Solar Thermal Energy Systems Annual Technical Progress Report

In-Depth Policy Workshop:
Zoning for Solar Energy

Presented by the
NY-Sun PV Trainers Network
Your Trainer Today
Jessica Bacher
Land Use Law Center
Pace Law School
jbacher@law.pace.edu
(914)422-4262
2
Materials & Resources
• Zoning for Solar Energy: Resource Guide

available at:
https://training.ny-
sun.ny.gov/images/PDFs/Zoning_for_Solar_
Energy_Resource_Guide.pdf
3
Agenda
Overview of NY Sun PV Trainers Network
Developing a Solar Policy and Planning for Solar Energy
Role of Local Governments
Defining Solar Energy Systems in the Zoning Code
Updating Zoning Codes
Amending Site Plan Requirements
Navigating SEQRA
Review by Additional Local Boards
Requiring & Incentivizing Solar Energy Systems
4 Helpful Resources
NY-Sun Initiative
• Significantly expand installed
solar capacity Statewide Goal of 3 GW
• Attract private investment
$961 Million Total Budget
• Enable sustainable
development of a robust
industry
• Create well-paying skilled jobs

Stimulate the Reduce Soft
• Improve the reliability of the
electric grid Market Place Costs
• Reduce air pollution
• Make solar available to all New

Yorkers that want it
5
About the PV Trainers Network
The NY-Sun PV Trainers Network aims

to lower the installation cost and
expand adoption of solar PV systems
throughout the state.
training.ny-sun.ny.gov
6
About the PV Trainers Network
Lead Organizations Supporting Organizations
7
PV Trainers Network Services Offered
− Land Use Planning
− Zoning for Solar
− Solar Procurement for Local Govts
− Streamlining Solar Permitting
− Intro to Solarize
In-Depth
− Safety & Fire Considerations for Solar PV Trainings
− Solar PV Permitting & Inspection
− Solar PV for Engineers & Architects
Intro to Solar Technical

Policy Assistance
Resources
8 Visit: https://training.ny-sun.ny.gov/trainings
Why We Are Here
Workshop Goal:
To enable local governments to remove land
use barriers for solar energy systems and
encourage the use of solar energy through
effective regulation.
9
US Solar Costs
$4.50
Solar Soft Costs
$1.60
$4.00
$1.40
$3.50 Other Paperwork
$1.20
$3.00
Permitting
Column1 & Inspection
$ per Watt
$1.00
$ per Watt
$2.50
Non-Hardware Cost
$0.80 Financing Costs
$2.00 Hardware Cost
$0.60
$1.50
Customer Acquisition
$0.40
$1.00
$0.50
$0.20 Installation Labor
$0.00
$- Source: NREL , LBNL
US Solar Cost German Solar Cost
10
Agenda
Navigating SEQRA
11 Helpful Resources
Part I: Land Use Planning for Solar Energy
 Plan Making
 Policy Development
 Community Engagement
12
 Adopt model resolution
 Appoint Task Force
 Conduct studies & perform research
 Establish a training program(s)
 Partner with adjacent communities
 Leverage state and federal programs
 Develop a community engagement process
 Amend the comprehensive plan
Source: https://training.ny-sun.ny.gov/images/PDFs/Land_Use_Planning_for_Solar_Energy.pdf
13
Model Solar Resolution
14
Planning to Accommodate Solar
 Add Solar Energy Component to Comp Plan
 Adopt Solar Energy Policy or Plan
15
Part II: Zoning for Solar Energy
Zoning Must Be in Accordance with Comprehensive Plan
16
Agenda
Navigating SEQRA
$0.17
Per watt
1,550+ local jurisdictions in NY

With land use authority
Source: NREL
18
Delegation of Authority
Legislature
Adopts:
Comprehensive Plans
Zoning
Site Plan Regulations
Subdivision Regulations
Special Permit Regulations
Building
Inspector/Zoning
Enforcement Officer
Building permits
Zoning Interpretation
Zoning Board of Appeals Planning Board

Variances Advises on Plan and Zoning Adoption
Reviews Interpretations Site Plan Approval
Special Permit (some localities) Subdivision Approvals
Special Permit (some localities)
19
Types of Solar Energy Systems
Small-Scale Roof Large-Scale Roof
Building Integrated
Small-Scale Ground Large-Scale Ground

20
Example Zoning Chapter
 Purpose
 Definitions
 Establishment of Districts & Zoning Map
 District Use, Lot and Bulk Regulations
 Special Permit Regulations
 Supplemental Regulations
 Off-street Parking, Driveways and Loading Areas
 Nonconforming Uses, Buildings and Structures
 Site Plan and Special Permit Review & Approval
21
Agenda
Navigating SEQRA
Defining Solar Energy Systems
Zoning Definitions Section
23
Defining Solar Energy Systems
Solar Electric Systems
Ground-Mounted Solar Facility

Small-Scale Solar
Principal Solar Energy System
Roof-Mount System
Solar Energy Facility
Medium Solar Energy System
Building-Integrated Photovoltaic Systems
Large-Sized SolarNREL
Energy System
24
Defining Solar: Four Factors To Consider
 Energy System Type

 Location Where System-Produced Energy
is Used
 Bulk & Area of System Dimensions
 System Energy Capacity
25
Defining Solar: System Type
 Roof- or Building-Mounted
 Ground-Mounted or Freestanding
 Building-Integrated
26
Example
Defines:
 Building-Mounted System
 Ground-Mounted System
 Building-Integrated System
27
Defining Solar: Energy Usage
Energy is Used:
 Entirely Onsite with Some Net Metering
 Entirely Offsite
 Onsite & Offsite
28
Example
 Small SES primarily onsite

 Medium SES onsite uses & offsite customers
 Large SES offsite customers
29
Defining Solar: Bulk & Area
Define according to physical size of system:
– Min. or Max. Footprint or Disturbance Zone
– Measured in:
acres, square feet, % lot coverage, or
% of primary structure’s foot print
30
Example
 Level 1 SES ≤ 50% of footprint of primary structure but no

more than 1 acre
 Level 2 SES ≤ ½ acre in residential, ≤ 10 acres in

commercial/office/institutional, any size in industrial
 Level 3 SES those that do not satisfy Level 1 or 2

parameters
31
Defining Solar: Energy Capacity
Minimum or Maximum kW:
 Generating Capacity
 Rated Capacity
 Rated Storage Volume
32
Example
 Large SES ≥ 200 kW & Ground-mounted

 Medium SES
 Ground-mounted: > 5 kW and < 200 kW
 Roof-mounted: > 5 kW
 Small SES ≤ 5 kW
33
Example: System Type and Energy Capacity
For Small-Scale Solar Electric Systems:

Rated capacity of 12 kW or less
Roof-Mounted
34
Example: System Type & Energy Usage
 Building-Integrated Photovoltaic
 Ground-Mounted
 Roof-Mounted
 Large-Scale System offsite energy consumption
35
Example: System Type and Bulk & Area
Smaller-Scale Project
 Disturbance zone ≤ 2 acres;
 Mounted over building/parking lot/previously disturbed
area; OR
 Utilizes integrated photovoltaics only
Larger-Scale Project Any that doesn’t meet smaller-scale
criteria
36
Example: System Type, Energy Usage,
Bulk & Area
Small SES
 Small-scale roof- or ground-mounted
 ≤ ½ acre of land
 Onsite users or customers
Medium SES
 Private onsite or utility-scale ground- or roof-mounted
 More than ½ acre but no more than 10 acres
 Onsite and offsite customers
Large SES
 Utility-scale ground-mounted arrays in rows
 > 10 acres
 Offsite customers
37
Energy Capacity
Large SES
 Ground-mounted
 Rated capacity of ≥ 200 kW
 Offsite use (sell to power grid)
Medium SES
 Ground-mounted & rated capacity of < 200 kW but > 5 kW
 Roof-mounted & rated capacity of > 5 kW & serving single
or multiple lots or parcels
Small SES
 ≤ 5 kW & serving single parcel or lot
38
Energy Capacity
39
Agenda
Navigating SEQRA
Update Zoning Code
Siting: Determine which zoning districts to

permit each defied system
41
Amending District Use Regulations to Allow Solar
Land Uses Allowed in Districts As:

1. Principal Use
2. Accessory Use
3. Secondary Use
4. Special Use
42
1. Solar as Principal Use
43
2. Solar as Accessory Use
44
3. Solar as Secondary Use
45
4. Solar as Special Use
46
Review and Approval Process
Zoning code provisions that express

project review and approval requirements
generally intensify as impacts associated
with permitted solar energy systems
increase.
47
Land Use Review Options
For Building-Integrated:
 Building parts exempt
from land use review
 Subject to building
code compliance
48
For Small-Scale, Accessory Systems:

 Review by Zoning Enforcement Officer
 Building Permit Review
 Some may Require Site Plan Review
49
For Small-Scale, Accessory Systems:

 Must be 12 kW or less & roof-mounted
 Exempt from zoning review
 Expedited review for combined building
and electrical permit
50
LIPA Fasttrack Permit

For “standard” installations of grid-tied PV or RSHW
Systems:
 Must be roof-mounted on residential or accessory
structure
 Must meet certain mounting height & weight limits
 Expedited review for building permit
51
For Larger Systems with Greater Impacts:
 Major & Minor Site Plan Review
 Special Use Permit Review
52
Example
Roof- & Building-Mounted

Building Permit
Subject to setbacks, engineering/installation
reqs
Ground- or Pole-Mounted
Building Permit (if lot size < 10,000 sq. feet)
Planning Board Rev. (if lot size > 10,000 sq. feet)
53
Example
Small SES, onsite
Building Permit
Administrative Zoning Clearance
Medium-Sized SES, onsite/offsite
Site plan approval (if meets standards)
Minor use permit
Large & Very Large, Utility-Scale SES
Major Use Permit
54
Example
Small-Scale
Administrative Approval
Commercial-Scale
Zoning Permit (most)
Conditional or Interim Use Permit (env. sensitive
districts)
Utility-Scale
Conditional or Interim Use Permit
55
Reviewing Bulk & Area Requirements
56
Example
 SES allowed as as-of-right accessory structures

in all zones subject to bulk & area reqs.
 SES exempt from max building height reqs.
57
Development Standards
Some municipalities impose specific

development standards to mitigate land
use impacts associated with solar
energy system
58
Development Standards for Accessory-Use SESs
Roof-Mounted:
– Max height
– Min tilt, angle
– Color & location restrictions
Ground-Mounted:
– Setback, yard requirements
– Max height
– Blending or screening
59
Development Standards for Principal-Use SESs
Requirements To Mitigate Impacts:

– Siting
– Height Limits
– Setbacks
– Screening
– Safety (fencing, signage)
– Utility Interconnection
– Required Studies (environmental, economic)
– Decommissioning/Site Restoration
60
Example
Accessory-Use SESs:
Roof- & Building-Mounted
Building Permit
Subject to setbacks, engineering/installation reqs
Ground- or Pole-Mounted
Building Permit (if < 10 feet high)
Area Use Permit (if > 10 feet high)
Subject to setbacks, yard reqs
61
Example
Principal-Use SES
Min Lot Size: 20 acres
50- to 20-feet front, side, rear yard setbacks
Year-round screening & 6-foot fencing where nec.
Location away from sensitive areas
Accessory-Use SES
Max height for roof-mounted
Setbacks for for ground-mounted
≥ 5-foot screening (fence, vegetation) for ground-mounted
62
Example
Principal-Use SES
50-foot property line setbacks
20-foot max height limit
25-foot-wide landscape perimeter with 6-foot fence
80% max lot coverage
system design to blend with surroundings
advertising display prohibition
Limitations on vegetation and tree removal
63 Abandonment & decommissioning provisions
Agenda
Navigating SEQRA
Major Site Plan Review

Minor Site Plan Review
65
Example
Major Site Plan Review for:
Ground-mounted solar farms,
residential
Ground-mounted, non-res, > 1500 sq. ft.
Must provide one-line or three-line electrical
diagram
66
Example
Minor Site Plan Review for:
Ground-mounted, onsite residential,

> 600 sq. ft. or 1.5% lot coverage,
whichever is larger
Ground-mounted, non-residential
> 900 sq. ft. or 1.5% lot coverage,
whichever is larger,
with max size of 1500 sq. ft.
67
Example
Minor Site Plan Review for:

Ground-mounted
Between 2,000 sq.ft. & 10 acres in size
Preliminary & Final Site Plan Review for:

 > 10 acres in size
Site plan must include: transmission line/equipment
location, changes to existing substations, how facility will
connect to grid, landscape maintenance plan,
decommissioning plan, etc.
68
Agenda
Navigating SEQRA
Navigating SEQRA
New York’s State Environmental Quality Review Act
70
Navigating SEQRA
Type II
Type I Unlisted
71
Navigating SEQRA
Streamline the SEQRA Process:
Add to Local Type II List
Mitigate impacts through Conditioned Neg Dec
Negotiate in pre-app meeting
Provide clear application forms
Offer technical assistance

72
Agenda
Navigating SEQRA
ZBA
ARB
HPC
74
Zoning
Board of
Appeals
75
Architectural Review Board
76
Example
SES exempt from design review if:

• On 1- or 2-family structures w/o variance
• Rated capacity ≤ 12 kW
• Mounted parallel to roof or with minimal tilt
77
Example
SES exempt from ARB approval if:

• Roof-mounted does not extend beyond
exterior perimeter
• Ground-mounted does not extend into setbacks
& has minimum tilt
• Design blends into architecture or SES is screened
• Color consistent with roof
• Building-integrated meets all setbacks
78
Historic Preservation
Commission
79
Example
Solar apparatus criteria for HPC review of

alterations in historic districts:
• No detraction from architectural integrity
• Must be as unobtrusive as possible
• Cannot hide features from street view
• Cannot become major feature of design
80
Example
HPC will approve SES if:

• Installation does not substantially
impair historic character
• Complies with required design and location
modifications that do not significantly impair
system effectiveness
81
Agenda
Navigating SEQRA
Requiring & Incentivizing Solar
Site Plan & Subdivision Requirements
Building Ready Standards
Solar Mandates
Solar Access Protections
Zoning Incentives
Other Incentives
83
Subdivision & Site Plan Requirements
• Solar-Ready Lot & Building Orientation

• Panel-Ready Rooftops
• Community Solar Energy System
84
Example
• Solar Siting Requirements for Subdivisions:

 Lot and building orientation
 Building shape
 Open space area location
 Roof-Surface orientation
85
Building Ready Standards in Codes
• Solar-Ready Construction Standards

• Electrical accommodations
• Plumbing accommodations
86
Example
• Electrical Code
Pre-wiring Requirements
• Plumbing Code
Pre-plumbing Requirements
87
Solar Mandates
• For Solar Energy Systems in New
Developments
• For Contributions to Solar Energy
Elsewhere
88
Example
• New, Single-Family Homes

Install SES to receive building permit
• New Subdivisions
Install aggregate energy generation
requirement
89
Solar Access Protections
• Solar Easements
• Solar Access Permits
• Solar Fences
• Building Orientation, Design, Setbacks
90
Example
• Solar Setbacks
minimize shadows at the north property line
• Solar Access Permit
91
Bonus Zoning & Density Incentives
92
Example
• Density Bonus Provisions for PUDs

5% bonus above base density
Solar access for 40 percent of DU
Deed restrictions to ensure SESs utilized for
water & space heating
93
Other Incentives
• Property Tax Abatements

• Reduced Fees
• Fee Waivers
• Information Clearinghouse
• Leveraged State & Federal Grants
• Streamlined Project Review
94
Example
95
Agenda
Navigating SEQRA
96
Helpful Resources
Resource: Planning for Solar Energy
97
Resource: APA’s Solar Planning & Zoning Data Search
www.planning.org/solar/data/
98
Resources: The Local Land Use System
99
Resources: NY-Sun PV Trainers Network
Visit: https://training.ny-sun.ny.gov/
Resources: NY-Sun PV Trainers Network
Zoning for Solar Energy: Resource Guide
sun.ny.gov/images/PDFs/Zoning_for_Solar
_Energy_Resource_Guide.pdf
Land Use Planning for Solar Energy
sun.ny.gov/images/PDFs/Land_Use_Plann
ing_for_Solar_Energy.pdf
10
1
Next Steps: What else can communities do?
 Attend a training
 Host an event
 Request one-on-one assistance
 Let us know what the Program is missing
Visit: https://training.ny-sun.ny.gov
Contact us: info@training.ny-sun.ny.gov
102
Upcoming Trainings
Solar PV Permitting and Inspection Methods, 8:30 am-3:30 pm| Utica, Oneida County
September 25, 2015
Climate Smart Communities Conference, 9:00 am - 5:00 pm | Newburgh, Orange County
Solar PV Permitting and Inspection Methods, 8:30 am – 3:30 pm | Watertown, Jefferson
September 28, 2015 County
Solar PV Permitting and Inspection Methods, 8:30 am – 3:30 pm | Copiague, Suffolk County
September 29, 2015 Safety and Fire Considerations for Solar PV , 9:00 am – 12:00 pm| Gardiner, Ulster County
October 01, 2015 Zoning for Solar Energy, 8:00 am – 12:30 pm | Lake George, Warren County
October 02, 2015 Planning and Zoning for Solar Energy, 9:30 am – 12:30 pm | Plattsburgh, Clinton County
Creating and Implementing Your Solarize Campaign – Capital District, 9:00-1:00 pm |
October 05, 2015
Albany, Albany County
Solar Procurement for Local Governments – NYS Government Finance Officer’s Association
October 06, 2015
Northeast Region Fall Seminar , 9:10 – 10:25 am| Lake George, Warren County
Creating and Implementing Your Solarize Campaign – North Country, 12:00 – 1:00 pm |
Plattsburgh, Clinton County
October 07, 2015
Solar Procurement for Local Governments – NYS Government Finance Officer’s Association
Long Island Fall Seminar , 9:10 – 10:25 am| East Islip, Suffolk County
Solar PV for Engineers & Architects, 8:30 am – 3:30 pm | New York, New York County
October 08, 2015 Creating and Implementing Your Solarize Campaign, 9:00 am– 1:00 pm | Westbury, Nassau
County
Solar PV Permitting and Inspection Methods, 9:00 am – 4:00 pm | Orchard Park, Erie
October 10, 2015
County
Safety and Fire Considerations for Solar PV , 10:00 am – 1:00 pm | Online
October 17, 2015
Safety and Fire Considerations for Solar PV, 1:00pm - 04:00pm| Albion, Orleans County
October 19, 2015 Solar PV Permitting and Inspection Methods, 8:30am - 03:30pm | Copiague, Suffolk County
October 21, 2015 Safety and Fire Considerations for Solar PV, 6:00-9:00 pm | Poughkeepsie, Dutchess County
Thank You!
Contact us:
info@training.ny-sun.ny.gov
training.ny-sun.ny.gov
Jessica Bacher
Land Use Law Center
Pace Law School
jbacher@law.pace.edu
10
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In-Depth Policy Workshop:

Zoning for Solar Energy

• Zoning for Solar Energy: Resource Guide

Developing a Solar Policy and Planning for Solar Energy

Role of Local Governments

Defining Solar Energy Systems in the Zoning Code

Updating Zoning Codes

Amending Site Plan Requirements

Review by Additional Local Boards

Requiring & Incentivizing Solar Energy Systems

• Create well-paying skilled jobs

• Make solar available to all New

The NY-Sun PV Trainers Network aims

Intro to Solar Technical

Developing a Solar Policy and Planning for Solar Energy

Role of Local Governments

Defining Solar Energy Systems in the Zoning Code

Updating Zoning Codes

Amending Site Plan Requirements

Review by Additional Local Boards

Requiring & Incentivizing Solar Energy Systems

Model Solar Resolution

Developing a Solar Policy and Planning for Solar Energy

Role of Local Governments

Defining Solar Energy Systems in the Zoning Code

Updating Zoning Codes

Amending Site Plan Requirements

Review by Additional Local Boards

Requiring & Incentivizing Solar Energy Systems

1,550+ local jurisdictions in NY

Zoning Board of Appeals Planning Board

Small-Scale Roof Large-Scale Roof

Small-Scale Ground Large-Scale Ground

Developing a Solar Policy and Planning for Solar Energy

Role of Local Governments

Defining Solar Energy Systems in the Zoning Code

Updating Zoning Codes

Amending Site Plan Requirements

Review by Additional Local Boards

Requiring & Incentivizing Solar Energy Systems

Zoning Definitions Section

Solar Electric Systems

Ground-Mounted Solar Facility

Principal Solar Energy System

Medium Solar Energy System

Building-Integrated Photovoltaic Systems

 Energy System Type

 Small SES primarily onsite

 Level 1 SES ≤ 50% of footprint of primary structure but no

 Level 2 SES ≤ ½ acre in residential, ≤ 10 acres in

 Level 3 SES those that do not satisfy Level 1 or 2

 Large SES ≥ 200 kW & Ground-mounted

For Small-Scale Solar Electric Systems:

Developing a Solar Policy and Planning for Solar Energy

Role of Local Governments

Defining Solar Energy Systems in the Zoning Code

Updating Zoning Codes

Amending Site Plan Requirements

Review by Additional Local Boards

Requiring & Incentivizing Solar Energy Systems

Siting: Determine which zoning districts to

Land Uses Allowed in Districts As:

Zoning code provisions that express

For Small-Scale, Accessory Systems: