Item 7Case No.
ZA19-0055
S T A F F R E P O R T
October 11, 2019
CASE NO: ZA19-0055
PROJECT: Specific Use Permit for a Residential Solar Energy System at
1507 Spruce Ct.
EXECUTIVE
SUMMARY: Sunrun Installation Services Inc., on behalf of the owner, Trushil Shah, is
requesting approval of a Specific Use Permit for a Residential Solar Energy
System on property described as Lot 15, Block 1, South Hollow Phase I, an
addition to the City of Southlake, Tarrant County, Texas and located at 1507
Spruce Court, Southlake, Texas. Current Zoning: “SF-20A” Single Family
Residential District. SPIN Neighborhood #8.
DETAILS: The subject property is located approximately 175 feet west off South Hollow
Drive which intersects with East Continental Boulevard.
Sunrun Installation Services Inc. is requesting approval to add a residential solar
energy system which consists of two (2) arrays totaling twenty-two (22) solar
panels. Each panel is 66.38” by 40” totaling approximately 405.6 square feet and
generally oriented on the south side of the roof facing Spruce Court (16 panels)
and on the south rear side of the roof (6 panels), as shown on the submitted roof
plan. The proposed system will produce 6kW . Additional information may be
found in the specific use permit plan set.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of Specific Use Permit
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Staff Review No. 2 dated October 9, 2019
(D) Surrounding Property Owners Map & Responses
(E) 11x17 Size Plans (for Commission and Council Members only)
Presentation
Detailed Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Lorrie Fletcher (817) 748-8069
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BACKGROUND INFORMATION
APPLICANT: Sunrun Installation Services Inc.
OWNER: Trushil Shah
PROPERTY SITUATION: 1507 Spruce Court, Southlake, Texas
LEGAL DESCRIPTION: Lot 15, Block 1, South Hollow Phase I
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 an 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 October 9, 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 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.
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.
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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
(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:
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.
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ZA19-0055 Page 3
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.
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SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA19-0055 Review No.: Two Date of Review:10/09/19
Project Name: Specific Use Permit for 1507 Spruce Court – Solar Panels
APPLICANT: Mariah Ruffin OWNER: Trushil Shah
Sunrun Installation Services, Inc. 1507 Spruce Court
Grand Prairie, TX 75050 Southlake, TX 76092
Phone: 469-571-1594 Phone: 425-922-8664
Email: Mariah.ruffin@sunrun.com Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/01/19
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 Lorrie Fletcher at
(817) 748-8069.
_________________________________________________________________________________________
Planning Review
Lorrie Fletcher
Planner
Phone: (817) 748-8069
Email: lfletcher@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
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 1204 of the 2018 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
ZA19-0055 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 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.
2018 INTERNATIONAL FIRE CODE
SECTION 1204
SOLAR PHOTOVOLTAIC POWER SYSTEMS
1204.l General. Solar photovoltaic systems shall be installed in accordance with Sections 1204.2
through 1204.5, and the International Building Code or International Residential Code. The
electrical portion of solar PV systems shall be installed in accordance with NFPA 70.
1204.2 Access and pathways. Roof access, pathways, and spacing requirements shall be
provided in accordance with Sections 1204.2.1 through 1204.3.3. Pathways shall be over areas
capable of supporting fire fighters accessing the roof. Pathways shall be located in areas with
minimal obstructions, such as vent pipes, conduit or mechanical equipment.
Exceptions:
1. Detached, non-habitable Group U structures including, but not limited to, detached garages
serving Group R-3 buildings, parking shade structures, carports, solar trellises and similar
structures.
2. Roof access, pathways and spacing requirements need not be provided where the fire
code official has determined that rooftop operations will not be employed.
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1204.2.1 Solar photovoltaic systems for Group R-3 buildings. Solar photovoltaic systems for
Group R-3 buildings shall comply with Sections 1204.2.1.1 through 1204.2.1.3.
Exceptions:
1. These requirements shall not apply to structures designed and constructed in
accordance with the International Residential Code.
2. These requirements shall not apply to roofs with slopes of 2 units vertical in 12 units
horizontal or less.
1204.2.1.1 Pathways to ridge. Not fewer than two 36- inch-wide (914 mm) pathways on separate
roof planes, from lowest roof edge to ridge, shall be provided on all buildings. Not fewer than one
pathway shall be provided on the street or driveway side of the roof. For each roof plane wi th a
photovoltaic array, not fewer than one 36-inch-wide (914 mm) pathway from lowest roof edge to
ridge shall be provided on the same roof plane as the photovoltaic array, on an adjacent roof plane
or straddling the same and adjacent roof planes.
1204.2.1.2 Setbacks at ridge. For photovoltaic arrays occupying 33 percent or less of the plan view
total roof area, a setback of not less than 18 inches (457 mm) wide is required on both sides of a
horizontal ridge. For photovoltaic arrays occupying more than 33 percent of the plan view total roof
area, a setback of not less than 36 inches (457 mm) wide is required on both sides of a horizontal
ridge.
1204.2.1.3 Alternative setbacks at ridge. Where an automatic sprinkler system is installed within
the dwelling in accordance with Section 903.3.1.3, set-backs at the ridge shall conform to one of the
following:
1. For photovoltaic arrays occupying 66 percent or less of the plan view total roof area, a
setback of not less than 18 inches (457 mm) wide is required on both sides of a horizontal
ridge.
2. For photovoltaic arrays occupying more than 66 percent of the plan view total roof area,
a setback of not less than 36 inches (914 mm) wide is required on both sides of a
horizontal ridge.
1204.2.2 Emergency escape and rescue openings. Panels and modules installed on Group R-3
buildings shall not be placed on the portion of a roof that is below an emergency escape and
rescue opening. A pathway of not less than 36 inches (914 mm) wide shall be provided to the
emergency escape and rescue opening.
1204.3 Other than Group R-3 buildings. Access to systems for buildings, other than those
containing Group R-3 occupancies, shall be provided in accordance with Sections 1204.3.1
through 1204.3.3.
Exception: Where it is determined by the fire code official that the roof configuration is similar
to that of a Group R-3 occupancy, the residential access and ventilation requirements in
Sections 1204.2.1.1 through 1204.2.1.3 are a suitable alternative.
1204.3.1 Perimeter pathways. There shall be a minimum 6-foot-wide (1829 1mn) clear perimeter
around the edges of the roof.
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Exception: Where either axis of the building is 250 feet (76 200 mm) or less, the clear
perimeter around the edges of the roof shall be permitted to be reduced to a minimum width of
4 feet (1219 mm).
1204.3.2 Interior pathways. Interior pathways shall be provided between array sections to meet
the following requirements:
1. Pathways shall be provided at intervals not greater than 150 feet (45 720 mm)
throughout the length and width of the roof.
2. A pathway not less than 4 feet (1219 mm) wide in a straight line to roof standpipes or
ventilation hatches.
3. A pathway not less than 4 feet (1219 mm) wide around roof access hatches, with not
fewer than one such pathway to a parapet or roof edge.
204.3.3 Smoke ventilation. The solar installation shall be designed to meet the following
requirements:
1. Where non-gravity operated smoke and heat vents occur, a pathway not less than 4
feet (1219 mm) wide shall be provided bordering all sides.
2. Smoke ventilation options between array sections shall be one of the following:
2.1. A pathway not less than 8 feet (2438 mm) wide.
2.2. Where gravity-operated dropout smoke and heat vents occur, a pathway not
less than 4 feet (1219 mm) wide on not fewer than one side.
2.3. A pathway not less than 4 feet (1219 1mn) wide bordering 4-foot by 8-foot
(1219 mm by 2438 mm) venting cutouts every 20 feet(6096 mm) on alternating
sides of the pathway.
1204.4 Ground-mounted photovoltaic panel systems. Ground-mounted photovoltaic panel
systems shall comply with Section 1204.1 and this section. Setback requirements shall not apply
to ground-mounted, free-standing photovol-taic arrays. A clear, brush-free area of 10 feet (3048
mm) shall be required for ground-mounted photovoltaic arrays.
1204.5 Buildings with rapid shutdown. Buildings with rapid shutdown solar photovoltaic
systems shall have perma-nent labels in accordance with Sections 1204.5.1 through 1204.5.3.
1204.5.1 Rapid shutdown type. The type of solar photo-voltaic system rapid shutdown shall be
labeled with one of the following:
1. For solar photovoltaic systems that shut down the array and the conductors leaving the
array, a label shall be provided. The first two lines of the label shall be uppercase
characters with a minimum height of ¾- inch (10 mm) in black on a yellow background.
The remaining characters shall be uppercase with a minimum height of 3/16 inch
(5mm) in black on a white background. The label shall be in accordance with Figure
1204.5.1(1) and state the following:
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SOLAR PV SYSTEM EQUIPPED WITH RAPID SHU1DOWN. TURN RAPID
SHUTDOWN SWITCH TO THE "OFF"
POSITION TO SHUT DOWN PV SYSTEM AND REDUCE SHOCK HAZARD
IN
ARRAY.
2. For photovoltaic systems that only shut down con-ductors leaving the array, a label shall
be provided. The first two lines of the label shall be uppercase characters with a minimum
height of 3/8 inch (10mm) in white on a red background and the remaining characters
shall be capitalized with a minimum height of 3/16 inch (5 mm) in black on a white
background. The label shall be in accordance with Figure 1204.5.1(2) and state the
following:
THIS SOLAR PV SYSTEM EQUIPPED WITH RAPID SHUTDOWN.
TURN RAPID SHUTDOWN SWITCH TO THE "OFF" POSITION TO
SHUT DOWN CONDUC-TORS OUTSIDE THE ARRAY.
CONDUC-TORS WITHIN ARRAY REMAIN ENERGIZED IN
SUNLIGHT.
1204.5.1.1 Diagram. The labels in Section 1204.5.1 shall include a simple diagram of a
building with a roof. Diagram sections in red signify sections of the solar photovoltaic
system that are not shut down when the rapid shutdown switch is turned off.
1204.5.1.2 Location. The rapid shutdown label in Section 1204.5.1 shall be located not
greater than 3 feet (914 mm) from the service disconnecting means to which the
photovoltaic systems are connected and shall indicate the location of all identified rapid
shut-down switches if not at the same location.
204.5.2 Buildings with more than one rapid shutdown type. Solar photovoltaic systems
that contain rapid shut-down in accordance with both Items 1 and 2 of Section 1204.5.1 or
solar photovoltaic systems where only por-tions of the systems on the building contain
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rapid shut-down, shall provide a detailed plan view diagram of the roof showing each
different photovoltaic system and a dot-ted line around areas that remain energized after
the rapid shutdown switch is operated.
1204.5.3 Rapid shutdown switch. A rapid shutdown switch shall have a label located not
greater than 3 feet (914 mm) from the switch that states the following:
RAPID SHUTDOWN SWITCH FOR SOLAR PV SYSTEM
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Surrounding Property Owners
Residential Solar Energy System
Owner Zoning Physical Address Acreage Response
1. ESPOSITO, MATIAS J SF20A 1503 RAINBOW ST 0.74 NR
2. SMITH, MICHAEL SF20A 1501 RAINBOW ST 0.75 NR
3. FOSTER, TIMOTHY C SF20A 900 SOUTH HOLLOW CT 0.81 NR
4. CAMUS, LUIS SF20A 902 SOUTH HOLLOW CT 0.70 NR
5. MATTA, MANDEEP S SF20A 1001 SOUTH HOLLOW DR 0.46 NR
6. SMITH, MATTHEW SF20A 1003 SOUTH HOLLOW DR 0.46 NR
7. MCCANN, JAMES P SF20A 1005 SOUTH HOLLOW DR 0.52 NR
8. GEISEL, RICHARD SF20A 1600 PONDEROSA WAY 0.46 NR
9. EDDY-ZUSMAN FAMILY TST SF20A 1602 PONDEROSA WAY 0.47 NR
10. MLADENOVIC, VICKI SF20A 904 SOUTH HOLLOW CT 0.47 NR
11. DUMAS, MARK C SF20A 906 SOUTH HOLLOW CT 0.60 NR
12. SEGO, DAVID C SF20A 1007 SOUTH HOLLOW DR 0.55 NR
13. SHANNON, LISA M SF20A 1004 SOUTH HOLLOW DR 0.48 NR
14. DUBE, VINAY SF20A 1002 SOUTH HOLLOW DR 0.47 NR
15. RILEY, TAMARA KAY SF20A 1000 SOUTH HOLLOW DR 0.61 NR
16. SUMER, GULHAN SF20A 1008 SOUTH HOLLOW DR 0.47 NR
17. COPPENOLLE, INGE SF20A 1009 SOUTH HOLLOW DR 0.46 NR
18. SCHILSKY, STEPHEN SF20A 1501 SPRUCE CT 0.74 NR
19. HONAKER, JOHN D SF20A 1500 SPRUCE CT 0.75 NR
20. SAFFARIAN, REZA SF20A 1011 SOUTH HOLLOW DR 0.46 NR
21. BATES, KEVIN G SF20A 1012 SOUTH HOLLOW DR 0.47 NR
22. HENSON, DEE SF20A 1502 SPRUCE CT 0.47 NR
23. DAVIS, EDWARD B SF20A 1503 SPRUCE CT 0.46 F
24. DAVIDSON, CHERYL L SF20A 1013 SOUTH HOLLOW DR 0.46 NR
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25. HARGREAVES, KEVIN J SF20A 1014 SOUTH HOLLOW DR 0.47 NR
26. NIES, DOUGLAS SF20A 1015 SOUTH HOLLOW DR 0.47 NR
27. RINEY, THOMAS K SF20A 1505 SPRUCE CT 0.46 O
28. DRAGON RENT LLC SF20A 1016 SOUTH HOLLOW DR 0.46 O
29. DEAL, JEFFREY SF20A 1504 SPRUCE CT 0.47 O
30. ORSER, WILLIAM SF20A 1017 SOUTH HOLLOW DR 0.46 NR
31. SHAH, TRUSHIL SF20A 1507 SPRUCE CT 0.46 NR
32. HANDLEY, JO ANN SF20A 1018 SOUTH HOLLOW DR 0.46 NR
33. FORSBERG, JEREMY SF20A 1506 SPRUCE CT 0.46 NR
34. O'KEEFFE, XIAO SF20A 1019 SOUTH HOLLOW DR 0.46 NR
35. THE HARI & RAMYA FAMILY SF20A 1508 SPRUCE CT 0.67 NR
36. PALAFOX-VALENCIA, DIANA SF20A 1510 SPRUCE CT 0.48 NR
37. OCZKOWSKI, TODD SF20A 1512 SPRUCE CT 0.48 NR
38. KURANI, MOIZ SF20A 1514 SPRUCE CT 0.47 NR
39. HOWELL, THOMAS EDWARD SF20A 1021 SOUTH HOLLOW DR 0.47 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-nine (39)
Responses Received: In Favor: 1 Opposed: 3 Undecided: 0 No Response: 35
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Surrounding Property Owners Responses
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