Many jurisdictions are excited to host solar energy in their community, especially through rooftop installations on homes and businesses. Local elected officials and residents alike are eager to take advantage of the benefits that distributed solar energy can provide: energy resilience, independence and financial savings. However, what some communities may not realize is that their current zoning ordinances may be acting as an unintentional barrier to the types of solar projects they want to develop.
Below are some common barriers to rooftop, accessory-use solar projects. For more information on the different types of solar projects, see the first blog in this series, Zoning for Solar: Basic Principles.
Barrier #1: Height Restrictions
Height restrictions are introduced to protect neighborhood character, views, density and sunlight. However, height restrictions may prohibit the installation of photovoltaic (PV) systems if a building is already at the maximum height. Building to maximum height is especially common for flat-roof buildings in commercial/industrial districts. Since panels on flat roofs need to be installed at an angle, this introduces a significant barrier. Many municipalities offer exemptions for other types of rooftop equipment, such as antennas, satellites and chimneys, which can also be applied to rooftop PV.
Either a complete exemption for rooftop PV can be codified, or an additional allowance of 5–15 feet above the district maximum may be added in all districts for properly installed and permitted systems.
Barrier #2: Aesthetic Requirements or Discretionary Reviews
Many communities incorporate aesthetic standards into their code to add to or preserve local character. One common requirement is to screen rooftop mechanical equipment, such as HVAC systems, from street view. If applied to rooftop PV, this standard can add significant installation costs or completely preclude the project from happening.
It is also not recommended to require PV systems to blend into the architecture or color of the primary structure, as panels come in standard colors and cannot be altered or painted. Camouflaging systems can also introduce safety concerns if emergency personnel are unable to quickly identify the location of the panels.
Codifying a subjective process for accessory-use solar energy systems, such as review of all systems by a planning commission, can also increase installation timelines and costs. Your community’s building permit process will ensure the system is compliant with applicable building and electrical codes, and additional review is unneeded.
Barrier #3: Glare Studies
Another common aesthetic concern is that PV will cause blinding glare to onlookers, neighbors or even pilots flying overhead. However, PV panels are by nature absorbing as much solar energy as possible and use non-reflective glass, which is generally less reflective than windows, resembling still, smooth water. The FAA requires additional glare considerations for systems installed at airports, but otherwise such an analysis is usually unnecessary, costly and difficult for homeowners or businesses to obtain.
Barrier #4: Lot Coverage and Impervious Surface Calculations
Maximum lot coverage allowances are introduced to maintain a natural look in the community and to maximize vegetative areas for stormwater runoff control. If a district has a limit on lot percentages that may be covered by impervious surfaces, accessory ground-mount solar can sometimes be erroneously included in this calculation. Accessory PV systems need to be differentiated from other accessory structures, like sheds, and from paved surfaces. As long as the area below the ground-mounted panels is pervious and vegetative, it should be exempt from coverage calculations, where other types of structures may be included. Some communities even encourage the use of native or pollinator plants underneath and between PV panels, providing additional environmental and aesthetic benefits.
Learn More
For more information on how to update your zoning ordinance to reflect the type of solar development that is appropriate for your community, check out SolSmart’s Solar Energy Toolkit: Planning, Zoning, & Development.
About the Author
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