOUSSEF, CANDICE SF20A 1401 MEADOW LN 0.53 NR
3. O'DONNELL, KEVIN A SF20A 1403 MEADOW LN 0.47 NR
4. DUNN, KEITH SF20A 1405 MEADOW LN 0.47 NR
5. PLIKUHN, WILLIAM SF20A 1407 MEADOW LN 0.68 NR
6. PERTZBORN, GEOFFREY SF20A 903 CHIMNEY HILL TRL 0.46 NR
7. COUGHLIN, KEVIN SF20A 1400 MEADOW LN 0.47 NR
8. MARR, JONATHAN K SF20A 1402 MEADOW LN 0.46 NR
9. MCSWAIN, DAVID G SF20A 1404 MEADOW LN 0.47 NR
10. BERNARD, DORIS W SF20A 905 CHIMNEY HILL TRL 0.47 NR
11. EVANS, RICHARD P SF20A 903 MEADOW LN 0.46 NR
12. HELMREICH, L WALTER SF20A 904 CHIMNEY HILL TRL 0.51 NR
13. KISH, ERNEST J SF20A 907 CHIMNEY HILL TRL 0.47 U
14. GARRISON, SARA K SF20A 906 CHIMNEY HILL TRL 0.48 NR
15. FORE, MARC D SF20A 905 MEADOW LN 0.46 NR
16. COMER, TONYA SF20A 909 CHIMNEY HILL TRL 0.46 NR
17. MORROW, PHILLIP K SF20A 906 MEADOW LN 0.48 F
18. ARCHBOLD, EDWIN SF20A 908 CHIMNEY HILL TRL 0.49 NR
19. STREGLES LIVING TRUST SF20A 907 MEADOW LN 0.46 U
20. WHITE, WILLARD SF20A 911 CHIMNEY HILL TRL 0.46 NR
21. MATHESON, TREVOR C SF20A 902 SHADYWOOD 0.63 F
22. HUSS, ROBERT E SF20A 1413 NORTHRIDGE DR 0.66 NR
23. SLOAN, ROBERT W SF20A 1407 NORTHRIDGE DR 0.60 F
24. BELL, JEFFREY A SF20A 1411 NORTHRIDGE DR 0.66 NR
25. SCHMID, JOHN C SF20A 1409 NORTHRIDGE DR 0.67 NR
26. MELUGIN, RICHARD SF20A 912 CHIMNEY HILL TRL 0.46 NR
27. MEENAN, MARLENE J SF20A 1405 NORTHRIDGE DR 0.55 F
28. BEDELL, DAVID H SF20A 913 CHIMNEY HILL TRL 0.48 NR
29. BOOTH, DAVID A SF20A 1403 NORTHRIDGE DR 0.47 NR
30. LEGASSE, B M SF20A 1401 NORTHRIDGE DR 0.48 NR
Case No. Attachment C
ZA15-054 Pagel
31. ROSS, KENNETH B SF20A 915 CHIMNEY HILL TRL 0.50 F
32. NOLEN, JAMES M SF20A 905 SHADYWOOD 0.47 NR
33. HOPE, RANDY C SF20A 1410 NORTHRIDGE DR 0.56 NR
34. WALSH, KIMBERLEY SF20A 1408 NORTHRIDGE DR 0.65 NR
35. DEATON, SEAN M SF20A 1000 MEADOW CT 0.54 NR
36. TARVIN, TOM SF20A 906 SHADYWOOD 0.53 NR
37. AGNEW, EDWARD N SF20A 1001 MEADOW CT 0.55 NR
38. BICKERSTAFF, BRIANC SF20A 1402 NORTHRIDGE DR 0.86 NR
39. BAINES, ANDREW SF20A 1002 MEADOW CT 0.51 NR
40. PASCAL, ROBERT J SF20A 1400 NORTHRIDGE DR 0.50 NR
41. GUERRIERO, JAMES SF20A 1003 MEADOW CT 0.56 NR
42. WILSON, CHAD SF20A 1001 CHIMNEY HILL TRL 0.50 O
43. WHITT, LLOYD G SF20A 1002 CHIMNEY HILL TRL 0.49 NR
44. WANG, JINGYI SF20A 1003 CHIMNEY HILL TRL 0.47 NR
45. GARRETT, JUDD J SF20A 900 MEADOW LN 0.45 NR
46. YGLESIAS, JOSEPH SF20A 825 S PEYTONVILLE AVE 2.67 NR
47. MAHAN, MICHAEL T SF20A 902 MEADOW LN 0.48 NR
48. PRESTON, MICHAEL R SF1-A 823 S PEYTONVILLE AVE 2.25 NR
49. HOYT, SCOTT R SF20A 904 MEADOW LN 0.50 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Forty-nine (49)
Responses Received: In Favor: 5 Opposed: 1 No Response: 41 Undecided: 2
Case No. Attachment C
ZA15-054 Page 2
Surrounding Property Owners Responses
Notification Response Form
ZA16-M
Meeting Date:August 4.2016 at 6;30 PM
SLOAN,ROBERT W
1407 NORTHRIDGE DR
SOUTHLAKE,TX 76062
PLEASE PROVIDE COMPLETED FORMS VIA MAIL,FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s)of the property so noted above, are hereby
fin favor of opposed to undecided about
(circfe or underline one)
the proposed Specific Use Permit referenced above.
Space for comments regarding your position:
Signature. Date:, pd"b-
Dat
Additional Signature: — a h,.� �AF
Pruned Name(s): ZbWY Lee
.- ►rr
Muss be pmpwty awneds)whose rmme(s)are pAnted at top. OtherAsa comfaatthe Renning DaPaTanen#. 4rw iarM Pte"P(V0r -
Phone Number(optional)_ &7--`19 /E 4t -
Case No. Attachment D
ZA15-054 Pagel
Notification Response Form
ZA 16-054
Meeting Date: August 4, 2016 at 6:30 PM
ROSS, KENNETH R
915 CHIMNEY HILL TR
SOUTHLAKE, TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
�favco)ropposed to undecided about
(circle or underline one)
the proposed Specific Use Permit referenced above.
Space for comments regarding your position:
44/c aJ
z '�
Signature: - Date: 7�f
Additional Signature: Date:
Printed Names}: 6,,t.,-.L� �1
Must be property❑wnar(s)whose names)are printed at top_ Othenvise eantact the Planning Department. One form per property.
Phone Number (optional):
Case No. Attachment D
ZA15-054 Page 2
9119112967 69:91 6172519992 k1�IEKMI PAGE 61 81
Notification Response Form
ZA1s
MewUng Date:August 4,3016 at 8:90 PWI
KISH, ERNEST J
907 C HININEY HILL TFt
SOUTHLAKE,TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, rAx OR HAND DEUVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undeaide� ��aut
(circle or underline one)
the propozed Sp ific Use Permit refe n0ed above.
Space for comments rage rding your position;
}
Signature: Date- � '
� r �.
Additianal Signature- L ,+,', � _ � Date: -i - +�
Printed arne(s): - L f�/) `
AAuak bo proparty mffw(zy VA fi agme(s)are primed a tnp_ oMjer vtee Mr&id the rian"E]ep®rMMI t. 4r*TwM parpar prapertY.
Phone Bomber(opbonaE): .. _
Case No. Attachment D
ZA15-054 Page 3
i
Notification Response Form
k16-0 4
Mooting Date:August 4, 2016 at 6.30 PM
i
WILSON,CHAD
1001 CHIMNEY HILL
SOUTHLAKE,TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARIKG, i
i
Being the ownegs) of the propartyr so noted above, are hereby
in favor of undecided about i
(drele or underline one)
the proposed Specific Use Permit referenced above.
Space for comments regarding your position:
LAO
i
Signature: LDatD. 21 XJ 1
Additional Signature: Date; I
Primed Name(s):
ti1Uik bC fopart!ovmer{e)wtiGiO 119rh9{s)ere minted gk kqp MCFYVise WMEW lha Plan fli4 Duparbnerrt. One farm Pfwpr_-_P�
Phone Number (optional):
Case No. Attachment D
ZA15-054 Page 4
Aug 4I 7#W!MQ p.
Notification Responm Form
�1#1E-0�d
Meikir►g Data Auquit 4, 2016 at 6:30 FM
STEXGLE3-LIVING TRUST
9 MEADOW LN
SOUTHLAKEr TX 76093
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCREDU LED PUSLIO HEARZN0.
Being the C,vner(g)'&the property so noted above, are hereby - l
in favor of opposed to undecided about
jOrala cr undedine ono)
the proposed-Spe c Use Permit referenced above-
Spooe:fpr commants regarding y44r possit;an:
i
I
Signature, i Date:
ddibonal Sign re: Cats -
FrinW NamA�S : #-
WWA be pity ffm (O Name(s):
wrb(oc)en wanted nk loR. Other� vwu x me riwoft DOPMMWV OF*fum per'ptOMW.
Phone Numkeer (vptiortal):
Case No. Attachment D
ZA15-054 Page 5
Aug(IL1f'111'4-A MeenanBroOmrs £;17-Ml-�?1$2 p.1
Notification Response Form
FA9 G-054
M"ting E7a1e�'August 4. 2016 At 13'30 PM
MEEN04,MAR LLNE J
14:06 NORT114RlDGE UR
OLITHI-AKE,TX 75092
PLE=ASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DETLIVERY
BEFORE THE START OF TEHE SCHEDULED PUSLIC HEARIMG.
Sein f(s}ol'the property so noted above, are hereby
in favor of opposed to undecided about
(ri-rle or underline one)
the proposed Specific Use Pemit referenced above-
Space for comments regarding your posFtion:
Signature!
Date; r
Additional Signature: Date;
Printed Names): �� 6'
lulustns�ap��'n+'+++ena�tiA,���.r�{s]aeprhrCed�l-ep. fllheaantaexmcninAl�cPa�4aeA #�tif.+petP.+paKY-
Phone Number{opUone]):
Case No. Attachment D
ZA15-054 Page 6
Notification Raspon Farm
X16-0s4
Meeting Date.August 4, 2015 at 6 30 PM
MATHESON,TREVOR G
902 SHADYWOOD $T
SOUTHLAKE, TX 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE STAIRT OF THE SCHEDULED PUBLIC HEARING.
Being owner(s)of the property so noted abo-re, are hereby
in favor of apposed to undecided about
(circle or underline one) i
the proposed Speck Use Permit referenced above.
Space for comments regarding gear position.-
I Cc4JLP Nei 15 A(0&7 8V7;W9AWeC .SLv-
i
I
Signature: Date: ?ol
Additional dig a re: Date:
Printed Name(s). f R E Z A ! #{ 1
Musa bo prap3rty owner(m)whwa neme[5)are pnnled et top. Olhenriee OXW1he Plawing DeWfimmt. One corm w pnop"-
PhonB Number (optionai). g2iU V3 91
Case No. Attachment D
ZA15-054 Page 7
Notification Response Form
ZA1s-i]54
Meeting Date: August 4,2016 at 6:30 PM
MORROW, PHILLIP K
906 MEADOW LN
50UTHLAKE, TX 76092
PLEASE P ROVI DE COM PLETED FORMS VIA MAI L, FAX OR HA HD DE LIVE RY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING,
Being the owner(s)of the property so noted above, are hereby
in favpr of opposed to undecided about
(arole or underline one)
tete proposed Specific Use Permit referenced above.
Space for comments regarding your position:
AW k/L -To,
Signature: _. Date.
Additional Signature: Date
Printed Name(s):
Mug he property c wner(e)Kfioae name(g)am DriIMrd al foo. Olherrriae cordal the Planning Deparhrrent. Ons form per prororty.
Phone Number foptional)` Zy`x. -
Case No. Attachment D
ZA15-054 Page 8
RESOLUTION NO. 16-035
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS, GRANTING A SPECIFIC USE PERMIT FOR
A SOLAR ENERGY SYSTEM ON RESIDENTIAL PROPERTY
WITHIN THE CITY OF SOUTHLAKE, TEXAS, LOCATED AT 1407
NORTHRIDGE DRIVE, BEING DESCRIBED AS LOT 8, BLOCK 4,
CHIMNEY HILL ADDITION AS DEPICTED ON THE APPROVED
SITE EXHIBIT ATTACHED HERETO AND INCORPORATED
HEREIN AS EXHIBIT"A"AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for a Solar Energy System on residential property has
been requested by a person or corporation having a proprietary interest in the property zoned as
"SF-20A" Single Family Residential District; and,
WHEREAS, in accordance with the requirements of Section 45.1 (45) and 45.17 of the
City's Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City
Council have given the requisite notices by publication and otherwise, and have afforded the
persons interested and situated in the affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such
Specific Use Permit is in the best interest of the public health, safety, morals and general welfare
of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
A Specific Use Permit is hereby granted for a Solar Energy System on residential property on
1407 Northridge Drive being described as Lot 8, Block 4, Chimney Hill Addition as depicted on
the approved Site Exhibit attached hereto and incorporated herein as Exhibit "A" and providing
an effective date, subject to the provisions contained in the comprehensive zoning ordinance
and the restrictions set forth herein.
Case No. Attachment E
ZA15-054 Page 1
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS DAY OF , 2016.
CITY OF SOUTHLAKE
By:
Laura Hill, Mayor
ATTEST:
Lori Payne
City Secretary
Case No. Attachment E
ZA15-054 Page 2
EXHIBIT `A"
Plans and Support Information
Case No. Attachment E
ZA15-054 Page 3