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Item 5Case No. ZA19-0018 S T A F F R E P O R T May 17, 2019 CASE NO: ZA19-0018 PROJECT: Specific Use Permit for a Residential Solar Energy System EXECUTIVE SUMMARY: Elevation Solar, on behalf of the owner Kulkarni Rahul, is requesting approval of a Specific Use Permit for a Residential Solar Energy System on property described as Lot 4, Block 1, Continental Park Estates, an addition to the City of Southlake, Tarrant County, Texas and located at 1208 Scenic Drive, Southlake, Texas. Current Zoning: “SF-20B” Single Family Residential District. SPIN Neighborhood #10. DETAILS: Elevation Solar is requesting approval for a Residential Solar Energy System consisting of 46 solar energy panels (each panel is approximately 40” by 66”) totaling approximately 843 square feet generally oriented west and south. The total system size will produce 14.95 kW . Additional information may be found in the specific use permit plans. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Specific Use Permit Request for a Residential So lar Energy System ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Specific Use Permit Staff Review No. 2 dated May 17, 2019 (D) Surrounding Property Owners Map (E) Surrounding Property Owners Responses (F) Resolution No. 19-014, 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 Applicant’s Presentation STAFF CONTACT: Dennis Killough (817) 748-8072 Patty Moos (817) 748-8269 Case No. Attachment A ZA19-0018 Page 1 BACKGROUND INFORMATION APPLICANT: Elevation Solar OWNER: Kulkarni Rahul PROPERTY SITUATION: 1208 Scenic Drive LEGAL DESCRIPTION: Lot 4, Block 1, Continental Park Estates LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “SF-1A” Single Family Residential District HISTORY: May 1, 1975, A final plat was filed for Continental Park Estates.(ZA74- 005) TRANSPORTATION ASSESSMENT: This request does not affect traffic on or around the property. TREE PRESERVATION: The proposed solar panels are to be installed on two roof areas of the existing home; no trees will be affected by the request. STAFF COMMENTS: Staff review may be found in the Specific Use Permit Summary No. 2 dated April 12, 2019 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 enginee red 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 vehicul ar 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. Case No. Attachment A ZA19-0018 Page 2 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 Ordinanc e 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 Ordi nance 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: a. Height: No system shall be installed greater than six (6) inches between the panel and roof. Case No. Attachment A ZA19-0018 Page 3 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. N:\Community Development\MEMO\2019 Cases\0018 - SUP - 1208 Scenic Dr. - Elevation Solar System Case No. Attachment B ZA19-0018 Page 1 Case No. Attachment C ZA19-0018 Page 1 SPECIFIC USE PERMIT REVIEW SUMMARY Case No.: ZA19-0018 Review No.: Two Date of Review: 5/17/19 Project Name: Residential Solar Panel System – 1208 Scenic Drive APPLICANT: Elevation Solar OWNER: Kulkarni Rahul 2168 E. Williams Field Rd. #210 1208 Scenic Drive Gilbert, AZ 85295 Southlake, TX 76092 Phone: 480-492-4232 ext. 1003 Phone: 646-201-9659 Email: permits@elevationsolar.com Email: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/6/19 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 Phone: (817) 748-8269 Email: pmoos@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 specifi c use permit or if the use shall cease for a period of six (6) months 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 201 5 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) 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 Case No. Attachment C ZA19-0018 Page 2 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: b. Height: No system shall be installed greater than six (6) inches betwee n 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 submitt al requirements under Section 40 (Development Plans and Site Plans) of the City of Southlake Zoning Ordinance. Case No. Attachment C ZA19-0018 Page 3 Case No. Attachment C ZA19-0018 Page 4 Case No. Attachment D ZA19-0018 Page 1 Surrounding Property Owners Residential Solar Energy System SPO # Owner Zoning Address Acreage Response 1. BENBOW, ANNETTE SF20B 1202 SCENIC DR 0.53 NR 2. GREGORY, IZAK SF20B 1201 OAKHURST DR 0.49 NR 3. BRILLIANT LIGHT OAKHURST LLC SF20B 1204 OAKHURST CT 0.59 NR 4. MURAWSKI, DIANE SF20B 1206 OAKHURST CT 0.70 NR 5. PARSONS, DOUGLAS R SF20B 1205 OAKHURST CT 0.69 NR 6. ERMISH, PETER SF20B 1202 OAKWOOD TR 0.46 NR 7. CATES, JAMES T SF20B 1201 OAKWOOD TR 0.44 NR 8. MICKENS INC SF20B 1226 RIDGEWOOD CIR 0.39 NR 9. AUSTIN, ROBIN C SF20B 1225 RIDGEWOOD CIR 0.42 NR 10. DILL, TROY G SF20B 1202 RIDGEWOOD CIR 0.38 NR 11. PRESTON, MICHAEL R SF20B 1201 RIDGEWOOD CIR 0.41 NR 12. BARROWS, LESLIE SF20B 1203 OAKHURST DR 0.58 NR 13. FLORY, DAVID SF20B 1204 OAKWOOD TR 0.36 NR 14. GOETTLICH, FRANCIS SF20B 1223 RIDGEWOOD CIR 0.47 NR 15. STUEMKE, JAY SF20B 1204 RIDGEWOOD CIR 0.45 NR 16. ROBERTS, SCOTT R SF20B 1206 OAKWOOD TR 0.71 NR 17. LEE, DON E SF20B 1203 SCENIC DR 0.93 NR 18. AURZADA, DAVID M SF20B 1204 SCENIC DR 0.49 NR 19. BAILEY, ARTHUR SF20B 1203 OAKHURST CT 0.40 NR 20. BRILLIANT LIGHT-OAKHURST LLC SF20B 1305 OAKHURST DR 0.46 NR 21. PIPPINDOT LLC SF20B 1205 OAKWOOD TR 0.46 NR 22. KNEUPPER, JERRY J SF20B 1221 RIDGEWOOD CIR 0.50 F Case No. Attachment D ZA19-0018 Page 2 23. BROWN, JERRELL D SF20B 1206 RIDGEWOOD CIR 0.63 NR 24. ROBERTSON, DANIEL B SF20B 1222 RIDGEWOOD CIR 0.48 NR 25. OGLETREE, SHAWNA C SF20B 1308 OAKHURST DR 0.75 NR 26. GLENN W CHAGNOT AND LIZE SF20B 1201 OAKHURST CT 0.55 NR 27. GOTTFRIED, PHILIP P SF20B 1207 OAKWOOD TR 0.47 NR 28. ABELSON, MARK D SF20B 1310 OAKHURST DR 0.66 NR 29. GIST, GREG LEE SF20B 1319 OAKHURST DR 0.73 NR 30. WIERMAN, TROY SF20B 1219 RIDGEWOOD CIR 0.46 NR 31. MOEHNKE, MATTHEW P SF20B 1206 SCENIC DR 0.48 NR 32. STOTTS, MICHAEL N SF20B 1312 OAKHURST DR 0.66 NR 33. PACK, DANNY R SF20B 1220 RIDGEWOOD CIR 0.43 NR 34. LAU, DENNIS W SF20B 1208 RIDGEWOOD CIR 0.58 NR 35. EVANS, WILLIAM W SF20B 1314 OAKHURST DR 0.68 NR 36. BERRY, JOHN L SF20B 1209 OAKWOOD TR 0.46 NR 37. Current Owner SF20B 1205 SCENIC DR 0.77 NR 38. JBP LEASING LLC SF20B 1217 RIDGEWOOD CIR 0.61 NR 39. RAJAN, THOMAS SF20B 1218 RIDGEWOOD CIR 0.44 NR 40. HONG, MI H SF20B 1207 SCENIC DR 0.74 NR 41. KULKARNI, RAHUL SF20B 1208 SCENIC DR 0.50 NR 42. CARPENTER, DAVID SF20B 1211 OAKWOOD TR 0.47 NR 43. HEADLEY, CHESTER J SF20B 1210 OAKWOOD TR 0.51 F 44. ASHBY, CHARLES SF1-A 1207 RIDGEWOOD CIR 5.16 NR 45. CHIANG, DAVID S SF20B 1208 TIMBER CT 2.37 NR 46. GREEN, CURTIS J SF1-A 1211 RIDGEWOOD CIR 4.46 NR 47. BAKER, JOY KATHLEEN SF20B 1213 OAKWOOD TR 0.52 NR 48. MICHEL, ANDREW J SF20B 1212 OAKWOOD TR 0.46 NR 49. DOAN, M JULIE SF20B 1206 TIMBER CT 1.01 NR 50. RISINGER, DAVID J SF20B 1210 SCENIC DR 0.50 NR 51. KELLNER, GARY SF1-A 1215 OAKWOOD TR 4.74 NR 52. BENDER, SALLY ANN SF1-A 1203 TIMBER CT 2.47 NR 53. LEMIEUX, CHARLOTTE SF1-A 1214 OAKWOOD TR 2.87 NR 54. STURGIS, CLAY SF20B 1212 SCENIC DR 0.55 NR 55. CANTU, RODRIGO SF1-A 1205 TIMBER CT 3.12 NR 56. NOLEN, PATRICK F SF1-A 1207 TIMBER CT 3.16 NR 57. SPARKLE & SHINE LIVING TRUST SF1-A 1209 TIMBER CT 1.85 NR 58. RAPPOPORT, ADAM SF1-A 1211 TIMBER CT 2.17 NR 59. EKSTROM, DELTON E SF1-A 1213 TIMBER CT 1.27 NR 60. THOMAS, RAJAN SF20B 1203 RIDGEWOOD CIR 0.65 NR 61. THOMAS, RAJAN SF1-A 1203 RIDGEWOOD CIR 0.04 NR 62. PRYOR, NINA SF20B 1203 OAKWOOD TR 0.44 NR 63. MICKENS INC SF20B 1224 RIDGEWOOD CIR 0.44 NR 64. PRYOR, NINA SF20B 1203 OAKWOOD TR 0.02 NR 65. DALTON, JOEL C SF1-A 1215 RIDGEWOOD CIR 4.71 NR 66. DALTON, JOEL C SF1-A 1215 RIDGEWOOD CIR 0.20 NR 67. SMITH, LARRY G SF20B 1201 SCENIC DR 0.72 NR 68. ASPRION, RENE A SF20B 1304 OAKHURST DR 0.89 NR 69. SMITH, LARRY G SF20B 1201 SCENIC DR 0.17 NR 70. MYERS, DWAYNE SF20B 1316 OAKHURST DR 0.89 NR Case No. Attachment D ZA19-0018 Page 3 71. PENEDO, ALFONSO SF20B 1318 OAKHURST DR 1.06 NR 72. MYERS, DWAYNE SF20B 1316 OAKHURST DR 0.02 NR 73. IHEKOROMADU, NNENNA R SF20B 1197 W CONTINENTAL BLVD 1.10 NR 74. DARRAH, JOHN E SF1-A 1205 RIDGEWOOD CIR 4.53 NR 75. CARROLL, ISD CS 1705 W CONTINENTAL BLVD 25.29 NR 76. Supt of Carroll ISD NR 77. Supt of Grapevine Colleyville ISD NR 78. Supt of Northwest ISD NR 79. Superintendent of Keller ISD NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Notices Sent: Seventy-two (72) Responses Received: In Favor: 2 Opposed: 0 Undecided: 0 No Response: 70 Case No. Attachment E ZA19-0018 Page 1 Surrounding Property Owners Responses Case No. Attachment E ZA19-0018 Page 2 Case No. Attachment F ZA19-0018 Page 1 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 4, BLOCK 1, CONTINENTAL PARK ESTATES, 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 “SB-20B” 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 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 ZA19-0018 Page 2 SECTION 2. This resolution shall become ef fective on the date of approval by the City Council. PASSED AND APPROVED THIS _______ DAY OF _________, 201 9. CITY OF SOUTHLAKE By: _________________________________ Laura Hill, Mayor ATTEST: _________________________________ Amy Shelley City Secretary Case No. Attachment F ZA19-0018 Page 3 EXHIBIT ‘A” Plans and Support Information Reserved for exhibits