HomeMy WebLinkAboutA5 ITEM #: �6 —
DATE: 09/14/16
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO ZONING BOARD OF ADJUSTMENT
DATE PREPARED: September 14, 2016
CASE FILE NO.: ZBA-1X7
MEETING DATE: Zoning Board of Adjustment — September 14, 2016
REQUEST FOR APPROVAL OF A SOLAR ENERGY SYSTEM SPECIAL USE
PERMIT: To allow for installation of an attached solar energy system that exceeds 6
inches in height at 711 Carroll Avenue (see Attachment A - Location Map)
PROPERTY OWNER: Larry Gleason
711 Carroll Avenue
Ames, Iowa 50014
APPLICANT: Tim Kruse
Greenlight Renewable Services
2809 Kingman Blvd
Des Moines, IA 50311
LOCATION: 711 Carroll Avenue
ZONING: "RL" (Residential Low Density)
BACKGROUND AND PROJECT DESCRIPTION:
Larry Gleason, owner of 711 Carroll Avenue in Ames, desires to construct a solar
energy system on the roof of his home located at 711 Carroll Avenue. The system is
proposed on the south portion of his home on a flat roof. The system consists of solar
panels that are angled to the south and are 13.5" in height at their highest point. (See
Attachment C & D) Although the garage setback is nonconforming at 20 feet where 25
feet is required, the solar energy system is placed at the 25-foot setback requirement
from the front lot line. The need for the Special Use Permit is triggered by the height of
the system exceeding 6 inches and that it is visible from the street.
APPLICABLE LAW:
The Solar Energy System Special Use Permit has unique criteria tailored to the
conditions related to its installation and compatibility when compared to typical Special
Use Permits. Chapter 29, Section 29.1309(12)(a through c) of the Municipal Code
states the following:
(c) Review Criteria. To approve a Solar Energy System Special Use Permit the
Zoning Board of Adjustment must find that the proposal conforms to all of the
following five criteria (i-v) and either vi —or- vii. (See Applicant's Statements
Attachment B)
FINDINGS OF FACT & CONCLUSIONS:
Based upon the information provided in the application, the following findings of fact and
conclusions may be made regarding the standards of approval.
SOLAR ENERGY SYSTEM SPECIAL USE PERMIT STANDARDS
(i) The system will be harmonious with the character of the neighboring
properties as they exist on the date of approval, which is defined as
properties within 200 feet of the system property.
Findings of Fact: The system is proposed on the flat portion of the roof of the home at
711 Carroll Avenue. The panels will face slightly upward and south. The solar panels
are 1.3" thick in terms of structural thickness. The view from the abutting street and
surrounding properties will generally involve the outside edge of the panels. The
exception will be the home to the south which will be able to view more of the panels
from the second floor of the home. The flat area of the roof slopes gradually at a '/4" per
foot upward from south to north for the length of the roof that the panels are proposed
on. This provides for a parapet that is 6" high at the north end of the array as the
parapet height increase exponentially to the slope of the roof upward.
Conclusions: The proposed system does not disrupt the nature of the surrounding
neighborhood with its minimal profile. The system as designed is for residential use and
does not have a non-residential application. It is sized in a manner consistent with
residential use. The slope of the parapet along the area the panels are located on will
shield a portion of the system up to 6" at the northern most point. This will allow for a
portion of the system to be partially shielded from the abutting streets and properties.
The view of the side of the proposed system will be minimal and not disrupt
neighborhood harmony. It can be concluded that the proposed Solar Energy
System meets Standard (i) for a Solar Energy System Special Use Permit.
(ii) Access to open space (air and light) from the neighboring properties is not
significantly reduced.
Findings of Fact: The maximum height of the proposed system from the roof location is
13.5" in height. The proposed system is located on a flat roof which causes no
additional angle at which the system can be visible from and thereby does not take up
any additional space over the roof. The proposed system is located totally upon the roof
structure of which it is proposed to be attached and does not protrude beyond the roof
edge. It causes no significant enlargement of the home and does not extend into any
required setbacks nor extend past any maximum height standards of the zoning district
it is located within.
Conclusions: The proposed system does not significantly reduce access to open space
(air and light) from the neighboring properties. The part of the house with the system will
remain at a 1-story height. The system causes no significant enlargement of the
principal structure and does not extend into any required setback or extend upward in
excess of the maximum height standards of the zoning district it is located within. It can
be concluded that the proposed Solar Energy System meets Standard (ii) for a
Solar Energy System Special Use Permit.
(iii) If in a historic district, a certificate of Appropriateness has been granted by
the Historic Preservation Commission.
Findings of Fact: The property in question at 711 Carroll Avenue is not located within a
Historic District.
Conclusions: This standard is not applicable to this property and therefore can be found
to be in compliance. It can be concluded that the proposed Solar Energy System
meets Standard (iii) for a Solar Energy System Special Use Permit.
(iv) The predominate pattern of building placement, height, orientation and
scale among the neighboring properties and general area beyond the
neighboring properties will not be negatively impacted or altered by the
system.
Findings of Fact: The building pattern for the area has already been set by the existing
buildings. The highest point on the proposed panels will be 13.5" from the surface of the
roof. The panels are proposed to be located on an existing roof surface with no new
addition to the principal building to support the system. Due to the flat roof of the garage
upon which the system is proposed to be located, the view of the system will be limited
and minimal even more than a pitched roof flush design. The height change upon the
roof will be negligible from a neighborhood standpoint and will not affect the scale of the
existing principal structure in relation to the surrounding properties and the
neighborhood. No significant trees are proposed to be removed to allow for use of the
solar panels.
Conclusions: The proposed system placement, height and design does not cause an
alteration to the existing principal structure in terms of size, height and orientation.
Further, the flat roof upon which the system is proposed assists in minimizing the
system from surrounding views. It can be concluded that the proposed Solar Energy
System meets Standard (iv) for a Solar Energy System Special Use Permit.
(v) The system conforms with all other city, state and federal regulations.
Findings of Fact: The proposed system is required to have a signed Interconnection
agreement from Ames Electric as well as all applicable building permits from the
inspections department prior to beginning construction. Approval of a Special Use
Permit for the system does not authorize the owner to begin construction until all city
requirements are satisfied. The proposed system is not found to be in conflict with any
state or federal regulations governing solar energy systems.
Conclusions: The proposed solar energy system complies with all other city, state and
federal regulations. It can be concluded that the proposed Solar Energy System
meets Standard (v) for a Solar Energy System Special Use Permit.
One the following two criteria must also be met:
(vi) Unique topography, vegetation or lot conditions exist which help to shield
the system from view of neighboring properties and from the street.
-o r-
(vii) Placement of the principal building allows the system to be located and
operated in a way that helps to shield the system from view of neighboring
properties and from the street.
Findings of Fact for Criterion vii: The system is proposed on a flat roof with only a '/4"
slope upward from south to north. The design and proposed layout of the system calls
for a tilted panel facing the south with the sides of the panel exposed to the abutting
street. Additionally, the slope of the roof causes 6 inches of the proposed system to be
obscured at the north end of the system. To the north the main portion of the home is
elevated above the flat roof area and shields the system completely to the north. To the
west the system is visible in the same manner as it is from the front street side. To the
south, the system will be visible from the second story of the two-story home on the
property to the immediate south.
Conclusions:
The system must have an orientation to the south at the proper angle to be able to
efficiently and effectively produce electricity. The design of the roof and proposed
system design maximize the shielding of the system from view of abutting streets and
neighboring properties. While the system will be most visible from the property to the
immediate south, visibility of the panels from the second-story of the home to the south
would be the same if the system conformed to the flush mount requirement. Due to the
flat roof, the amount of surface visible for the panels will be less as compared to typical
flush mounted installations on pitched roofs. While visibility is a consideration given that
the proposed system exceeds the 6" height requirement, its only such in considering the
manner in which the system is visible based on solar energy system regulations and not
the matter of it being visible at all. It can be concluded that the proposed Solar
Energy System meets Standard (vii) for a Solar Energy System Special Use
Permit.
PUBLIC COMMENTS:
Mailed notification was made to all owners of property within 200 feet of the subject
property. In addition, a sign was placed in the front yard of the property as notice of the
public hearing. No written comments have been received
ALTERNATIVES:
1. The Zoning Board of Adjustment can approve the request for a Solar Energy
System Special Use Permit at 711 Carroll Avenue.
2. The Zoning Board of Adjustment can deny the request for a Solar Energy System
Special Use Permit, located at 711 Carroll Avenue, if it finds that the Solar
Energy System Special Use Permit standards are not met by the applicant's
proposal.
3. The Zoning Board of Adjustment can refer this request back to the applicant
and/or City staff for additional information.
RECOMMENDED ACTION:
It is the recommendation of the Department of Planning and Housing that the Zoning
Board of Adjustment approve Alternative #1, which is to allow for a Solar Energy
System Special Use Permit for an attached residential Solar Energy System at 711
Carroll Avenue.
Attachment A- Location Map
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Solar Energy System
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' Special Use Permit
Attachment B
Applicant's Responses to Solar Energy System Special Use Permit Criteria
31 August 2016
Justin Moore
Assistant Planner
City of Ames Planning&Housing
Re:Solar Energy System Special Use Permit(SES SUP)Review Criteria for PV Array installation at
711 Carroll Avenue
Reference Section(12)(c):
(i) The neighboring properties are rental units and private residences ranging from one-story
bungalows to multiple-unit conversions. The subject property is the only full two story,
single family,private residence on this block of Carroll Avenue. The full-scale renovation of
the property has improved the character of the neighborhood and the solar system will be I
harmonious with those recent improvements.
(ii) Access to open space(air and light)to,and from,the neighboring properties will not be
reduced at all.
(iii) The Old Town Historic District boundary does not extend eastward beyond the properties
on Duff Avenue, The Certificate of Appropriateness does not apply,
(iv) The building placement,scale,and orientation will not change with the installation of the
SES. The installation on a one-story flat roof keeps the impact low since it is below the roof I
elevations of most neighboring properties.
(v) The system will conform with all other City,State,and Federal regulations. a
(vi) Mature trees surrounding the property,a slight elevation drop to the street level,and the
low profile(10 degree)and setback of the system help shield it from view.
Respec fully Submitted,
Lar lesson,Property Owner
515-233-1447
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Attachment C- Overhead Site Plan View
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711 Carroll Avenue
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515-233-1447
14'Setback to S Lot Line 25'Setback to E Lot line
Attachment D-Street Elevation View
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711 Carroll Avenue
East Elevation J Perspective
Larry Gleason
515.233.1447
Attachment E- Simulated Street View
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