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

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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

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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

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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‐mailhdc@cityofypsilanti.comorcallthePlanning&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.

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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.

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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