Item 6Case No.
ZA20-0051
S T A F F R E P O R T
October 30, 2020
CASE NO: ZA20-0051
PROJECT: Specific Use Permit for a Residential Solar Energy System
EXECUTIVE
SUMMARY: MYO Power , on behalf of the owner Remana Venigalla, is requesting approval of
a Specific Use Permit for a Residential Solar Energy System on property described
as Lot 6, Block 7, Carillon Phase 4C Addition, City of Southlake, Tarrant County,
Texas and located at 821 Lake Carillon Lane, Southlake, Texas. Current Zoning:
“EZC” Employment Center District. SPIN Neighborhood #3.
DETAILS: The applicant is requesting approval to install a residential solar energy system to
be located on south roof of the house. The proposed solar array for the house
consists of 22 solar energy panels (each panel is approximately 39.33” by 65.51”)
totaling approximately 393.6 square feet and generally oriented southwest. The
proposed system produces 6.82 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 October 16, 2020
(D) Surrounding Property Owners Map
(E) Surrounding Property Owners Responses
(F) Resolution No. 20-044, 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
ZA20-0051 Page 1
BACKGROUND INFORMATION
APPLICANT: MYO Power
OWNER: Remana Venigalla
PROPERTY SITUATION: 821 Lake Carillon Lane, Southlake, Texas
LEGAL DESCRIPTION: Lot 6, Block 7, Carillon Phase 4C Addition
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: “EZC” Employment Center District
HISTORY: November 18, 2008; The City Council approved “ECZ” Employment
Center Zoning District and a development plan. (ZA08-031)
May 5, 2009; A preliminary plat showing four hundred twenty-three total
lots was approved. (ZA09-010)
September 27, 2013; The Planning and Zoning Commission approved a
final plat for Carillon Phase 4C. (ZA13-003)
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 side roof of the house;
no trees will be affected by the request.
PLANNING AND
ZONING COMMISSION: October 22, 2020; Approved (5-0) a motion, pending discussion with the
applicant, to table the item to the Planning and Zoning Commission
meeting on November 5, 2020.
STAFF COMMENTS: Staff has contacted the applicant regarding the Commission’s discussion to
check into other possible locations for the proposed solar panels. The
applicant has indicated that moving the location to the further east south
roof location would be visible from Lake Carillon Lane. According to the
applicant, the owner has indicated that the HOA approval is under still
under review by the HOA.
Staff review may be found in the Specific Use Permit Summary No. 2
dated October 16, 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 o r if the use shall cease for a
period of six (6) months.
45.5 FACTORS TO BE CONSIDERED - In granting or denying an
application for a specific use permit, the City Council shall take int o
consideration the following factors:
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ZA20-0051 Page 2
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 gen erated by the proposed use
around the site and in the immediate neighborhood.
g. Adequacy of parking, as determine d 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 b y
all-weather surfacing on all parking areas to cont rol 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 establi sh 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.
Case No. Attachment A
ZA20-0051 Page 3
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 l ess 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 bu ilding permit has
been issued or principal use has actually been commenced.
b. A line of sight analysis will be required in addition to the ap plicable submittal
requirements under Section 40 (Development Plans and Site Plans) of the City of
Southlake Zoning Ordinance.
c. Solar photovoltaic power systems must comply with Section 1204 of the 2018
International Fire Code.
N:\Community Development\MEMO\2020 Cases\0051 - SUP – 821 Lake Carillon Lane
Case No. Attachment B
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Case No. Attachment D
ZA20-0051 Page 1
SPECIFIC USE PERMIT REVIEW SUMMARY
Case No.: ZA20-0051 Review No.: Two Date of Review:10/16/20
Project Name: Specific Use Permit for a Residential Solar Panel System
APPLICANT: MYO Power OWNER: Ramana Venigalla
Sandra Keith
821 Lake Carillon Drive 420 Throckmorton St., Ste. 200
Plano, TX 75024 Southlake, TX 76092
Phone: 214-226-9660 Phone: 217-220-0261
Email: sandi@myogroup.co Email: rvenigalla@gmail.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 9/14/20 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. On the plot plan and solar layout plan, provide dimension from the roof eaves and ridges for
the edge of the solar panels to mee t the 2018 International Fire Code, Section 1204:
1204.2 Access and pathways. Roof access, pathways, and spacing requiremen ts 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 loc ated in areas with
minimal obstructions, such as vent pipes, conduit or me chanical equipment.
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 per mit is not issued and
construction begun within six (6) months of the granting of the specific use permit or if th e 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.
Case No. Attachment D
ZA20-0051 Page 2
_________________________________________________________________________________
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 Syste ms. 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
d. No solar energy system shall be con structed upon a lot until a building
permit has been issued or principal use has actually been commenced.
e. 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 S ections 1204.2
through 1204.5, and the Internationa l Building Code or International Residential Code. The
electrical portion of solar PV systems shall be installed i n 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, co nduit or mechanical equipmen t.
Exceptions:
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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 th rough 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 o ne
pathway shall be provided on the street or drive way side of the roof. For each roof plane with 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 photovol taic 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 o r 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 co nform 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 mo re 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 horizon tal
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 provi ded in accordance with Sections 1204.3.1
through 1204.3.3.
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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.
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 grea ter than 150 feet (45 720 mm)
throughout the length and width of the roof.
2. A pathway not less than 4 feet (121 9 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 section s 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 1m n) 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 acco rdance 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:
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ZA20-0051 Page 5
1. For solar photovoltaic systems that shut down the array and the conductors lea ving the
array, a label shall be provided. The firs t 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 in ch (5mm) in
black on a white background. The label shall be in accordance with Figure 1204.5.1(1) and
state the following:
SOLAR PV SYSTEM EQUIPPED WITH RAPID SHU1DOWN. TURN RAPID
SHUTDOWN SWITCH TO THE "OFF"
POSITION TO SHUT DOWN PV SYSTEM AND REDUCE SH OCK 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 backg round 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 SH UTDOWN.
TURN RAPID SHUTDOWN SWITCH TO THE "OFF" POS ITION 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 s witch 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
Case No. Attachment D
ZA20-0051 Page 6
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 shutdow n type. Solar photovoltaic systems
that contain rap id shut-down in accordance with both Items 1 and 2 of Section 1204.5.1 or
solar photovoltaic systems where only po r-tions of the systems on the building contain rapid
shut-down, shall provide a detailed pl an view diagram of the roof showing each different
photovoltaic system and a dot-ted line around areas that remain energized after th e rapid
shutdown switch is opera ted.
1204.5.3 Rapid shutdown switch . A rapid shutdown switch shall have a label located n ot
greater than 3 feet (914 mm) from the switch tha t states the following:
RAPID SHUTDOWN SWITCH FOR SOLAR PV SYSTEM
Case No. Attachment D
ZA20-0051 Page 1
Surrounding Property Owners
Residential Solar Energy System
SPO # Owner Zoning Site Address Acreage Response
1. WHITMIRE REVOCABLE
TRUST ECZ 816 LAKE CARILLON LN 0.28 NR
2. FISH, LARRY ECZ 801 LAKE CARILLON LN 0.35 NR
3. CHENNAIAHGARI,
SHIRISH ECZ 805 LAKE CARILLON LN 0.34 NR
4. KAKARALA, KARTIKEY ECZ 809 LAKE CARILLON LN 0.32 NR
5. BENJAMIN AND VALERIE
ROUCH REV ECZ 813 LAKE CARILLON LN 0.32 NR
6. GORREPATI, NAVAKANTH ECZ 817 LAKE CARILLON LN 0.32 NR
7. VENIGALLA, LAKSHMI ECZ 821 LAKE CARILLON LN 0.32 NR
8. SINGH, SHILPA ECZ 825 LAKE CARILLON LN 0.32 NR
9. PATEL, RITESH ECZ 829 LAKE CARILLON LN 0.34 NR
10. SANDERS, AARON ECZ 837 LAKE CARILLON LN 0.37 NR
11. CARILLON HOME
OWNERS ASSOCIATI ECZ 800 E KIRKWOOD BLVD 1.32 NR
12. CHO, ALLIS ECZ 833 LAKE CARILLON LN 0.35 NR
13. PATEL, CHIRAG ECZ 901 LAKE CARILLON LN 0.37 NR
14. PATEL, DAXESH ECZ 905 LAKE CARILLON LN 0.35 F
15. RAVI, RAMESH ECZ 909 LAKE CARILLON LN 0.35 NR
16. PATEL, HIREN ECZ 913 LAKE CARILLON LN 0.35 NR
17. KULSHRESHTHA, ALOK K ECZ 917 LAKE CARILLON LN 0.35 NR
18. BOSEMANI,
THANGAMADHAN ECZ 921 LAKE CARILLON LN 0.35 NR
19. PENNAM, SUDHAKAR ECZ 925 LAKE CARILLON LN 0.36 NR
Case No. Attachment D
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20. SCHWARTZ, RYAN J ECZ 908 LAKE CARILLON LN 0.34 NR
21. MUSTAFA, ARSHAD ECZ 820 LAKE CARILLON LN 0.31 NR
22. CIRQUE REVOCABLE
TRUST ECZ 832 LAKE CARILLON LN 0.33 NR
23. KALRA, SONAL ECZ 824 LAKE CARILLON LN 0.30 NR
24. SCOTT, ELENORA ECZ 801 GIVERNY LN 0.28 NR
25. TUMATI, VENKATA ECZ 929 LAKE CARILLON LN 0.37 NR
26. BRAY, RYAN T ECZ 836 LAKE CARILLON LN 0.33 NR
27. ELIZONDO, RODOLFO ECZ 828 LAKE CARILLON LN 0.30 NR
28. DHANJI, PARVIN ECZ 900 LAKE CARILLON LN 0.33 NR
29. GILL, SANDEEP ECZ 904 LAKE CARILLON LN 0.34 NR
30. SINGHANIA, ANH N ECZ 916 LAKE CARILLON LN 0.36 NR
31. RIVAS, JAVIER VELASCO ECZ 920 LAKE CARILLON LN 0.38 F
32. BERGBOWER, ROBERT ECZ 924 LAKE CARILLON LN 0.38 NR
33. MACKEY, TARA ECZ 800 RHONE LN 0.58 NR
34. BODIGE, PRADEEP ECZ 901 LA SALLE LN 0.38 NR
35. CARILLON HOME
OWNERS ASSOCIATI ECZ 828 ORLEANS DR 0.60 NR
36. Supt of Carroll ISD 2400 N Carroll Ave NR
37. Supt of Grapevine
Colleyville ISD 3051 Ira E Woods Ave NR
38. Supt of Northwest ISD PO Box 77070 NR
39. Supt of Keller ISD 350 Keller Pkwy NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Thirty-eight (38)
Responses Received: In Favor: 2 Opposed: 0 Undecided: 0 No Response:36
Case No. Attachment E
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Surrounding Property Owners Responses
Case No. Attachment E
ZA20-0051 Page 2
Case No. Attachment F
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RESOLUTION NO. 20-044
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 LOT 6, BLOCK 7,
CARILLON PHASE 4C ADDITION, 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
“EZC” Employment Center 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
821 Lake Carillon Lane being described as Lot 6, Block 7, Carillon Phase 4C Addition, 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