HomeMy WebLinkAboutA002 - Commission Action Form dated March 15, 2017 ITEM # 8
DATE 03-15-17
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT RELATING TO HEIGHT OF SOLAR
ENERGY SYSTEMS
BACKGROUND:
In November, 2009, the City of Ames adopted an ordinance allowing and regulating .
solar energy systems. The zoning ordinance considers solar energy systems (SES) as
accessory to the principal use of a lot. The ordinance allows for these systems to be
placed on roof tops or on the ground with small accessory support structures. Typically,
the systems must comply with zoning standards e.g. height, setbacks, yard areas as
well as the SES specific standards of Section 29.1309.
In this instance, the applicant, Scott Renaud of FOX Engineering representing Iowa
State Ready-mix, seeks an amendment to allow free-standing systems in industrial
areas to extend 20 feet in height. Currently, Section 29.1309 (3)(c) limits overall height
at 6 feet for panels located in the rear or side yard and 4 feet within a front yard. The
ordinance prohibits front yard placement of panels except, with the approval of a special
use permit. There is an allowance for ground mount systems over parking areas to be
up to 20 feet in height.
The proposed amendment increases the height of free-standing solar energy
systems to 20 feet in the front, side, and rear yards outside of the required
setbacks for land zoned General Industrial.
The applicant also seeks an amendment allowing a greater coverage of a lot by solar
panels. Currently, Section 29.1309 (3)(d)(ii) limits the area of free-standing solar panels
to be no larger than the footprint of the principal buildings. This is a common restriction
on accessory structures.
The proposed amendment retains the size limitations for most zoning districts
but removes the size limit for General Industrial, subject to yard and setback
limits. Any development would still be responsible for meeting minimum landscaping
(15 percent of the lot area) and any parking lot and mechanical unit landscaping.
The proposed changes primarily relate to two planning and zoning issues. The first is
the size and design of the structure and their compatibility with the surroundings. Staff
does not believe that the allowance for increased size of systems in General Industrial
zones would lead to any compatibility issues compared to what may already be built on
a property. The base zone requirements of setbacks and landscape percentage would
still apply.
The second issue is whether to promote or incent use of land with accessory solar
structures on the ground versus roof top installed systems. In some instances ground
mount systems may be easier and cheaper to install than roof mounted systems. The
tradeoff is the use of land on a site that may otherwise be put to another productive use.
For industrial areas many sites are large enough to allow for business expansion
compared to commercial and residential areas. The City places the greatest priority on
creating employment opportunities with efficient use of land for economic needs in
industrial areas. This is of a greatest priority in areas where we desire a high
concentration of employment, such as the Research Park. In these areas it would be
beneficial to efficiently use land with roof top solar installations rather than ground
mount free standing facilities. However, this issue of efficiency has less relevance for
General Industrial areas that may have many types of uses that need a lot of land or
space to operate a business, but are not employee intensive compared to office uses.
This is the case for the applicant.
The proposed amendments would only apply to the General Industrial zoned areas and
would not apply to Planned Industrial or Research Park Innovation District.
The proposed language changes can be found in Attachment A.
ALTERNATIVES:
1. The Planning & Zoning Commission can recommend that the City Council adopt the
proposed amendments regarding solar energy systems.
2. The Planning & Zoning Commission can recommend the City Council decline to
adopt the proposed amendments regarding solar energy systems.
3. The Planning & Zoning Commission can recommend alternative language for the
proposed amendments regarding solar energy systems.
RECOMMENDED ACTION:
The proposed change is limited to General Industrial zoned areas and requires
consistency with the base zone development standards. The proposed changes help to
promote the installation of new solar energy systems without undermining compatibility
with the surroundings. The new free standing SES allowance is not meant to diminish
any required landscaping associated with site development.
Therefore, it is the recommendation of the Department of Planning and Housing
that the Planning and Zoning Commission act in accordance with Alternative #1.
2
ATTACHMENT A: PROPOSED AMENDMENTS
PROPOSED NEw SECTION 29.1309(3)
(3)Freestanding Solar Energy Systems:
(a)Setbacks
(i) Front.Solar Energy Systems shall not be located.within any required front
setback.They may be located in a front yard(beyond the required front setback
line)subject to approval of a Solar Energy System Special Use Permit by the
Zoning Board of Adjustment_evcg3It,as,_r€oted in
(a) Front yard, as used in this section,is the space between the principal
building on the lot and the front lot line.See definition and graphic in
Section 29.406(7)(e).
(ii)Side and Rear.Six(6)feet from all property lines and other structures.
(iii)Corner and Through Lots.The definition and requirements for a front yard in
Section 29.406(7)(e)shall prevail when the subject lot is not an interior lot.
(iv) Easements,Utilities, Rights of Way.No portion of any solar energy system
shall extend into any easement,right of way or public way,regardless of above
stated exceptions and regulations for setback and yard requirements.
(b) Location. Systems shall be located on the same lot as the building being served.
Where there is no principal building,the system is not allowed.
(c)Height in Zoning Districts other than General Industrial:Six(6)feet in height
maximum in side and rear yards. Four(4)'feet in height maximum in front yards,
kak{rant. ,, . ra et �t • aa + t The height shall
be measured from the grade at system base to the highest peak, including the highest
position ofany adjustable system.
cit H i aht in Gene.ai lnrl> stria) rare :"it:ecta 2i?'feet in r�aicsht rnaximurn in fro t taro;
Provided;rant s tbac>k of zonina district is met,Twenty `2 fee"in height maximum in
sIda andi rear yards .rovided arc uired s'do @nd rear sett,c*,%Sgotion 2 a above ire
net.The l eir°ht shall be measured from the grade at system base to the hi' hest Iaeak,
incIudin the hi hest ositlon ofan system.
3
| (dD Freestanding System Size:
i
@ Residential Properties.Systems shall not exceed one-tenth(111()the footprint
of the principal building served ur one hundred(1O0)square he�et.whichever is
greater.
(ii)Non-Residential Properties. Systems shall not exceed the footprint uythe
principal building yowed
(||i) Lot Coverage. Freestanding systems shall be included|n the maximum lot
Coverage nr minimum landscaped area calculations except that uptn40square
feet ioallowed regardless of total lot coverage.
(iv)Measurement nf the system shall he based upon the area nf the solar
receiving panel, regardless nf the adjustment angle my the panel.
(y)A freestanding system,or portion thereof,not visible from abutting street
rights of way ut any time of the year io exempt from maximum size and coverage
om|cu|aUnno.
4
'----_-----_-- ----_---___'-___---__''_ _-----------_----_'_---__ - '-