Installing Solar Panels on Historic Buildings A Survey of the Regulatory Environment Prepared by August 2012
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Installing Solar Panels on Historic Buildings
A Survey of the Regulatory Environment
Prepared by
August 2012
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ACKNOWLEDGMENTS
TheU.S.DepartmentofEnergywouldliketoacknowledgetheprojectcoordination,in‐depthanalysisconductedandproductionofthisreportbytheNationalTrustforHistoricPreservationandtheNorthCarolinaSolarCenterinthedevelopmentofthisreport.CORRESPONDINGAUTHORSKimberlyKooles,NorthCarolinaSolarCenter;PatriceFrey,NationalTrustforHistoricPreservation;JuliaMiller,NationalTrustforHistoricPreservationREVIEWERSANDCONTRIBUTORSMarkHuppert,NationalTrustforHistoricPreservation;JennyParker,NationalParksService;JustinBarnes,NorthCarolinaSolarCenter;FarleighWolfe,ICLEI-USA;AnnaRead,International City/County Management Association;ChadLaurent,Meister Consultants Group, Inc.;AndreaLuecke,TheSolarFoundation;JoshuaHoneycutt,DepartmentofEnergy;BeckyCampbell,SolarElectricPowerAssociationandothersNOTICEThisreportissupportedbythefollowingteamoforganizations:ICLEI-USA; International City/County Management Association (ICMA); Solar Electric Power Association (SEPA); Interstate Renewable Energy Council, Inc. (IREC); North Carolina Solar Center (NCSC); Meister Consultants Group, Inc. (MCG); The Solar Foundation (TSF); American Planning Association (APA); and National Association of Regional Councils (NARC).This material is based upon work supported by the U.S. Department of Energy underAwardNumberDE-EE0003525.ThisbriefwaspreparedasanaccountofworksponsoredbyanagencyoftheUnitedStatesGovernment. Neither the United States Government nor any agency thereof, nor any oftheiremployees,makesanywarranty,expressorimplied,orassumesanylegalliabilityorresponsibilityfortheaccuracy,completeness,orusefulnessofanyinformation,apparatus,product, or process disclosed, or represents that its usewould not infringe on privatelyownedrights.Referencehereintoanyspecificcommercialproduct,process,orservicebytrade name, trademark, manufacturer, or otherwise does not necessarily constitute orimply itsendorsement,recommendation,orfavoringbytheUnitedStatesGovernmentoranyagencythereof.TheviewsandopinionsofauthorsexpressedhereindonotnecessarilystateorreflectthoseoftheUnitedStatesGovernmentoranyagencythereof.
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SunShotInitiativeTheU.S.DepartmentofEnergySunShotInitiativeisacollaborativenationalefforttodramaticallyreducethecostsofsolarenergy,makingitcost‐competitivewithotherformsofenergybeforetheendofthedecade.UndertheSunShotInitiative,DOEinvestsincompetitiveresearchanddevelopmentforsolartechnologiesthatpromisetotransformthewaywegenerate,store,andutilizeenergy.Tomakesolarenergymoreaccessibleandaffordable,SunShotaggressivelydrivesinnovationbyinvestinginprivatecompanies,academia,andnationallaboratoriestoreducethecostofsolarelectricitytoabout$0.06perkilowatt‐hour.Thiscostreductionwillenablebroaddeploymentofsolarenergysystemsacrossthecountryandallowsolar‐generatedpowertoaccountforroughly14%ofAmerica'selectricitygenerationby2030.InspiredbyPresidentKennedy's"moonshot"programthatputthefirstmanonthemoon,SunShotrequiresanationalefforttousethebestofourenergiesandskillstoaccomplishitsgoals.Sinceitslaunchin2011,SunShothasinvestedapproximately$250millioninmorethan100projectstohelpshapethenextgenerationofsolarenergytechnologies,removeregulatoryandmarketbarriers,andmakeitfaster,easier,andcheaperforAmericanstogosolar.SunShotInitiativeadvancementswillultimatelybenefiteveryAmericanby:
Providingclean,low‐costenergyforhomeowners,communities,businesses,andgovernment;
EnhancingAmerica’sglobaltechnologyleadershipthroughadvancedsolarphotovoltaictechnologiesandsmartgridinnovation;
CreatingU.S.jobsthroughdomesticsolarmanufacturinganddistribution;and Reducinggreenhousegasemissionsandprotectingtheenvironment.
LearnmoreaboutSunShotandDOE'seffortstoexpandclean,accessible,andinexpensivesolarenergyacrossthenationbytheendofthedecadebyvisitingwww.energy.gov/sunshot.
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NationalTrustforHistoricPreservation
TheNationalTrustforHistoricPreservation,aprivatelyfundednon‐profitorganization,workstosaveAmerica’shistoricplaces.
CharteredbyCongressin1949,theorganizationisnowsupportedentirelybyprivatecontributions.Wetakedirecton‐the‐groundactionwhenhistoricbuildingsandsitesarethreatened.Ourworkhelpsbuildvibrant,sustainablecommunities.WeadvocatewithgovernmentstosaveAmerica’sheritage.WestrivetocreateaculturallegacyasdiverseasthenationitselfsothatallofuscantakeprideinourpartoftheAmericanstory.
Changesinourenergyproductionandconsumptionmustbemadeatallscales–fromhistoricbuildingstoMainStreetstovastpubliclands–asanelementofsustainabledevelopment.Atthesametime,theNationalTrustforHistoricPreservationworksalongsidepreservationistsnationwidetoprotectournation’shistoricplacesbyadvocatingforappropriatesitingofrenewableenergysystemswithinahistoriccontext.Energyuse–whetherinourhomes,commercialspaces,schoolsorotherbuildings–directlyaffectstheintegrityofourprivateandpubliclands.Whenweuselessenergy,lessenergyinturnmustbeproduced.ItisforthisreasonthattheNationalTrustsupportstheremovalofunreasonableregulatorybarrierstotheuseofsolarpanelsonhistoricsites,buildingsandstructures.NorthCarolinaSolarCenterThe North Carolina Solar Center serves as a clearinghouse for solar and other renewable energy programs, information, research, technical assistance, and training for the citizens of North Carolina and beyond. Through its programs and services, the N.C. Solar Center seeks to stabilize energy costs for consumers, stimulate local economies, reduce dependence on foreign fuels, and mitigate the environmental impacts associated with fossil fuels. Established in 1988, the North Carolina Solar Center is operated by North Carolina State University’s College of Engineering at North Carolina State University.
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TABLEOFCONTENTSSECTION1:PracticalApproachestoInstallingSolarTechnologyonHistoricProperties 5SECTION2:UnderstandingtheTechnology 6Glossary 7SECTION3:PublicPolicyFrameworkforHistoricPreservation 9TheSecretaryoftheInterior’sStandardsforRehabilitation 9TheSecretaryoftheInterior’sStandardsforRehabilitationandIllustratedGuidelinesonSustainabilityforRehabilitatingHistoricBuildings 10StateSolarAccessRegulation 10LocalSolarAccessRegulation 12LocalBuildingStandards 12LocalPreservationOrdinancesandZoningCodes 13DesignReviewwithinHistoricPreservationOrdinances 14SampleDesignPrinciples 15SECTION4:MovingtheConversationForward 17SECTION5:FurtherReading 18AppendixI:StateSolarAccessLaw 23AppendixII:StateStatutoryProvisionsAddressingHistoricPreservation 27AppendixIII:SolarPanelPreservationDesignGuidelineExamples 33
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Section1:PracticalApproachestoInstallingSolarTechnologyonHistoricPropertiesAcrossthecountry,individuals,businesses,organizationsandgovernmentsareallmakingeffortstominimizetheirimpactontheenvironmentbyreducingtheirdependenceonnon‐renewableenergysources.Whileenvironmentallysustainablepracticescananddocomeinavarietyofforms,certaintechnologies,suchassolarpanels,havetakenonparticularimportance.Indeed,withtheadoptionoffinancialincentivesandtheremovalofregulatoryimpedimentstotheuseofsolarasaviablepowersource,solarenergysystemsarebeinginstalledonbuildingsinurbanandruralcommunitiesthroughouttheUnitedStates.Assolartechnologyimprovesandsolarpanelsbecomemoreaffordable,thistrendislikelytocontinueatanever‐increasingrate.Thequestionis,then,whenandhowaresolarpanelstobeinstalledonhistoricbuildings,inhistoricdistrictsorathistoricsites?Theanswerisnotsimple.Ononehand,communitiesrecognizethathistoricbuildingspresentspecialcircumstancesandthat,withoutcarefulreview,solarpanelscanhaveadirectandirreversibleimpactonthesamecharacter‐definingfeaturesofahistoricbuildingoritssettingthatmakeitsignificanttothecommunityandthusworthpreserving.Ontheotherhand,noteveryalterationtoahistoricresourceisdetrimentaltothosesamevalues,andindeed,solarpanelscanbe(andhavebeen)installedwithoutadverselyaffectingthesignificanceorintegrityofhistoricresources.Oftenthesehistoricresourcesareowneroccupiedproperties,suchasschools,institutionsorotherlong‐termownerswhowouldbenefitfromthepotentiallowoperatingcoststructureofferedbysolarenergyinstallations.Inmanypartsofthenation‐especiallythosesupportedbystrongsolaraccesslaws,risingenergycostsandfinancialincentives‐solarenergysystemsaregeneratinganincreasingportionofon‐siteenergyneedsforthesebuildings.However,inmanyjurisdictions,regulatorylimitationsandstrictinterpretationsofhistoricstandardsmaypreventadoptionofsolartechnologywheredemandotherwiseexistsinthemarket.Throughthecarefularticulationofpoliciesguidingtheuseofsolarpanels,communitiescanembracepracticesthatbothpromoterenewablesystemsandsupporttheprotectionofhistoricresources.Allowingsolartobeinstalledonnon‐significantadditions,previouslyalteredareas(thosethathavediminishedintegrity),orperhapslesssignificantareasofahistoricbuildingcanallowthepropertytomeetsustainableenergygoalswithoutcompromisingordestroyingthehistoricresource'ssignificanceorintegrity.
Learnabout...
Basicsonsolartechnology
Trendsinstateandlocalsolaraccesslaws
Solarpaneldesignreviewunderpreservationordinances
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Itisimportanttorecognize,thatevenwiththeaidofwelldevelopedandmarketdrivensolarenergyandhistoricpreservationpolicies,therewillbecertainhistoricpropertiesforwhichsolarenergysystemsmaynotbeappropriate.Suchinstallationswilllikelybedeniedbyhistoricpreservationregulatorybodiesfoundoneitherthelocal,stateornationallevel.Designatedhistoriclandmarks,whichrepresentpropertiesofelevatedstatusandimportancetoacommunity,arelikelytocomprisethemajorityoftheserestrictedproperties.Otherpropertiesthatmayfacethisconstraintincludethosewithhistoricallysignificantlandscapesthatshadepotentialinstallationsites,orconversely,thosehistoriclandmarkswithlittletonoopenspaceforinstallations.Thisguideoffersapathwaytobetterintegrationofsolarenergysystemsontohistoricresources.Thesectionswithinthisdocumentprovideanexplanationofsolarenergytechnology,descriptionsofthecurrentregulatorycontextgoverningtheuseofsolarpanelsonhistoricpropertiesatthestateandlocallevel,andproposeregulatorysolutionsthattakeintoconsiderationthevalueofbothhistoricandenergyresources.Theguidealsosetsforthsuggesteddesignreviewprinciplesthatareintendedtoencouragesolarsitingsolutionsthatprotecthistoricfeatures,materialsandspatialrelationship.Sourcesforadditionalinformationarelocatedattheendofthispublication. Section2:UnderstandingtheTechnologyTherearetwotypesofsolarenergytechnologies:photovoltaicandthermal.Photovoltaicsystemsconvertthesun’senergyintoelectricitythroughtheuseofphotovoltaic(PV)cells,typicallycomposedofcrystallinesilicon,whichareconnectedtogetherintopanelsandmountedonaframe.Electricitygeneratedfromthecellsisnormallypassedthroughaninverterwhichconvertsthedirectcurrent(DC)electricityproducedbythepanelsintoalternatingcurrent(AC)electricity.Thatcurrentisthenconsumed,stored,orroutedintothegridsystem(seedefinitions).Insolarthermalsystems,oneormoresolarcollectorsorpanelsheatwater,air,orantifreeze.Thesolarheatedairorliquidisthentransferredintoroomsorwatersupply.Typically,photovoltaicsystemslocatedonornearabuildingorstructureareusedtomeettheelectricityneedsofthatsite.Ifasolarenergysystemdoesnotmeetasite’sfullelectricitydemands,additionalenergycanbeprovidedthroughconventionalelectricalsystems.Ifasolarenergysystemproducessurpluselectricity,mostjurisdictionsallowthissurplusenergytoenterthegridandbeusedtooffsetfutureelectricitypurchasesthisarrangementisgenerallyreferredtoasnetmetering,thoughthedetailsvaryfromstatetostateandsometimesfromutilitytoutility.Thispracticeisoftenillustratedbyanimageofacustomer’smeterspinningbackwards,subtractingon‐sitesurplusenergyfromgrid‐suppliedenergyoveragivenbillingcycle.MoreinformationonnetmeteringandotherrenewableenergypoliciescanbefoundthroughtheDatabaseofStateIncentiveforRenewablesandEfficiency(DSIRE)ortheInterstateRenewableEnergyCouncil(IREC).
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Thesizeandviabilityofsolarenergysystemsasanalternativeenergysourceforaspecifichistoricsitedependonseveralvariablesincludingthelocalclimate,installationcosts,howthesystemwillbeused,andthecharacteristicsofthebuildings,structures,andsite.Alargebuildingwill,forexample,typicallyrequiremoresolarpanelsthanasmallerbuildingorstructureinordertooffsetrequiredenergyload.Ideally,solarpanelsshouldbeorientedsouth;iforientedtotheeastorwest,thepanelswillneedtobetiltedtoachieveoptimumperformance.Moreover,insomecases,neighboringbuildingsandtreescaninterferewithongoingaccesstothesunlightnecessarytopowersolarpanels.Currently,solarpanelsaregenerallymountedonanexistingroofplaneorlocatedontheground.Asresearchandproductdevelopmentevolves,however,thiscouldchange.Already,solarpanelscomeindifferentshapes,andsomehavetheappearanceandfunctionoftraditionalbuildingmaterials,suchasroofshinglesortiles.ThistypeofsolarsystemisusuallyreferredtoasBuildingIntegratedPhotovoltaicSystem(BVIP).TermsYouShouldKnow...ActiveSystem.Asolarheatingorcoolingsystemthatrequirestechnologicalassistancetotransportcollectedheat.Examplesincludesolarhotwaterheatersandphotovoltaicsystems.Array.Asetofphotovoltaicmodulesorpanelsconnectedtogetherthatfunctionasasingleunit.Building.DefinedbytheNationalParksServiceasstructuresintendedtosheltersomesortofhumanactivity.Thetermbuilding,asinoutbuilding,canbeusedtorefertohistoricallyandfunctionallyrelatedunits.Cell.Thesmallestcomponentofasolarpanel,actingtoconvertsunlightintoelectricity.ElectricalGrid.Thesystem,inagivengeographicalarea,thatdistributeselectricitytobuildings,structuresandsites.A“grid‐connected”solarenergysystemusesthegridasabackuppowersource.Inmostareas,surplusenergyproducedbyasolarenergysystemisallowedtoenterthegrid.Inverter.Thedeviceusedtoconvertdirectcurrent(DC)intoalternatingcurrent(AC).Module.Severalconnectedcells.Synonymouswithpanel.Mount.Amethodofattachingsolarpanelstotherooforground.
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NetMeter.Anelectricalmeterthatspinsbothforwardandbackward,dependinguponwhetherelectricityisflowingintooroutofthegrid.PassiveSystem.Asystemofheatingandcoolingbuildingsbynaturalenergyresources,withouttechnologicalassistance(e.g.pumps),byincorporatingbuildingfeaturesthatabsorbheatandthenreleaseitslowlytomaintainthetemperaturewithinabuilding.Suchbuildingfeaturesoftenincludelargewindows,masonrywalls,stoneflooringandbuildingorientationPhotovoltaic(PV).Technologythatconvertssunlight(photons)intoelectricalenergythroughtheuseofsiliconcrystalsoranothersemiconductor.Site.DefinedbytheNationalParksServiceasdiscreteareassignificantsolelyforactivitiesinthatlocationinthepast,suchasanhistoricbattlefield,archaeologicallysignificantareaordesignedlandscape,andotherlocationswhosesignificanceisnotrelatedtothebuildingorstructure.SolarPanel.Ageneraltermforthesmallestdiscreteunitofasystemthatcapturessolarenergy,usuallymeasuringseveralfeetoneachside.Itmayrefertoanelectricaldeviceconsistingofanarrayofconnectedsolarcellswhichconvertssolarenergyintoelectricityoradevicethatcapturesthermalsolarenergyforspaceheatingordomestichotwaterproduction.Solarenergydevicesarecommonlyreferredtoasphotovoltaic(PV)panels.SolarDevice.Solarmembranes,solarshingles,solaringlass,non‐PVtechnology,andsolarhotwatersystems,andothersolartechnologies.SolarThermal.Theprocessofcreatingheatbyusingsunlighttoheatwateroranotherfluidsuchasantifreeze.Structure.DefinedbytheNationalParksServicetodifferfrombuildings,inthattheyarefunctionalconstructionsmeanttobeusedforpurposesotherthanshelteringhumanactivity.Tilt.Theangleofasolarpanel.Anidealoroptimumtiltwouldabsorbthemostsunlight.TrackingPanels.Solarpanelsthatchangedirectionasthesunmoves.Withincreasingconcernovertheenvironmentalimpactsoffossilfuelusageandthedepletionofconventionalenergyresources,anumberofstateshaveadoptednewmeasuresthatpromotesolarenergysystemsandremovefinancialandlogisticalimpedimentstotheirwidespreaduse.
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Virtuallyeverystateencouragessolarandotherrenewableenergytechnologiesbyofferingsomeformofpolicysupport,suchastaxincentivesandothersubsidiestoindividuals,utilities,businesses,andotherorganizations.Whencombinedwiththefederalgovernment’s30%incometaxcreditforthecostofsolarpanels(availablethrough2016),statefinancialincentivesprovidepropertyownerswithevengreaterincentivetoinstallsolarpanelsbyloweringupfrontcostsandreducingbreakevenpoints.Thebreadthanddepthofstatesupportisdramaticallydifferentfromstatetostateandasaconsequencesolardevelopmenthashistoricallybeenconcentratedinarelativelysmallnumberofstateswithexceptionalpolicies,suchasCaliforniaandNewJersey.However,inrecentyearstheproliferationofstateincentivescoupledwithrapidlydecliningcostsandamaturingindustryhashelpedcreatenewandexpandedopportunitiesthroughoutthecountry.Additionally,statesoftensupplementdirectfinancialincentiveswithothermechanismsthatassistsolardevelopment,suchasimprovedproceduresforgettingsystemsconnectedtothegridandpoliciesthatfacilitatetheuseofinnovativefinancing.Section3:PublicPolicyFrameworkforHistoricPreservation3.1TheSecretaryoftheInterior’sStandardsforRehabilitationHistoricpreservationboardsandcommissionsarechargedwiththepreservationofacommunity’sidentifiedhistoricresources,whichmayincludeindividualsitesaswellasentirehistoricdistricts.Proposedalterationstothesehistoricresources,althoughoftenpermissible,aremeasuredagainststandardsandguidelines,includingthoseestablishedbytheNationalParkService(NPS)andcalledtheSecretaryoftheInterior’sStandardsfortheTreatmentofHistoricProperties.ThemostcommonsetofappliedregulationsforhistoricdistrictreviewaretheStandardsforRehabilitation,whichprovidesaframeworkforalterationofhistoricresourcestomeetcontinuingorchanginguseswhileretainingthehistoriccharacterofthebuilding,site,anddistrict.TheStandardsareintendedtoberegulatory,whileaccompanyingNPSGuidelinesareadvisoryandillustratehowtheStandardsmaybereasonablyapplied.Often,localdesignguidelinesforhistoricbuildingsand/orhistoricdistrictsareeitherdirectlymodeledaftertheSecretaryoftheInterior’sStandardsforRehabilitationorborrowheavilyfromtheirfoundation.TwoStandardsareparticularlypertinenttosolarenergyprojects:Standard2:Thehistoriccharacterofapropertywillberetainedandpreserved.Standard9:Newadditions,exterioralterations,orrelatednewconstructionwillnotdestroyhistoricmaterials,features,andspatialrelationshipsthatcharacterizetheproperty.Thenewworkwillbedifferentiatedfromtheoldandwillbecompatiblewiththe
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historicmaterials,features,sizeandproportion,andmassingtoprotecttheintegrityofthepropertyanditsenvironment.ThefullsetofRehabilitationStandardscanbefoundat:www.nps.gov/tps/standards.htm3.2TheSecretaryoftheInterior’sStandardsforRehabilitationandIllustratedGuidelinesonSustainabilityforRehabilitatingHistoricBuildingsTheGuidelinesonSustainabilitysupplementtheexistingGuidelinestotheSecretaryoftheInterior’sStandardsforRehabilitation.Theseguidelinesofferrecommendationsforimprovingtheenergyefficiencyofabuildingwhilestillpreservingthecharacterofhistoricresources.TheGuidelinesonSustainabilitystresstheinherentsustainabilityofhistoricbuildingsandoffergeneralguidanceforefficiencyrelatedimprovement.Treatmentsareeither“recommended”or“notrecommended,”dependingonwhetherameasuremaynegativelyimpactabuilding’shistoriccharacter.Additionally,illustrationsofbothtypesoftreatmentsareincluded.TheGuidelinesaredesignedtoassistbuildingownersinplanningrehabilitationprojectsthatwillmeetthestandardsforRehabilitation.TheNPSGuidelinesonSustainabilitycanbefoundat:www.nps.gov/tps/standards/rehabilitation.htm 3.3StateSolarAccessRegulationStateshavebecomeincreasinglyinterestedinremovingbarrierstoinstallationsolarandwindenergysystemsandthedevelopmentofpracticalapproachestotheinstallationofrenewableenergytechnology.Manystateshaveenactedlawsmakeprohibitionsagainstsolarenergysystems(typicallyfoundinrestrictivecovenantsandotherdeedrestrictions)voidandunenforceable.Theseareoftenreferredtoas“solarrights”laws,andmayapplytoeitherprivaterestrictions(e.g.,suchasthosepromulgatedbyhomeowner’sassociations),publicrestrictions(e.g.,localzoninglawsandordinances)orboth.Inaddition,agrowingnumberofstatesareadoptingsolaraccesslawsthatprotectaccesstothesunandeasementlawsthatfacilitatetheadoptionofvoluntarysolaraccesseasements.Solaraccesseasementsallowtheownerofasolarenergysystemtosecuretherightstocontinuedaccesstosunlightfromaneighboringpropertyowner.
DSIRE (DatabaseofStateIncentivesforRenewables&Efficiencies),aprojectrunbytheNCSolarCenterandtheInterstateRenewableEnergyCouncilandfundedbytheDepartmentofEnergy,providescomprehensiveinformationonrenewableenergypoliciesandprogramsandtracksindividualstatelaws,policiesandprograms.Goto:http://www.dsireusa.org.
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Withrespecttosolarrightslawsthatpertaintopublicrestrictions,anumberofstates,suchasCalifornia,Florida,Indiana,Nevada,NorthCarolina,Vermont,Virginia,Oregon,andWisconsin,haveadoptednewlawsorstrengthenedexistinglawstoensurethatzoningandotherland‐uselawsbanningorunreasonablyrestrictingsolarenergysystemsareexpresslyprohibited.Whilethesestatespermitrestrictionsonsolarinstallationsforpublichealthandsafetyreasons,theyprohibitrestrictionsthatwouldsignificantlydecreasetheefficiencyorperformanceofasystemorsignificantlyincreaseitscost.Theinterpretationofwhatconstitutesa“significant”impactmaybesubjective,thoughspecificbenchmarksaresometimesestablishedforthispurpose.Forinstance,inNevadaa10%decreaseinsystemefficiencyisconsideredsignificant.Inadditiontotheremovalofregulatorybarriersforsolarsysteminstallations,California,Missouri,NewMexico,andWisconsinalsoprotectaccesstothesunthroughsolarshadeprotectionlawsortheestablishmentofenforceablesolarrights.Otherstates,suchasRhodeIsland,requirethatzoninglawsaddresssolaraccess,andsomestatelaws,includingthoseadoptedinConnecticut,Massachusetts,Minnesota,Nebraska,NewYork,OregonandUtah,authorizelocalgovernmentstoadoptordinancesand/orplanningmeasuresthatencouragetheinstallationofsolarenergydevices.Therelationshipbetweenlawsdesignedtofacilitateorremovelegalbarrierstotheuseofsolarenergysystems,andhistoricpreservationordinancesdesignedtoprotecthistoricresourceshasbeenspecificallyaddressedinonlyafewstates.Connecticut,Maine,NewMexicoandNorthCarolinaaresomeofthestateswhichhaveaddressedtheissue:
Connecticutprohibitsapreservationcommissionfromdenyinganapplicationforacertificateofappropriatenessfora“solarenergysystemdesignedfortheutilizationofrenewableresources”unless“thecommissionfindsthatthefeaturecannotbeinstalledwithoutsubstantiallyimpairingthehistoriccharacterandappearanceofthedistrict.”Thecommissionmayimposeconditionsontheissuanceofacertificateofappropriateness,includingdesignmodificationsandlimitationsonthelocationofthefeature,providedthattheeffectivenessofthesystemisnotsignificantlyimpaired.
Maineprohibitslegalinstruments(includingordinances,deedrestrictions,homeownerassociationandcondominiumregulations)thatrestricttheinstallationanduseofsolarenergydevices.However,“reasonablerestrictions”necessarytoprotect“historicoraestheticvalues,”maybeadopted“whenanalternativeofreasonablycomparablecostandconvenienceisavailable.”
NewMexicoprohibitsacountyormunicipalityfromimposingrestrictionsontheinstallationofsolarcollectorsexceptinahistoricdistrict.
NorthCarolinamakesitsgeneralprohibitionontheadoptionoflawsrestrictingsolarenergysystemsonresidentialpropertiesapplicabletohistoricdistrictsbutauthorizeslocaljurisdictionstoregulatethelocationorscreeningofsolarcollectors”by“requiring
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theuseofplantingsorothermeasurestoensurethattheuseofsolarcollectorsisnotincongruouswiththespecialcharacterofthedistrict.”Evenunderthegeneralprohibition,localgovernmentsmayrestrictsolarenergysystemstotheextenttheyarevisiblefromthegroundand“installed(1)onthefacadeofastructurethatfacesareasopentocommonorpublicaccess;(2)onaroofsurfacethatslopesdownwardtowardthesameareasopentocommonorpublicaccessthatthefacadeofthestructurefaces;or(3)withintheareasetoffbyalinerunningacrossthefacadeofthestructureextendingtothepropertyboundariesoneithersideofthefacade,andthoseareasofcommonorpublicaccessfacedbythestructure.”
Explicitlyaddressingpreservationissueswithinthestateregulatoryframeworkcanhelptofacilitatetheintegrationofsolartechnologywithhistoricproperties.Whileanacross‐the‐boardexemptionfromprohibitionsagainstsolarpanelswouldbeexceptionallybroad,exceptionsforinstallationsbasedontheapplicationofreasonableguidelinesshouldbeconsidered.NorthCarolina’sstatepolicybothfostersthedevelopmentofrenewableenergytechnologywhilepreservingtheintegrityofthestate’shistoricresources.Policiessuchastheseallowlocalgovernmentstheleewaytoprotecttheircommunities'historicresourcesonacase‐by‐casebasis.3.4LocalSolarAccessRegulationLocalgovernmentsareworkingtofostersustainableenergy,buildinganddevelopmentpracticesinavarietyofways,includingtheadoptionofnewbuildingandzoninglawsthatspecificallyencouragegreenbuildingpracticesandrenewableenergysystems.3.5LocalBuildingStandardsSomecommunitiesnowrequiretheuseofsustainableconstructiontechniquesandproductsthroughtheapplicationofhighperformanceor“green”buildingstandards.Currently,suchstandardsarecommonlyassociatedwiththeUnitedStatesGreenBuildingCouncil’sflagshipratingsystem:LeadershipinEnergyandEnvironmentalDesign(LEED),thoughothersystemssuchastheGreenBuildingInitiative’sGreenGlobesratingsystem,andtheInternationalCodeCouncil’sNationalGreenBuildingStandardarebecomingmoreprevalent.
SolarPermittingRequirementsSolarenergysystemsmustcomplywithlocalbuildingcodestoensurethatsolarpanelsandassociatedelectricaland/orplumbingworkmeetminimumstandardsandarecorrectlyinstalled.Roofsandmountingsystemsmustbeabletocarrytheweightofthesolarpanels,andthesystem'swiringmustmeetthelocalelectricalandbuildingcodes.Thelocalzoningcodemayestablishminimumsetbacksandmaximumheightallowances.Ifabuildingisinalocalhistoricdistrict,orsubjecttorestrictivecovenants,designreviewandapprovalmayberequired.
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IntheDistrictofColumbia,beginningin2012,allprivately‐ownedcommercialprojectswith50,000squarefeetormoremustmeetorexceedtheLEEDSilverstandardandinadditionpostaperformancebond.TheCityofAustinrequiresthatallbuildingprojectsmeetthecity’snewenvironmentalbuildingcodeandbuildingswithincertaindistrictsmustachieveaminimumofonestarunderthe“AustinEnergyGreenBuilding”ratingsystem.Suchpoliciesmayprompttheinstallationofon‐siterenewableenergygeneration,suchasphotovoltaicsystems,inordertoachievethenewlymandatedstandardswithinthesecommunities.Thedevelopmentoflocalsustainablebuildingprinciples,efficiencymandatesandbenchmarkingpoliciesaredesignedtoholdbothnewandexistingbuildingstocktoincreasinglyhighperformancestandards.Ascommunitiesincorporatesuchguidelines,historicresourcescanplayasignificantroleinmeetingtheirgoals.Cities,suchasMinneapolis,awarddensitybonusesforspecificgreenactivitiesthatpromoteincreasedenergyefficiencyandrelianceuponalternativeenergysystemssuchassolarandwind.Theprevailingdensitywithinnumeroushistoricdistrictsmaywellqualifyforsuchbonus.ThecityofSanFrancisco,inadditiontoestablishingminimumgreenstandardsunderLEEDorGreenPoint,requiresthatifabuildingisdemolishedtomakewayfornewconstruction,additionalpointsbesubtractedfromtheproject'srating.Theprojectmustthenachieveahigherratingtocompensateforthedemolition,andthereforeencouragingthereuseofexistingandhistoricbuildings.Stillothers,suchasSantaMonica,encouragetheuseofalternativeenergysystemsbystreamliningtheirpermittingproceduresforsolarpanelinstallationsonexistingbuildings.3.6LocalPreservationOrdinancesandZoningCodesManycommunitiesarealsorevisingtheirzoningandsubdivisionlawstoprotectorpromotesolaraccess,eitherinresponsetostatedirectivesorontheirowninitiative.Providence,RhodeIsland,forexample,amendeditszoninglawstoallowsolarpanelsasaccessoryuses,whicharelandusesthatareincidentalandsubordinatetothemainuseofthesiteandlocatedonthesamesiteasthemainuse.Anaccessoryusemaybelocatedeitherintheprincipalstructureoranaccessorystructure.Othermunicipalitieshaveadjustedsetbackrequirements,heightrestrictionsandinsomecases,haveimposedbuildingorientationrequirements,tomaximizesolaraccessibilityfornewly‐constructedhouses.Manystatesareadoptinglawsthatprohibitunreasonablebarrierstosolarlaws,enablingcitiesandtownstoadoptsimilarlocalordinances.Howthesenewlocallawspotentiallymodifyorconflictwithexistinglaws—includinghistoricpreservationordinances—mustbeconsidered.Solaraccesslawsthataddressthespecialcircumstancesofhistoricpropertiesandthatspecificallyincludeguidelinesforthereviewandapprovalofsolar
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panelsandotherenergy‐basedalterationsforhistoricpropertieswillensurethattheinterestsofbothsustainabilityandhistoricpreservationareequallyaddressed.Examplesofhowcommunitieshavecombinedsustainabilityandenergyconsiderationswithhistoricpreservationinclude:
SantaMonica,CAencouragessolarpanelsbystreamliningitsreviewofapplicationstoinstallsolarpanels.UnderOrdinance2291,adoptedinJuly2009,thecitycreatedanexpeditedpermittingprocessfortheinstallationofsolarpanelsbytreatingsolarpanelpermitreviewsthatmeetcertaindesignstandards,asministerial/non‐discretionaryactions.Theordinanceallowsanexceptionforhistoricpropertiesandcontributingstructures,requiringreviewbya"LandmarksCommissionLiaison"underthecity'sCertificateofAppropriatenessprocess.Incaseswherethecity’sminimumdesignstandardsarenotmet,aprojectmaybeapprovedunderthecity’sdiscretionaryreviewprocess,unlessahistoricpropertyisinvolved,inwhichcase,thefullLandmarksCommissionreviewsthatproposedproject.
SantaMonica,CAOrdinance2291: http://www01.smgov.net/planning/planningcomm/2291.pdf
Portland,ORworkedwithcommunitymemberstocreatestandardswhichexemptthereviewprocessofsolarpanelsonhistoricresourcesinthecity’sHistoricDistrictsandConservationDistrictsthrougharegulatoryimprovementproject,RegulatoryImprovementCodeAmendmentPackage(RICAP)5.IncaseswhereapropertyislocatedwithinaConservationDistrict,andnotadesignatedlandmark,thereviewofproposedsolarinstallationsisstreamlinedbyfollowingasetofCommunityDesignStandards.Ingeneralthesestandardsprovideguidanceforsolarinstallationsthatrequiresolarmodulesbeinstalledwiththeplaneofthepanelsparalleltotherooflineandnotincreasethefootprintorheightofthestructure.Thesestandardsareintendedtoallowforflexibilityindesignandminimizeaestheticimpactstohistoricresources.
TheHistoricDesignReviewprocessmaystillberequiredfordesignatedHistoricLandmarks,designatedConservationLandmarksandpropertieslocatedwithindesignatedHistoricDistricts.Accessorystructuresareheldtothesamestandardssprimarybuildings.
Portland’sinformationon“SolarandYourHistoricHome”canbefoundat:http://www.portlandonline.com/bps/index.cfm?a=324757&c=43478
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3.7DesignReviewwithinHistoricPreservationOrdinancesAssolarbecomesincreasinglyattractivetomoreconsumers,demandtointegratesolarsystemsintohistoricpropertiesislikelytoincrease.Fortunately,inmostcases,historicbuildings,structures,andsitescanbepreservedwhilealsoaccommodatingsolarenergyinstallations.Thefollowing10sitingprinciplescanaidepreservationboardsintheirreviewofsolarenergysystemrequestsand,inaddition,canprovideafoundationfortheadoptionofformallocalguidelinesrelatedtosolarenergyinstallations.These10principlesencouragesolutionsthatprotecthistoricfeatures,materialsandspatialrelationshipsandworktominimizethevisibilityofallsolarenergysysteminstallations.3.8SampleDesignPrinciples1.Locatesolarpanelsonthesiteofahistoricresource.Ifpossible,useaground‐mountedsolarpanelarray.Considersolutionsthatrespectthebuilding’shistoricsetting,locatingthesolarpanelarraysinaninconspicuouslocation,suchasarearorsideyard,lowtothegroundandsensitivelyscreenedtofurtherlimitvisibility.Careshouldbetakentorespectthehistoriclandscape,includingbothitsnaturalanddesignedfeatures,includingmaterialsandtopography.2.Locatesolarpanelsonnewconstruction.Incaseswherenewbuildingsornewadditionstohistoricbuildingsareproposed,encouragetheplacementofsolarpanelsonthenewconstruction.Toachieveoverallcompatibilitywiththehistoricbuildinganditssetting,considersolutionsthatintegratethesolarpanelsysteminlessvisibleareasofthenewdesign.3.Locatesolarpanelsonnon‐historicbuildingsandadditions.Ifthesitecannotaccommodatesolarpanels,andtheprojectdoesnotincludenewconstruction,considerplacingsolarpanelsonanexisting,non‐historicadditionoraccessorystructure,therebyminimizingtheimpactofsolarinstallationonthesignificantfeaturesofthehistoricresourceaswellasspecificallyprotectinghistoricfabricagainstalteration.
Roof‐MountedSolarPanels
Solarpanelsaretraditionallyinstalledonroofsbecausetheyofferthebestaccesstolight.Whilehistoricbuildingswithflatroofsmayreadilyaccommodatesolarpanels,hippedorgabledroofscanbeproblematic.Whenfeasible,considerlocatingsolarpanels:
Inaminimally‐visibleareaofthelandscape;
Onanon‐historicbuildingoraddition;
Inaminimally‐visiblelocationonthebuilding.
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4.Placesolarpanelsinareasthatminimizetheirvisibilityfromapublicthoroughfare.Theprimaryfacadeofahistoricbuildingisoftenthemostarchitecturallydistinctiveandpublicly‐visible,andthusthemostsignificantandcharacter‐defining.Tothegreatestextentpossible,avoidplacingsolarpanelsonstreet‐facingwallsorroofs,includingthosefacingsidestreets.Installationsbelowandbehindparapetwallsanddormers,oronrear‐facingroofs,areoftengoodchoices.5.Avoidinstallationsthatwouldresultinthepermanentlossofsignificant,character‐definingfeaturesofhistoricresources.Solarpanelsshouldnotrequirealterationstosignificantorcharacter‐definingfeaturesofahistoricresource,suchasalteringexistingrooflinesordormers.Avoidinstallationsthatobstructviewsofsignificantarchitecturalfeatures,suchasoverlayingwindowsordecorativedetailing,orintrudingonviewsofneighboringhistoricpropertiesinahistoricdistrict.6.Avoidsolutionsthatwouldrequireorresultintheremovalorpermanentalterationofhistoricfabric.Solarpanelinstallationsshouldbereversible.Theuseofsolarrooftiles,laminates,glazingandothertechnologiesthatrequiretheremovalofintacthistoricfabric,orwhichpermanentlyalterordamagesuchfabric,shouldbeavoided.Considerthetypeandconditionofexistingbuildingfabricuponwhichsolarpanelsinstallationisproposed,aswellasthemethodofattachmentandremovalinthefuture.Minimizingthenumberofpointsofattachment,includingtheuseofbrackets,willavoiddamaginghistoricfabric.7.Requirelowprofiles.Solarpanelsshouldbeflushwith,ormountednohigherthanafewinchesabove,theexistingroofsurfaceandshouldnotbevisibleabovetherooflineofaprimaryfacade.8.Onflatroofs,setsolarpanelsbackfromtheedge.Flatroofs,becausetheyaregenerallyhiddenfromview,canprovideanidealsurfaceforsolarpanelarrays.Toensurethatasolarinstallationisminimallyvisible,setthesolarpanelsbackfromtheroof'sedgeandadjusttheangleandheightofthepanelsasnecessary.9.Avoiddisjointedandmulti‐roofsolutions.Solarpanelsshouldbesetatanglesconsistentwiththeslope,orpitch,ofthesupportingroof.Forexample,avoidsolutionsthatwouldsetpanelsata70degreeanglewhentheroofpitchis45degrees.Inaddition,solarpanelsshouldbelocatedononeroofplane(asopposedtoscatteredamongseveralroofs)andarrangedinapatternthatmatchesthegeneralshapeandconfigurationoftheroofuponwhichtheyaremounted.10.Ensurethatsolarpanels,supportstructures,andconduitsblendintothesurroundingfeaturesofthehistoricresource.Theoverallvisibilityandreflectivityofsolarpanelsandtheirsupportstructurescanbesubstantiallyreducedifelementsofthesolarinstallationmatchthesurroundingbuildingfabricincolor.
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ExamplesofcommunitieswithexistingSolarPanelGuidelinesforhistoricdistrictsandresourcescanbefoundintheAppendicesorbyvisiting:www.preservationnation.org/issues/sustainability/solarpanelsLocation,visibility,andappearanceofsolarpanelsarekeyconcernswhenworkingwithhistoricresources.Factorstoconsiderinclude:→Sitingoptions(solutionsthatachievesolaraccessyetprotecthistoricfabricand
character)→Screeningpotential→Integrityandconditionofresource,especiallyroof→Impactonhistoricfabric,includingmountingsystem→Overallsizeofpanelarray→Panelarrangementanddesign→Color/Reflectivity→ReversibilityofInstallationSolarEnergyProjectsonPublicLandsFederalpubliclandsareandwillcontinuetoplayanimportantroleinutility‐scalesolardevelopmentandtheaccommodationofrenewableenergytransmission.Theimpactofutility‐scalesolarprojectsonpubliclandsisalsoanimportantissueandmeritsfurtherresearchandanalysisofitsownbeyondofthescopeofthisguide.Section4:MovingtheConversationForwardBoththepreservationandrenewableenergycommunitiesshouldcontinuetoresearchandhighlightbestpracticesonincorporatingrenewableenergytechnologiesonhistoricpropertiesByworkingwithpropertyowners,contractors,andtechnologymanufacturers,localgovernmentleaders,codeofficials,preservationcommissionstaffandplanningdirectorscanbekeyplayersinensuringthathistoricresourcesandpubliclandscontinuetoactivelycontributetoenvironmentally,economically,sociallyandculturallysustainablecommunities.
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Section5:FurtherReadingAcademicArticles
DanBeckerandJackWilliams,“ASustainabilityFrameworkfortheLocalConsiderationofAlternativeorSubstituteMaterials,Pt.II,TheAllianceReview(NationalAllianceofPreservationCommissionsNov./Dec.2009).AvailablethroughtheNationalAllianceat:http://www.uga.edu/napc/programs/napc/publications.htm
SaraC.Bronin,“SolarRights,”89BostonUniversityLawReview1217(2009).Postedat:http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=449173
SaraC.Bronin,“ModernLights,”80UniversityofColoradoLawReview101(2009).Postedat:http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=449173
StephenFarneth,“SustainingthePast:GuidelinesForHistoricPreservationShouldn’tHaveToClashWithLEEDRequirements,SincePreservationAndSustainabilityShareManySimilarGoals,”GREENSOURCE(Oct.2007).Postedat:http://greensource.construction.com/features/0710mag_current.asp
ClarionAssociates,“DiscussionPaperandRecommendedOrdinanceLanguage:SolarEnergySystemsandHistoricPreservationDistrictDesignReviewSaltLakeCity,Utah,”ClarionAssociates(Mar.2009).Forinformationonthispublication,goto:http://archive.knoxmpc.org/historic/comm/agendas/Nov2009/solar.pdfNCSCHistoricResourcesPolicyPaperOverview.docx
KimberlyKooles,“IntegrationofSolarPanelsinHistoricDistricts”ForumJournal,Fall2009.Forinformationonthispublication,goto:http://www.preservationnation.org/forum/
KimberlyKooles,“DevelopingDesignGuidelinesforSolarPanels,”TheAllianceReview(NationalAllianceofPreservationCommissionsSept./Oct.2000).AvailablethroughtheNationalAllianceat:http://www.uga.edu/napc/programs/napc/publications.htm
KimberlyKooles,“SolarPanelsinHistoricDistricts,”TheAllianceReview(NationalAllianceofPreservationCommissionsMar./Apr.2008).AvailablethroughtheNationalAllianceat:http://www.uga.edu/napc/programs/napc/publications.htm
JenniferKuntz,“AGuidetoSolarPanelInstallationatGrandCentralTerminal:CreatingaPolicyofSustainableRehabilitationinLocalandNationalHistoricPreservationLaw,”10VermontJournalofEnvironmentalLaw316(2009).Postedathttp://www.vjel.org/journal/pdf/VJEL10092.pdf
NationalTrustforHistoricPreservation,“GreenHomeTips,”PreservationMagazine(Jan./Feb.2008):Postedathttp://www.preservationnation.org/magazine/2008/january‐february/green‐home‐tips.html
JennyParker,“IncorporatingSolarPanelsinaRehabilitationProject,”ITSNo.52(TechnicalPreservationServices,NationalParkService2009).Postedat
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http://www.nps.gov/tps/standards/applying‐rehabilitation/its‐bulletins/ITS52‐SolarPanels.pdf
SharonPark,“SustainableDesignandHistoricPreservation,”CulturalResourcesManagement(CRM)No.2(NationalParkService1998).Postedathttp://crm.cr.nps.gov/archive/21‐2/21‐2‐4.pdf
RebeccaRatzloff,“BuildingGreen,OnusorBonus?,”ZoningPractice(AmericanPlanningAssociationApril2005).Postedat:http://www.planning.org/zoningpractice/2005/pdf/apr.pdf
DonovanRypkema,“SustainabilityandHistoricPreservation,”http://www.preservation.org/rypkema.htm
KennedySmith,“GreeningMainStreetBuildings,”MainStreetNews(NationalTrustMainStreetCenterApril2009).Postedat:http://www.preservationnation.org/main‐street/main‐street‐news/2009/04/greening‐MS‐buildings.html
AndrewStein,“GreeningHistoricD.C.:ChallengesandOpportunitiestoIncorporateHistoricPreservationintotheDistrict’sDriveforSustainableDevelopment,”GeorgetownLawHistoricPreservationPapersSeries(GeorgetownUniversityLawCenter2009).Availableat:http://www.ll.georgetown.edu/histpres/seminarPapers.cfm
VandanaSinha,“MountPleasantNeighborhoodInstallsSolarPanels,WashingtonBusinessJournalSept.3,2009.Postedat:http://washington.bizjournals.com/washington/stories/2009/08/31/daily84.html
ThomasonandAssociatesandEOAArchitectsofNashville,Tennessee,“SustainabilityandDesignReviewGuidelinesSourcesandBestPractices,February2011,”ThomasonandAssociatesandEOAArchitectsofNashville,Tennessee.Availableat:http://www.okc.gov/planning/hp/documents/Report%20on%20Sustainability%20and%20Design%20Review%20Guidelines.pdf
BooksandReports
BritishHeritage,“SmallScaleSolarElectric(Photovoltaic)EnergyandTraditionalBuildings,”(2008).Postedat:http://www.climatechangeandyourhome.org.uk/live/content_pdfs/519.pdf
PatrickM.Condon,DuncanCavens,andNicoleMiller,UrbanPlanningToolsforClimateChangeMitigation,LincolnInstituteofLandPolicy,2009.Postedat:http://www.lincolninst.edu/pubs/1573_Urban‐Planning‐Tools
ChrisDuerkson,“SavingtheWorldThroughZoning,”Planning(AmericanPlanningAss’n2008).Postedat:http://law.du.edu/documents/rmlui/saving‐the‐world‐through‐zoning.pdf
EnglishHeritage,“ConservationPrinciplesfortheSustainableManagementoftheHistoricEnvironment”,2008Postedat:http://www.english‐
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heritage.org.uk/professional/advice/conservation‐principles/ConservationPrinciples/
LivingCities,“GreenCities:HowUrbanSustainabilityEffortsCanandMustDriveAmerica’sClimateChangePolicies,”May2009.Postedat:http://www.greenforall.org/resources/green‐cities‐a‐living‐cities‐report
VitaNuovaLLC,“RecommendationsforSustainableDesignandAdaptiveReuse:CommercialStreetHistoricDistrict,”CityofSpringfield,MissouriEnvironmentalProtectionAgencySustainabilityPilot,Mar.20,2009.Postedat:http://www.epa.gov/brownfields/sustain_plts/reports/springfield_fr.pdf
NationalParksService,“SecretaryoftheInterior’sStandardsforRehabilitationandIllustratedGuidelinesonSustainabilityforRehabilitatingHistoricBuildings,”2011.Availableat:http://www.nps.gov/tps/standards/rehabilitation/sustainability‐guidelines.pdf
NationalRenewableEnergyLaboratoryandNationalTrustforHistoricPreservation,“ImplementingSolarPVProjectsonHistoricBuildingsandinHistoricDistricts(TechnicalReportNREL/TR‐7A40‐51297),”NationalRenewableEnergyLaboratorySept.2011.Availableat:http://www.nrel.gov/docs/fy11osti/51297.pdf
NationalTrustMainStreetCenter,“HowGreenisYourMainStreet?”MainStreetNews(Apr.2009).Postedat:http://www.preservationnation.org/main‐street/main‐street‐news/2009/04/how‐green‐is‐main.html
BairdM.Smith,“ConservingEnergyinHistoricBuildings,”PreservationBriefNo.3,NationalParkService,1978.Postedat:http://www.nps.gov/history/hps/TPS/briefs/brief03.htm
WholeBuildingDesignGuideHistoricPreservationSubcommittee.“SustainableHistoricPreservation,”Postedat:http://www.wbdg.org/resources/sustainable_hp.php
NoréV.Winter.“DevelopingSustainabilityGuidelinesforHistoricDistricts.”PreservationBook,NationalTrustforHistoricPreservation,2011.Postedat:http://www.preservationnation.org/preservationbooks/
GreenGuidelines
BayfieldWisconsin,“SustainabilityinBayfieldfromaHistoricPreservationPerspective”(August2008)Postedat:http://www.cityofbayfield.com/Green%20Historic%20Preservation%20Aug%202008.pdf
Boulder,Colorado,“GreenBuildingandGreenPointsGuideBooklet”(May2009).Postedat:http://www.bouldercolorado.gov/index.php?option=com_content&task=view&id=208&Itemid=489#FORMS
Boulder,Colorado,“MakingYourHistoricBuildingEnergyEfficient”(brochure).Postedat:
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http://www.bouldercolorado.gov/files/PDS/historicpres/HistoricPreservationBrochure_web.pdf
“IowaGreenStreetsCriteria.”2012.Postedat:http://www.iowaeconomicdevelopment.com/community/downloads/green2012/IowaGreenStreetsCriteria2012.pdf
Nantucket,Massachusetts,“SustainablePreservation:AnaddendumtoBuildingwithNantucketinMind”,(July,2010)http://www.sustainablenantucket.org/wp‐content/uploads/2010/07/Sustainable‐Preservation‐Final.pdf
NewHampshirePreservationAlliance,“GreenGuidelines:PromotingEnvironmentalandEconomicSustainabilityThroughHistoricPreservation,”[ForStatePolicyMakers],Oct.2008.Postedat:http://www.preservationnation.org/forum/statewide‐local‐partners/the‐richard‐and‐julia‐moe‐fund/past‐projects/greenguidelineslocal2009.pdf
Pasadena,California.“DesignGuidelinesforHistoricDistrictsinPasadena,California”.Availableat:http://www.ci.pasadena.ca.us/Planning/Design_Guidelines/
Portland,Oregon.“SolarandYourHistoricHome”(website).Availableat:http://www.portlandonline.com/bps/index.cfm?a=324757&c=43478
Portland,Oregon.“Chapter33.218CommunityDesignStandards”,Sept.2011.Postedat:http://www.portlandonline.com/bds/index.cfm?a=53305
Portland,Oregon.“Chapter33.445HistoricResourceProtectionOverlayZone”,Sept.2011.Postedat:http://www.portlandonline.com/bps/index.cfm?a=53352&c=34562
“SantaBarbaraSolarEnergySystemDesignGuidelinesandSolarRecognitionProgram.”Postedat:http://www.santabarbaraca.gov/NR/rdonlyres/BFD34004‐668E‐4238‐B7AB‐DE8C2F05C648/0/Exhibit_B_Passive_Solar_Guidelines_Recognition_Program.pdf
SaltLakeCity,“HistoricPreservationPlan(Draft),SupportaSustainableCity,”(p.74).Postedat:http://www.slcclassic.com/ced/planning/pages/HistoricPresMP.htm
WabashValleyTrustforHistoricPreservation,“TheResourceGuide:DesignGuidelinesforLafayetteHistoricDistrict,Ch.6–GreenPreservationPractices,ArchitecturalFeatures,ElementsandStyle.”Postedat:http://www.wabashvalleytrust.org/guide.html
Washington,D.C.,“EnergyConservationinHistoricBuildings,”DistrictofColumbiaHistoricPreservationGuidelines.”http://planning.dc.gov/DC/Planning/Historic+Preservation/Maps+and+Information/Policies+and+Procedures/Design+Guidelines/Energy+Conservation+for+Historic+Buildingshttp://planning.dc.gov/planning/frames.asp?doc=/planning/lib/planning/preservation/design_guides/energy_conservation.pdf
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On‐lineResourcesAmericanPlanningAssociation:http://www.planning.org/Austin’sGreenBuildingProgram:http://www.austinenergy.comCalifornia.gov(IntegratedWasteManagementBoard):Sustainable(Green)Building
Remodel,Renovate,andUpgradeGreen:http://www.calrecycle.ca.gov/GREENBUILDING/Residential/Remodel/default.htm
ConsortiumforEnergyEfficiency:http://www.cee1.org/DatabaseofStateIncentivesforRenewablesandEfficiency:http://www.dsireusa.orgDepartmentofEnergy,EnergyEfficiencyandRenewableEnergy:
http://www.eere.energy.gov/.Seealso,NationalRenewableEnergyLaboratory:http://www.nrel.gov/
EnvironmentalProtectionAgency,GreenBuilding:http://www.epa.gov/greenbuilding/index.htm
GreenBuildingFinanceConsortium:http://www.greenbuildingfc.com/GreenCommunities:http://www.greencommunitiesonline.org/about/GreenRecommendationsforHistoricRehabilitationandUrbanInfillNationalInstituteof
BuildingSciences,WholeBuildingDesignGuideHistoricPreservationSubcommittee:http://www.wbdg.org/resources/sustainable_hp.php
NationalParkService:http://www.nps.gov/history/index.htmNationalTrustforHistoricPreservation:
http://www.preservationnation.org/issues/sustainability/SmartGrowthAmerica:http://www.smartgrowthamerica.org/SustainableBuildingsIndustryCouncil:http://www.sbicouncil.org/U.S.GreenBuildingCouncil:http://www.usgbc.org/
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APPENDICESI. STATESOLARACCESSLAWS
STATE CITATION SUMMARYCalifornia Cal.Civ.§
714,etseq.;HealthandSafety§17959.1;GovernmentCode§65850.5
Prohibitslocalgovernmentsfromrestrictingsolarenergysystemsbasedonaestheticsandprecludesreceiptofstategrants/loansforsolarenergysystemsifunreasonablerestrictionsareplacedonsolarenergysystems—includingsignificantincreasesincostofsystem,significantdecreasesinefficiencyorspecifiedperformance,orfailuretoallowalternativesystemsatcomparablecost,efficiency,andenergyconservationbenefits.Alsolimitslocalgovernmentreviewtopublichealthandsafetyandrequiresuseofnon‐discretionaryreviewprocess.
Cal.Pub.Res.Code§25980‐25986
Prohibitspropertyownerfromallowingtree/shrubtocastshadowgreaterthan10%ofcollectorabsorptionareauponsolarcollectionsurfacebetween10a.m.and2p.m.oncesystemisinstalled;exemptstreessubjecttolocalordinance.
Connecticut Conn.Gen.Stat.§7‐147f
“Noapplicationforacertificateofappropriatenessforanexteriorarchitecturalfeature,suchasasolarenergysystem,designedfortheutilizationofrenewableresourcesshallbedeniedunlessthecommissionfindsthatthefeaturecannotbeinstalledwithoutsubstantiallyimpairingthehistoriccharacterandappearanceofthedistrict.Acertificateofappropriatenessforsuchafeaturemayincludestipulationsrequiringdesignmodificationsandlimitationsonthelocationofthefeaturewhichdonotsignificantlyimpairitseffectiveness.Inpassinguponappropriatenessastoparking,thecommissionshalltakeintoconsiderationthesizeofsuchparkingarea,thevisibilityofcarsparkedtherein,theclosenessofsuchareatoadjacentbuildingsandothersimilarfactors.”
Conn.Gen.Stat.§8‐2;§8‐23,§8‐35a
Authorizesmunicipalitiestoadoptregulationsthatencouragetheuseofsolarandotherrenewableformsofenergyandenergyconservationandprovideincentivesfordeveloperswhousepassivesolarenergytechniquesinplanningaresidentialsubdivisiondevelopment.Requiresmunicipalitiestoprepareconservationanddevelopmentplanthatincludessolarenergyobjective
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andrequiresthatsubdivisionregulationsencourageuseofpassivesolarenergysystems.Alsoencouragesregionalplanningagenciestoincludeuseofsolarenergyinplans.
Florida Fla.Laws§163.04
Forbidsprohibitionsonsolarandotherenergydevicesbylocalordinance.
Indiana Ind.Code§36‐7‐2‐8
Prohibitsadoptionofordinancesthatbanorunreasonablyrestrictuseofsolarenergysystemsbysignificantincreasesincostofsystem,significantdecreasesinefficiencyorspecifiedperformance,orfailuretoallowalternativesystemsatcomparablecost,efficiency,andenergyconservationbenefits.
Maine 33MRSAc.28‐A§§1421‐1424
Municipalities,homeownersassociationandothersmaynotprohibittheinstallationanduseofsolarenergydevicesexceptwhennecessaryto,amongotherthings,protect“historicoraestheticvalues,whenanalternativeofreasonablecomparablecostandconvenienceisavailable.”
Massachusetts Mass.Gen.L.ch.40a§9B;ch.41§81Q
Authorizesmunicipalitiestoadoptrulesencouragingtheuseofsolarenergysystemsandprovidingforsolaraccess.
Minnesota Minn.Stat.§462.357;§473.859.2(b)
Authorizestheregulationofaccesstosolarlightforsolarenergysystemsandallowsforvariancesbasedonlackofsolaraccess;landuseplanmustcontainelementforprotectionanddevelopmentofaccesstosolarlight.
Missouri Mo.Rev.Stat.§442‐012.1
Establishesuseofsolarenergyaspropertyright(butprohibitsuseofeminentdomain).
Nebraska Neb.Rev.Stat.§§66‐913—914
Authorizeslocalgovernmentstoadoptzoninglawsandplansthatencourageaccesstosolarenergyandtograntvariancestofacilitatesuchaccess.
Nevada Nev.Stat.§278.0208
Localgovernmentsmaynotenactordinances,plans,orotherrestrictionsthatprohibitorunreasonablyrestrictsolarenergysystemsbysignificantlydecreasingefficiencyorperformanceofsystemandbynotallowinguseofalternativesystematcomparablecostandwithcomparableefficiencyandperformance.
NewJersey N.J.S.A.C.40:27‐6.6&C.40:55D‐4
Excludessolarpanelsfromthecalculationofimperviouscoverage.Alsoidentifiessolarpanelsasan“inherentlybeneficialuse”ingrantingusevariances.
NewMexico N.M.Stat.§47‐3‐1,etseq.
Declaresrighttousesolarenergyaspropertyrightwhichisenforceableagainstanypersonblockingaccesstolightoncesolarcollectorisinstalled.
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N.M.Stat.§3‐18‐32
Prohibitscountyormunicipalityfromrestrictingtheinstallationofsolarcollectorsexceptinhistoricdistricts.
NewYork N.Y.GeneralCityLaw§20(Consol.)
Enablescitiestoregulatesolarenergysystemsandsolaraccessprovidedthat,amongotherthings,regulationsaremadewith“reasonableregardtothecharacterofbuildings.”
NorthCarolina N.C.Gen.Stat.§160A‐201;§22B‐20;§160A‐400.4(d)(governinghistoricdistricts)
Prohibitslocalgovernmentsfromadoptinglawsthatrestrictsolarenergysystemsonresidentialpropertyexceptifvisiblefromthegroundand“installed(1)onthefaçadeofastructurethatfacesareasopentocommonorpublicaccess;(2)onaroofsurfacethatslopesdownwardtowardthesameareasopentocommonorpublicaccessthatthefacadeofthestructurefaces;or(3)withintheareasetoffbyalinerunningacrossthefacadeofthestructureextendingtothepropertyboundariesoneithersideofthefacade,andthoseareasofcommonorpublicaccessfacedbythestructure.”Attorneys’feesawardedtoprevailingparties.Alsomakesvoidandunenforceablecovenants/deedrestrictionsprohibitingsolaraccesssystemsonsinglefamilyhomesbutallowsrestrictionsonsolarcollectorsasabove.ProvisionsunderN.C.Gen.Stat.§160A‐201madeapplicabletohistoricdistrictsbutlocaljurisdictionsauthorizedtoregulatethelocationorscreeningofsolarcollectors”by“requiringtheuseofplantingsorothermeasurestoensurethattheuseofsolarcollectorsisnotincongruouswiththespecialcharacterofthedistrict.”
Oregon Or.Rev.Stat.§§105.880—105.895
Makesprovisionsincovenants,deeds,andotherconveyanceinstrumentsthatprohibitsolarenergysystemsvoidandunenforceable.
Or.Rev.Stat.§§215.044—215.047&§§227.190—227.195
Authorizescountyandcitygovernmentstoenactordinancesthatprovideandprotectsolaraccessbyconsiderationoffactorssuchastheorientationoflots,sitingandheightofneighboringbuildings,thetypeandplacementoftrees,andsoforth.Comprehensiveplansmustbeconsistentwithordinance,ifadopted.
RhodeIsland R.I.Pub.Laws§45‐24‐33(a)(4)(iv)
Requireszoningordinancestoaddresssolaraccess.
Utah UtahCode§10‐92‐610
Authorizeslanduseauthoritiestorefusetoapproveplats,subdivisions,andsoforthforpropertiesthat
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prohibitorhavetheeffectofprohibitingreasonablysitedsolarenergydevices.
Vermont Vt.Stat.tit.24§§2291and4413(g)
Municipalitiesmaynotprohibitsolarandotherrenewableenergydevicesorenactlawsthathavetheeffectofprohibitingsuchdevicesexceptonpatiorailingsincondominiums,cooperatives,andapartments.
Wisconsin Wis.Stat.§6604.01;§844.22
Prohibitslocalgovernmentsfromrestrictingdirectly/indirectlyinstallationoruseofsolarenergysystemsunlessrestrictions(a)servepublichealth/safety;(b)donotsignificantlyincreasecostofsystemordecreaseefficiency;or(c)allowforalternativesystemofcomparablecostandefficiency.Localgovernmentmayadoptlawsrequiringtrimmingofvegetationblockingsolarenergy.Structures/vegetationblockingsolarenergyaccessarealsodeemedtobe“privatenuisances,”therebyenablinglawsuitstocompelremovalofsuchstructures/vegetation.
Wis.Stat.§700.41
Authorizescompensation/damagesagainstpropertyownersobstructingaccesstosolarcollection.
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II. STATESTATUTORYPROVISIONSADDRESSINGHISTORICPRESERVATION
DELAWARE25Del.C.§318
§318.Restrictivecovenants(a)Asusedinthissection,"roof"or"roofs"means:
(1)Aroofofasinglefamilydwellingunitwhichissolelyownedbyaperson,persons,trustorentityandwhichisnotdesignatedasacommonelementorcommonpropertyinthegoverningdocumentsofanassociation;and
(2)Aroofofatownhousedwellingunit,whichforthepurposesofthissectionmeansanysingle‐familydwellingunitconstructedwithattachedwallstoanothersuchunitonatleast1side,whichunitextendsfromthefoundationtotheroof,andhasatleast2sideswhichareunattachedtoanyotherbuilding,andtherepairoftheroofforthetownhousedwellingunitisdesignatedastheresponsibilityoftheownerandnottheassociationinthegoverningdocuments.
(b)Nocovenant,restriction,orconditioncontainedinadeed,contractorotherlegalinstrumentwhichaffectsthetransfer,saleoranyotherinterestinrealpropertythatprohibitsorunreasonablyrestrictstheownerofthepropertyfromusingaroofmountedsystemforobtainingsolarenergyonthatowner'spropertyshallbeallowedinanydeedcontractorlegalinstrumentrecordedafterJanuary1,2010.
(c)Thissectionshallnotamend,nullify,oraffecttheenforceabilityofanycovenant,restriction,orconditioncontainedinadeed,declaration,contractorotherlegalinstrumentconcerninglandownedbyamaintenancecorporationorhomeowner'sassociation.
(d)Thissectionshallnotamend,nullify,oraffecttheenforceabilityofanyconservationeasementorhistoricpreservationcovenant.
(e)Anycovenants,restrictions,orconditionscontainedinadeedordeclaration,includingadeclarationundertheUnitPropertyAct[§2201etseq.ofthistitle],forresidentialpropertywhichdoesnotexplicitlyincludeamechanismtoamendthedocument,mayhereafterbeamendedbyavoterequiringtheaffirmativevoteof2/3ofthepropertyowners.Covenants,restrictions,orconditionscontainedinadeedordeclaration,includingadeclarationundertheUnitPropertyAct[§2201etseq.ofthistitle],forresidentialpropertythatprohibitorrestricttheinstallationofrooftoporground‐mountedsolarsystemsmaybeamendedtoalloworpromoteinstallationofrooftoporground‐mountedsolarsystemsbyanaffirmativevoteof2/3ofthepropertyowners.
(f)Nocovenant,restriction,orconditioncontainedinadeed,contract,orotherlegalinstrumentwhichaffectsthetransfer,sale,oranyotherinterestinrealproperty,whichiszonedforresidentialuseandthelotorlotsare1/2ofanacreorgreaterinsize,thatprohibitsorunreasonablyrestrictstheownerofthepropertyfrominstallingorusingagroundmountedsystemforobtainingsolarenergyonthatowner'spropertyshallbeallowedinanydeed,contractorotherlegalinstrument.Acovenant,restriction,orconditionwhichrequiresthatfencing,landscaping,orotherappropriatemeansbeusedto
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shieldthesystemfromview,sothatitisnotreadilyvisiblefromadjacentstreetsshallbedeemedtobeareasonablerestriction.
CONNECTICUT
Conn.Gen.Stat.§7‐147fSec.7‐147f.Considerationsindeterminingappropriateness.Solarenergysystems.(a)Ifthecommissiondeterminesthattheproposederection,alterationorparkingwillbeappropriate,itshallissueacertificateofappropriateness.Inpassingonappropriatenessastoexteriorarchitecturalfeatures,buildingsorstructures,thecommissionshallconsider,inadditiontootherpertinentfactors,thetypeandstyleofexteriorwindows,doors,lightfixtures,signs,above‐groundutilitystructures,mechanicalappurtenancesandthetypeandtextureofbuildingmaterials.Inpassinguponappropriatenessastoexteriorarchitecturalfeaturesthecommissionshallalsoconsider,inadditiontoanyotherpertinentfactors,thehistoricalandarchitecturalvalueandsignificance,architecturalstyle,scale,generaldesign,arrangement,textureandmaterialofthearchitecturalfeaturesinvolvedandtherelationshipthereoftotheexteriorarchitecturalstyleandpertinentfeaturesofotherbuildingsandstructuresintheimmediateneighborhood.Noapplicationforacertificateofappropriatenessforanexteriorarchitecturalfeature,suchasasolarenergysystem,designedfortheutilizationofrenewableresourcesshallbedeniedunlessthecommissionfindsthatthefeaturecannotbeinstalledwithoutsubstantiallyimpairingthehistoriccharacterandappearanceofthedistrict.Acertificateofappropriatenessforsuchafeaturemayincludestipulationsrequiringdesignmodificationsandlimitationsonthelocationofthefeaturewhichdonotsignificantlyimpairitseffectiveness.Inpassinguponappropriatenessastoparking,thecommissionshalltakeintoconsiderationthesizeofsuchparkingarea,thevisibilityofcarsparkedtherein,theclosenessofsuchareatoadjacentbuildingsandothersimilarfactors.
LOUISIANALAR.S.9:1255
§1255.Solarcollectors;rightofuseA.ForpurposesofthisSection,"solarcollector"meansanydeviceorcombinationofelementswhichreliesonsunlightasanenergysource.B.Nopersonorentityshallunreasonablyrestricttherightofapropertyownertoinstalloruseasolarcollector.C.TheprovisionsofthisSectionshallnotsupersedezoningrestrictions,servitudesasprovidedbyCivilCodeArticle697etseq.,orbuildingrestrictions,asprovidedbyCivilCodeArticle775etseq.,whichrequireapprovalpriortotheinstallationoruseofsolarcollectors.D.TheprovisionsofthisSectionshallnotapplytopropertyorareaswhichhavebeenidentifiedashistoricdistricts,historicalpreservationsorlandmarksbyanyhistoric
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preservationdistrictcommission,landmarkscommission,ortheplanningorzoningcommissionofagoverningauthority.
MAINE33MRSAc.28‐A
CHAPTER28‐ASOLARRIGHTS§1421.DefinitionsAsusedinthischapter,unlessthecontextotherwiseindicates,thefollowingtermshavethefollowingmeanings.1.Legalinstrument."Legalinstrument"includes:
A.Municipalordinances,bylawsorregulationsthatdirectlyregulatetheinstallationoruseofsolarenergydevicesonresidentialproperty;B.Rules,bylawsorregulationsofanassociationofpropertyowners,includingbutnotlimitedtoahomeownersassociation,unitownersassociationorcondominiumownersassociation;andC.Deedrestrictions,restrictivecovenants,declarations,contractsorsimilarbindingagreements.
2.Residentialproperty."Residentialproperty"meansrealpropertylocatedinthisStatethatisusedforresidentialdwellingpurposes.
3.Solarclothes‐dryingdevice."Solarclothes‐dryingdevice"meansaclothesline,dryingrackorotherequipmentusedforsolardryingofclothing.
4.Solarcollector."Solarcollector"meansadevice,structureorpartofadeviceorstructurethatisdesignedandusedtotransformsolarenergyintothermal,chemicalorelectricalenergytomeetthewaterheating,spaceheating,spacecoolingorelectricitygenerationrequirementsofoneresidentialdwelling.
5.Solarenergydevice."Solarenergydevice"meansasolarcollectororsolarclothes‐dryingdevice.
§1422.PolicyItisthepolicyoftheStatetopromotetheuseofsolarenergyandtoavoidunnecessaryobstaclestotheuseofsolarenergydevices.§1423.Useandinstallationofsolarenergydevices1.Application.Thissectionappliestoalegalinstrumentadoptedorcreatedafter
September30,2009thatdefinesorlimitstherightsorprivilegesofownersorrenterswithrespecttotheuseofresidentialproperty.
2.Righttoinstallandusesolarenergydevices.Exceptasprovidedinsubsections3and4,alegalinstrumentsubjecttothissectionmaynotprohibitapersonfrominstallingorusing:A.Asolarenergydeviceonresidentialpropertyownedbythatperson;or
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B.Asolarclothes‐dryingdeviceonresidentialpropertyleasedorrentedbythatperson.3.Exception.Alegalinstrumentsubjecttothissectionmayprohibittheinstallationanduse
ofsolarenergydevicesonresidentialpropertyincommonownershipwith3rdpartiesorcommonelementsofacondominium.
4.Reasonablerestrictions.Alegalinstrumentsubjecttothissectionmayincludereasonablerestrictionsontheinstallationanduseofasolarenergydevice.Forthepurposesofthissection,areasonablerestrictionisanyrestrictionthatisnecessarytoprotect:A.Publichealthandsafety,includingbutnotlimitedtoensuringsafeaccesstoand
rapidevacuationofbuildings;B.Buildingsfromdamage;C.Historicoraestheticvalues,whenanalternativeofreasonablycomparablecostand
convenienceisavailable;orD.ShorelandsundershorelandzoningprovisionspursuanttoTitle38,chapter3,
subchapter1,article2‐B.§1424.LimitationThischapterdoesnotsupersedeanyexistingauthorityofanyentitytoadoptandenforceanylaws,rulesorregulationsonanymatterotherthantheinstallationanduseofsolarenergydevicesonresidentialproperty.
MARYLANDMDCode:RealProperty§2‐119
§2–119.(a)(1)Inthissectionthefollowingwordshavethemeaningsindicated.(2)“Restrictiononuse”includesanycovenant,restriction,orconditioncontainedin:
(i)Adeed;(ii)Adeclaration;(iii)Acontract;(iv)Thebylawsorrulesofacondominiumorhomeownersassociation;
(v)Asecurityinstrument;or(vi)Anyotherinstrumentaffecting:
1.Thetransferorsaleofrealproperty;or2.Anyotherinterestinrealproperty.
(3)“Solar collector system” means a solar collector or other solar energy device, theprimarypurposeofwhichistoprovideforthecollection,storage,anddistributionofsolarenergyforelectricitygeneration,spaceheating,spacecooling,orwaterheating.(4)“Solareasement”meansaninterestinlandthat:
(i)Isconveyedorassignedinperpetuity;and(ii)Limitstheuseofthelandtopreservethereceiptofsunlightacrossthelandfor
theuseofapropertyowner’ssolarcollectorsystem.
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(b)(1) A restriction on use regarding land use may not impose or act to imposeunreasonable limitations on the installation of a solar collector system on the roof orexteriorwallsofimprovements,providedthatthepropertyownerownsorhastherighttoexclusiveuseoftherooforexteriorwalls.(2)Forpurposesofparagraph(1)ofthissubsection,anunreasonablelimitationincludesalimitationthat:
(i)Significantlyincreasesthecostofthesolarcollectorsystem;or(ii)Significantlydecreasestheefficiencyofthesolarcollectorsystem.
(c)(1)A property ownerwho has installed or intends to install a solar collector systemmaynegotiatetoobtainasolareasementinwriting.(2)Anywritteninstrumentcreatingasolareasementshallinclude:
(i)Adescriptionofthedimensionsofthesolareasementexpressedinmeasurableterms,includingverticalorhorizontalanglesmeasuredindegreesorthehoursofthedayon specified dateswhendirect sunlight to a specified surface of a solar collector systemmaynotbeobstructed;
(ii)Therestrictionsplacedonvegetation,structures,andotherobjectsthatwouldimpairthepassageofsunlightthroughthesolareasement;and
(iii)Thetermsunderwhichthesolareasementmayberevisedorterminated.(3)Awritteninstrumentcreatingasolareasementshallberecordedinthelandrecordsofthecountywherethepropertyislocated.(d)Thissectiondoesnotapplytoarestrictiononuseonhistoricpropertythatislistedin,ordeterminedbytheDirectoroftheMarylandHistoricalTrusttobeeligibleforinclusionin,theMarylandRegisterofHistoricProperties.
NEWMEXICO
N.M.Stat.§3‐18‐323‐18‐32.Limitationofcountyandmunicipalrestrictionsonsolarcollectors.A.AcountyormunicipalityshallnotrestricttheinstallationofasolarcollectorasdefinedpursuanttotheSolarRightsAct[47‐3‐1NMSA1978],exceptthatplacementofsolarcollectorsinhistoricdistrictsmayberegulatedorrestrictedbyacountyormunicipality.B.Acovenant,restrictionorconditioncontainedinadeed,contract,securityagreementorotherinstrument,effectiveafterJuly1,1978,affectingthetransfer,saleoruseof,oraninterestin,realpropertythateffectivelyprohibitstheinstallationoruseofasolarcollectorisvoidandunenforceable.
NORTHCAROLINAN.C.Gen.Stat.§160A‐400.4(d)andN.C.Gen.Stat.§160A‐201
§160A‐400.4.Designationofhistoricdistricts.(d)TheprovisionsofG.S.160A‐201applytozoningorotherordinancespertainingtohistoricdistricts,andtheauthorityunderG.S.160A‐201(b)fortheordinancetoregulate
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thelocationorscreeningofsolarcollectorsmayencompassrequiringtheuseofplantingsorothermeasurestoensurethattheuseofsolarcollectorsisnotincongruouswiththespecialcharacterofthedistrict.§160A‐201(b).Limitationsonregulatingsolarcollectors.(a)Exceptasprovidedinsubsection(c)ofthissection,nocityordinanceshallprohibit,orhavetheeffectofprohibiting,theinstallationofasolarcollectorthatgatherssolarradiationasasubstitutefortraditionalenergyforwaterheating,activespaceheatingandcooling,passiveheating,orgeneratingelectricityforresidentialproperty,andnopersonshallbedeniedpermissionbyacitytoinstallasolarcollectorthatgatherssolarradiationasasubstitutefortraditionalenergyforwaterheating,activespaceheatingandcooling,passiveheating,orgeneratingelectricityforresidentialproperty.Asusedinthissection,theterm"residentialproperty"meanspropertywherethepredominantuseisforresidentialpurposes.(b)Thissectiondoesnotprohibitanordinanceregulatingthelocationorscreeningofsolarcollectorsasdescribedinsubsection(a)ofthissection,providedtheordinancedoesnothavetheeffectofpreventingthereasonableuseofasolarcollectorforresidentialproperty.(c)Thissectiondoesnotprohibitanordinancethatwouldprohibitthelocationofsolarcollectorsasdescribedinsubsection(a)ofthissectionthatarevisiblebyapersonontheground:
(1)Onthefacadeofastructurethatfacesareasopentocommonorpublicaccess;(2)Onaroofsurfacethatslopesdownwardtowardthesameareasopentocommonor
publicaccessthatthefacadeofthestructurefaces;or(3)Withintheareasetoffbyalinerunningacrossthefacadeofthestructureextending
tothepropertyboundariesoneithersideofthefacade,andthoseareasofcommonorpublicaccessfacedbythestructure.
(d)Inanycivilactionarisingunderthissection,thecourtmayawardcostsandreasonableattorneys'feestotheprevailingparty.
WESTVIRGINIAW.Va.Code§36‐4‐19
§36‐4‐19.Solarenergycovenantsunenforceable;penalty.
(a)Itisthepolicyofthestatetopromoteandencouragetheresidentialandcommercialuseofsolarenergysystemsandtoremoveobstaclestheretotopromoteenergyefficiencyandpollutionreduction.Therefore,anycovenant,restriction,orconditioncontainedinanygoverningdocumentofahousingassociationexecutedorrecordedaftertheeffectivedateofthissectionthateffectivelyprohibitsorrestrictstheinstallationoruseofasolarenergysystemisvoidandunenforceable:Provided,Thatahousingassociationmay,byvoteofitsmembers,establishorremovearestrictionthatprohibitsorrestrictstheinstallationoruseofasolarenergysystem.(b)Forthepurposesofthissection:(1)“Solarenergysystem”means a system affixed to a building or buildings that uses solar devices, which are
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thermallyisolatedfromlivingspaceoranyotherareawheretheenergyisused,toprovideforthecollection,storage,ordistributionofsolarenergy;and(2)“reasonablerestriction”means those restrictions that do not effectually result in a prohibition of their use byeliminating the system’s energy conservation benefits or economic practicality.(c) Thissectiondoesnot apply toprovisions that impose reasonable restrictionson solar energysystems including restrictions for historical preservation, architectural significance,religiousorculturalimportancetoagivencommunity.Nothinginthissectionprecludestheregulationofsolarenergysystemsbystateandlocalauthoritieswhichmayestablishlanduse, health and safety standards. Nothing in this section precludes housing associationsfrom restricting or limiting the installation of solar energy systems installed in commonareasandcommonstructures.III. SOLARPANELPRESERVATIONGUIDELINEEXAMPLES
PASADENA,CALIFORNIADESIGNGUIDELINESFORHISTORICDISTRICTSINTHECITYOFPASADENA,CALIFORNIA
7.22Minimizethevisualimpactsofskylightsandotherrooftopdevices.•Locatingaskylightorasolarpanelonafrontroofplaneshouldbeavoided.•Skylightsandsolarpanelsshouldnotbeinstalledinamannerthatwillinterrupttheplaneofthehistoricroof.Theyshouldbelowerthantheridgeline.•Flatskylightsthatareflushwiththeroofplanemaybeconsideredontherearandsidesoftheroof.10.38Solardevicesshouldnotblockviewsorbeplacedwheretheyarevisiblefromthepublicright‐of‐way.•Ifattachedtothebuilding,solardevicesshouldlayflushwiththeroofline.•Ifnotattachedtothebuilding,collectorsshouldbelocatedonlyinthesideandrearyards.Exposedhardware,framesandpipingshouldhaveanon‐reflectivefinish.•Collectorsnotattachedtothebuildingshouldbescreenedbylandscaping.
BOULDER,COLORADOGENERALDESIGNGUIDELINESFORBOULDER'SHISTORICDISTRICTSANDINDIVIDUALLANDMARKS3.1Roofs,Skylights,andSolarPanels
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.4 Minimizethevisualimpactofsolarcollectors. Theuseofenergy‐efficientandenergy‐conservingmaterialsisencouraged,butthey
shouldnotcompromisethehistoricintegrityofthebuilding. Solarcollectorsshouldnotaltertheexistingprofileoftheroofnorbehighlyvisible,
particularlyfromthefrontofthehouse.Theyshouldbemountedflushonrear‐facingroofs,orplacedonthegroundinaninconspicuouslocation.
8.2EnergyEfficiency
.4 Itisnotappropriatetoinstallsolarcollectorsinlocationsthatcompromiseprominentroofs.Theinstallationofsolarcollectorsmaybeappropriateprovideditdoesnotdetractfromthehistoriccharacteroftheproperty,landmarkorhistoricdistrict.
8.3MechanicalandUtilityFacilities
.4 Itisnotappropriatetoinstallventilators,antennas,skylights,satellitedishesorothermechanicalequipmentinlocationsthatcompromisecharacter‐definingroofs,oronroofslopesthatareprominentlyvisiblefromthestreet.
BRECKENRIDGE,COLORADOSolarPanelPolicySolarPanelsandSolarDevices(1) WithintheConservationDistrict:ThepreservationofthecharacteroftheConservationDistrictandthehistoricstructuresandsiteswithintheConservationDistrictareoftheutmostimportance.TheTownencouragestheinstallationofsolarpanelsandsolardevicesasanalternativeenergysource.However,theremaybeinstanceswheresolarpanelsorsolardevicesarenotappropriateonaparticularbuildingorsiteifsuchadeviceisdeterminedtobedetrimentaltothecharacteroftheConservationDistrict.
(2) WithintheConservationDistrict,nosolardevicesshallbeinstalledonastructureorsitewithoutfirstobtainingaClassCminordevelopmentpermit.Solarpanelsandsolardevicesareencouragedtobeinstalledonanon‐historicbuildingorbuildingadditionandintegratedintothebuildingdesign.ToensurethatthecharacteroftheConservationDistrictanditshistoricstructuresandsitesareprotected,anapplicationforadevelopmentpermittoinstallasolarpanelorsolardevicewithintheConservationDistrictwillbereviewedunderthefollowingrequirements:
(a)Solarpanelsorothersolardevicesonroofsshallbeplacedonanon‐characterdefiningrooflineofanon‐primaryelevation(notreadilyvisiblefrompublicstreets).Solarpanelsandsolardevicesshallbesetbackfromtheedgeofaflatrooftominimizevisibilityandmay
35
besetatapitchandelevatedifnothighlyvisiblefrompublicstreets.Onallotherrooftypes,solarpanelsandsolardevicesshallbelocatedsoasnottoalterahistoricrooflineorcharacterdefiningfeaturessuchasdormersorchimneys.Allsolarpanelsandsolardevicesshallrunparalleltheoriginalrooflineandshallnotexceednineinches(9”)abovetheroofline.ApplicationsfornewstructureswithintheConservationDistrictareencouragedtoincludebuildingintegratedsolarpanelsandothersolardevicesintotheinitialdesign,includingasimilarroofcolor,ratherthanasalateraddition.SolarpanelsandsolardeviceswhichcontrastwiththecoloroftheroofofneworhistoricstructuresareinappropriateiffoundtobedetrimentaltothecharacteroftheConservationDistrict.(b)Detachedarraysofsolarpanelsandsolardevicesatahistoricsitemaybelocatedintherearorsideyardifthearraysarenothighlyvisiblefromthepublicstreetsanddonotdetractfromothermajorcharacterdefiningaspectsofthesite.Thelocationofdetachedsolararraysshallalsoconsidervisibilityfromadjacentproperties,whichshallbereducedtotheextentpossiblewhilestillmaintainingsolaraccess.(c)Characterdefiningelementssuchashistoricwindows,walls,sidingorshutters,whichfacepublicstreetsorcontributetothecharacterofthebuilding,shallnotbealteredorinconnectionwiththeinstallationofsolarpanelsorsolardevices.Solardevicesinnon‐historicwindows,walls,sidingorshutterswhichdonotfacepublicstreetsareencouraged.(2)OutsidetheConservationDistrict:TheTownencouragestheinstallationofsolarpanelsandsolardevicesonstructuresorsiteslocatedoutsidetheConservationDistrictasanalternativeenergysource.ThefollowingregulationsshallapplytotheinstallationofsolarpanelsorsolardevicesoutsidetheConservationDistrict:(a)NosolarpanelorsolardevicesshallbeinstalledonastructureorsitewithoutfirstobtainingaClassDdevelopmentpermit.ThedirectorshallhavetherighttoreclassifyanapplicationasaClassCminorapplication,andtorequirereviewbythePlanningCommission,ifhefeelsthepurposeofthiscodewouldbebestservedbythereclassification.Reclassificationshallbedonepursuanttothedefinitionof“Classification”inSection9‐1‐5ofthischapter.(b)Solarpanelsandsolardevicesshallruncloselyparalleltotherooflineandshallnotexceednineinches(9”)abovetheroofline.Newstructuresareencouragedtoincludebuildingintegratedsolarpanelsandsolardevicesintotheinitialdesign,ratherthanasalateraddition.(c)Detachedarraysofsolarpanelsandsolardevicesmaybelocatedintherearorsideyardifnothighlyvisiblefromthepublicstreets.Thelocationofdetachedsolararraysshallalsoconsidervisibilityfromadjacentproperties,whichshallbereducedtotheextent
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possiblewhilestillmaintainingsolaraccess.Detachedsolararrayswhichservetheresidenceonthesitemaybelocatedoutsideofthebuildingordisturbanceenvelopeifnosignificantexistingvegetationmustberemovedfortheinstallationandanadequatebufferisprovidedtoadjacentproperties.(Ord.26,Series2008)
EUREKASPRINGS,ARKANSAS
SolarandOtherEnergyConservationEquipmentContemporaryenergyconservationequipmentadditionshavenovisualhistoriccounterpartandmakeastrongimpactonexistingbuildings.Bothgoalsofhistoricpreservationandenergyconservationareimportant,andcaremustbetakenthatoneisnotachievedattheexpenseoftheother.Beforeinstallingalarge,publicallyvisibleenergyretrofit,ownersshouldfirstimprovethebuilding’senergyefficiency.Itismuchlessexpensivetoreduceheating,coolingandlightingdemandthanitistosatisfythatdemandwithahigh‐techsolarenergysystem.TheEurekaSpringsHistoricDistrictCommissionwillusetheUSDepartmentoftheInteriorGuidelinesforRehabilitationHistoricBuildings:EnergyRetrofittingasabasisforDesignReviewinthissection.
A. Characterdefiningfeaturesofexistingbuildings(i.e.roofline,chimneys,dormers)mustnotbedamagedorobscuredwhenintroducingnewrooforexteriorwall‐mountedenergyconservationsystemssuchassolardevises,skylights,orwaterretentionsystems.
B. Equipmentshouldbescreenedorhiddentothegreatestpossiblewhilestillachievingmaximumfunctionandeffectiveness.Thegoalshouldbehighperformancewithlowpublicvisibility.InstallationofanenergyconservationsystematapubliclyvisiblelocationmaybepermittediftheCommissiondeterminesthattheplacementdoesnothaveanadverseeffectonthecharacterdefiningfeaturesofthebuilding,street,ortheDistrictasawhole.
C. Publiclyvisiblesolardevisesmountedonroofsshallbeevaluatedonthebasisof:size;leastvisible/high‐performancelocation;panelarrangementanddesign;systeminfrastructure;colorcontrastwithroof,andglare.
D. Preferredlocationforarraysofsolardevicesonroofsshallbeonanon‐characterdefiningrooflineofanon‐primaryelevationwhichisnotreadilyvisiblefrompublicstreets‐‐theleastvisiblelocationwhereatleast85%ofoptimalsystemperformancecanbeachieved.Locationontherearfaçadeorancillarystructuresispreferred.Ifthesouthsideispubliclyvisible,solardevisesshouldbeinstalledonthewestoreastsideiflesspubliclyvisibleandshadefactorsareappropriate.(Ifsolarpanelsareflatorinstalledata5degreeangletherewillbeonlyaslightdecreaseinproductivity.)Shadowtolerantpanelsshouldalsobeconsideredforuseinalessvisiblelocation.
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E. Onpitchedroofs,solararraysshallrunparalleltotheoriginalrooflineandshallnotriseabovetheroofline.Onflatroofs,solararraysshallbesetbackfromtheedgeandmaybesetataslightpitchifnothighlyvisiblefrompublicstreets.
F. Solardevisesshallbeconsideredpartoftheoveralldesignofthestructure.Color,shapeandproportionsofthesolararrayshallmatchtheshapeandproportionsoftheroof.Singleinstallationsonsingle‐planeroofsarepreferabletodisjointedarraysorarraysonmultipleroofplanes.Ifmorethanonearrayisneeded,itshallbelimitedtoonepanelsectiononeachsideofthestructurewithrearlocationpreferred.Scatteredordisjointedarraysarenotappropriate.
G. Roofandbuildingcolorandpatternshallbecoordinatedasmuchasfeasiblewiththecolorandpatternofthesolardevises.Darkerroofingcolorsarepreferredasbettercomplimentstomountedsolarenergysystems.
H. Solarpanelsshallnotbemountedtoprojectfromwallsorotherpartsofthebuilding.
I. Skylightsshouldbeflat,notthebubbletype,andshallnotbemountedonprimaryfacades.
J. Detachedarraysofsolardevicesmaybelocatedintherearorsideyardifthearraysarenothighlyvisiblefrompublicstreetsanddonotdetractfromothermajorcharacterdefiningaspectsofthesite.Visibilityfromadjacentpropertiesshallbereducedtothegreatestextentpossible.
K. Solargreenhousesshallbetreatedasancillarystructuresandlocatedatleast2/3backfromthefrontfaçadeoftheprimarystructure.
L. Porchenclosuresdesignedtobepassivesolarelementsshallobservetheguidelinesforporches.Anyexteriormetalshallbefinishedtoblendwithsurroundingbuildingmaterials.
M. Wallenergyconservationssystemssuchastrombéwallsandsolarenergysidingwillbeconsideredonacase‐by‐casebasisfornewconstructionoradditionsonly.
N. COAapplicationsfornewconstructionareencouragedtoincludeappropriatebuildingintegratedsolardevicesandotherenergyconservationequipmentintotheinitialbuildingdesign(whilestillmaintainingcompatibilitywithexistingstructuresinthevicinity).
O. BeforeapplyingforaCertificateofAppropriatenessforsolarenergydevises,applicantsshouldbecertainthatenoughsunlightisavailabletomaketheproposedsystemoperative.ApplicantsareremindedtofollowtherulesandproceduresintheEurekaSpringsMunicipalCodeChapter7.56“TreePreservation”foralltreeremovals.
P. ApplicantsareremindedthattheproposedsystemissubjecttoapprovalbytheBuildingOfficialbasedontheArkansasMechanicalCode,Chapter14“SolarSystems”andotherapplicableCodes.
Q. ApplicationforaCOAforasolarretrofitsystemshallfollowLevelIIIpublicnotificationprocedure.
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HOWARDCOUNTY,MARYLAND
USEOFSOLARPANELSANDOTHERSOLARDEVICESINHISTORICDISTRICTSThepurposeoftheseguidelinesistoallowfortheuseofalternativeenergysourceswhileprotectingtheintegrityofHowardCounty’sHistoricDistrictsandtorecognizeenvironmentalinitiativesoftheCounty,StateandFederalgovernments.TheseguidelineswillapplytotheEllicottCityandLawyersHillLocalHistoricDistricts.ThispolicyisbasedupontheGuidelinesasapprovedbytheHistoricDistrictCommissiononAugust6,2009.SolarPanelsandOtherSolarDevicesSolarpanelsandothersolardevicesarebecomingincreasinglypopularastheuseofalternativeenergysourcesbecomemorereadilyavailabletothegeneralpublic.In2008,theMarylandLegislaturepassedabillprohibitingMarylandHomeownersAssociationsfromplacingunreasonablelimitationsontheinstallationofsolarcollectionpanelsonhomeowners.Historicpropertieswereexemptedfromthisact,buttheHowardCountyHistoricDistrictCommissionacknowledgesthedesireofhomeownerstousethesedevicesandhasformulatedtheguidelinerecommendationstoreachabalancebetweenhistoricpreservationandenergyconservation.1.Recommended UseofsolarpanelsshouldnotconflictwithrecommendationssetforthinChapter
6.EforRoofs,Dormers,andGutters. Addsolarpanelsonroofsurfacenotvisiblefromapublicway.However,solar
shinglesmaybeaddedtoaroofsurfacevisiblefromapublicwayiflowornon‐reflectiveshinglesareused.
Placesolarpanelsorothersolardevicesonroofsonanon‐character‐definingrooflineofanon‐primaryelevation(notreadilyvisiblefrompublicstreets).Runsolarpanelsanddevicesparalleltotheoriginalroofline.
Setsolarpanelsandsolardevicesbackfromtheedgeofaflatrooftominimizevisibility.Panelsanddevicesmaybesetatapitchandelevated,ifnothighlyvisiblefrompublicstreets.
Selectsolarpanels,solardevices,mechanicalequipmentandmountingstructureswithnon‐reflectivefinishessuchasananodizedfinish.
Paintmechanicalequipmentattachedtothebuildingfasciathesamecolorasthefasciainordertoblendintothebuilding.
Locatedetachedarraysofsolarpanelsandsolardevicesatahistoricsiteintherearorsideyardifthearraysarenothighlyvisiblefromthepublicstreetsanddonotdetractfromothermajorcharacter‐definingaspectsofthesite.Thelocationofdetachedsolararraysshouldalsoconsidervisibilityfromadjacentproperties,whichshallbereducedtotheextentpossiblewhilestillmaintainingsolaraccess.
Usesolardevicesinnon‐historicwindows,walls,sidingorshutterswhichdonotfacepublicstreets.
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FornewstructureswithintheHistoricDistrict,includebuilding‐integratedsolarpanelsandothersolardevicesintotheinitialdesign.
Usesolarpanelsandsolardevicesthataresimilarincolortoroofmaterials.2.NotRecommended Removinghistoricroofingmaterialsinordertoaddsolarpanels. Disturbingtheoriginalroofline,dormers,chimneysorotheroriginalfeaturestoadd
solarpanels. Alteringcharacter‐definingelementssuchashistoricwindows,walls,sidingor
shutterswhichfacepublicstreetsorcontributetothecharacterofthebuilding.
MONTGOMERYCOUNTY,MARYLAND
HistoricDistrictCommissionGuidelinesChapter3:GeneralRehabilitationDesignGuidelines9.0 SolarPanelsSolarpanelsshouldbelocatedinunobtrusiveplaces.Ifitisnecessarytomountsolarpanelsonahistoricbuilding,ratherthanelsewhereonthesite,itisessentialthatthepanelsareinstalledsuchthattheydonotchangethecharacterofthebuilding.Ifsolarpanelsareplacedonarooftheyshouldbedesignedandpositionedtohaveaminimaleffectonthecharacterofthestructure.Placementonrearfacingroofplacesoftheprimarystructureshouldbeconsideredfirst.DesignObjectiveSolarpanelsshouldnotadverselyaffectthehistoriccharacterofthestructuretowhichtheyarebeingadded.9.1 Reducethevisualimpactsofsolarpanelsasseenfromthepublicright‐of‐way:
Locatethesolarpanelsawayfrompublicviewwherefeasible. Solarpanelsshouldbemountedapartfromthebuildingorsecondarystructures,
suchasagarage,whenfeasible. Solarpanelsshouldbelocatedonnewconstruction,suchasanewwing,where
possible. Locateanattachedsolarpanelinamannersuchthatitdoesnotaffecttheprimary
rooffaçadeelevations. Locationonaprimaryorstreetfacingroofplaneisgenerallyinappropriate. Whereroofmounted,solarpanelsshouldbeflushtotheextentfeasible.
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Ifnotattachedtothebuilding,collectorsshouldbelocatedinsideorrearyards.Exposedhardware,framesandpipingshouldhaveamattefinish,andbeconsistentwiththecolorschemeoftheprimarystructure.
Panelsnotattachedtothebuildingshouldbescreenedbylandscapingtoreducetheirvisibility.However,screeningmaydiminishtheeffectivenessofthecollectorstoreceivesunlight.
Alternativetechnologies,suchasphotovoltaicshingles,maybeappropriateincertaincircumstances.
GRANDRAPIDS,MICHIGAN
GuidelinesforHistoricDistrictsandDesignatedHistoricProperties
Topic:Windows,doors,skylights,solarsystemsandroofaccessories.
I. Definitions:Forpurposesoftheseguidelines
Theseguidelinesapplytoallexteriorwindows,doors,skylights,solarsystemsandroofaccessories.Forthepurposeoftheseguidelinestheterm"skylight"Isdefinedasanyopeningintheroofofastructureforthepurposeofintroducingnaturallight."Solarsystems"isdefinedasanypassiveoractivedeviceormaterialwhichareintendedtocollect,storeand/orconvertenergyfromthesun."Roofaccessories"aredefinedaschimneycaps,vents,orothermechanicaladditionsplacedonoradjacenttotheroofofastructure,notincludingdecorativeitemssuchasweathervanes,flagsorlighting.
II. Policy
TheSecretaryoftheInterior’sStandardsforRehabilitationandGuidelinesforRehabilitatingHistoricBuildingsrecommendedagainst:...
"Changingtheconfigurationofaroofbyaddingnewfeaturessuchasdormerwindows,ventsorskylightssothatthehistoriccharacterisdiminished;"
"Installingmechanicalorserviceequipmentsothatitdamagesorobscurescharacter‐definingfeatures;orisconspicuousfromapublicright‐of‐way;"and
"Locatingsolarcollectorswheretheyradicallychangetheproperty’sappearance;ordamageordestroycharacter‐definingfeatures."
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ThefollowingguidelinesareprovidedtoassistintheinterpretationandapplicationoftheSecretaryoftheInterior’sStandardsandGuidelines.
III. Guidelines
D. Skylights,SolarSystemsandRoofAccessories
Theapplicationofmaterialswhichwilladverselyaltertheoriginalrooflineand/orphysicalcharacterofdesignatedhistoriclandmarkstructuresandstructureswithindesignatedhistoricdistrictsisdiscouraged.Ownersofhistoricpropertiesshouldexplorealternativemeansofaddinglightorconservingenergybeforeconsideringtheuseofinstallationofskylightsandsolarsystems.
WhereownersapplytoinstallskylightsorsolarsystemstothestructuretheCommissionwillevaluateeachapplicationonitsmerits.Factorswhichwillbeconsideredincludedthefollowing:
Thehistoriccharacterandarchitecturalimportanceofthestructureandsurroundingenvironment;
i. Theintendedpurposeoftheinstallation;ii. Otheralternativemeansexploredforintroducingnaturallighttothestructure’s
interiorand/orconservingheatenergy,andthereasonsfortheirrejection;iii. Thevisibilityoftheskylightsand/orsolarsystemfromadjacentpublicstreetsand
adjoiningproperties;and,iv. Thedesignandreplacementoftheskylightand/orsolarsystemandtheir
compatibilitywiththestructure’sroofline,color,texture,andshape.
Generally,utilitarianroofaccessorieswillbereviewedbythestaffandgivenadministrativeapproval.Wheretheproposedinstallationwillhaveasignificantimpactontherooflineorotherfeatureofthestructure,suchastheinstallationoflargeturbineventsorotherobtrusiveaccessories,theproposalwillbereferredtotheCommission.
TheseguidelineswereapprovedbytheMichiganBureauofHistoryasofOctober25,1995pursuanttoSection5.(3)ofAct169of1970,asamended(LocalHistoricDistrictsAct).
YPSILANTI,MICHIGAN
ALTERNATIVEENERGYSYSTEMSTHEFOLLOWINGAPPLIESTOALLPROPERTIESINTHEHISTORICDISTRICT
42
Theterm“alternativeenergy”coversarangeoftechnologies;forexample,theNationalRenewableEnergyLaboratoryconductsresearchintobiomass,geothermal,wind,andsolarpower.But,practicallyspeaking,atpresent(2007)theonlyalternativeenergysystemstechnicallyfeasibleformostpropertieswithinhistoricdistrictsaresolarcollectorstoprovideheatandelectricalpower;thereforeanyspecificexamplesgiveninthisfactsheetwillrefertosolarpowersystems.However,thegeneralprinciplesofreviewsetouthereapplyequallytoalltypesofalternativeenergyinstallations.Becausemodernmechanicalsystemswerenotpartoftheoriginalformofstructuresinthehistoricdistrict,andtherangeofpotentialconfigurationsiswide,itisnotpossibletoprovidea“cookbook”typefactsheetforalternativeenergyinstallations.Thepurposeofthefactsheet,instead,istosummarizethegeneralstandardsagainstwhichanyproposalmustbereviewed.RULESTHATGOVERNHDCREVIEWYpsilanti’sHistoricalPreservationordinanceguidesthedecisionsmadebytheHDCandalsorequirestheHDCtoapplytheStandardsforRehabilitationestablishedbytheU.S.SecretaryoftheInteriorwhenreviewinganyworkproposedinthedistrict.
TheSecretary’sStandardsdefine“rehabilitation”asthe“processofreturningapropertytoastateofutility,throughrepairoralteration,whichmakespossibleanefficientcontemporaryusewhilepreservingthoseportionsandfeaturesofthepropertywhicharesignificanttoitshistoric,architectural,andculturalvalues.”Inotherwords,boththeYpsilantiordinanceandtheSecretaryoftheInteriorStandardsrecognizethatthelong‐termpreservationofhistoricpropertiesdependsinpartontheabilitytoadaptthemtochangingcircumstances.
But,bothsetsofrulesalsorequirethatanyalterationbeappropriate.ThefunctionoftheStandardsforRehabilitationistoprovideguidelinesbywhichtodeterminewhattypesandmethodsofrepairandalterationareappropriateandpermissible,andwhatareinappropriate.HOWTHESECRETARYOFINTERIORSTANDARDSAPPLYStandard2.“Thehistoriccharacterofapropertywillberetainedandpreserved.Theremovalofhistoricmaterialsoralterationoffeatures,spaces,andspatialrelationshipsthatcharacterizeapropertywillbeavoided.”TheStandardsreferto“character‐definingfeatures”ofaproperty:examplesincludedoors,windows,porches,transoms,andthelike.Boththematerialsandthearrangementofthesefeaturesdefineaproperty’shistoriccharacter,whichmustnotbeobscured,radicallychanged,damaged,ordestroyedinmakingapropertymoreenergyefficient.
Example:Abusinessownerwhosebuildingfacessouthwantstoinstallanarrayofsolarpanels.Becauseanysignificantalterationtotheprimaryfacadewouldobscurecharacter‐definingfeatures,theHDCcouldnotapproveinstallationofthesouth‐facingwall,andtheownerwouldhavetoproposeanalternativelocationforthesolararray–e.g.,ontheroof.
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Standard5.“Distinctivematerials,features,finishes,andconstructiontechniquesorexamplesofcraftsmanshipthatcharacterizeapropertywillbepreserved.”
Example:Ahomeownerproposestoinstallsolarpanelsonastuccowall.HDCwouldberequiredtoreviewtheeffectoftheinstallationonthestuccofinish.Ifthelikelyconsequencewouldbetocausethefinishtodeteriorate,theHDCwouldhavetodenytheapplication.Standard9.“Newadditions,exterioralterations,orrelatednewconstructionwillnotdestroyhistoricmaterials,features,andspatialrelationshipsthatcharacterizetheproperty.Thenewworkwillbedifferentiatedfromtheoldandwillbecompatiblewiththehistoricmaterials,features,size,scaleandproportion,andmassingtoprotecttheintegrityofthepropertyanditenvironment.”Alterationstotheexteriormustnotbesointrusivethattheydestroytheintegrityofthebuilding’scharacterbytheirverypresence.Repairsoralterationsmustnotdamageordestroyhistoricmaterialsdirectlyorindirectly.
Example:Abusinessownerproposestoinstallasolararrayontherearwallofabuilding.Althoughtheproposedinstallationwouldnotobscureordamagecharacter‐definingfeatures,andnohistoricmaterialwouldbedestroyed,itisnotclearwhateffecttheweightofthenewequipmentwouldhaveonthestructuralintegrityofthewall.TheHDCmightthenrequiretheownertoobtainaprofessionalstructuralanalysisofexistingphysicalconditionstodemonstratethattheinstallationwilldonolong‐termdamagetothebuilding.Example:Ahomeownerproposedtoinstallarowofsolarpanelsonthesouth‐facingrearroofofherhouse.Thepanelswouldbefixedata69‐degreeanglefromthehorizontal,whiletheroofliesata45‐degreeangle.BecausetheHDCmustconsidertheeffectoftheproposedworkonthemassingofthehouse–thatis,theoutlineofthebuilding–theCommissionmightrequirethatthepanelsbefixedatthesameangleasthesurfaceonwhichtheyareinstalled,evenifthatwerenottheoptimalangle.Standard10.“Newadditionsandadjacentorrelatednewconstructionwillbeundertakeninsuchamannerthat,ifremovedinthefuture,theessentialformandintegrityofthehistoricpropertyanditsenvironmentwouldbeunimpaired.”TheHDCmustconsidernotonlythedetailsofinstallationofasystem,butalsohowitwillbeuninstalledandwhateffectthatwouldhaveonthephysicalintegrityofthestructure.ThemethodofeventualremovalandrepairofanyresultingdamagetothestructureshallbeclearlyidentifiedinanyworkpermitapplicationADDITIONALCONSIDERATIONSInstallation–attachmentTheproposedmethodandmaterialsforattachmentshallbeclearlyidentifiedinanyworkpermitapplication.Costversusbenefit
44
Energyconservationmeasures(additionalinsulation,weatherstripping,caulking,neworrepairedstormwindows,etc.)arethemostcost‐effectivemethodsofcuttingenergycostsforanyproperty,historicorotherwise.
AlthoughtheHDChasnoroletoplayinhowanindividualpropertyownercalculatesthecostversusthepotentialbenefitofinstallinganalternativeenergysystem,theHDCwillconsiderwhethertheapplicanthastakenallavailablemeasurestoachievemaximumenergyefficiency.
And,becausethejustificationforalteringahistoricpropertyrequiresthatthealterationbenecessaryto“[make]possibleanefficientcontemporaryuse”,thepresumptionmustbethatifapropertyownerhasnotalreadytakenallavailableenergyconservationmeasures,theproposedalterationisnotnecessary.OTHERINFORMATIONTheSecretaryoftheInteriorStandardsforRehabilitationareonlineatwww.nps.gov/historyTheHDCreviewcriteriaareonlineatwww.cityofypsilanti.com/boards
Furtherinformation:e‐[email protected]&DevelopmentDepartmentat734‐483‐9646
PORTLAND,OREGON33.218CommunityDesignStandards33.218.010PurposeDesignreviewandhistoricdesignreviewensurethatdevelopmentconservesandenhancestherecognizedspecialdesignvaluesofasiteorarea,andpromotetheconservation,enhancementandcontinuedvitalityofspecialareaoftheCity.TheCommunityDesignStandardsprovideanalternativeprocesstothedesignreviewandhistoricdesignreviewforsomeproposals.Whereaproposaliseligibletousethischapter,theapplicantmaychoosetogothroughthediscretionarydesignreviewprocesssetoutinChapter33.825,DesignReview,andChapter33.846,HistoricReviews,ortomeettheobjectivestandardsofthischapter.Iftheapplicantchoosestomeettheobjectivestandardsofthischapter,nodiscretionaryreviewprocessisrequired.33.218.100StandardsforPrimaryandAttachedAccessoryStructureinSingle‐DwellingZones
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Thestandardsofthissectionapplytodevelopmentofnewprimaryandattachedaccessorystructuresinsingle‐dwellingzones.N.Rooftopsolarenergysystems
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemsmustbeparalleltotheslopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
P.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditionalrequirementsforconservationdistrictsandconservationlandmarks.
7. Rooftopsolarenergysystems.a. Rooftopsolarenergysystemsmustnotincreasethefootprintofthe
structure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
8. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservationlandmark.
33.218.110StandardsforPrimaryandAttachedAccessoryStructuresinR3,R2,andR1ZonesThestandardsofthissectionapplytodevelopmentofnewprimaryandattachedaccessorystructuresintheR3,R2,andR1zones.Theadditionofanattachedaccessorystructuretoaprimarystructure,wherealltheusesonthesiteareresidential,issubjecttoSection33.218.130,StandardsforExteriorAlterationofResidentialStructuresinResidentialZones.N.Rooftopsolarenergysystems
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemsmustbeparalleltotheslopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
R.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditionalrequirementsforconservationdistrictsandconservationlandmarks.
46
8. Rooftopsolarenergysystems.
a. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
10. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservationlandmark
33.218.120StandardsforDetachedAccessoryStructuresinSingleDwelling,R3,R2andR1ZonesThestandardsofthissectionareapplicabletodevelopmentofnewdetachedaccessorystructuresinsingledwelling,R3,R2,andR1zones.H.Solarenergysystems.
1. Solarenergysystemsondetachedaccessorybuildingsaresubjecttothesamestandardaswouldapplytonewprimaryandattachedaccessorystructures.SeeapplicablesolarstandardsinSections.33.218.100and.110.
2. Groundorpolemountedsolarpanelssystemsaresubjecttothefollowingstandards:
a. Thetallestpartofthesystemmaynotexceed8feetinheight;b. Thesystemmaynotbelocatedcloserthantheprimarystreet‐facingbuilding
façade.J.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditionalrequirementsforconservationdistrictsandconservationlandmarks.
5. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservationlandmark.
33.218.130StandardsforExteriorAlterationstoResidentialStructuresinSingleDwelling,R3,R2andR1ZonesThestandardsofthissectionapplytoexterioralterationsofprimarystructuresandbothattachedanddetachedaccessorystructuresinresidentialzones.Thesestandardsapplytoproposalswheretherewillbeonlyresidentialusesonthesite.F.Rooftopsolarenergysystems.
47
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemsmustbeparalleltotheslopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface.3. Photovoltaicglazingmaybeintegratedintowindowsorskylights.
H.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditionalrequirementsforconservationdistrictsandconservationlandmarks.
6. Rooftopsolarenergysystems
a. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
6. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservationlandmark.
33.218.140StandardforAllStructuresintheRH,RX,CandEZonesThestandardsofthissectionapplytodevelopmentofallstructuresinRH,RX,CandEZones.Thesestandardsalsoapplytoexterioralterationsinthesezones.Forproposalswhereallusesonthesiteareresidential,thestandardsfortheR3,R2,andR1zonesmaybemetinsteadofthestandardsofthissection.Wherenewstructuresareproposed,thestandardsofSection33.218.110,StandardsforR3,R2,andR1Zones,maybemetinsteadofthestandardsofthissection.Whereexterioralterationsareproposed,thestandardsofSection33.218.130,StandardsforExteriorAlterationofResidentialStructuresinResidentialZones,maybemetinsteadofthestandardsofthissection.
K.Rooftopsolarenergysystems.
1. Rooftopssolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface3. Photovoltaicglazingmaybeintegratedintowindowsorskylights4. Groundpolemountedsolarenergysystemsaresubjecttothefollowingadditional
standard:OnsitesthatabutanRFthroughR2zone,thesystemmustbesetbackonefootforeveryfootofheight,fromthelotlineabuttingtheRFthroughR2zone.
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Q.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditionalrequirementsforconservationdistrictsandconservationlandmarks.
13. Rooftopsolarenergysystems
a. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
33.218.150StandardsforIZonesThesestandardsofthissectionapplytodevelopmentofallstructuresintheIzones.Thesestandardsalsoapplytoexterioralterationsinthesezones.I.Rooftopsolarenergysystems.
1. Rooftopssolarenergysystemsmustnotincreasethefootprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface3. Photovoltaicglazingmaybeintegratedintowindowsorskylights4. Groundpolemountedsolarenergysystemsaresubjecttothefollowingadditional
standards:a. OnsitesthatabutanRFthroughR2zone,thesystemmustbesetbackone
footforeveryfootofheight,fromthelotlineabuttingtheRFthroughR2zone;
b. Thesystemmaynotbelocatedclosertothestreetthantheportionofthestreet‐facingfaçadethatisclosesttothestreet.
L.Additionalstandardsforhistoricresources.
9. Rooftopsolarenergysystemsa. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethe
footprintofthestructure,mustnotincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
10. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservationlandmark.
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PORTLAND,OREGONHistoricResourceProtectionOverlayZoneHistoricDistricts33.445.010PurposeThischapterprotectscertainhistoricresourcesintheregionandpreservessignificantpartsoftheregion’sheritage.TheregulationsimplementPortland’sComprehensivePlanpoliciesthataddresshistoricpreservation.Thesepoliciesrecognizetherolehistoricresourceshaveintpromotingeducationandenjoymentofthoselivinginandvisitingtheregion.Theregulationsfosterprideamongtheregion’scitizensintheircityanditsheritage.Historicpreservationbeautifiesthecity,promotesthecity’seconomichealth,andhelpspreserveandenhancethevalueofhistoricproperties.33.445.320DevelopmentandAlterationstoHistoricDistrictsBuildingnewstructureoralteringanexistingstructureinaHistoricDistrictrequireshistoricdesignreview.Historicdesignreviewensurestheresource’shistoricvalueisconsideredpriortoorduringthedevelopmentprocess.B.Exemptfromhistoricdesignreview8.Solarenergysystemsthatmeetthefollowingrequirements.Whensolarenergysystemsareproposedaspartofaprojectthatincludeselementssubjecttohistoricdesignreview,thesolarsystemisnotexempt:
a. Onaflatroof,thehorizontalportionofamansardroof,orroofssurroundedbyaparapetthatisatleast12incheshigherthanthehighestpartoftheroofsurface.Thesolarenergysystemmustbemountedflushoronracks,withthesystemorrackextendingnomorethan5feetabovethehighestpointoftheroof.Solarenergysystemsmustalsobescreenedfromthestreetby:
(1) Anexistingparapetalongthestreet‐facingfaçadethatisastallasthetallestpartofthesolar‐energysystem,or
(2) Settingthesolarenergysystembackfromtheroofedgesfacingthestreet4feetforeachfootofthesolarenergysystemheight
b. Onapitchedroof.Solarenergysystemsmaybeonapitchedrooffacingarearlotoronapitchedrooffacingwithin45degreesoftherearlot.Seefigure445‐1Thesystemmustbemountedflush,withtheplaneofthesystemparallelwiththeroofsurface,withthesystemnomorethan12inchesfromthesurfaceoftheroofatanypoint,andsetback3feetfromtheroofedgeandridgeline.SeeFigure445‐2
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Figure445‐1SolarEnergySystemLocationonaRooftop
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Figure445‐2SolarEnergySystemsonaPitchedRoof
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ALEXANDRIA,VIRGINIA
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