Item 9Case No.
ZA19-0076
S T A F F R E P O R T
January 3, 2019
CASE NO: ZA19-0076
PROJECT: Specific Use Permit for a Residential Solar Energy System
EXECUTIVE
SUMMARY: Green Light Solar Systems, on behalf of the owner, Corrie Decamp, is requesting
approval of a Specific Use Permit for a Residential Solar Energy System on
property described as Lot 2, Block 2, Randol Mill Estates, an addition to the City of
Southlake, Tarrant County, Texas and located at 1781 Kingswood Drive,
Southlake, Texas Current Zoning: “SF-1A” Single Family Residential District. SPIN
Neighborhood #5.
DETAILS: The applicant is requesting approval to add a residential solar energy system on
the residence. The proposed solar array for the house consists of 45 solar energy
panels (each panel is approximately 39.33” by 65.51”) totaling approximately 787.5
square feet and located on three (3) roof areas (rear, west, and rear east) and
generally oriented south and west. The existing system produces 13.95 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 Solar Energy
System
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Specific Use Permit Staff Review No. 2 dated January 3, 2020
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 19-046, Specific Use Permit for a Residential Solar
Energy System
Full Size Plans (for Commission and Council Members only)
PowerPoint Presentation
Plans
STAFF CONTACT: Dennis Killough (817) 748-8072
Patty Moos (817) 748-8269
Case No. Attachment A
ZA19-0076 Page 1
BACKGROUND INFORMATION
APPLICANT: Green Light Solar Systems
OWNER: Corrie Decamp
PROPERTY SITUATION: 1781 Kingswood Drive, Southlake, Texas
LEGAL DESCRIPTION: Lot 2, Block 2, Randol Mill Estates
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY: The property was designated as “SF-1A” Single Family Residential
District with the adoption of the Zoning Ordinance No 480 and the
official Zoning Map on September 19, 1989.
A certificate of occupancy was issued for the existing house in
December 1985.
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 rear and side 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 January 3, 2020.
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 cea se 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
Case No. Attachment A
ZA19-0076 Page 2
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
(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:
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ZA19-0076 Page 3
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.
N:\Community Development\MEMO\2019 Cases\0076 - SUP- Solar Panel System - 1781 Kingswood Drive
Case No. Attachment B
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Case No. Attachment C
ZA19-0076 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA19-0076 Review No.: Two Date of Review:1/3/19
Project Name: Specific Use Permit for a Residential Solar Panel System
APPLICANT: Amy Carlisle OWNER: Corrie Decamp
1539 Central Park Drive 1781 Kingswood Drive
Hurst, TX 76053 Southlake, TX 76092
Phone: 817-487-7759 Phone: 817-266-0453
Email: amy@gl.solar Email:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 1/3/19
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 I
Phone: (817) 748-8269
Email: pmoos@ci.southlake.tx.us
1. The distance from the roof to the bottom of the solar panel at the roof mount must not to
exceed 6 inches.
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
_________________________________________________________________________________
Fire Department
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)
Case No. Attachment C
ZA19-0076 Page 2
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:
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 requi red 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 7 0.
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 equipmen t.
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.
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.
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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 rid ge 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 3 3 percent of the plan view total roof
area, a setback of not less than 36 inches (457 mm) wide is requ ired 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 b oth sides of a horizontal
ridge.
2. For photovoltaic arrays occupying more than 66 percent of the plan v iew 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 widt h 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 parape t 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 occ ur, 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 requir ements 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 uppe rcase
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 120 4.5.1(1) and
state the following:
Case No. Attachment C
ZA19-0076 Page 5
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 rapid
shut-down, shall provide a detailed plan view diagram of the roof showing each different
Case No. Attachment C
ZA19-0076 Page 6
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
Case No. Attachment D
ZA19-0076 Page 1
Surrounding Property Owners
Residential Solar Energy System
SPO # Owner Zoning Address Acreage Response
1. BELL, JAMES ALAN SF1-A 1794 KINGSWOOD DR 1.19 NR
2. ADDISON, HOWARD SF1-A 1796 KINGSWOOD DR 1.13 NR
3. MARTIN, KURT C SF1-A 1798 KINGSWOOD DR 1.14 NR
4. HALL, BRADLEY W SF1-A 1801 KINGSWOOD DR 1.21 NR
5. DIDYCH, OLEKSANDR SF1-A 1797 KINGSWOOD DR 1.16 NR
6. GLASER, MICAHEL SF1-A 1795 KINGSWOOD DR 1.18 NR
7. KRIESMAN, TRACI SF1-A 1791 KINGSWOOD DR 1.18 NR
8. HARRIGER, GARY W SF1-A 1789 KINGSWOOD DR 1.10 NR
9. HAMES, ROBERT SF1-A 1787 KINGSWOOD DR 1.05 NR
10. WHITSETT, LYLE D SF1-A 1785 KINGSWOOD DR 1.01 NR
11. CRAIG, RONNIE D SF1-A 1783 KINGSWOOD DR 1.02 NR
12. DECAMP, CORRIE SF1-A 1781 KINGSWOOD DR 0.97 NR
13. TEXAS, STATE OF RPUD 2116 PALOMAR TR 0.04 NR
14. VERBICK, TREY A RPUD 2112 PALOMAR TR 0.56 NR
15. GRICE, JOHN C SF1-A 1800 KINGSWOOD DR 1.35 NR
16. ANDERSON, GRAHAM SF1-A 1788 KINGSWOOD DR 1.37 NR
17. HARRILL CONSTRUCTION
LLC SF1-A 1790 KINGSWOOD DR 1.18 NR
18. STORY, BRANDON KEITH SF1-A 1792 KINGSWOOD DR 1.20 NR
19. KENNEDY, MARK RPUD 2108 PALOMAR TR 0.57 NR
20. 5897 LIVING TRUST RPUD 2104 PALOMAR TR 0.66 NR
21. TRUMPHELLER, KENNETH SF1-A 1793 KINGSWOOD DR 1.20 NR
Case No. Attachment D
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22. 985 RANDOL MILL LP RPUD 2117 PALOMAR TR 0.32 NR
23. SOUTHLAKE, CITY OF SF1-A 1779 KINGSWOOD DR 0.44 NR
24. HALE, JAMES V SF1-A 1784 KINGSWOOD DR 0.97 NR
25. REZNIK, ROBERT L SF1-A 1782 KINGSWOOD DR 0.97 O
26. REZNIK, ROBERT L SF1-A 1780 KINGSWOOD DR 0.34 O
27. SOUTHLAKE, CITY OF SF1-A 1778 KINGSWOOD DR 0.15 NR
28. THE TEMPLE FAMILY
LIVING TRUST SF1-A 1786 KINGSWOOD DR 1.18 NR
29. Superintendent of Carroll
ISD 2400 N Carroll Ave NR
30. Superintendent of
Grapevine Colleyville ISD 3051 Ira E Woods Ave NR
31. Superintendent of
Northwest ISD PO Box 77070 NR
32. Superintendent of Keller
ISD 350 Keller Pkwy NR
33. City of Keller P.O. Box 770 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty (30)
Responses Received: In Favor: 0 Opposed: 1 Undecided: 0 No Response: 29
Case No. Attachment E
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Surrounding Property Owners Responses
Case No. Attachment F
ZA19-0076 Page 1
RESOLUTION NO. 19-046
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 1781
KINGSWOOD DRIVE, BEING DESCRIBED AS LOT 2, BLOCK 2,
RANDOL MILL 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
“SF-1A” 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 there of; and,
WHEREAS, the City Council does hereby find and determine that the gran ting 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
1781 Kingswood Drive being described as Lot 2, Block 2, Randol Mill Estates, 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.
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SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS _______ DAY OF _________, 2020.
CITY OF SOUTHLAKE
By: _________________________________
Laura Hill, Mayor
ATTEST:
_________________________________
Amy Shelley
City Secretary
Case No. Attachment F
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EXHIBIT ‘A”
Plans and Support Information
Reserved for exhibits