TO: Hillside Building Committee
DATE: February 8, 2017
FROM: George Burton, Planner
SUBJECT: Combined Review for Varty Residence - 5332 E. Solano Drive (APN: 172-47-023). Application for roof mounted solar panels.
Request
The owners of the property located at 5332 E. Solano Drive submitted an application to add roof mounted solar panels on top of the existing house.
Solar Panels
The existing home has a mixture of pitched and flat roofs and the applicant is proposing to add 4 solar arrays on top of the roof. The panels are rectilinear and will be mounted on the flat portions of the roof. The new solar panels have a black frame and will be screened by the existing parapets and portions of the pitched roof. The inverter will be located in the garage and the electrical equipment will be painted to match the house (which is a dark beige color called Legacy Gold with a light reflective value of 24%). The new solar panels do not increase the height or setback of the house or the amount of disturbance on site.
The table below lists the pertinent development information:
|
Description |
Quantities |
|
Area of Lot |
1.03 acres or 45,026 Sq Ft |
|
Area Under Roof |
11,256 Sq Ft - Existing |
|
Existing Floor Area Ratio |
24.9% - Existing |
|
Building Site Slope |
10.5% - Existing |
|
Allowable Disturbed Area (%) |
53.17% (23,940 Sq. Ft.) - Existing |
|
Existing Disturbed Area |
23,230 Sq Ft - Existing |
|
Proposed Disturbed Area (Sq Ft) |
None |
|
Volume of Cut/Fill |
0 CY |
|
Hillside Assurance |
$0 |
|
Number of Retaining Walls |
Existing |
|
Length of all Retaining Walls |
Existing |
|
Maximum Building Height |
20 feet 6 inches - Existing |
|
Overall Height |
34 feet - Existing |
Should the Hillside Committee wish to approve this application, staff suggests the following stipulations:
1. All construction parking shall be located on the property as much as possible. Any off-site parking shall be confined to the north side of Solano Drive. No construction materials will be allowed to be stored on the Town’s right-of-way.
2. No final approval or certificate of occupancy shall be issued until all hillside stipulations and all Town Code requirements are complied with, including, but not limited to, landscaping, fire flow, fire safety and all onsite and offsite improvements.
3. Noise from construction that can be heard off-site, including, but not limited to, hydraulic ram hammers, equipment used to cut through rock, machinery with audible back-up warning devices, powered machinery, truck delivery and idling, constant and persistent hammering, shall comply with Article 8-10, Nuisance Noise, as set forth in the Town Code. Heavy Equipment and construction-related deliveries are generally limited between the hours of 7:00 a.m. and 5:00 p.m. Monday through Friday; no work on Saturday, Sunday or legal holidays. Exceptions include a one hour early start time in summer, time exceptions granted by the Town Manager, and construction not defined as Heavy Equipment or deliveries that can occur outside the 7:00 a.m. to 5:00 p.m., Monday through Friday, time frame.
4. The solar panels shall be hidden from view when viewed from the same or a lower elevation.
CC: David Swanson, Applicant