Item 6BCITY OF
S0UTHLA1<,.,.,E
Department of Planning & Development Services
STAFF REPORT
November 27, 2018
CASE NO: ZA18-0041
PROJECT: Specific Use Permit for a Residential Solar Energy System
EXECUTIVE
SUMMARY: Tesla, on behalf of the owner Greg Herman, is requesting approval of a Specific
Use Permit for a Residential Solar Energy System on property described as Lot 2,
Block 1, Huse Homeplace, an addition to the City of Southlake, Tarrant County,
Texas and located at 855 Harbor Court, Southlake, Texas on approximately 2.57
acres. Current Zoning: "SF -1A" Single Family Residential District. SPIN
Neighborhood #2.
DETAILS: Tesla, on behalf of the owner Greg Herman, is requesting approval for a
Residential Solar Energy System consisting of 162 solar energy panels (each panel
is approximately 62.6" by 41.46") totaling approximately 2,978 square feet generally
oriented north, south, west and east. The total system size will produce 52.65 kW.
Additional information may be found in the specific use permit plans.
At the November 8, 2018 Planning and Zoning Commission meeting, the
Commission recommended the removal of four (4) solar energy panels that may be
visible from the street. Since the Planning and Zoning Commission meeting, the
applicant has removed the four (4) solar energy panels from the garage roof that
may be visible from the street right-of-way. This change will reduce the total
number of solar energy panels to 158 totaling approximately 2,905 square feet and
a total system size of 51.35 kW.
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) Specific Use Permit Review Summary No. 3 dated November 2, 2018
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 18-043, Specific Use Permit for a Residential Solar Energy
System
Full Size Plans (for Commission and Council Members only)
Link to PowerPoint Presentation
Link to Plans
Link to HOA Approval
Case No.
ZA18-0041
STAFF CONTACT: Ken Baker (817) 748-8067
Patty Moos (817) 748-8269
Case No.
ZA18-0041
BACKGROUND INFORMATION
APPLICANT: Tesla
OWNER: Greg Herman
PROPERTY SITUATION: 855 Harbor Court
LEGAL DESCRIPTION: Lot 2, Block 1, Huse Homeplace
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF -1A" 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 several roof areas of
the existing home; no trees will be affected by the request.
PLANNING AND
ZONING COMMISSION: November 8, 2018; Approved (4-0) with the exclusion (eliminating) of
the four (4) panels that are visible from the street view and recommend
to the applicant to provide a detailed report on the current energy usage
and what percentage the will be offset.
STAFF COMMENTS: Staff review may be found in the Specific Use Permit Summary No. 2
dated October 12, 2018
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.
Note: The roof structure must be engineered to handle the load of the
solar panels.
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.
Case No. Attachment A
ZA18-0041 Page 1
e. Location, lighting and type of signs; and relation of signs to
traffic control and adverse effect on adjacent properties.
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.
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
(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.
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.
Roof Mounted Systems:
Case No. Attachment A
ZA18-0041 Page 2
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.
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.
WCommunity DevelopmenhMEMO12018 CasesO041 - SUP - 855 Harbor Court
Case No. Attachment A
ZA18-0041 Page 3
Vicinity Map
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Case No. Attachment B
ZA18-0041 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA18-0041 Review No.:Three
Project Name: Specific Use Permit for a Residential Solar Panel System
APPLICANT: Alyssa Martel/ Jesus Rios
10430 Shady Trail #108
Dallas. TX 75220
Phone518-407-9400
Email: amartel@tesla.com
Date of Review: 11/2/18
OWNER: Gregory Herman
855 Harbor Ct.
Southlake. TX 76092
Phone: 503-819-0500
Email: gjppdx@mac.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/22/18
AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE
CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU
HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT Patty Moos AT (817) 748-
8269.
Planning Review
Patty Moos
Planner I
Phone: (817) 748-8269
Email: pmoosC@ci.southlake.tx.us
NOTE: A building permit must be issued prior to installation of the solar panels.
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
NOTE: The roof structure must be engineered to handle the load of the solar panels.
Kelly Clements
Fire Marshal
Phone: (817) 748-8233
E-mail: kclements@ci.southlake.tx.us
GENERAL COMMENTS:
Solar photovoltaic power systems must comply with Section 605.11 of the 2015 International
Fire Code. See the fire code information at the end of this review.
General Information
45.17 SPECIFIC REGULATIONS FOR SOLAR ENERGY SYSTEMS (As amended by Ordinance No.
480 -WWW)
Case No. Attachment C
ZA18-0041 Page 1
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:
c. Front Yard: No system shall be located forward of the principal building on the lot.
d. Side and Rear: No system shall be located less than ten (10) feet from any side or rear
property line.
Roof Mounted Systems:
Height: No system shall be installed greater than six (6) inches between the panel
and roof.
ALL ZONES
c. No solar energy system shall be constructed upon a lot until a building permit has been
issued or principal use has actually been commenced.
d. 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.
Case No. Attachment C
ZA18-0041 Page 2
2015 International Fire Code
iPnu7,i Pr no Ira. ti3r-2DW
C:HAPI'FR 6 BUIL13LNG SEIZwIICESAND SYSTEMS T C
space neallers snail ce operated only in Iocauons rot wnirn I ley are ustea.
605.11 Solar pholavoltafc power syst2rlrls.
Solar phetorattalr power systenfs shall be Installed In accordance with Secltons 605.11..1 through W5.11.3, the trlfemattarlW Bmkbng
CodO Of tnterrlatAMar Residential GWe, and NFPA 70_
605.11.1 Access and pathways.
Roof access, pamways, and Spacing requirements shall be provided in accordance with Sections 6105.11.1.1 tL ougn UU5.11.1.3.3.
Exceptions:
I . oetacried, nonhabitable Group U Structures ncluchng, DW not limited to, parking shade structures. carports, solar
trellises and similar structures.
2. Root access pathways rind ';JI.inrg fegoirevrwents need tett be provldeci %fire the fir$ chiaf has deteimined that
rooftop operations will not be employed.
8"Ji.1.1 Roof access points.
Roof access points shall W located in areas that 00 not require the placement or ground ladders over openings such as
,Mndmffs or dom, and located at strong points of building consWction In Iwlcalions where the access polnl rl'oes flat conflict
with overhead obstructlons sucn as tree limos, wires or signs.
65.11.1-2 Solar photOvollaic systems for Group R-3 buildings.
Solar photo+ Ulc systlePs for Group, R-3 buildings shall comply vwth Sections 605.11,1.2.1 through 605.11 J,2.0.
Excepliow These requirements Mail not apfk, to struclures 0e"ned and constructed in accordance with the
110,1.1.1.2,1 Size of solar photovoltalc array.
Each phOtovOltaic array shall be limited to 150 feet (45 720 mm) by 150 Feet (45 72(1 mm). htuttiPle arrays shall be
Separated by a 3-fool-vrlge (914 mm) clear access paUiway,
6115.11,1.2.2 Hip roof Layouts.
Panels and mWules installed on Group R-3 DUl1Wn9S; with hip roof layouts snail be Iacated rn a manner that provides
a 340ot-v4de (914 avis) clear access pathway from the eave to the ridge on each roof slope where panels and
rrlodules are located. The access pathway snail be at a rotation on the building capatwle or suppdtiing the fire fighters
actes3ing the mgr.
Exception: Thesis regUiremerrta 5naJ not apply to roofs vilth slopes or Myo units vertical In 12 Milts horizontal
t2: 121 or less_
Case No. Attachment C
ZA18-0041 Page 3
Surrounding Property Owners
Herman Residential Solar Energy System
SPO #
Owner
Zoning
Address
Acreage
Response
1.
SABBATIS, M D
SF1-A
850 HARBOR CT
2.51
NR
2.
LITTLEFIELD, HAYDEN
SF1-A
875 HARBOR CT
1.90
NR
3.
CUNNINGHAM, STEPHEN
SF1-A
865 HARBOR CT
2.02
NR
4.
DUFFY THARREN ETUX KADIE
SF1-A
902 QUAIL CREEK CT
2.36
NR
5.
HOCHSTEIN, A L
SF1-A
906 QUAIL CREEK CT
3.45
NR
6.
BARHTOLOMAE, SHAWN
SF1-A
860 HARBOR CT
2.94
NR
7.
HERMAN, GREGORY J
SF1-A
855 HARBOR CT
2.59
NR
8.
ALEXANDER, DAVID L
SF1-A
904 QUAIL CREEK CT
2.77
F
9.
CHANCELLOR, RAYMOND L
SF1-A
890 HARBOR CT
1.78
F
10.
SMITH, JEFFREY A
SF1-A
870 HARBOR CT
2.51
NR
11.
ADAMS, BILL M
SF1-A
880 HARBOR CT
3.48
NR
12
U S A
AG
3175 SOUTHLAKE PK
DR
17.44
NR
13.
Superintendent of Carroll ISD
NR
14.
Supt of Grapevine Colleyville ISD
NR
15.
Supt of Northwest ISD
NR
16.
Superintendent of Keller ISD
NR
Responses: F: In Favor O: Opposed To U: Undecided
Notices Sent: Sixteen (16)
Responses Received: In Favor: 2 Opposed: 0 Undecided: 0
Case No.
ZA18-0041
NR: No Response
No Response: 14
Attachment D
Page 1
Surrounding Property Owners Responses
u o 1 1-400-15tn 1
Notification Response Form
ZA9 8-0049
Meeting Date: October 18, 201 a at 6:30 PM
CHANCELLOR, RAYMOND L
890 HARBOR CT
SOUTHLAKE TX 76092-2700
PJ
Direct questions and mail responses to:
Clint of t oufflh- e
Pining &. Dwelopm ent Services
uofiftafton Response,
1400 hWn St Ste 340
Southtake, TX 7 2
Phone: J817) 74&MI
Fax= (817) 740-SU77
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
in favor of opposed to undecided about
(circle or underline one)
the proposed Specific Use Permit referenced above.
Space for comments regarding your position:
Signature:"a- Date:/,
f -
Additional Signature: Date: /4/
Printed Narne(s): -17�-z,c, lam anscpl�r9i°
Must he proerly pOwner{s) whose nar*�s) are printed at top. Otherwise contact the Planning Department. One form _ per property.
Phone Number (optional):
Case No. Attachment E
ZA18-0041 Page 1
Notification Response Fora
'Direct giuestivns and mail responses to:
11"041 City of SoUthlakti-
Meeting Date., (etcr%r !l#, 2018 at 6:30 PhA NA-narng & Developnient 5ervirijas
e�pc>l��e
ALEXANDER, DAVJD L 6 F1i^ IFi r �
904 QUAIL CREEK CT
OUTHLAKE TX 76092-3117
& "f
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING,.
Being the owwner s of the
PrOPerty so noted above, are hereby
in favor of opposed to undEcided about
(Circle or underlire orae)
the Proposed SPeCific Use Permit referenced above,
Space for comments regarding your Posf#iorr:
Signature.,
Additional Signature:
Printed Name(s)- kt� , ek-4If
r �'r
Musi be PraPer(y awa qG) wtlGSG naMS(S) Bre pnrtled al lop. Orh vise contact 1
Phone Number (optional):
Case No.
ZA18-0041
Department.
Date, 1 1,11-
Date:
'torah Pyr bra ppeTty.
Attachment E
Page 2
RESOLUTION NO. 18-043
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 855
HARBOR COURT, BEING DESCRIBED AS LOT 2, BLOCK 1, HUSE
HOMEPLACE, AN ADDITION TO THE CITY OF SOUTHLAKE 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
"R -PUD" Residential Planned Unit Development District; and,
WHEREAS, in accordance with the requirements of Section 45.1 (45) and 45.16 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
855 Harbor Court being described as Lot 2, Block 1, Huse Homeplace, an addition to the City of
Southlake 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 F
ZA18-0041 Page 1
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS
ATTEST:
Carol Borges
City Secretary
DAY OF , 2018.
CITY OF SOUTHLAKE
In
Laura Hill, Mayor
Case No. Attachment F
ZA18-0041 Page 2
EXHIBIT `A"
Plans and Support Information
Reserved for exhibits
Case No. Attachment F
ZA18-0041 Page 3