Title/Name/Summary
Pytel Solar Energy System Installation - Appearance Review
History
PROJECT:
Solar Energy System Installation - 2011-0616
PETITIONER:
Casimir Pytel
REQUESTED ACTION:
Appearance Review
Environmental Clean Technology Review
PURPOSE:
The purpose of this petition is to install a 4.8 kW Solar Energy System on the rooftop of a single family home.
LOCATION:
18233 Lake Shore Drive
P.I.N. NUMBER:
27-31-306-006
ATTACHMENTS:
Elevation Drawings
SIZE:
4.8 kW
Approx. 140 square feet
EXISTING ZONING:
R-3 Residential District
EXISTING LAND USE:
Single Family Home
SURROUNDING ZONING AND LAND USE:
North: R-3 Residential District - Single Family Home
South: R-3 Residential District - Single Family Home
East: R-3 Residential District - Single Family Home
West: R-3 Residential District - (across Lake Shore Drive) Single Family Home
COMPREHENSIVE PLAN DESIGNATION:
Low Intensity Population
TRANSPORTATION:
This site is accessible from Lake Shore Drive, a local street.
PLANNING OVERVIEW:
In October 2010, the Village Board of Trustees approved amendments to the Land Development Code that created Section 6-314 Environmental Technology Standards. The new section included development information and regulations regarding the appropriate implementation of renewable energy systems in the Village. These include wind energy conversion systems, solar energy systems and geothermal energy systems.
As a result of these regulations now making renewable energy accessible to Orland Park residents and businesses, the petitioner proposes a solar energy system (SES) to locate on two southwestern facing gabled rooftops of his single family home. This is only the second project of its kind in the Village, the first being the Raman Residence at 7701 W. 157th Street.
Section 6-314 requires that the petitioner seeking a renewable energy or environmental clean technology system first obtain an Environmental Clean Technology (ECT) review from the Plan Commission. This project will follow the standard development review process in that a review will next take place at the Parks, Recreation and Environmental Initiatives Committee of Trustees and then a final review/ decision at the Village Board of Trustees.
DISCUSSION:
Project Description
The petitioner is proposing to install twenty (20) photovoltaic (PV) solar panels as a single array on two southwestern facing gabled rooftops of his single family home. Each Sharp Solar Module solar panel will provide 240 watts of power and they will be positioned on a 50 degree pitched rooftop.
Section 6-314.E.1 permits the installation of solar panels on residential rooftops provided the solar panels:
1. Do not increase the visual height of the building;
2. Do not extend beyond the edge of the parapet or roof; and
3. Are in line with the plane of the roof (flush on the rooftop);
The rooftop elevation drawings submitted by the petitioner indicate that all three of the above criteria are met. The panels are split into two separate arrays and placed on two southwestern facing rooftops, maximizing solar reception. The first array is located over the garage of the house, while the second array is located at the rear of the house. They are planned as flush mounted panels and do not extend over any eaves or increase the height of the building.
In addition to this, Section 6-314.E.1.b indicates that no more than 75% of the rooftop may be covered by PV collectors or arrays. Rooftop coverage is measured for each rooftop. The first array is approximately 175 square feet in area and the rooftop for the first array is approximately 304 square feet. This is 57% rooftop coverage. The second array is approximately 175 square feet and the rooftop for the second array is approximately 230 square feet. This is approximately 76% rooftop coverage.
The first array meets rooftop coverage requirements while the second array does not. To remedy the rooftop coverage of the second array, the petitioner must either remove a solar panel from the second array or move a panel to another rooftop (potentially to the first array) to maintain the proposed capacity for the solar energy system.
Land Use Intensity
The land use intensity is not increased by installing a solar energy system on a single family home.
Building Elevations
No changes are proposed to the building elevations. The solar panels will be located on the southwestern-most rooftops, however, and these will be visible from southern properties. The single family home immediately adjacent to the east will have a view of the rooftop units due to the proximity of the subject house to the property line. This also may impact solar access, but is an existing condition for the petitioner.
There is some chance that during some times of the year sunlight may reflect off of the panels. However, solar glare from the arrays is not anticipated to be a serious nuisance considering the reflectivity of solar panels is similar to windows.
Solar Access
Section 6-314.E.5.b notes that solar access must be maintained on the Winter Solstice for best results. The solar energy system must be positioned such that not more than 15% of the system is covered by shade on the Winter Solstice. While there is no significant vegetation in the side yards of the petitioner’s and neighbor’s home, the close proximity of the buildings may limit solar access during some times of the year. Solar access is not guaranteed by the Land Development Code. Petitioners are required to notify neighboring property owners regarding their solar energy system installation.
Utility Conduits and Interconnection
Certain systems which are not typical of single family homes will be present, including the additional system equipment (e.g. PV Combiner box, main service panel etc.) that support the solar panels and any interconnection units with the ComEd power grid. It is important to limit the visibility of any additional rooftop, wall or ground equipment in the form of conduits, panels, battery boxes etc. from the street and from neighboring residential properties. Any external utility conduit lines etc. that may result from this installation should be adequately screened from all levels of neighboring properties as well as the street.
A 4.8 kW system, depending on the type of home, can supply the majority of the electrical power demand. In this case, the homeowner currently uses approximately 14,000 kWh of electricity per year and the proposed system will provide approximately 5,400 kWh of electricity per year, or close to 40% of their annual electrical usage. This is a significant improvement toward energy efficiency and conservation.
This case will go before the Parks, Recreation and Environmental Initiatives Committee for review prior to being sent to the Board of Trustees for final review/approval.
Recommended Action/Motion
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated October 25, 2011
and
I move to recommend to the Board of Trustees to approve the proposed elevation drawings titled “4.8 KW Solar Project”, prepared by Good Electric Inc., dated September 14, 2011, sheets 1 of 2 and 2 of 2, for an environmental clean technology at 18233 Lake Shore Drive, subject to the following conditions:
1. That all building code related items are met;
2. That all building permits are obtained prior to construction;
3. That all utility conduits and systems related to the solar energy system not be visible from the street and from neighboring residential properties;