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HomeMy WebLinkAbout11. 20-218 MAY 26, 2020 20-218 RESOLUTION (CARRIED 6-0 LOST LAID OVER WITHDRAWN ) PURPOSE: APPROVE CONDITIONAL USE PERMIT TO ALLOW A ROOF MOUNTED SMALL SOLAR ENERGY SYSTEM AT 11 CHATEAU TERRACE INITIATED BY: TERESA BASSLER, EAGLE POINT SOLAR PLAN COMMISSION RECOMMENDATION: Approved WHEREAS, the Plan Commission finds that the Conditional Use Permit to allow a roof mounted small solar energy system at 11 Chateau Terrace, is consistent with the criteria established in Section 30-382(F)(3) of the Oshkosh Zoning Ordinance; and NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Oshkosh that a conditional use permit is hereby approved to allow a roof mounted solar energy system at 11 Chateau Terrace, per the attached. of Oshkosh TO: Honorable Mayor and Members of the Common Council FROM: Mark Lyons Planning Services Manager DATE: May 21, 2020 RE: Approve Conditional Use Permit to Allow a Roof Mounted Small Solar Energy System at 11 Chateau Terrace (Plan Commission Recommends Approval) BACKGROUND The subject site is 0.22 acres in size located at the northern cul-de-sac bulb of Chateau Terrace, generally located northeast of Jackson Street and Snell Road. The site consists of a single-family house constructed in 2002 with attached garage. The surrounding area consists of an established residential neighborhood with predominantly single-family uses and some multi -family apartments further to the south. ANALYSIS The applicant is proposing to install a multi -panel solar array on the roof of the existing home which will produce up to 3.8kW AC/4.96 kW DC of electric power. The purpose of the array is to reduce the consumption of energy from local service providers. The array will consist of two groups of eight 5.38-foot x 3.25-foot panels. The panels will be installed on the south -facing section of the roof to take full advantage of the suri s rays. The submitted site plan shows the configuration of how the panels will be installed with accessory hardware, along with a temporary staging area adjacent to the driveway. Wisconsin statutes limit a municipality's ability to restrict placement of private renewable energy systems and the City must apply state statute to evaluate these types of requests. The City may not restrict placement or use of said structures unless the restriction satisfies one of the following conditions: Serves to preserve or protect the public health or safety Does not significantly increase the cost of the system or significantly decrease its efficiency. Allows for an alternative system of comparable cost and efficiency. City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://www.ci.oshkosh.wi.us Staff is of the opinion that this request does not satisfy any of the above criteria. The proposed placement is in the most logical location available. Although the array is in view from the public street, southern exposure is most desirable to take advantage of the sun's rays. The applicant's narrative states that the solar array will not negatively impact the neighboring properties in regard to noise, glare nor hours of operation. Staff is in support of the proposed small solar energy system as the accessory use should not be detrimental to the surrounding area. Private energy producing systems are becoming increasingly common nationwide as there is growing public movement to become more sustainable and less reliant on commercial service providers. The Inspection Services Division has reviewed this request and will require structural designs of the existing roof structure to ensure the roof is engineered to withstand the added weight of the array. This will be required at the time of building permit issuance. FISCAL IMPACT Approval of this project may result in a minor increase in assessed property value for the site and will require no additional city service provision. The owner is anticipating spending approximately $5,200 on the improvement. RECOMMENDATION The Plan Commission recommended approval of a Conditional Use Permit with findings at its May 19, 2020 meeting. Please see the attached staff report and meeting minutes for more information. Respectfully Submitted, Mark Lyons Planning Services Manager Approved: Mark A. Rohloff City Manager City Hall, 215 Church Avenue P.O. Box 1130 Oshkosh, WI 54903-1130 920.236.5000 http://w .ci.oshkosh.wi.us ITEM: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST TO ALLOW A ROOF -MOUNTED SMALL SOLAR ENERGY SYSTEM AT 11 CHATEAU TERRACE Plan Commission meeting of May 19, 2020 GENERAL INFORMATION Applicant: Teresa Bassler, Eagle Point Solar Owners: Steve & Lori George (Lori A. Becker per Assessor's records) Action(s) Requested: The applicant is requesting a Conditional Use Permit to allow placement of a small roof - mounted solar energy system on an existing single-family house located at 11 Chateau Terrace. Applicable Ordinance Provisions: Small solar energy systems are classified as an accessory use permitted only through a Conditional Use Permit in any zone district as regulated in Section 30-86(W) of the Zoning Ordinance. Criteria used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance. Property Location and Background Information: The subject site is 0.22 acres in size located at the northern cul-de-sac bulb of Chateau Terrace, generally located northeast of Jackson Street and Snell Road. The site consists of a single-family house constructed in 2002 with attached garage. The surrounding area consists of an established residential neighborhood with predominantly single-family uses and some multi- family apartments further to the south. Subject Site: Existing Land Use Zoning Single -Family Residential I Single -Family Residential-5 (SR-5) Adjacent Land Use and Zoning: Existing Uses Zoning North Single -Family Residential Single -Family Residential-3 (SR-3) South Single -Family Residential Single -Family Residential-5 (SR-5) West Single -Family Residential Single -Family Residential-5 (SR-5) East ily Residential Single -Family Residential-5 (SR-5) Comprehensive Plan Land Use Recommendation Land Use 2040 Comprehensive Land Use Plan Recommendation Light Density Residential ANALYSIS The applicant is proposing to install a multi -panel solar array on the roof of the existing home which will produce up to 3.8kW AC/4.96 kW DC of electric power. The purpose of the array is to reduce the consumption of energy from local service providers. The array will consist of two groups of eight 5.38-foot x 3.25-foot panels. The panels will be installed on the south - facing section of the roof to take full advantage of the suns rays. The submitted site plan shows the configuration of how the panels will be installed with accessory hardware, along with a temporary staging area adjacent to the driveway. Wisconsin statutes limit a municipality's ability to restrict placement of private renewable energy systems and the City must apply state statute to evaluate these types of requests. The City may not restrict placement or use of said structures unless the restriction satisfies one of the following conditions: Figure 1 - Example of a Solar Array Installation in Fond du Lac, WI Serves to preserve or protect the public health or safety Does not significantly increase the cost of the system or significantly decrease its efficiency. Allows for an alternative system of comparable cost and efficiency. Staff is of the opinion that this request does not satisfy any of the above criteria. The proposed placement is in the most logical location available. Although the array is in view from the public street, southern exposure is most desirable to take advantage of the suns rays. The applicant's narrative states that the Figure 2 - Example of a Solar Array Installation in Dubuque, IA solar array will not negatively impact the neighboring properties in regard to noise, glare nor hours of operation. Figures 1 and 2 show how a typical installation of a solar array appears from ground level. Staff is in support of the proposed small solar energy system as the accessory use should not be detrimental to the surrounding area. Private energy producing systems are becoming increasingly common nationwide as there is growing public movement to become more sustainable and less reliant on commercial service providers. Item— CUP/Small Solar Energy System —11 Chateau Terrace The Inspection Services Division has reviewed this request and will require structural designs of the existing roof structure to ensure the roof is engineered to withstand the added weight of the array. This will be required at the time of building permit issuance. RECOMMENDATION/CONDITIONS In its review and recommendation to the Common Council on an application for a Conditional Use Permit, staff recommends the Plan Commission make the following findings based on the criteria established by Chapter 30-382 (F)(3): (1) Is in harmony with the Comprehensive Plan. (2) Would not result in a substantial or undue adverse impact on nearby property, the character of the neighborhood, environmental factors, traffic factors, parking, public improvements, public property or rights -of -way, or other matters affecting the public health, safety, or general welfare. (3) Maintains the desired consistency of land uses, land use intensities, and land use impacts as related to the environs of the subject property. (4) The conditional use is located in an area that will be adequately served by, and will not impose an undue burden on, any of the improvements, facilities, utilities or services provided by public or private agencies serving the subject property. (5) The potential public benefits outweigh any potential adverse impacts of the proposed conditional use, after taking into consideration the applicant's proposal and any requirements recommended by the applicant to ameliorate such impacts. Staff recommends approval of the proposed Conditional Use Permit for installation of a small solar energy system accessory use at 11 Chateau Terrace as proposed with the findings listed above. The Plan Commission approved of the Conditional Use Permit as requested with findings noted. The following is the Plan Commissions discussion on this item. Site Inspections Report: Ms. Propp reported visiting the site. Staff report accepted as part of the record. The applicant is requesting a Conditional Use Permit to allow placement of a small roof - mounted solar energy system on an existing single-family house located at 11 Chateau Terrace. Mr. Nau presented the item and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The applicant is proposing to install a multi -panel solar array on the roof of the existing home which will produce up to 3.8kW AC/4.96 kW DC of electric power. The purpose of the array is to reduce the consumption of energy from local service providers. The array will consist of two groups of eight 5.38-foot x 3.25-foot panels. The panels will be installed on the south -facing section of the roof to take full advantage of the sun s rays. The submitted site plan shows the configuration of how the panels will be installed with Item — CUP/Small Solar Energy System —11 Chateau Terrace accessory hardware, along with a temporary staging area adjacent to the driveway. The proposed placement is in the most logical location available. Although the array is in view from the public street, southern exposure is most desirable to take advantage of the suri s rays. Staff is in support of the proposed small solar energy system as the accessory use should not be detrimental to the surrounding area. He said staff recommends approval of the proposed Conditional Use Permit for installation of a small solar energy system accessory use at 11 Chateau Terrace as proposed with the findings listed in the staff report. Mr. Fojtik opened technical questions to staff. Mr. Perry inquired about the pitch of the roof because there is glare that comes off of solar panels if the pitch is pretty steep. He said if the panels are facing south, there is a potential for glare all day long. He stated he is in support of solar renewable energy but feels standards should be adopted for requests like this. Mr. Hinz asked if there were any standards from the City in regard to solar panels. Mr. Lyons replied the State limits the ability for the City to do much with these as stated in the staff report. He said he would recommend getting legal advice before adding standards because requests like these are highly regulated by the State on what the City is allowed to do. Mr. Hinz asked if public safety could be an issue due to the glare. Mr. Lyons replied if it could be proven that it was a public health safety due to the glare, it could be something that could be conditioned or used as a basis for denial. Mr. Perry stated it should be looked into more because there are some significant roof pitches in the community. Mr. Lyons explained the state law. He said it is definitely something staff can look into more as they did the metal roofs. Mr. Hinz asked for staff to pull up the Google Street View. Mr. Perry said the glare could be an issue over the garage but he does not see issues anywhere else. Mr. Hinz asked if this item went to Council. Mr. Lyons replied it would go to Council for final approval. Mr. Fojtik opened up the public hearing and asked if the applicant wanted to make any statements. There were no statements from the applicant. Item — CUP/Small Solar Energy System —11 Chateau Terrace There were no public comments on this item. Mr. Fojtik closed the public hearing and asked if the applicant wanted to make any closing statements. There were no closing statements from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Hinz. Mr. Fojtik asked if there was any discussion on the motion. Mr. Ford stated he would inform Council of the Plan Commission's concerns when he gives his boards update report at Council. Motion carried 9-0. Item — CUP/Small Solar Energy System —11 Chateau Terrace SUBMITTO: City of Oshkosh Application Dept, of Commun[ty Development City 215 Church Ave., P.O. Box 1 130 Oof Conditional Use Permit PHONE:, 205 23-505903-1130 shkosh PHONE: 192ai 23a-s059 "*PLEASE TYPE OR PRINT USING BLACK INK** APPLICANT INFORMATION Petitioner: �0�n N < �G\cA,r Date: -34 -2 w Petitioner's Address: D4W Per' �►�c� City: State: -JA Zip:� �O� Telephone #: 6%6) _5 ,,-404+ Email: ass n 3� Contact preference: ❑ Phone AEma] ter, ew-2, Status of Petitioner (Please Check): ❑ Owner VRepresentative C Tenant - Prospective Buyer Petitioner's Signature (required): Date: 3 ` b "Z92b OWNER INFORMATION Owner(s): S�eye LLti ► G"Co y Date: '; -1!6 - 2-DIU Owner(s) Address: City: State: Wt zip: '5'hD) Telephone #: q)L'0) Lfft - 19S 1 Email: S 4i t IIarl Contact preference: 01Phone ❑ Email Ownership Status (Please Check): III (Individual ElTrust ❑ Partnership ❑ Corporation Property Owner Consent: (required) By signature hereon, I/We acknowledge that City officials and/or employees may, in the performance of their functions, enter upon the property to inspect or gather other information necessary to process this application. I also understand that all meeting dates are tentative and may be postponed by the Planning Services Division for incomplete submissions or other administrative reasons. Property Owner's Sign SITE INFORMATION Date: 3 -1� • 202-0 Address/Location of Proposed Project: cu.L 7LI�rCAI-1c � Proposed Project Type: _In,: �llc,.1v p� 3,f�k14 Ha6, k,w -C., LAN - Current Use of Property: oning: Sks Land Uses Surrounding Your Site: North: South: East: West: "*Please note that a meeting notice wiil be mailed to all abutting property owners regarding your request. ➢ It is recommended that the applicant meet with Planning Services staff prior to submittal to discuss the proposal. ➢ Application fees are due at time of submittal. Make check payable to City of Oshkosh. Please refer to the fee schedule for appropriate fee. FEE IS NON-REFUNDABLE For more information please the City's website at www.ci.cshkosh.wi.us/Community_Development/Planning.htm Staff Date Rec'd Briefly explain how the proposed conditional use will not have a negative effect on the issues below. 1. Health, safety, and general welfare of occupants of surrounding lands. 2. Pedest{rian and vehicular circulation and safety. ` {,�LG115} r 1 GW► ��1I'Zi;FG��c.� Cd.1.GIC�(r•�a� � 3. Noise, air, water, or other forms of environmental pollution. jUf ­V�u 1 4'"1'r4�WC�W rt �Aa*)- W-�b� 4. The demand for and availability of public services and facilities. 5. Character and future development of the area. SUBMITTAL REQUIREMENTS - Must accompany the application to be complete. (Submit only digital files. Please note at the discretion of Community Development staff may request a hard copy) ➢ A narrative of the proposed conditional use and project Including: ❑ Proposed use of the property ❑ Existing use of the property ❑ Identification of structures on the property and discussion of their relation to the project ❑ Projected number of residents, employees, and/or daily customers ❑ Proposed amount of dwelling units, floor area, landscape area, and parking area expressed in square feet and acreage to the nearest one -hundredth of an acre ❑ Effects on adjoining properties to include: noise, hours of operation, glare, odor, fumes, vibration, etc. ❑ Surrounding land uses ❑ Compatibility of the proposed use with adjacent and other properties in the area. ❑ Traffic generation ❑ Any other information pertinent to adequate understanding of the intended use and its relation to nearby properties A complete site plan Including: ❑ Digital plans and drawings of the project ❑ Title block that provides all contact information for the petitioner and/or owner, if different ❑ Full name and contact information of petitioner's engineers/surveyors/architects, or other design professionals used in the plan preparation ❑ The date of the original plan and latest date of revision to the plan ❑ A north arrow and graphic scale. Said scale is not to be smaller than one inch equals sixty feet (1 "=60') unless otherwise approved by the Department of Community Development prior to submittal ❑ All property lines and existing and proposed right-of-way lines with bearings and dimensions clearly labeled ❑ All required building setback and offset lines ❑ All existing and proposed buildings, structures, and paved areas, including building entrances, walks, drives, decks, patios, fences, walls ❑ Location of all outdoor storage and refuse disposal areas and the design and materials used for construction ❑ Location and dimension of all on -site parking (and off -site parking provisions if they are to be employed), including a summary of the number of parking stalls provided per the requirements of Section 30-175 City of Oshkosh Zoning Ordinance ❑ Location and dimension of al{ loading and service areas on the subject property ❑ Location, height, design, illumination power and orientation of all exterior lighting on the property including a photometrics plan ❑ Location of all exterior mechanical equipment and utilities and elevations of proposed screening devices where applicable (i.e. visible from a public street or residential use or district). Mechanical equipment includes, but is not limited to; HVAC equipment, electrical transformers and boxes, exhaust flues, plumbing vents, gas regulators, generators Eagle hointl S 0 L A R Bringing you the SUN' Agriculture Commercial Residential 1 Municipal Utility Academic Eagle Point Solar is proposing to install a 3.8kW AC/4.96kW DC Roof Mounted Solar Array on residential property located at 11 Chateau Terrace. The property is a single-family home. The southwest side of the roof will have sixteen 310-watt modules that measure 5.38' x 3.25' per module. The presence of this solar array will not have any effect an adjoining properties regarding noise, hours of operation, glare, etc. EaglePointSolar,com Office locations in Iowa, Illinois and Wisconsin z J I ry N C o o O ry d N W m m O a� i 5 Oice+ a =m V FI N>N 2. 1`� 3: t6 FtV /`�� y o W LM Z C H w a Fru p QiO Y m o W ma��d is, QN J P 10 vM�i W V W N [n a V .� u (3 .� 0 O+ 0 1VC NCIi,I2?s-C A-2 w a m Q 'uj F W lL CL 0 O rL0 E L L. N o�OIQ �L C _��� I --I p LJ N O 0 L L '0 g �U � ��'� 'a V / 0D� _ = ° o Q L U �„� Q _ o� Q zu �L o U� =3�0 O� U w 0 p — +� .0 = L re) W L Q / NR TI m O ``j +� C7 D 0 .6 N O X LU L o N +� m W o mow° S �� U �� fO U = a m �� `- o 0 c7 � L U C u u 0 0 ro ro O O ■ ulu •� ra U.,.,. i 0) 0 _ (O ti b O O ra o en C 0) L L L W O O X O �I O,n�� U—O rory 1 v I w VSUN Innovative 1 / .O4% Module efficiency 33OW Highest power output SPID-free 1 2yea rs Material & Workmanship warranty 2 5 yea rs Linear power output warranty °Laj1 World class poly efficiency Tighter product performance ©X° distribution and current sorting reduces the mismatch power loss in system operation OPositive tolerance offer Good temperature coefficient enables higher output in high temperature regions Excellent performance under low light conditions Certified for salt/ammonia corrosion resistance Load certificates: wind to 0 2400Pa and snow to 5400Pa 100% 97.5% Addrti 904E °nal value from VgUN,s linearWarrant Y 80% i Number of years 5 yearn 10 years 15 years 20 years 25 years ■ VSUN I Standard Warranty n •12-year product warranty Munich RE - •25-year linear power output warranty Invested by Fuji Solar, VSUN is a Japanese solar module solutions provider located in Tokyo that offers Japanese quality solar technologies globally. The group's business started in Japan in 2006, later spreading to North America, Southeast Asia, and EMEA. Innovative & Smart - VSUN has been committed to providing greener, cleaner, and more intelligent renewable energy solutions. It is focusing on the new energy market and the development of customized and high -efficiency products. Note: All information and data are subject to change without notice. All rights reserved@VSUN A Sub -company of FUJISOLHR Electrical Characteristics at Standard Test Conditions(STC) Module Type VSUN330-72P VSUN325-72P VSUN320-72P VSUN315-72P VSUN310-72P Maximum Power - Pmax (W) 330 325 320 315 310 Open Circuit Voltage - Voc (V) 46.1 46 45.9 45.7 45.6 Short Circuit Current - Isc (A) 9.28 9,19 9.1 9.01 8.91 Maximum Power Voltage - Vmpp M 37.8 37.6 37.3 37.1 37 Maximum Power Current - Impp (A) 8.75 8.66 8.57 8.48 8.39 Module Efficiency 17.04% 16,78% 16.53% 16,27% 16.01% Standard Test Conditions (STC): irradiance 1,000 W/m2; AM 1,5; module temperature 25°C. Tolerance of Pmpp: 0-+3%. Measuring uncertainty of power: ±3%. Electrical Characteristics at Normal Operating Cell Temperature(NOCT) Module Type VSUN330-72P VSUN325-72P VSUN320-72P VSUN315-72P VSUN310.72P Maximum Power - Pmax (W) 243.8 240.1 235.6 231.9 228.8 Open Circuit Voltage - Voc M 42.6 42.5 42.4 42.2 42.1 Short Circuit Current - Isc (A) 7.49 7.42 7.35 7.27 7,19 Maximum Power Voltage - Vmpp M 34.7 34.6 34.4 34.2 34.1 Maximum Power Current - Impp (A) 7.02 6,94 6.85 6.78 6,71 Normal Operating Cell Temperature( (NOCT) : irradiance 800W/m'; wind speed 1 m/s ; cell temperature 45°C; ambient temperature 20'C. Measuring uncertainty of power: ±3%. Temperature Characteristics Maximum Ratings NOCT 45°C (±2°C) Maximum System Voltage [VJ 1000 Voltage Temperature Coefficient -0.292%/K Series Fuse Rating [A] 20 Current Temperature Coefficient +0,045%/K Power Temperature Coefficient -0.4081/./K Material Characteristics Dimensions 19SSx990x40mm (LXWxH) Weight 22.Okg Frame Anodized aluminum profile Front Glass White toughened safety glass, 3,2 mm Cell Encapsulation EVA (Ethylene Vinyl -Acetate) Back Sheet Composite film Cells 6x12 pieces polycrystalline solar cells series strings (156.75mmx156.75mm) Junction Box Rated current213A, IP>_67, TUV&UL Cable&Connector Length 1200 mm, 1 x4 mmZ, compatible with MC4 Packaging System Design Dimensions 1980xl140x1120mm Temperature Range -40 °C to + 85 °C Container 20' 270 Withstanding Hail Maximum diameter of 25 mm with impact Container 40' 648 speed of 23 m/s Container 40'HC 708 Maximum Surface Load 5,400 Pa Application class class A Dimensions IV -Curves Aotc.(h-W ................ 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