MEMBERS Antrim County Vacancy Planning Commission

♦MEMBERS

Vacancy - 12/31/2018

Bill Bailey - 12/31/2018

Barbara Bradford - 12/31/2019

James Gurr - 12/31/2019

Mike Hayes - 12/31/2019

Rick Teague - 12/31/2018

Ron Tschudy - 12/31/2017

Christian Marcus - term elected

Dawn LaVanway - term elected

♦ADVISORY

Stan Moore

♦STAFF

Pete Garwood County Administrator [email protected]

Mathew Cooke Deputy County Administrator [email protected]

Tina Schrader Administrative Assistant [email protected]

Margie Boyd Secretary [email protected]

♦OFFICE ADDRESSP.O. Box 187Bellaire, MI 49615

PHONE: 231-533-6265FAX: 231-533-8111

♦SPECIAL ASSISTANCEIf you wish to attend a PlanningCommission Meeting and requirespecial assistance, please contact theAdministration and Planning Office.

Antrim County Planning Commission

To: Antrim County Planning Commission

From: Peter Garwood, County Administrator

Date: November 27, 2017

Re: Regular Meeting

The Antrim County Planning Commission meeting scheduled for

Tuesday, December 5, 2017 Board of Commissioner’s Room

Antrim County Building 203 East Cayuga Street, Bellaire, Michigan

Agenda 5:30 p.m. Call to Order

5:31 p.m. Pledge of Allegiance

5:32 p.m. Conflict of Interest Disclosure

5:33 p.m. Public Comment

5:34 p.m. Approval of Minutes from November 7, 2017 – see pgs. 2-3

5:40 p.m. Antrim County Master Plan – Municipality Feedback – see pgs. 4-12

6:10 p.m. MSU Extension – Planning for Solar Workshop – see pgs. 13-68

6:30 p.m. Various Matters

6:45 p.m. Public/Member Comment

Adjournment

If you have any questions, concerns, please contact the Administration and Planning Office at 231-533-6265.

We appreciate your cooperation in this matter.

Thank you.

mailto:[email protected]




Antrim County Planning Commission 11-7-2017 Page 1 of 2

County of Antrim - Planning Commission vacancy Jim Gurr, Chairman Dawn LaVanway

Bill Bailey Mike Hayes, Vice-Chair Rick Teague

Christian Marcus Barbara Bradford, Secretary Ron Tschudy

Minutes – November 7, 2017 Board of Commissioners Room, 2nd Floor

Antrim County Building, Bellaire, Michigan

Members Present: Jim Gurr, Bill Bailey, Barb Bradford (Arrived at 6:45 pm), Mike Hayes, Dawn LaVanway, Rick Teague, Ron Tschudy

Members Absent: Christian Marcus Staff and Others: Pete Garwood, Mathew Cooke

1. Meeting called to order at 5:45 p.m. by Jim Gurr, Chair

2. Pledge of Allegiance

3. Conflict of Interest DisclosureNone.

4. Public CommentNone.

5. Approval of minutes

Motion by Mike Hayes, seconded by Rick Teague, to approve the October 3, 2017 minutes as presented. Motion carried – unanimous.

6. Banks Township Amendment

The Banks Township proposed amendment would include Economy Efficiency Units as a permitted use in most zoning districts. Commissioner Hayes asked why the proposed amendment specifically exempts an EEU from a width of twenty feet (20’) as opposed to an exemption from the square footage requirement. Pete Garwood, County Administrator, stated that, in his opinion, it was written this way based on previous language on mobile homes. Mr. Garwood presented a memorandum with excerpts from Banks Township Master Plan and Antrim County current draft Master Plan that support the proposed ordinance amendment.

Motion by Ron Tschudy, seconded by Bill Bailey, to approve Banks Township Zoning Ordinance Amendment on Economy Efficiency Units (“Tiny Homes”) as compatible with Banks Townships Master Plans and Antrim County’s current draft Master Plan. Motion carried - unanimous The Planning Commission would also like to commend Banks Township for taking the initiative to move forward with Economy Efficiency Units (“Tiny Homes”).

Planning Commission Meeting Page 2 of 68 December 5, 2017

Antrim County Planning Commission 11-7-2017 Page 2 of 2

7. Antrim County Master Plan 2017 – Municipality FeedbackThe Planning Commission discussed the draft of the 2017 Master Plan. Mr. Garwood noted that the municipality comments received to date had been on grammatical errors and nothing of note had been received. Discussion occurred on the process, and staff will be working to ensure the proper steps are being followed for the Master Plan revision.

8. Various MattersBoard Vacancy Jill Barnard resigned from the Planning Commission for personal reasons effective immediately. Pete Garwood stated that a replacement for the position is being reviewed. Commissioners would like to send a Thank You card to Jill Barnard for her service.

Village of Bellaire Recreation Plan Planning Commissioners discussed the Bellaire Recreation Plan draft. Commissioners discussed encouraging the Bellaire Recreation Plan to include art in recreation, such as the Walk of Art in Elk Rapids.

10. Public/Member CommentRon Tschudy and Barbara Bradford will be attending a Solar Energy workshop in Traverse City on November 8.

Bill Bailey attended a Medical Marijuana Forum by Antrim County Prosecuting Attorney James Rossiter.

Barb Bradford requested Planning Commission packets be distributed 5 working days prior to meeting.

Motion by Ron Tschudy, seconded by Bill Bailey, to adjourn the meeting. Motion carried – unanimous

Meeting adjourned at 7:28 p.m.

Submitted and Approved

___________________________________ Barb Bradford, Secretary Antrim County Planning Commission Date:



1/2

CHARLEVOIX COUNTY PLANNING COMMISSION

301 State Street Charlevoix, Michigan 49720

(231) 547-7234 [email protected]

Excerpts from DRAFT Meeting Minutes

November 2, 2017

I. Call to Order Chairman Draves called the meeting to order at 7 p.m. in the Commissioners’ Room at the Charlevoix County Building. Members present: Bob Tidmore, Larry Levengood, Bob Draves, Michael Buttigieg, Patrick Howard, Ron Van Zee, and Mike Webster Members absent: None Others present: Kiersten Stark (Planning Coordinator), Kevin Clements (Administrative Services Assistant), Ron Reinhardt (County Commissioner Liaison), and Denny Way (Eveline Township Planning Commission Chairman) VI. Townships, Cities, MDEQ & Corps of Engineers Items Antrim County Master Plan Draft Kiersten said Antrim County is proposing to update their Master Plan. She reviewed the Planning Department Staff Review on the proposed plan update. Kiersten said most of the southern border of Charlevoix County (mainland) is shared with Antrim County. The townships of Norwood, Marion, Eveline, South Arm, Wilson, and Boyne Valley in Charlevoix County have a common border with the townships of Banks, Echo, Jordan, and Warner in Antrim County. Comparing the future land use maps of Antrim County and Charlevoix County, Kiersten did not see any potential land use conflicts between the proposed future uses in Antrim County and the planned future uses in Charlevoix County, along the shared border. She went on to review specific comments outlined in the Staff Review, which included a point regarding the map of Future Land Uses. Kiersten said the map didn’t show much land in Banks Township designated for Agricultural Preservation, even though the Prime Farmland map showed most of the Township as having farmland of local importance. Levengood said Antrim County has always been serious about protecting farmland and open space. Overall, Kiersten commended Antrim County on their efforts to update their Master Plan. She thought it was a very comprehensive and informative plan. Levengood commented that he was surprised the plan did not include information about commuting trends between home and work. He said a significant point made in some of their


2/2

previous Master Plans was that many people who live in Antrim County work outside the county, and many people who work in Antrim County live outside the county. Motion by Michael Buttigieg to send the Planning Department Staff Review to Antrim County for their consideration. Patrick Howard seconded the motion. Voice vote: All in favor. Motion passed.


For County PC review on November 2, 2017 1/2

CHARLEVOIX COUNTY PLANNING DEPARTMENT

301 State Street Charlevoix, Michigan 49720

(231) 547-7234 [email protected]

Staff Review

2017 Antrim County Master Plan Draft

Antrim County is proposing an update to their Master Plan. Most of the southern border of Charlevoix County (mainland) is shared with Antrim County. The townships of Norwood, Marion, Eveline, South Arm, Wilson, and Boyne Valley in Charlevoix County have a common border with the townships of Banks, Echo, Jordan, and Warner in Antrim County. Comparing the future land use maps of Antrim County and Charlevoix County, I don’t see any potential land use conflicts between the proposed future land uses in Antrim County and the planned future uses in Charlevoix County along the shared border. Specific Comments

Page 15, right column, Extraction Sites – Sand pits, gravel pits, and mining are also subject to local zoning (where applicable); Also, in the last sentence – drilling on state-owned property produces the revenue for the Trust Fund, which provides funding for public recreation development and land acquisition

Pages 15-16, under Environment – At one time, there was also an EPA Superfund site in Ellsworth

Page 26, map showing Population Age 17 and Younger – Are the village figures included in the township figures? It would be interesting to see how many school age children are in the villages compared to the townships. Also, what do the percentages represent?

Page 28, last bulleted item on the page – Is this the percentage of the “working age” population that’s actually employed? Or is it the percentage of the total population that’s of working age and employed?

Pages 27 & 28 – It would be helpful to see comparisons to data for previous years to identify trends

Page 31, under Employment by Industry – A table of Employment by Industry estimates is shown on this page, but in the text, it’s recommended that this data not be used for projections or making assumptions, due to the margins of error; why was it included?

In Chapters 4 and 5, it would be helpful if some of the population and economic data were presented as graphs and charts (rather than lists of data) to more easily identify trends

Page 43, right column, under Recreation, first paragraph, second to last sentence: “The goal setting session ranked trail development; additional parks and recreation resource


For County PC review on November 2, 2017 2/2

development; publicity of resources; and public access to water.” This sentence seems to be missing something at the end. Were these ranked as top priorities?

Page 54, left column, first paragraph, first sentence – Change “two” to “five”, as there are five (5) state trunk lines in the county; in the second paragraph, omit the first sentence because the 3 state highways are also trunk lines

Page 54, it would be helpful if the data in the table at the bottom of the page is presented as a graph to more easily identify trends over time

Page 57 o Left column, first paragraph, last sentence – Do only the businesses in these

communities have access to public sewer? o Left column, under Ambulance Services – Do the villages have their own

ambulance services or are they included in their respective township ambulance services?

Page 58, left column, under Fire – Do the villages each have their own fire department or do they contract for fire protection services?

Page 61, left column, under 2) Protect the Water, introductory paragraph – Also include statistics for the inland lakes (acreage or square miles)

Page 64, left column, second paragraph – In the 12th line, there seems to be a word or two missing

Page 65, map of Future Land Uses – Just a comment that there’s very little land in Banks Township designated for Agricultural Preservation even though the Prime Farmland Map (page 51) shows most of the Township as having farmland of local importance…?

General Comments I commend Antrim County on their efforts to update their Master Plan. This is an excellent plan! Very comprehensive and informative! Prepared by:

Kiersten Stark Planning Coordinator


Suggested Minor Corrections to the Draft 2017 Antrim County Master Plan

On the maps in Chapter 2, 3, 4, etc. – spelling of Grand Traverse Bay Page 13

o Antrim County Watersheds map, in the legend – spelling of Jordan River o Left column, 4th line above “Fisheries and Wildlife” – Insert the word “River”

after the word “Boyne” o Right column, last paragraph, second line – Change “ruffled” to “ruffed” grouse

Page 18 o It’s hard to distinguish the symbols and colors for Emergent and Scrub-Shrub on

the map o In the description for Aquatic Bed, add the word “areas” at the end o In the description for Scrub-Shrub, a spelling correction is needed in the title,

Scrub-Shrub Page 19

o Left column, 1st paragraph under Summary – In the 6th line, insert the word “use” after the word “land”; in the 2nd paragraph, a reference to the map on page 21 should be added

o Right column, paragraph about the Village of Ellsworth, last sentence – You may want to consider rewording as follows: “Recently, the Village has promoted itself as part of the “Breezeway”, connecting the Village with Atwood to the west and East Jordan and Boyne Falls to the east.”

Page 20 o Left column, first paragraph, first line – To be consistent with the descriptions of

the other communities, omit the phrase “and is served by a sewer system” because this is covered in Chapter 8

o The section on Active Farming is repeated Page 24, left column, last bulleted item – I couldn’t find Figure 5-5 Page 27, left column, 1st bulleted item – The number 23,5800? Also, it would be helpful

if percentages are included with the numeric data Page 33, left column, middle of the page – Change the word “from” to the word “to”

before “2010” Page 34, right column, first paragraph, last line – the number 1,52? Page 36, left column, top of the page – Include a note that the Northwest Michigan

Council of Governments is now Networks Northwest Page 37

o Second to last bulleted item, last full line – Replace the word “wand” with “and” o Last bulleted item, 3rd line – Change “asset-bases” to “asset-based”

Page 38, right column, first full paragraph, last sentence – Change “three” to “two”; also, in the second full paragraph, first line – the number 11,41?

Pages 41 to 42 – The text describing the COA mission, services offered, and funding sources is repeated

Page 42, left column, under Congregate and Home Delivered Meals, last sentence – Omit the word “side”


Page 43

o Right column, under Ambulance Service, first sentence – After (TAA), insert a comma and the word “which”

o Right column, under Grass River Natural Area – Omit the word “Natural” in the second line, so it reads Grass River Center

Page 44, left column, under Elk Rapids Day Park – Replace the word “when” with “where” at the end of the second line

Page 45, left column, second paragraph, second to last line – Replace the word “for” with “from”

Page 46 o Left column, under Number of Farms, end of the first sentence – Replace “2007”

with “2002” o Right column, under Sales from Farm Operations, second line – Omit “number

of”; also in the first paragraph, last sentence – Insert the word “be” before the word “attributed”

Page 47, left column, first paragraph, third to the last line – Insert the word “from” after “income”; also, in the right column, last paragraph, first line – Omit the word “as”

Page 49, left column, first paragraph, second line – Replace the word “matter” with “manner”; also, in the right column, under Implementation Steps, item 1), second line – Insert the word “University” after “State”

Page 54, right column, under Asset Management, third paragraph – In the 6th line, place a period after the word “Northwest”, and begin the next sentence with “They”; also, in the 8th line, replace the word “for” with “of”

Page 56, map of Antrim County Airports – The #1 green star needs to be moved from Central Lake to Bellaire

Page 57, left column, under Ambulance Services, first paragraph – Insert the word “Townships” at the end of the second line

Page 58 o Left column, under Other Essential Services, first paragraph, second to last line –

Insert the word “along” before “M-88” o Left column, under Other Essential Services, first paragraph, last line – Is Figure

9-1 referring to the figure on page 57? o Left column, last two lines – In the second to last line, place a period after the

word “county” and omit the rest of the sentence o Right column, item 1), 8th line – Insert the word “an” before the word “active”;

omit the “s” at the end of the word “participants” o Right column, item 2), 6th and 7th lines – Omit the phrase “and related problems in

terms of (related)” and replace it with “, including”; also omit the comma at the end of the 7th line; in the 9th line, after the word “technologies”, replace the comma with “and”

Page 61 o Left column, 5th bulleted item, second line – Omit the word “and” o Left column, 2) Protect the Water, introductory paragraph, at the end of the 6th

line – Insert the word “resources” after “water”; also, in the last sentence, change “polices” to “policies”


o Left column, 2) Protect the Water, first bulleted item – Reword as follows: “Encourage land uses to be placed at an appropriate distance from streams, rivers, wetlands, and creeks to avoid negative impacts on water quality.”

o Right column, 3) Promote Healthy Living, introductory paragraph, last sentence – Replace “polices” with “policies”; also, in the first bulleted item, 3rd line, omit “a” before the word “healthier”

Page 63, left column, #8 Maintain the Rural Appearance of the Highway and Road Corridors, introductory paragraph, last sentence – Omit the word “development” after the word “inappropriate”

Page 64 o Left column, second paragraph, in the 14th line, omit the word “the” at the end of

the line o Right column, second paragraph, last sentence – Slightly reword the beginning of

the sentence to read: “It is more of a “keep what we have” attitude…” Page 66, left column, last paragraph, first line – Insert the word “this” before “area” Page 67

o Left column, under Visual Highway Corridor, first paragraph – In the 4th line, change “is” to “are” and change “provides” to “provide”; In the 12th line, insert a comma after the word “requirements”

o Right column, first full paragraph – In the 7th line, insert the word “to” before “development”; In the 8th line, insert the word “rather” at the beginning of the line, and omit the word “to” before “developed”

Page 68, right column, under One to Four Years, first bulleted item, 5th line – Omit the word “the”

Page 69 o Third bulleted item, 2nd line – Insert the word “University” before “Extension” o Fourth bulleted item, first line, insert the word “recreation” before “grant”


November 22, 2017

Antrim County Planning Commission PO Box 187 Bellaire, MI 49615

Re: Antrim County Master Plan Update

Dear Planning Commission:

The Grand Traverse County Planning Commission reviewed the draft Antrim County Master Plan Update pursuant to the Michigan Planning Enabling Act at its meeting on November 21, 2017. Based upon its review, the Grand Traverse County Planning Commission considers the proposed master plan to be consistent with the master plans of adjacent municipalities in Grand Traverse County and the Grand Traverse County Master Plan.

In addition, the Planning Commission offered the following comments for consideration:

Add the promotion of low impact design (LID) stormwater techniques in the Protect Water section of the Guiding Principles chapter on Page 61

Include providing education on LID stormwater techniques in the One to Four Years section of the Implementation chapter on Page 68

If you have any questions regarding these comments from the Grand Traverse County Planning Commission, please feel free to contact me at 922-4677 or at [email protected].

Respectfully Submitted,

John C. Sych, AICP Planning Director

PLANNING DEPARTMENT 400 BOARDMAN AVENUE TRAVERSE CITY, MI 49684 (P) 231.922.4677(F) 231.922.4636www.grandtraverse.org/planning


Goes Solar Challenge: How do you approach a request for a community solar project on a former

industrial site?

Spartyville Proposed Solar Park:

Spartyville Scenario:

Carl tv1adnU5h·� Pal.W

:Jt.o"* �ea and Hie 12.N�Parlc

��.,___ 1nd�bial

o Spartyville has been approached by a solar developer to consider locating a

community solar park on a 2.5 acre parcel of land on a former industrial site

adjacent to the Green River.

o The Planning Commission has been asked by the City Manager to recommend solar

guidelines at its next meeting.

o There are no specific provisions in the Master Plan or Zoning Ordinance for solar

projects in Spartyville.

Spartyville Exercise:

1. What issues should the Spartyville Planning Commission consider for a community

solar project?

2. What specific planning and zoning provisions would you recommend?

3. Are there additional considerations for the former industrial site for such a use?

Future & Existing Land Use Maps:

Portion of� futur�. land LI:i.! twiap

Portion of Curr.mt

�aMlu L,n;ng �ap

E)lnd�trial OR«r-eational D"°'�

ancl�51).ac:d


Planning & Zoning for Solar in Michigan: A Primer for Local Government

- -

. ... , ... . .. AND

"4 to.t � ... ,.' f,l,.Mll.,,_,

*·'* * * * * ...... JUSTICE

FOR ALL"

Authors

MSU Is an affirmative-action, equal-opportunity employer. Michigan State University Extension programs end materials are open to all without regard to race, color, national origin, sex, gender, gender ldentlty, religion, age, height, weight, disability, political beliefs, sexual orientatlon, marital status, family status or veteran status.

• Wayne Beyea, J.C., AICP• MSU Senior Extension SpeclaGst• School or Planning, Design & Construction• Government and Public Policy Team• bevea@anr,msu,edu

• Brad Neumann, AICP• MSU Senior Extension Educator • Government and Public Policy Team• Based in Marquetle County • neyman36@msu,edu

Assistance

• Sean Campbell• Planning Research Assislant • MSU School of Planning, Design & Construction

I • Michael Larson, MPA MICHIGANO

energy options• • UP Operations Manager • Michigan Energy Options • [email protected]

Michigan State University Extension -November 2017

Planning & Zoning for Solar in Michigan: A Primer for Local

Government

November 2017

MICHIGAN STATE I ExtensionUNIV[RSITY

-

11/7/2017

:·� 11��f�' .�'� f :ilt-n\ion

Authors

• Harmony Gmazel, AICP• MSU Extension Educator • Government and Public Policy Team • Based In Washtenaw County • gmazelh@msu,edu

• John Kinch, Ph.D. MICHIGANO• Executive Director energy options•• Michigan Energy Options • lklnch@roicbiganenergyoptions org

Handouts

• PowerPolnt handout • Solar Planning Flowchart • Community Energy Management Best Practlces • Becoming a Solar Ready Community appendices

• Sample Resolution; Plan language; Ordinance language • Spartyvl/le Exercise handout • 'To do' list • Evaluation; Civil Rights sheet (please return)

lCl

1



What We Will Cover

A. Introduction to SolarB. The Legislative ContextC. Types of SolarD. Planning ApproachesE. Zoning ToolsF. Lead by ExampleG. Next StepsH. Additional Resources

fL1

What is solar energy?

- - -

';! 019,�:�·�� S:.�tMin·l

• Technologies that convert sunlight into apractical form of energy, most commonly forelectricity or heat• Vary significantly In their costs, benefits, and access

requ'rements

• Types of Solar Energy Systems:• Solar Photovoltaic (PV) • Solar Thermal • Concentrating Solar Power

PV • How does it work?


I

'

11/7/2017

-

� ! �-"."'.\'�� !twn,on

A. Introduction to Solar

Solar Photovoltaic

• Converts energy fromthe sun into a flow ofelectrons (direct currentelectricity) to powerequipment or torecharge a battery.

• Residential, commercial,and Industrialapplications.

.. :

Types of Photovoltaic Materials

--...-- -.. -... . ..... -.. -..,-----------.

. . . . . . . .

. . . . . . . . .

• • • • • • • • i

..._

,.,,.,.,,,_ __

� d , · IJ • - ., ' • l1, ' '•

. �l

2



Solar Thermal

• Panels or tubes that capturesunlight and transfer theradiant heat in the form ofenergy.

• Solar thermal systems mayfeed a hot water tank, heatexchanger, or thermallydriven chiller (for solarcooling).

-

,,

:i:1•,\•��:�1� {a!('J'lu-n,

Concentrating Solar Power (CSP)

• Systems that use mirrors to focus light and heata contained substance such as molten salts orwater to create steam

• CSP unlikely in Michigan given levels of solarirradiance - a SW US technology for now.

.. • �· �·


.,, 11

11/7/2017

- -

=-��"�::: ··� (1--f�"ttu"!

Solar Thermal - How does it work?

--

-

--·

--·---......... ..... ..,.

---.-. ....... _,

-..

,.,........,....., .... ,. __ ....... .._... . ..-. ..... ..,...,�..,.. .. trwat: ........ ,-.,._....'-n uhrlilaryMIIIMSULMICli,aiq

The Solar Resource -v :!I

� £� ��r

-�

·-

-

::�:. .. �:-:�! £:IM-11.J·,

Radiation: The electromagnetic

energy that emanates from the Sun.

Can be harnessed lo create heat and

electricity. Measured in megawatts .

..

Photaval1alc lhp: Dart<er colcr.l receive greater- DI solar 111dladorl

--

..

3



www.yourenllgyscluUons.com

1: Solar Production 1-

I I I I 1 I I I I I I I I I II! I I I I I I I I I I I I I I I 1 ; �! !! : ! ! �! :� 1: :ti�!!!:!!!!! I::::;

Metered Energy

.. Use

The Energy Industry

·- ··..

- - - -

:-:�:-:�� fat.mll'J,

• Ml ranks 15th in U.S. in solaHelated jobs.

• Over 4,000 jobs in 161 companies, up from2,779 jobs in 2015.

• Contractors, installers and manufacturers arethe largest solar-related sectors in Ml.

Hemlock Semiconductor Group (near Saginaw) produces polychrysta�ine silicon.


,,

•

11/7/2017

Mlelllpn "" Ettclrlolly o ... onclon toy Source, Ju� 2011

-·-

-

-

--

,.

-�

-..,..._.... -- .f.k.SolarCompa"'f

l«allans In Mlchlpn

---A----.·1

u I

Changing Economics

• The price of solar in Michigan has declined 64%ov,er the past� years (2012-2016)

• $96 million invested in solar by April 2017.

• Statewide installations in 2016-17 total 35 MW.

• 0.04% of Michigan's electricity comes from solar.

S-00: &olor Erergy lrd- --

,.

4



Q1 2017 Cost per Watt= $2;80 ,.,,u.:ii

---"" ,. 11,

..

..

1 ,.

..

" " •

IH =�= ::r:.. ..... '• o-._ ... .._

... �KIi--...-,---�

�

..

'" ...

� �

... ••

� � -I .. .. .. ..

,.,..11 N�EL-IP'V•,._cool_1_.,yp,,t1111on...,_ C.1009-Qt :11117

haps1""-.nrel.gav/docslly17ostll68925.pdf

..

Solar Energy Issues and Challenges, cont. • Visual impacts in districts with design and

historic standards when installed on high-pitchedroofs

• Ml is typically cloudier in winter and thus solarelectricity generation is less than other months.

Solar Energy Issues and Challenges, cont.

• Grour;id mountedpanels may affectstormwatermanagement

• Renters andcondominium ownersdo not have ownershipof the' space needed tolnstali solar collectors

..


11/7/2017

Solar Energy Issues and Challenges • Many local building codes and zoning

ordinances do not provide for or completelyprohibit solar installations

• Many states do not offer many incentives forsmall- and large-scale solar energy production

---- --

. . .

�---· --

:.:...:...... ____ · 3--., ---- --t!f1-- -,

-- -=-===-� c-:-��

---- --

•

Solar Energy Issues and Challenges, cont.

• Air molecules,clouds, water, andparticulate matter(including pollution)can limit theamount of solarradiation input

Perceptions and Attitudes - Positive • Can reduce operating costs for heating, cooling,

machinery, and other utilities

• Reduces carbon emissions in effort to protect the natural environment

• 74% of Americans agree state governments should mandate a portion of all electricity to be created by renewable energy sources such as wind and solar

.._ .. ...._

..

•

5



Perceptions and Attitudes - Negative

• Some Individuals believe:• Solar has a long payback period

• Solar energy systems (i e., solar panels and solar farms) are unattractive and may negatively Impact property values In neighborhoods

• Michigan does not receive enough sun to be able to e!fectively employ solar technology

B. The Legislative Context

N

Ml Energy Legislation

2016: PA 119,123 -Tax Exempt Lease Purchase

, ,,., : :, ... .,, , .., ;··' T � r•··� ,, �-,.I .::.:_1.' .. ·1' .

ic� . ,_.I. • Enables local governments to finance

energy conseNation projects without incurring new debt by paying for projects with energy savings resulting from projects.

2016: PA 342-Amendment to PA 295 of 2008 • Prescribes Renewable Energy Standard

which requires electric providers to achieve a retail supply portfolio that increases from 10% in 2015 to 15% in 2021


..

11/7/2017

Why do people choose alternative energy?

• Rising energy prices

• Energy price volatility

• Energy independence

• Rural isolation

• Readily available energy source

• Desire to move away from oil, gas and coal

• Reduce carbon footprint

• Others?

Ml Energy Legislation

..

200B: PA 295 • Ml Clean Renewable and Efficient Energy Acl • Promotes development of clean energy, renewable

energy, and energy optimization through implementation of a clean. renewable, and energy efficient standard.

201 0: PA 270 • Property Assessed Clean Energy Acl (PACE) • Authorizes local governments to adopt property assessed

clean energy programs to create districts that promote theuse of renewable energy systems by property owners.

I

Renewable Portfolio Standard (RPS)

• A policy mechanism that mandates public andprivate electric utilities to supply a specifiedamount of power from renewable or alternativesources by a certain target date.

..

• Michigan RPS program prescribes RenewableEnergy Standard which requires electric providersto achieve a retail supply portfolio that increasesfrom 10% in 2015 to 15% in 2021.

..

6



- -- -

�� ,-.1::t� � f:!�Utm

Michigan Net Metering

• Part 5 of the Clean, Renewable and Efficient Energy Act defined guidelines for the Michigan Public Service Commlsslon (MPSC) to establish a statewide net metering program.

• When customers produce electric energy In excess oftheir needs, the customer Is allowed to input the power back into the grid and receive a credit.

• For renewable energy systems with a generating capacity of 20 kW or less for residential systems (20-150 kW forcommercial).

I'(('.'!!

Net Metering Customers by County

..

�

<c��

• At end of 2015, total capacity of net metering instajlations was 17,065 kW - 20%1naeasefrom2014

• •

��__ -_.:.) -----

&uca.WPsc.i1D15

a,.-.,-------

= -

--

----- --

- --

- --

- -

---

- _.,.- -

- ..

- -

-

--

·-

-

-

• Net metering varies from one provider to another.

• Some utilities have met cap or chosen to discontinue net metering.

• Consumers and DTE have 34MW (94%) and 44MW (63%) of space remaining, res !Ivel .

•

Jurisdictions in PACE


11/7/2017

Net Metering for Small Generators

..

Property Assessed Clean Energy (PACE)

• A long-term financing tool for commercial property owners to pay for energy efficiency, water efficiency, and renewable energy upgrades

• Commercial and industrial property owners can voluntarily pay a special tax to finance efficiency improvements and renewable energy systems

• Must live in County or Community that hasadopted a PACE resolution.

IU]

Property Assessed Clean Energy (PACE) • Benefits of PACE:

• Financing up lo 20 years or the useful life of the project • No upfront cost-100% financing • Property owner repays private lender through special

assessment • Runs with the land, transfers to the subsequent owner

• Who can take advantage:

'I.a

• Any business: commercial, Industrial, agricultural, multi-family

• Private non-profits (churches, hospitals, private schools and colleges, etc.)

..

•

7



-

�: �.·��-:� h1cr:�l,.,

Investment Tax Credit

Barriers

• The Michigan Public Service Commissionidentified two potential issues limiting thenumber of solar Installations in the state:

..

• Inconsistent permiUing processes by jurisdiction; and

• Varying Interpretations of the tax code for solarsystems.

White Paper: M..tet Barriers lo Soler In Mlehlgan. NREL. 1/23112 http'i/www.mld'ligan.p/dccument!Jmpsclm-1rrto,ssolarirml_394662_ 7.t)dl

C. Types of Solar


..

11/7/2017

- - - - -- - -

: � .... _,._ ·: :·l � h;<{'l"";!.<O"l

Other Incentives

• USDA- Rural Energy for America Program(REAP)• Provides guaranteed loan financing and grant fund.ng

to agricultural producers and rural small businesses for renewable energy systems or to make energy efficiency improvements

• http /lwww.rurdev,usda.gowBcp Reap blrol

More incentives listed al: l)HQJfdailua q

Barriers • Taxation

• • Through 2012, residential solar was exemptfrom personal property tax.

• Local assessors must assess residential solarpanels because the stale law says all propertymust be assessed unless explicitly exempt.

..

• The ultimate responsibility for true cash value iswith the local government's assessor.

•

Amorphous (matte) vs. Crystalline (shiny) Panels

• Manufactured using a thin film that Is laid onto glass • Prescribed voltage Is part of the manufacturing process

Advantagea

• Can operate In low' light conditions

• Sullable for many applications that are used In righting

• Cheaper than crystanlne • Offers distinct advantages

for solar battery operated devices (I.e., calculators)

I Disadvantages

i• Less elliclent than crystaltine; 7-10% efficient at light conversion as opposed to 12-15% with crystamne

• Degrades 15-20% after the first 90 days; crystalline Rlmalns at 95% of Its operating elliclency throughout Its entiRI life

..

8



--- -

:·: '1"::.::·;� r,1,11t. • .,.,

Amorphous (matte) vs. Crystamne (shiny) Panels • Crystals are grown in special chambers, sllc:ed into wafers, and

soldered together to let llghl pass through lo create necessary voltage

• Polyerystamne is effective in bright light conditions but converts tight slower than monocrystatr.ne (which is the most effective)

Advanta,es l>l .. dvantalfl

• Monoaystalllno dollvors tho hfahost • Crystalline costs more than power output per .squara lncfl to amorphous

m11ximlz1 .so1ar 1•ner11tlon • Partial shadln1 on the device can • Boneficlal In situations In which disrupt on1lra $Olar colloctlon duo

space ls a premrum or aesthetics .,. to etectrical conn,c:dans strictly ra1ulatod • Not offactlvo with battery-

• Amorphous panel would hove to operated dovlcas

SO% la11or to pl'Oduce slmllar output

..

-

�:·1."'/:·�··:! f,t•·a-.r,

'Onsite' Examples

'Community Solar' Examples Solar Up North


•

11/7/2017

- - -

:-:�'::.':·:� h"!{":'l'l(ln

Onslte Solar� Defined

• "Onsite Solar Energy Systems means an accesso,y use on a lot for the purpose of generating electricity by means of a solar collector or other solar energy device or a structural design feature mounted on a building or on the ground with the primary purpose of collecting, storage and distribution of the electricity ... •

Howell Township Zoning Ordlnance,ArtldeXVI, Section 1619, Onslle Solar Energy Systems and Solar Energy Farms

Community Solar - Defined

• Community Solar allows residents, organizationsand businesses to invest in systems located atoptimal sites, with the costs shared by multipleowners and the benefits divided among thepa rticlpants.

..

SUN - Cherryland Electric Cooperative

• Distribution cooperative that provides energy to 34,000 meters• Partners with Wolverine Power Supply Cooperative lo generate

power and purchase power through contracts with other utilities• Chenyiand gets over 18% of Its energy from renewable

sources - e.g., uUllty scale wtnd farm and community SOiar e1TBy

• Members can purchase up lo 10 solar panel subscriptions from Spartan Solar community array

• Solar customers receive bill credits for share of the array'soutput

• Allows members to Install their own panels and sal solar generated energy et $0.1 O per kWh

..

9



- - - - -

:-: ...... ��,..1� h1r:'11.t".n

Ml Community Solar

Lansing Board of Water & Light

Marquette Board of Light & Power

---

..

-

7:-.•.a:�r,, � 'tat(l'TU(\,

Utility-Scale Examples Tha Lapeer Solar Parks


.,

11/7/2017

Utility-Scale - Defined

• "Solar Energy Farms means a principal use of aproperty as a system to produce electricalenergy for sale back into an electrical energygrid system and not primarily consumed on site. "• Howell Township Zoning Ordinance, Article XVI,

Section 16.19, Onsite Solar Energy Systems andSolar Energy Farms:

-- - -

.

•

�: :·�:-... ��\·� [ 1lr00,L')h

Tha Lapeer Solar Parks

Time LapH Video• of the Damllla Rd/Turrill Rd Sollll' hrrns

https;mnoyateus,com/portfon0:11emsflapeer-michiqan-solad

•

Solar Carports at MSU

10


Planning & Zoning for Solar in Michigan: A I

•

Primer for Local Government

-

Live Straam of PV 1 Atea at MSU

bUps·//apo,oxblue.comfooen{inovateusl!;partanpyg

..

;•_:,,� .. :�'•_'� t,,�,,PO"'i

'!

!•

D. Planning Approaches

Understanding the Resource

• Project Specific Calculator for homeowners

http:1/pvwatts.nrel.gov


11/7/2017

City of Coldwater Solar Park

Local Master Planning

• Communities set the direction or solar In their policy documents, such as the Master Plan.

• Master plan language can promote the potential for solar energy use, set goals for solar energy development, and provide solar-specific implementation strategies.

• Master Plans may outline Important decisions related to solar access. solar easements, and solar siting provisions.

• Multl-Jurisdlcllonal solar advisory committees can facilitate the creation of a region-wide master plan to guide future solar panel Installation and regulation

Understanding the Resource

• Calculator for professionals

:: N REL System Advisor Model (SAM)

..,... •-..,. '"' ,_.., • ..,,, .. , I 1o.-1 ••r,.1 ._..,

..-.-

.. _.,_.. .... (··� -t----·-·

_......,.,..._ .....,_,_. __

, ____ .,._

Wtlcomotoa.\111

-..,_ ........ Cl,Wlf •• � ............... 11 ..... .._ .........

.... �---------�

�......,. ..___. --

--

https:1/sam.nrel.gov/

-·--·-•Nt16P'tlf'UWf

•

11



- -- - - -- - -

::�':2'::·. ! {1·�11<1,

Understanding the Landscape

..

-

�: �'.-:·.11.t�! t lf.f:--.lL';li,

Planning for Solar on Marginal LandsA Priority First!!

• First consider prioritizing solar on marginal lands:• Brownfields, landfills, highways, airports. etc.

• Marginal lands - a catch-all term for property that would make good sites for solar because of limitations on use, current condition, ownership,proximity to utility infrastructure, etc.

Farm and Forestland Considerations

• Prime farm and forest land is already in aproductive use• Not In transition to 'highest and best use'

• Other practical limitations:• PA 116. Fannland and Open Space Preservation

Program• Other state, federal programs providing tax benefits lo

retain land in undeveloped state


11/7/2017

Proactive Planning vs. Reaction

• Like other community changes, solar has thepotential to generate opposition if siUng causesconflicts with surrounding land uses or interests.

• Planning ahead and engaging the publicproactively to identify the best sites (utility-scale)will minimize conflict and opposition.

County planners endorse solar moratorium

MUW-...,.e�-W ... ........,_..•e...,z-..--,......_ ......... �,_.. ,,..,,_ ,._, __ w ...... _..._..� ........ ....._...,...,..,......,_,.,,..,.,.....,..._�"-

Planning for Solar on Marginal LandsA Priority Firstll

• Special standardsmay be needed

• lncentivize, expeditesite plan review etc.

• May need an activeBRAuthority In place

• Underatand the localpolitical climate

Siting Considerations - The Grid

• Developers consider substation locations andwhether or not the project will be able tosuccessfully j�terconnect with the grid.

. ' • If many sources feeding into the grid, it may be

less possible to add a new utility-scale solar.

..

• lnpther areas1 where there is more demand andfewer sources of electricity, it may be easier andmore beneficial to add a new solar project.

11

12



-

:·� •• _ .. /:.':·. � (1:e-·.•-<11"1,

Physical Landscape Considerations

• Brownfield sites

• Phase I and II Environmental Site Assessments are required

• Cleanup and trucking away of contaminating ground material

• Physlcal Obstructions • Structures, trees, surface water, and slopes can affect

solar placement and access

I lL1 ..

-

:�·,_�_,_ .. _.., � r,t�·n�.-.

Political Landscape Considerations • Economic Barriers

• Appropriating tax dollars for solar projects can be a contentious battle

• Large scale solar arrays often requ re new transmission Infrastructure, which comes at a premium

• Legal Barriers • Litigation over lease and easement agreements and

circumventing restrietive covenants • Ground and mineral rights

• Local Opposition - Local politlcfans, residents, and businesses may object to solar on aesthetic grounds

I [l1

Public Engagement

"'

• Planning Commissions are empowered to create advisory committees (MCL 125.3817) • Members can include those not serving on the PC

• Consider involving:

I r1.l

• Local developers; Utilfty representatives; Environmental; Large landowners and resource managers; Fire and BuHding Codes; Homeowner/ Neighborhood associations; Historic Preservation; Others


"

11/7/2017

Physical Landscape Considerations

• Wind loading • Wind-induced loads are often inadequately addressed

in local codes and must be considered In solar arraydesign

• Geotechnlcal Issues

• Soll composition, bearing capacity, groundwater level and surface water runoff

• Site conditions will determine the appropriate foundation type, e.g., ballasts, ground-mounted, hybrid, etc.

Vision, Goals, Objectives, Policies • It starts with a well-crafted vision

and supporting documents ... • Goals

• Objectives -Policies

• See 'Community Energy Management Best Practices' checklist; and 'Becoming a Solar Ready Community' sample planning language

---

Multi-jurisdictional approaches

• Consider developing a joint master plan with another municipality under the Joint Municipal Planning Act, PA 226 of 2003, as amended

NORWAY AREA j MASTER PLAN

,. .I

,.

Wlrel'ffa1Y1temshatdpatPNMNM!fottMMUr11ne,nPlffdlaf1NNannyAJ1abtc.luw 1t1�uw1tMtw•*...,.,.,aou,rc,�tt,eyr1qvff�Qpltll.llftd.wt11flndoU'le,1nau,ce1 -td for anulkut""' _,.IOI of lllod,lclly; ond -. 11,oy do noc po8ut• th• """"'1Ullll•�loflodllr;andlho __ .. ....,_.,. ..... ,.,,__ .. 11111¢,tftl IPK• MIiin&, WIIH Nlllnil O< lho -UCIIOn of llo<\Nelly Is depor,denl _, ,u-l k<ai 1o cllrm sunfl&ltt. � ..... - me.Id bo adoptad ,n,mou,,1 Lho - ol ..a ..

,.

13



-

" .l .. ·:: := ':� r •!;-f'�IO"I

Exercise - Spartyvil/e Goes Solar

Challenge • How do you approach a request for a community solar project on a former industrial site?

S partyville Scenario

• Spartville has been approached by a solardeveloper to consider locating a comm unity solarpark on a 2.5 acre parcel of land on a formerindustrial site adjacent to the Green River.

• The Planning Commission has been asked by theCity Manager to recommend solar guidelines atits next meeting.

• There are no specific provisions In the MasterPlan or Zoning Ordinance for solar projects inSpartyville.

Spartyville Exercise- Existing Planning & Zoning


"

•

'

11/7/2017

Spartyville Proposed Solar Park

:·� :•;;·:�;�.·� ( i':t-."'�:Oi

Spartyville Exercise

1. What issues should the Spartyville PlanningCommission consider for a community solarproject?

2. What specific planning and zoning provisionswould you recommend?

3. Are there additional considerations for theformer industrial site for such a use?

..

��A�T'(\/Jt.L� Proposed solar park

• Use the providedmaps for basicbackgroundinformation.

• As a small group,talk throughquestions 1-3.

• Time: 15 mins.

..

14



- - - - - - -

:�"�.�:,:h

:: r,•.-rt,h1."I

E. Zoning Tools

Principal Use vs. Accessory Use

• Principal uses are primary uses or structurespermitted on a property

• Solar principal uses are generally large, utilityscale farms or arrays in certain zoning districts

• Sometimes follow the same height, size, andsetback standards as other principal structures;may be regulated under use-specific standards

• Accessory uses are uses orstructures that offer anadditional benefit to an accompanying principal use

• Many communities permitsmall-scale, ground- or roofmounted solar systems asaccessory uses in all districts


..

•

11/7/2017

- - - -

: �••: • .I.� .. J�l� ( ll(:'r"l1!;:-IM


• Adopt different standards for:• On-site use systems (accessory use of land)

• Utlllty or community-based systems (principal use of land)

---


-...

..

.,-;--�--------�:'.i::-·-:: ___ -· - - ...... , �, "-� .._., __ -- !! .-_ --t!"

•

15



Permitted Land Use (use by-right)

• A property owner's use ofproperty and structures inmanners consistent withthat which is listed aspermissible in the zoningdistrict in which his or herproperty is located.• Aka 'Use by Right' ---

• Not subject to specialreview and approval by alocal government

..

-

�: � .... :::�� f1kMKJ'l

Zoning for Solar Energy

• Local units of government typically provide forsolar energy on private and public propertythrough:- Amending the r Zoning Ordinances;

� Updating lhetr Site Plan Review processes;

- Amending subdlvlslon regulations;

- Revising their building codes (If applicable):

- Expediting their permitting processes; and

- Changing their Inspection procedures.

Solar Access

• Solar Access Rights -to access and harnesssunlight so propertyowners can:

l'Ml�•l••J ! �rlo.tr•I..,.

..

• Grow crops, Illuminate space, dry clothes, etc .... and operate solar collectors -·----,

Source: "Solar Planning 101· Oppc,tuniUes and Obstades"(wobnar). Ametlcarr Plamng Auoc/111/on, 9111/17


N

11/7/2017

- - - --- - --

:� :·:.��·\,� (r:�

Special Land Use

• Generally compatible with other uses within azoning district, but may not be appropriate inevery location.

• Special land uses are permitted when ordinancestandards met

•

Zoning, continued • Setbacks for solar to maximize solar input• Forbidding or limiting activities, land uses,

structures, and or/trees that interfere with accessto solar energy'

• Solar access provisions and solar easements thatdefine and protect property owners' rights to sunexposure

• Remove or reduce restrictions on the basis ofdesign and aesthetics- Properties within Historic Districts must undergo review

by a Commission that follows specific criteria

Solar Access Zoning Provisions

• Solar access provisionsdefine and protect propertyowners' rights to sunlight

• Some municipalities requiresolar access permits to protect from prphlbitedinterferences, i.e.,vegetation and neighboringproperties• Example: Tec;:umseh, Ml

•

..

16



-

:•:"'I,•:::•,� (,tt-ruc't

I Solar Access Zoning Provisions •

• New developments and subdivisions must be designed and oriented to maximize sun exposure in some jurisdictions

• Solar Access Easements are effectuated toprotect sol.llr skyscape or a designated solarstructure by forbidding activities, land uses, andstructures that may interfere• Example; Milan, Ml

Considerations for Historic Structures

• Regulations and strictInterpretations of historic

..

standards can prevent theinstallation of solar onhistoric structures

• Goal: Allow historicproperty owners to installsolar energy systemswithout negatively

f:··. :, f�7;· f l r,i •, �

impacting the structure's orsite's integrity.

,I I I'

Sample Zoning Provisions

-

Glare - Due to lhe crystalline ma1ertal on most solar arrays, sunlight may be reflecled towards neighbors and/ordri-ers on adjacent roads

• Exemple Regulation: Dundee, Ml Zoning Ordinance - Solar panels shall be placed and 81T8nged wch that reflected solar

radiation or glarB shall not be dncted onto adjacent buidi,Jgs, properties or romtways,

Visual - Solar panels can face strong opposlUon due to !heir tendency to negatively al1er the visual character of buildings Exemple Regulallon: Manches1er. Ml Zoning Ordinance - The solar energy system shall not have a signlf',cant advet'3a visual

/mpsct on the natural featuras or neighborhood chanJcter of the surrounding area . must be either composed of buiding•lntegrated component, (such as SOiar shingles) that ere not readly evident. or be designed and mounted to match the shape, proportions, and slope of ttie roof.

(d


.,

11/7/2017

Solar Setbacks

• To minimize Interactions with shadows cast by principal or adjacent structures; Prevent visual nuisances

• Required setback sometimes determined using formula (takes into account slope, angle of sun, size of property, etc.)

• Example: Grosse lie, Township ... :::. ... 4

Free-standing solar panels shall be placed no less lhan 6 ft from anylotllne Surface area ooved by solar panel shall not eJ<aled 2% ol lhe lol or 360 sq. II .. whichever la smaller

,•,

' . '

Considerations for Historic Structures

Example: Ypsllantl's Historic Preservation Program Regards solar collectors as lhe only 1echnlca!ly feasible a11ema11ve energy sys1em for hls1onc prapettles

..

• HP Ordinance explains how 1he Seaetary of !he ln1ertor's standards for rehabllltaUon provide specifically for solar energy systems

Solar panels canno1 obscure CNoracter-dellnlng 1.,.1ures • II• sClar panel causes• finish (I.e .. slucco)ID d"""1oreta, the HOC w1•

deny ... lppllcallon • The HOC must cons kier the lnSIIU.l!on and dfHnsllllal!on of the system

Example: Grand Rapids Goldellnas for Historic Districts The HOC w!l 1M1tu11e IO!ar lnstallallon 1pp!icat1ons an the following:

{d

• The vtsiblllty DI the st.ytlghls end/or SOiar system Imm adjacent public streets and adjoining properl!es; and,

• The design and rep!acement al the u�lght and/or SOiar system and their compat!b!tlty with Ille 1t111C1unt'a roof lino, color, texlur9, end wi,e.

..


Definitions • Troy's Zoning Ordinance ptOVidas definitions for active solar. passive

solar, solar collector. and solar skyspace

Site and Development Standards • Tecumseh's ordinance pl'Olltdas for a Solar Access Pennlt

- Prewn1S 1he planting and requiring 1he trimming ol vegeta11on that 1MIU1d o1heiwise shade Iha permitted collector.

- Oeflnes "exampled obstruc11ons" as any object that never obstructs a solar collector In excess ol 5% or any blockage by any object lha1 was Installed or plan1ed prtorto lhe dale of solar access approval

• Grand Replds Heritage HIii Historic Preservation Commission allows solar syslems so tong as lhey do n01 radically change or damage or destroy character-daflnlng features of hls1oric structures

I [r1

17



- - - -- -- - - - - -

:"� '.":."-.:'''' . . ,,(":"',�


Setbacks • Canton, Ml zoning ordinance applies orientation and special solar

setback standards to building placement requ rernents to protect solar access In mid· and high-rise developments - Required Setback• (Building helgnt On feet)A� 2.2) minus (Required

yard ll4ltbKlr. DI adjacent resldentllll :one). Ttle 2.2 lactor b based on tlle solat azimuth an Dea!mber 21, and the i.tit,,,clo ol Canton Taomlhlp. 42" 20'

• Tecumseh, Ml Provides for Solar Access Pem,jt lo protect solar access by preventing the planting and requiring lhe trimming ol vegetation that would otherwise shade the permitted co actor. - 0er.,os 'exomptad obstru�· as any object thet never obstructs•

solat collect« or was Installed er planled prior to tlle date of soler access approval.

Sample Zoning Standards - Onsite

• On-site use systems permitted by right subject toadministrative site plan review

• Removal if inoperable for 12 months• Rooftop:

• Not extend more than 4 feet above the surface

• Array:• Height less than 10 feet In rear or side yards • Height less than 42 inches in front yard • Loi coverage less than 20%

Leading By Example w CIP

• Local governmentsprepare CapitalImprovements Programs(CIP) for larger capitalpurchases/ investments.

• The CIP is a tool that canbe used to budget forefficiency and renewableenergy upgrades.


...

...

, ..

11/7/2017

Other Sample Zoning Standards -UtilitywScale

• All applicable local, state, rederal permits

• Comply with electrical and building codes

• Decommissioning plan

• Performance guarantee

• Height restrictions the maximum height allowed In the district

• Lot coverage - wave ror solar arrays

• �-rencing surrounding

- -

�'_(ll�{:4-�·:1�1� htrn1Lon

F. Lead by Example

CIP w Michigan Planning Enabling Act

• Cities, villages, and counties arereqyif8d to have a CIPCIP is optional for a township unless itowns and/or operates sewer or water

• Planning commission Is responsiblefor preparing the CIP by statute• Can be assigned to another department,

agency. or office by charter, legislative body action

---

18



- - -

... ' ...... �: � .. •. r ,1��1,1C�-.

CIP-Energy Examples

SCLREI\IVIEW ·-

--

---

--- -·-·-- -·!

____ ,_loal .... ---• .. -r--

--- C!!5:I ·--

·-·--

,_...,, __.,._ __ _

City of Ann Arbor's Solar Plan

The plan recommends • solar public works projects;• fiscal Incentives;

�--l114�

[M<Dt: ..... IIN

�-===::': ._... ___ _

• expedited perm ittlng process for solar panels;• Incorporating solar into city infrastructure (i.e.

parking meters);• Creating a solar campaign to advocate for

statewide policy: and • amending the zoning ordinance

' . ' . : l-l�l!liiMl�Y-

":··",·:·:'.·,·, (•·,�'11

Branch County- Energy Efficiency

• County upgraded to LED lighting, replacedboilers and chiller in the courthouse, Installed anew energy management system, adoptedwater conservation measures, and installedweatherproofing.

• Expected to save $87,222 annually and reducedenergy use by 34%

Michigan State University ExtensionNovember 2017

11/7/2017

•: 1_' \"' : • � 1i1"ti'\1l-J'I

Pittsfield Township

• 2020 Sustainable Vision MasterPlan contains an entire chapteron promoting environmentalstewardship, resourceconservation, and compactdevelopment.

• Capital lmprovement Plan thatpromotes renewables such assolar energy,

City of Ypsilanti's Climate Action Plan • In 2013 the City adopted a goal or 1,000 solar roofs or 5

MN by2020 • In 2016, the City worked with SolarYpsl, DTE, and

Highland Cemetery to Install a 800 KW solar field• SolarYpsl worked with a private

...

-

donor to Install a 50KW rooftop Installation on the Fire Dept

• In 2017, the City established the Sustalnabil,ty Commission to help move the City forward on economic, social, and environmental health goals

-�

a-LAR YPSI-lV�

-,------·-- ..

't."" \, I.

: < �--�l"I

1, J. - - .. !..t-. -•-r -�-

' .

City of Marquette- Energy Performance Contract {aka TELP)

• In 2017, city entered a $28 million contract thatwill save the city $42 million over 20-years.

• Efficiency projects paid for with avoided energycosts (i.e. savings)• HVAC upgrades, energy-monitoring devices, lighting.

weatherproofing, even renewable energy Installations like geothermal or solar qualify

• Agreements can be up to 20 years.• Contractor provides a performance guarantee of

annual savings, which pays the bill.

.,,

19 Planning Commission Meeting Page 32 of 68 December 5, 2017


Leelanau County Property Assessed Clean Energy (PACE)

• County Commission established a PACE programby joining Lean & Green Michigan, a statewideshared-services program made up of 18 countiesand 6cities

• Program facilitates commercial property owner'sapplication of energy efficiency, water efficiency,and renewable energy through a specialassessment on property their taxes

So, what to do?

• Start the conversationin your community/

• Better lo be proactiveand have the policiesand regulations in placebefore controversialapplications arrive.

• See the Planning forSolar Flowchart

<'i=:=�

�.Jfil1",_� e:!�,�--�L

__ I �j

w�

-

-

� � �ff#=�

,..


11/7/2017

i

- -- - - -- --- - - -

:: :· • ."'�:H

-� i:!i:'�U(YI I

City of Coldwater- Energy Optimization

• < • ace.a .,

c.,�.t!!"!,�!!..� ..,__ � _._1

-...... ------

---,-

____, ,,,..,.,,.,_..

°""' ........ ...,.... ..... -... -.------------·---.-. ___________ llfl __ .. __

-·----

... .__... ____ ""'- ��-

G. Next Steps

Engage the Public

-..-... ,,.

, • It is important to hear from manyperspectives: • Local energy

developers

• Utility representatives

• Environmental Interests

• Large landowners

• Fire and Building Codes

, I

• Homeowner/ Neighborhood associations

• Historic Preservation

• Who else?

..

20



-

• �'- ' .... ·:· • ', [11��,lo:,

Facilitate the Conversation

• Will need to select aprocess and format tohear the issues andallow for dialoguewhile being able toengage in constructiveconversation.

A lit�- • I , tr . .J�� ! ;r., rr- .. · • · · t

., ...... ��..,,:· -4· .::.·� , ... ,..�- ....), -. ..

Additional Resources

., ' ' ...� ·M_0.' -·. .. ) ---· .

• Becoming a Solar-Ready Community: A Guide for Michigan Local Governments. Sept. 2013. CleanEnergy Coalition. ht1p://cec-mI.org1wpcontenVuP1oads/2Q131Q91Golda-Book Solar FINAL web.Dd_f

,.

• A Guidebook for Community Solar Programs In Michigan Communities. Feb. 2014. Great LakesRenewable Energy Association. httt>s11www.mlchlqan.gov/documents/mdcd/Mlchlqan Community S olar Guidebook 437888 7.pdf

• White Paper: Market Barriers to Solar In M lchlgan. Jan. 2012. National Renewable Energy Laboratory. htlp/lwww.rnichlgan.qov/documents/mpsc/marketbamensSOlartnrni 394662 7.pdf

Michigan State University Extension -

November 2017

,n

11/7/2017

.., � •I• '.-.•"I 1, r �tr""" :I.Or\

Engage the Public

Charrette

Delphi Technique

High En.i:-'.,:l'mt'11t

Citizen Advisory Comm11tee

Visual Preference Survey

Public Hl!ilrlng

Low EngiJgemt!nt

Opinion Survey

Focus Group

Visioning

Facllltalion

H. Additional Resources


,u

• Advancing Solar: Great Lakes Bay Region. Oct. 2012. Clean Energy Coalition. ht1pJlcec-mi.org1wpcontenVuploads/2014/021GLBR-F1naI-Repo,1-FINAL-2-2014-edIt.pg1

• Best Practices for Siting Solar Photovoltalcs on Munlcfpal Solld Waste Landfills. Environmental Protection Agency; National Renewable Energy Laboratory. Feb. 2013. httpsJlwww.epa.gov/sltes/productlonlliles/2015-03/docymentslbest prac:tlce5 sjtinq solar photqvpllllic final.pd!

• Implementing Solar PV Projects on Historic Bufldlngs and In Historic Districts. Sept. 2011. NREL. htlpsJlwww.ntel .qovldoc:slfy11osll/51297.pdf

..

21




• Plannlng for Solar Energy. 2014. American Planning Association Planning Advisory Service Report 575. httos:llwww.olaoolog org/pubHcaUons/reoort/9117592/

• Plannlng and Zoning for Solar Energy. 2014. American Planning Association EssenUal Info Packet 30. httos·//j>laooiog-org-uoloaded-medja s3 amazonaws.comfdocumenUoroduct E1p E 1p3 Q.Qdf

...

Sources for Updating Site Plan Review and Permitting Processes

• Taking the Red Tape Out of Green Power (Sept. 2008); Freeing the Grid: Best and Worst Practlces In Interconnection Standards (2011 ed.). Network for New Energy Choices (NNEC}. • Makes spectnc recommendaUons to Improve the process lndudlng

removing PV zcnlnglbulldlng barriers and SlteamUning app,0vaVpemuttl1"9 processes

I [l1

Land Use

Educators

Contact the MSU E.rtemion land use edvcator cJose$t to

)OU with )OIi p/anrnng and zoning questions.

....... -em..,

ZIS4:M-NJJ'

--

....... .,


...

..

11/7/2017

-

:·:"�.' ... :·\,� !,·r''l.:.Y\


• Emerging Approachff to Efficient Rooftop Solar Permitting. May 2012. Interstate Renewable Energy Counc/1. - Summarizes general steps In the pemilltlng process and g,ves

examples of oUes/counUes/states widely Cited as ha1.<ng the be$1 model 1n each step.

• Solar Electric Permit Fees In Northern California: A ComparaUve Study. July 2011. Loma Prieta Chapter, Sierra Club.

- Makes permiltlng refonn recommendations Including: nat permit fees, nol va..iaUon based. standardizing permiltlng requirements across jurisdictions, and fast-track application for solar Installers

,.


• Expedited Permit Process for PY Systems: A Staridardlzed P'9Cl!5& for Review of Small-Scale PV Sys1ems. Oct. 2011 � Solar ABCs (Solar America Board for Codes & Standa�s).

Detailed technical report outlines an expedited permitting process, lndudlng sample �ectranlc permitting forms that can be used and/or aJstomlzad by I\Jurisdlctlon. It ls widely cited In best.prac11ces reports (SunRun, IREC) as starting place lot standardizing the solar permiltlng ecross the U.S.

,,.

Thank you!

Questions?

22


I

MICHIGAN STATE

UNIVERSITY Extension

EVALUATION: Planning & Zoning for Solar in Michigan: A Primer for Local Government

Thank you for participating in the Planning & Zoning for Solar in Michigan program. In order to measure program

outcomes and the quality of our delivery, please complete this evaluation. Thank you!

1 Compared to before taking the program how would you now rate vour level of· I

You may have come to the program with

knowledge on the topic. If you did not

experience a change, tell us why!

Knowledge of relevant laws, such as the Planning Enabling Act or Zoning Enabling Act, related to my role.

Knowledge of 'green government' best practices/operations, such as energy conservation and energy planning.

Confidence to suggest new or improved procedures or processes for my board/commission, such as CIP or energy audits.

Knowledge of where to locate quality informational resources on this topic.

Knowledge of the importance of seeking diverse viewpoints to address this topic.

2. I am a(n) ...

A Small Amount

I

D Appointed Official {e.g. planning commissioner)

Increased ...

A Moderate A Great Amount Deal

D Attorney

Didn't Change

Why? Please write a reason. {e.g. already knew the info, not

enough time, too much info, etc)

D Elected Official (e.g. city councilor, township trustee)

D Local government staff {e.g. planner, manager)

D Consulting planner

D Other: ______________ _

D Non.government staff

D Entrepreneur

3. What do you plan to do with the information provided during the program {check all that apply):

D Share it with others in my government/organization

D learn more about the topic

D Talk to other governments/organizations in the geographic area

D Develop a plan to engage diverse audiences in discussion on the topic

D Make recommendations to my government/organization

D Other: _________________________________ _

(turn over)

1 of 2

'


4. Please indicate the type of government where you work:

0 Township O County

0 City O Village

0 Regional government/authority O NA/Other: ___________________ _

5 Compared to before taking the workshop how confident are vou now to· I

Much'less Less The same

confident confident

Apply state and/or federal laws; such as the Planning Enabling Act or Zoning Enabling Act, to my role.

Engage diverse public interests on this topic.

Use/apply quality information to address this topic in my community.

Suggest new or amended rules or procedures to my government or organization related to this topic.

Develop a long-term plan and supporting regulatory framework for renewable energy in my community.

6. What did you find most valuable about the program?

7. What would you change about the program?

1 2

1 2

1 2 t

1 2 '

1 2

8. Please describe anything else you plan to do differently as a result of the program:

Thank you!

3

3

3

3

3

More I; Much moreconfident i confident

4 5

4 I

5

4 5

4 5

4 s

MICHIGAN STATE

UNIVERSITY Extension

MSU is an affirmative-action, equal-opportunity employer. Michigan

State University Extension programs and materials are open to all

without regard to race, color, national origin, gender, gender

Identity, religion, age, height, weight, disability, political beliefs,

sexual orientation, marital status, family status or veteran status.

2of 2 Planning Commission Meeting Page 37 of 68 December 5, 2017


TASK LIST Date: --------

During the program, you will think of things you want to do, or suggest to your board, commission, or

organization. Keep this sheet handy, so you can keep a "to do" list as your reminder .

.,, � � ·r1 �f.i ;']� �:t� , • .ii llfJlil••..-.11•• •• .... ,.<I' ... _.)I I •1•.a•.r'1:.r, I ci.!UU • I !';:I ffiTi1 ·• 1

m . � � Ili"l.U.-:.t,Jll,.-.. l� .. �- •.•• :-r.. '. '-�·1·�-

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

1

i

'


Michigan Energy Office:

Community Energy Management

Best Practices ...

....

_,,� MICHIG"NO o�� seeos•••• t • energy options� \01 Ecology+Educat;oo+Oes;g,

eco WORKS

SOUTHEAST MICHIGAN 0 REGIONAL ENERGY OFFICE


COMMUNITY ENERGY MANAGEMENT - BEST PRACTICES

!

Community Energy Management Best Practices

Index

Program Overview

Best Practice One: Community Plans and Public Outreach 1.1 Energy Plan 1.2 Public Participation

Best Practice Two: Zoning Regulations 2.1 Zoning Regulations

Best Practice Three: Project Review Process 3.1 Project Review Policy and Procedures 3.2 Guide to Energy Efficiency and Renewable Energy Projects

Best Practice Four: Recruitment and Education 4.1 Recruitment and Orientation 4.2 Education and Training

Best Practice Five: Clean Energy Communities 5.1 Clean Energy Sites 5.2 Community Energy Management

Best Practice Six: Community Prosperity 6.1 Economic Development Strategy 6.2 Marketing and Promotion

Glossary

Acknowledgements



Program Overview

Local governments across Michigan struggle with economic constraints and seek tools to secure their financial health and identify sources of stable on-going funding for their critical services. Energy costs for the operation of municipal buildings and infrastructure are a rising expense for communities. Fortunately, energy costs also represent one of the easiest places where cost savings can be realized. However, local governments frequently lack the technical expertise and staff capacity to pursue those savings.

Even when staff members are interested in pursuing energy savings, determining where the necessary information is and how to prioritize improvements is an ongoing challenge. This is where the services of a Community Energy Manager (CEM) familiar with municipal operations and political processes, financing options, and moving projects through local government processes, can provide valuable services and produce measurable savings.

This checklist is a self-evaluation tool for communities seeking to take control of their local energy use and generation through the development of a Community Energy Management program and provides a framework the Community Energy Manager can use for discussing energy issues with the community and adopt formal energy goals and policies.

The required Best Practices include flexible approaches and ideas for extra-mile efforts that may be appropriate in some communities. The accompanying Toolkit provides additional narrative on the best practices, to assist communities in fulfilling the criteria. Additionally, a sample Position Description for a Community Energy Manager (on-staff or coordinated through a consultant) and a step-by-step Strategy for achieving the best practices are also provided.

The Best Practices are based on six pillars, and align with the Redevelopment Ready Communities® program. The CEM Best Practices address energy efficiency, renewable energy, and energy-related developments, and are supplemented by the solar energy best practices developed concurrently under a separate grant. While there is an implied chronological sequence to the best practices, what is most critical is that the community embraces their collective responsibility and have a plan with goals to guide and regularly monitor the effectiveness of their efforts. Early planning, at the beginning of the community discussion, should include following the criteria set out in these best practices and broadening the community's vision of areas where they can impact local energy.

Community Energy Management is a new approach to local planning that prioritizes energy efficiency and renewable energy along with the businesses that support them. Community Energy Management addresses all energy use within a municipality (city, village, township, county) and strives to meet their local economic, environmental, and social goals.

Energy sectors and opportunities for efficiency in your community include: buildings (residential, commercial), industry, municipal infrastructure (street & traffic lights, services, water management, wastewater management, solid waste management), transportation (commuter, service, delivery), and utilities (resource extraction, resource delivery, power generation, transmission). Renewable energy resources include= solar, wind, biomass, and geothermal.

Jn addition to meeting local needs, Community Energy Management aligns directly with policies, regulations, and goals in Michigan and at the federal level:



Governor Snyder's plan for Michigan's bright energy future with new affordable, reliable and adaptable energy that protects Michigan's environment for generations to come. His goal is to "replace 30-40% of our energy needs through the elimination of wasted energy and shift to cleaner sources in 10 years, by 2025." (http://www.michiqan.gov/snyder/0

,.7-277-

57577 57657-349790-,00.html)

The U.S. Department of Energy's Strategic Plan includes �catalyzing the timely, material and efficient transformation of the nation's energy system and securing U.S. leadership in clean energy technologies." (http://energy.gov/articles/secretary-chu-unveils-2011-strategic-plan)

• DOE's Office of Energy Efficiency and Renewable Energy (EERE) leads efforts to developand deliver market-driven solutions for energy-saving homes, buildings, andmanufacturing; sustainable transportation; and renewable electricity generation.(http://energy.gov/eere/about-us/mission)

• EERE supports states and cities with programs and initiatives, technical assistance andtools, information, and education. (http://energy.gov/eere/services/states-and-localcommunities)

U.S. Environmental Protection Agency Clean Power Plan (http://www2.epa.gov/cleanpowerplan)

• Clean Power Plan for Existing Power Plants (http://www2.eoa.gov/cleanpowerplan/cleanpower-plan-existina-oower-plants#federal-plan)

• Clean Power Plan: At A Glance Michigan factsheet(http://www.epa.gov/airauality/cpptoolbox/michiqan.pdf)

Local communities are an integral part of meeting Michigan and federal goals for our new clean energy future. Opportunities for energy efficiency and renewable energy are abundant in every community.



Best Practice One: Community Plans and Public Outreach

1.1 Energy Plan Policy guidance for community energy management may occur through a variety of plans, such as a special section in the Master Plan or a separately adopted resiliency or energy plan. This policy supports the advancement of local clean energy through renewable energy generation and energy efficiency. It also provides the basis for related land use regulation, capital investment, program development and economic strategies. The planning effort and resulting guiding documents can help maximize energy savings in energy efficiency and renewable energy projects and ensure that the work done fits in with the community's values and energy goals.

Evaluation Criteria Expectations

1. 1. 1 The governing body has adopted or • 1.1.1.1 The energy policy guidance clearlyupdated energy policy guidance as a part of expresses support for local clean energytheir Master Plan in the past 5 years. using common planning document

language.• 1.1.1.2 The master plan includes specific

standards and requirements related toenergy efficiency upgrades in municipalbuildings and renewable energyInstallations on municipally owned propertyand/or

• 1.1.1.3 A separate energy managementplan has been adopted that is founded onbaseline energy ·consumption analysisperformed on municipally owned property,

: capital improvement plans, currentgovernmental initiatives related to energyefficiency or renewable energy generation,a land use master plan, any existingsustainability planning or energymanagement plans, and relevant buildingcodes.

• 1.1.1.4 The energy policy guidance isaccessible online.

-

1. 1.2 The Master Plan identifies strategies for • 1: 1.2.1 The energy strategy/policy identifies 1

increasing clean energy in the community, priority clean energy actions, projects and including municipal energy management. programs, in the community.

• 1.1.2.2 The energy strategy/policy containsgoals with implementation steps and toolsfor advancing clean energy in thecommunity

• 1.1.2.3 The energy strategy/policy includesa targets with a timeline identifyingresponsible parties and benchmarks .

• 1.1.2.4 Progress on the energystrategy/policy implementation, barriers, andaccomplishments toward the goals and



-Evaluation Criteria-

1. 1. 3 The governing body has adopted acapital improvement plan (GIP) that includessupport for the clean energy strategiesidentified in the Master Plan.

1. 1.4 The energy strategy is integrated intoother components of the Master Plan, such asa sustainability or climate action plan,downtown development plan, corridor plans,and/or other sub-area plans, if applicable.

Expectations

1 targets is annually reported to the governingbody and to the community.

• 1.1.2.5 For municipal buildings/facilities, themaster plan (or energy management plan)includes a summary of current energyconsumption through Energy Star PortfolioManager, identifies sequenced projects thatare grouped by short-term, medium-term,and long-term strategies for increasingenergy efficiency or renewable energygeneration, identifies underperformingbuildings that are targeted for ASH RAE level2 audits or targeted energy studies, anddescribes mechanisms for institutionalizingenergy efficiency and renewable energydecision making.

• 1.1.3.1 The CIP includes investments thatincorporate prioritized clean energy projects,including specific opportunities for energyefficiency upgrades or preparing facilities forrenewable energy installations .

• 1.1.3.2 The CIP includes narrativedescriptions of projects, recommendedtiming, and possible funding mechanisms .

• 1.1.3.3 The CIP coordinates various cleanenergy projects to minimize costs andimpacts while maximizing future savings andbenefits, where feasible.

• 1.1.4.1 The applicable plans outline specificopportunities to reduce energy consumptionand/or generate renewable energy that areconsistent with their respective goals.



Best Practice One: Community Plans and Public Outreach

1.2 Public Participation Public participation is critical in the initial development of the energy policy guidance and ongoing as energy programs are developed. The energy policy needs to reflect the culture, assets and aspirations of the residents and local businesses. Community energy management overlaps with and is affected by neighboring jurisdictions, regional energy industry businesses, schools, utility, area non-profits, county and state in addition to local residents, businesses, and developers.


1. 2. 1 The community has a public 1.2.1.1 The energy policy guidance identifies participation plan that engages a diverse set key stakeholders, including those not normally of stakeholders. at the visioning table, such as:

. municipal staff

. local officials

. local residents

. local businesses

. regional energ� industry businesses

. schools

. municipal neighbors

. county . state

I . regional economic council . utility . non-profits

1. 2. 2 The community demonstrates that public • 1.2.2.1 The energy policy guidance includesparticipation efforts for local energy go beyond sharing information and receiving ongoingthe basic methods. input on local energy management.

• 1.2.2.2 The community proactively engagesthe public in learning about local energypolicy, regulations and programs. Theseproactive practices may include individualmailings, one-on-one interviews, surveys,

, community workshops, social networking,and crowd-sourcing.

• 1.2.2.3 Community tracks success ofvarious methods of public engagementabout local energy.

1.2.3 The community shares outcomes of • 1.2.3.1 Community participation resultspublic participation processes. regarding local energy policy are

communicated In a consistent andtransparent manner.



Best Practice Two: Zoning Regulations

2.1 Zoning Regulations The zoning ordinance needs to reflect the energy policy in the Master Plan. Zoning impacts building energy efficiency through density regulations and flexible compliance options. Transportation efficiency impacted through land use adjacencies, parking regulations, and accommodation of alternative and non-motorized transportation. Zoning also impacts the community's potential for local clean energy generation through allowance of renewable energy installations while protecting neighbors' access to renewable energy generation.

Evaluation Criteria

2. 1. 1 The governing body has updated zoningordinance language specific to local cleanenergy that aligns with the goals of the energypolicy guidance in the Master Plan.

Expectations

• 2.1.1.1 The community has reviewed theenergy policy guidance in the Master Plan todetermine if changes to the zoning map orordinance text are necessary to implementthe local clean energy vision and goals .

• 2.1.1.2 The zoning ordinance addresseszoning for energy efficiency and renewableenergy installations including wind, solar,and others in both commercial andresidential zoning.

i

------------------------ -- -------------

2. 1. 2 The local clean energy zoningregulations are user-friendly and accessibleonline.

2.1.3 The zoning ordinance includes standards that do not unnecessarily restrict energy efficiency and renewable energy improvements in the community.

2. 1.4 The zoning ordinance includes flexiblezoning tools to encourage local clean energy.

• 2.1.2.1 The zoning ordinance portrays cleardefinitions and requirements for local cleanenergy using ordinance language commonacross Michigan jurisdictions.

• 2.1.2.2 The zoning regulations that supportlocal clean energy are easily availableonline in electronic format at no cost.

• 2.1.3.1 The community understands thebenefits of local clean energy and hasincluded related zoning standards thatincrease energy efficiency and encouragerenewable energy where appropriate .

• 2.1.3.2 The zoning ordinance supports localclean energy and the community hasconfirmed that renewable energyinstallations are not being unnecessarilyprohibited or constrained.

• 2.1.4.1 The community has exploredcreative zoning approaches for encouraginghigh performance buildings that go beyondthe state building code requirements.

• 2.1.4.2 Districts or sites have been identifiedwithin the community that permit uses(businesses) that serve the clean energysector and include larger renewable energyinstallations.



Evaluation Criteria Expect�tions

2. 1. 5 The zoning ordinance allows mixed use • 2.1.5.1 The zoning ordinanceand housing density. accommodates affordable housing options

for local employees within walking distance to transit and non-motorized routes.

-

2. 1. 6 The zoning ordinance includes • 2.1.6.1 The community understands thestandards to increase access to alternative clean energy benefits of alternative and non-and non-motorized transportation. motorized transportation and zoning

standards reflect this.

2. 1. 7 The zoning ordinance includes flexible • 2.1. 7 .1 The ordinance considers:parking standards. . parking maximums

. parking exempt districts on transit corridors(no parking minimum)

. parking only on side or rear of buildings

. electric vehicle charging stations

. covered bicycle parking close to building entrances

. payment or alternatives in lieu of parking

. prioritized parking for shared, electric or carpool

2. 1. 8 The zoning ordinance includes • 2.1.8.1 The ordinance considers:standards for green infrastructure. . green roofs

. passive solar and passive shading• geothermal districts• solar gardens/community solar



Best Practice Three: Project Review Process

3.1 Project Review Policy and Procedures Best practice 3.1 examines the community's process and procedures for reviewing all new energy developments and capital improvements to ensure that they are in-line with the energy management plan. It is essential that new developments and capital improvements are consistent with the energy management plan and that the review process is streamlined and straightforward to keep projects moving. Making the review process for energy projects clear to the public will help all parties involved complete an efficient and successful project.


3. 1. 1 The zoning ordinance articulates an • 3.1.1.1 The community has streamlinedeasy permitting, review, and approval permitting process for clean energy projectsprocess. by:

. providing a process checklist

. expediting residential and smallcommercial permit applications

. allowing online permitting submission and

. notification

. reducing appointment time windows for inspections

. coordinating with neighboring jurisdictions

. showcasing examples of successful projects

. considering waiving or reducing permit fees to help encourage energy efficient and renewable energy projects

1---

3.1.2 The community has a qualified intake • 3.1.2.1 The community has identified aprofessional knowledgeable about energy point-person and trains them to assistefficiency and renewable energy installations. property owners and developers with

understanding the community's cleanenergy regulations .

• 3.1.2.2 Staff understand the importance oftheir role in articulating the community'sclean energy goals and enabling energyefficient and renewable energydevelopments

3. 1.3 For municipal projects, the community • 3.1.3.1 The Community Energy Managerdefines and offers energy management commits to meeting with all staff membersreview meetings for all staff undertaking undertaking capital improvements to ensurecapital improvement projects. that capital improvement projects are in line

with the community energy managementplan and are maximizing the potential forenergy efficiency and/or renewable energy.



Evaluation Criteria Expectations I 3. 1.4 The appropriate departments engage in • 3.1.4.1 Departments are engaged inenergy project reviews and coordinate with helping to scope energy efficiency and/or applicable external entities in reviewing renewable energy projects including but not projects as needed. limited to: economic development, finance,

facilities, and a government sanctioned green team that may involve citizens and/or employees

• 3.1.4.2 The local utility is engaged early-onfor input on siting considerations,interconnection requirements (whereapplicable), partnership opportunities,and/or eligibility for assistance programs.

3. 1.4 The community has methods to track • 3.1.4.1 All energy efficiency and renewableproject development. energy projects are tracked in a central

location by the community energymanager. Key metrics tracked shouldinclude: upfront costs, annual kWh savings,annual dollar savings, and dollars set asidein a reserve fund for future projects .

• 3.1.4.2 The community energy manager willupdate building utility consumption on amonthly basis to identify any

Iunderperforming buildings quickly.I -- - ,.

3.1.5 The community promptly acts on energy • 3.1.5.1 The Community Energy Manager is efficiency and renewable energy committed to moving quickly on timely opportunities. energy efficiency and renewable energy 1

opportunities as they become available such I as utility rebate programs, state-led initiatives, or programs led by the non-profit

'

community.

3.1.6 The community builds energy efficiency • 3.1.6.1 The community reviews existingand renewable energy generation readiness building codes and enforcement policies tointo building codes. find opportunities to enhance building

codes in a way that maximizes energyefficiency and renewable energy generationreadiness in municipal and communitybuildings without undue cost burdens onowners.



Best Practice Three: Project Review Process

3.2 Guide to Energy Efficiency and Renewable Energy Projects Best practice 3.2 covers ways the municipality can secure approvals for energy efficiency and renewable energy projects that are consistent with the energy management plan. Easy access to information that is easy to understand helps interested property owners, developers, and neighbors understand local expectations and better prepare for the entire process.

I

Evaluation Criteria

3.2.1 The community maintains an online guide that explains policies, procedures and steps to completing a successful local clean energy development.

Expectations

• 3.2.1.1 The online guide includes:. explanation of local clean energy policy. links to clean energy policy documents in

the Master Plan . project permitting checklist . key performance indicators that a project

must meet to be consistent with the energy management plan

• tracking and evaluation tools for the keyperformance indicators

• approval timelines for reviewing bodies•. links to clean energy resources. case studies and success stories. explanation of tools available to local

property owners . contact information for Energy Manager

and any other relevant municipal staff persons



Best Practice Four: Recruitment and Education

4.1 Recruitment and Orientation Best practice 4.1 evaluates how a community makes newly appointed or elected officials and board members aware of the community energy management plan. Communities are encouraged to seek both diversity on boards and the skill sets necessary to drive forward implementation of the energy management plan.


4. 1. 1 The community sets expectations for • 4.1.1.1 Board and commission applicationsboard and commission positions outline expectations and desired skill sets

for open seats.

4.1.2 The community provides orientation • 4.1.2.1 The orientation packet includes theinformation about local clean energy for energy guidance policy in the Master Plan,elected officials and board members. zoning regulations, the permitting process

and general guidance about energyefficiency and renewable energy.

I



Best Practice Four: Recruitment and Education

4.2 Education and Training Best practice 4.2 covers how to encourage ongoing education and training in a community for elected officials, board members, and staff. All members of the community impact municipal energy consumption and behavior change can be an important tool in a community's energy reduction efforts. Additionally having informed staff and officials will lead to the identification of new opportunities consistent with the energy management plan and provide critical support to project implementation.

�valuation Criteria Expectations

4.2.1 The community has a dedicated source • The community has a training budgetof funding for training. allocated for elected and appointed officials

and staff.

4.2.2 The community identifies the training • 4.2.2.1 The community identifies trainingsneeds of staff, formalizes expectations and that assist in accomplishing their stated localtracks attendance. clean energy goals and objectives, such as

working with local clean energy industryrepresentatives and training institutions /colleges along with collaborating withneighboring jurisdictions.

4.2.3 The community encourages the • 4.2.3.1 The Community Energy Managergoverning body, boards, commissions and consistently notifies elected and appointedstaff to attend trainings. officials and staff of training and educational

opportunities· and works to secure buy-infrom the municipal leadership .

4.2.4 The community shares information • 4.2.4.1 Key information is shared with thosebetween the governing body, boards, not in attendance at training and educationcommissions, and staff. events

• 4.2.4.2 Collaborative work sessions are heldaround large energy efficiency andrenewable energy initiatives.

I

• 4.2.4.3 The community appoints a staffmember to serve as a liaison on relevantappointed bodies such as an energy orenvironmentally focused city commission.



Best Practice Five: Clean Energy Communities

5.1 Clean Energy Sites All sites within a community ha·ve clean energy potential through energy efficiency and renewable energy installations, including existing facilities. Site evaluations incorporate energy efficiency of buildings and facilities, transportation energy efficiency, and renewable energy generation. Prioritizing sites is an important exercise to focus the community's limited resources on projects that may have the highest impact or with the greatest opportunity for increasing public awareness. Best practice 5.1 also addresses how sites that are targeted as redevelopment ready sites should be reviewed for renewable energy generation potential and opportunities for taking advantage of existing natural resources at the site.

Evaluation Criteria Expectations I

I • 5.1.1.1 The com�unity maintains a map5. 1. 1 The community identifies and prioritizes clean energy sites for program support.

I delineating the clean energy potential of allsites along with completed clean energy installations .

• 5.1.1.2 The community has prioritized sitesbased on selected criteria.

5.1.2 The community gathers preliminary • 5.1.2.1 Information to consider:background information for prioritized sites. . Visibility

. Transportation options

. Building energy analysis report, if available

. Building area

. Number of employees

. Annual energy use (EUI)

. Building use a11d age

. Lighting and HVAC needs

. Energy generation potential for wind, solar,and geothermal installations

. Natural features such as on-site trees that can reduce HVAC loads

. Slopes that may be usable as partial earth sheltering

. Opportunities f9r on-site stormwater management

. The ideal building orientation for winter solar heat gain and daylighting •

5.1.3. A "Property Information Package" for • 5.1.3.1 The �Property Information Package"the prioritized redevelopment site(s) is includes or identifies:assembled. . The feasibility of energy efficiency

upgrades at the site (lighting, HVAC,building envelope, etc.) .. The feasibility of wind, solar PV, solar

thermal, or geothermal installations on the site . The identification of any existing trees on

site that should be maintained to reduce cooling loads in summer and to provide wind



Evaluation Criteria

5.1.4 The community has developed a vision for the prioritized clean energy sites.

5.1.5 The community identifies available resources and incentives for prioritized clean energy sites.

Expectations

breaks in the winter . The identification of any grading that a

potential development can be built into to provide enhanced thermal performance of the building envelope

. Opportunities for on-site stormwater management to reduce loads at the municipal wastewater treatment facility

. The ideal building orientation to maximize solar heat gain and daylighting.

• 5.1.4.1 The energy -plan includes a vision for Idesired clean energy developmentoutcomes and specific clean energydevelopment criteria .

• 5.1.4.2 Community champions for the cleanenergy sites are identified.

• 5.1.4.3 If clean energy sites are highlycontroversial, the community has a plan foradditional public engagement.

I . 5.1 :S.1 The community determines the level of support it will give to a project, based on the project meeting the community's vision and desired clean energy outcomes.

• 5.1.5.2 The community gathers financialsupport from other partners for projectsincluding:. utilities. state agencies. regional businesses. employers



Best Practice Five: Clean Energy Communities

5.2 Community Energy Management Community energy management is a new approach to community planning that prioritizes energy efficiency and renewable energy across the community, along with the businesses that support them. Energy is conserved through greater awareness of our use, replacement of inefficient technology, and locating power generation close to where it's needed. Renewable energy protects the environment and our health at a reduced total cost to society.

The energy manager is the point person for community energy management. Primary responsibilities include developing an annual energy management action plan with a budget, researching funding options, reporting on progress and coordinating programs. Outside support for this work may come from the Michigan Green Communities network, verification programs, neighboring communities, and clean energy conferences.

Evaluation Criteria 11Expectations

5. 2. 1 The community has an energy • 5.2.1.1 There is a municipal green teammanagement action plan. integrating clean energy solutions into all

government operations .• 5.2.1.2 The elected officials have an

appointed technical advisory committee withthe ongoing responsibility of implementingthe Energy Plan .

• 5.2.1.3 The community has adopted aComplete Streets policy .

• 5.2.1.4 The community understands theMichigan Building Code, MichiganResidential Code, and Michigan UniformEnergy Code and how communities canincentivize higher energy performance inbuildings .

• 5.2.1.5 The community sets targets that canbe regularly tracked to help monitorprogress toward the energy policy goals inthe Master Plan.

----

5.2.2 The community has a permanent • 5.2.2.1 There is a job description for thecommunity energy manager. Energy Manager, and the work is fulfilled by

staff and consultants, as needed.• 5.2.2.2 The staff responsibility for energy

manag�ment is 9learly defined .• 5.2.2.3 The responsibilities of energy

consultant(s) are clearly defined for energymanagement and as programs are initiated.

l I

I



Evalyation Criteria

! 5.2.3 The community has committed seedfunding toward implementing actions in theEnergy Plan and is actively developingsustainable funding.

5.2.4 The community is actively tracking, evaluating and reporting progress toward the targets identified in the energy management action plan.

5.2.5 The community is coordinating programs to increase progress on clean energy targets and goals set in the Master Plan.

5.2.6 The community is actively participating in outside programs that provide support and verify community energy progress.

·ExP-ect�tlons

• 5.2.3.1 Seed funding for implementing theEnergy Plan has been committed untilsustainable funding is put in place.

• 5.2.3.2 The Energy Manager position isfunded .

• 5.2.3.3 There is a budget for energymanagement that is set to achieve the shortterm targets toward the long term goals .

• 5.2.3.4 The community is researching andevaluating options for sustainable funding .

• 5.2.3.5 The community is leveragingfinancing tools (i.e. PACE, Ml Saves, utilityincentives, revolving loan fund, etc) to helpincrease energy savings for communitymembers.

• 5.2.4.1 The community has calculated abaseline and evaluated existing energy use.

• 5.2.4.2 Energy monitoring has been setup tomeasure and track progress on cleanenergy actions .

• 5.2.4.3 A template has been created for

I reporting annual clean energy progress .

• 5.2.5.1 The community is coordinatingprograms to increase energy efficiency andrenewable energy use, and utilizingavailable tools .

• 5.2.5.2 community education and outreach• 5.2.5.3 creative financing (PACE, Ml Saves,

utility incentives, revolving loan fund,community solar, crowdfunding, etc.)

• 5.2.6.1 The community is a member ofMichigan Green Communities and activelymaking progress in the Michigan GreenCommunities Challenge.

• 5.2.6.2 The community understands thevalue of third-party verification programs likeS.T.A.R. Communities certification, and isconsidering their protocol and requirementsto be prepared for possible application in thefuture.

• 5.2.6.3 The community regularly participatesin regional energy manager network(s),such as Michigan Green Communities,Urban Sustainability Directors network, or

I coordinates with neighboring jurisdictions .

• 5.2.6.4 The community energy manager has



1 Evaluation Criteria Expectations

an annual allowance in the budget for attending regional or national clean energy trainings and conferences.



Best Practice Six: Community Prosperity

6.1 Economic Development Strategy Understanding the economic opportunities inherent in advancing energy efficiency and renewable energy, and how this simultaneously enhances other community goals, is especially important. Clean energy business expansion and energy installations help create jobs, strengthen the community, and reduce reliance on imported power sources. The projects implemented as part of a Community Energy Management plan should also reduce long-term energy expenditures thereby freeing up capital for other initiatives and overall making the community more economically resilient.


6. 1. 1 The community has an approved • 6.1.1.1 The economic development strategyeconomic development strategy that commits to reducing energy expendituresincorporates clean energy opportunities. through energy efficiency and renewable

energy projects.• 6.1.1.2 The economic development strategy

calls for a contribution of 20% of energy costsavings to be contributed to a dedicated"energy fund" that can be used to financefuture energy projects.

• 6.1.1.3 The economic development strategyis nimble enough to account for state andfederal energy policies that the communitymay need to comply with.

• 6.1.1.4 The economic development strategyassesses local assets and challenges toexpanding clean energy businesses andinstallations.

• 6.1.1.5 The economic development strategyembraces clean energy to attractbusinesses, entrepreneurs, and workers inthe clean energy industry.

• 6.1.1.6 The economic development strategyencourages energy independence throughreinvestment in local industries andcapitalizing on local clean energy sources.

-

6.1.2 The community annually reviews the • 6.1.2.1 The community calculates andeconomic impact clean energy. reports on the key performance indicators

identified in the economic developmentstrategy each year and amends the strategyas needed.



Best Practice Six: Community Prosperity

6.2 Marketing and Promotion Best practice 6.2 outlines how to communicate effectively the successes and benefits of the energy management plan and implemented energy efficiency and renewable energy projects. These communications are essential for residents to know about community efforts to bring down costs, benefit the environment, and make the community a livable, attractive place to live.

The rapidly growing global clean energy industry provides communities with opportunities for energy independence and business development. The community publicly states its local clean energy vision and uses its website as an important tool to communicate its commitment.

Evaluation Criteri� Expectations

6.2.1 The community has developed a • 6.2.1.1 The marketing strategy identifiesmarketing strategy to promote the benefits of marketing opportunities and specificthe energy management plan and strategies to attract and expand cleanimplemented energy efficiency and renewable energy-related businesses and encourageenergy projects. clean energy installations .

• 6.2.1.2 The marketing strategy objectivesstrive to create or strengthen thecommunity's clean energy image, heightenawareness and attract and retain cleanenergy businesses .

• 6.2.1.3 The marketing strategy includesspecific approaches to market thecommunity's prioritized clean energy sites .

• 6.2.1.4 The marketing strategy may include:. Ribbon cutting ceremonies with electedofficials. Press releases with local news media. An energy & sustainability section added tothe community's website and/or newsletter. Posts on social media. Real-time energy generation monitors inmunicipal buildings or showcased on thecommunity's website.

6.2.2 The community has provided easy • 6.2.2.1, The local clean energy webpage onaccess to information through an updated, the community's website contains or links touser-friendly clean energy-specific webpage the following information:on the municipal website. . local clean energy goal and targets

. zoning regulations relating to clean energy

. description of the approval process forclean energy projects

. supportive resources


..


Glossary

• Community Energy Management Technical Service Providers - Environmental nonprofits specializing in community energy management. Non-profits that may becontacted for energy management include the Michigan Energy Options, SoutheastMichigan Regional Energy Office, EcoWorks, and SEEDS.

• Energy Star Portfolio Manager- An online tool from EPA in which the user can inputinformation about a building's energy use, square footage, percent occupancy, use, andyear built and receive information about how it measures up to other similar buildings.

• Energy Use Intensity (EUI} - an expression of a building's energy use as a function ofits size.

• Energy Cost Intensity (ECI) - an expression of a building's energy cost as a function ofits size.

• ASH RAE Level-2 - a type of energy audit conducted by the American Society ofHeating, Refrigerating, and Air-Conditioning Engineers. It is a mid-level intensity auditthat includes a detailed analysis of the building envelope, lighting, heating, ventilation, airconditioning, domestic hot water, plug loads, and compressed air and process uses.Through this process potential problem areas are identified and a variety of energyefficiency measures are suggested.



Acknowledgements

These materials were developed from a combined effort of the Clean Energy Coalition, EcoWorks, the Southeast Michigan Regional Energy Office, Michigan Energy Options, SEEDS, independent energy consultant David Konkle, and the Michigan Energy Office, which provided funding for the project. Additional guidance and feedback was provided by the Michigan Green Communities network (a program of the Michigan Municipal League), an Advisory Team of select municipal energy managers around the state, the Michigan Economic Development Corporation, and other key leaders. We thank all who have contributed to this effort.

..'


28

•

•

SAMPLE RESOLUTION

RESOLUTION NO.

AUTHORIZING A COMMITMENT TO THE ADVANCEMENT OF SOLAR ADOPTION

WITHIN Tl-IE REGION AND COOPERATIVE EFFORTS BETWEEN ____ _

IN PURSUIT OF TI-11S GOAL.

WH EREAS, Because M"chigan (or local government if applicable) is home to key solar companies, the community wishes to take leadership on promoting solar energy generation and views supporfng advancement in solar adoption an essential contributor to the region's econom·c prosperity; and

WHEREAS, Becoming a statewide leader in solar adoption will bring positive recognition to _____ ; and

WHEREAS, The United States, Michigan, and this region import sources of energy, adoption of solar helps localize the energy source, thereby helping our country, state, and region reduce its dependence on imported energy sources; and

WHEREAS, Solar installations help preserve our natural resources and reduce greenhouse gas and other harmful emissions; and

WHEREAS Michigan has reached its 10 percent goal for renewable energy and is well positioned to set higher goals in this area; and

WHEREAS renewable energy resources, such as community solar, offer many potential community, economic, environmental, national security, and societal benefits for the state; and

WHEREAS communities that become Solar Ready benefit from enhanced Community Vitality and new Business Investment; and

WHEREAS, Solar is proving to be a viable energy source in Michigan, and

WHEREAS, Encouraging solar adoption helps support the several goals found in local planning documents.

NOW, THEREFORE, BE IT RESOLVED THAT _____ supports the continued exploration of reducing barriers to solar adoption and earnest consideration of new polices and processes that help support solar adoption and becoming a Solar Ready

Community.

BE IT FURTHER RESOLVED THAT _____ (will work cooperatively with neighboring jurisdiction name(s) if applicable) to explore policy and process change and engage in an exchange of information regarding solar adoption in the region.

.. BECOMING A SOLAR-READY COMMUNITY


l El

a

SAMPL 1E PLANNING LANGUAGE

The character of planning documents varies among jurisdictions. The text below

provides local governments with sample language that each jurisdiction can tailor to suit local needs. Additional language can also be drawn from the main body of this text (see Introduction). Please consult your local legal counsel for advice on the appropriateness

and applicability to your jurisdiction's Master Plan.

SAMPLE

REASONING AND

BACKGROUND

LANGUAGE

0 Secure Energy Supply: A solar-electric ·nfrastructure helps protect the power supply during brownouts, blackouts, power interruptions and price fluxuations.

0 Stimulate Jobs and Industries: Support for and adoption of solar infrastructure will create economic opportunities for Michigan-based manufacturers and suppliers.

0 Save Our Fresh Water Resources: In contrast to other forms of energy, solar installations use no water in the generation of clean, renewable electricity ..

0 Reduce Operating and Maintenance Costs: Many rooftop solar-electric installations actually act to insulate the building below. In addition, large photovoltaic installations can shade and protect a rooftop from damaging ultraviolet radiation, slowing the need for rooftop maintenance or replacement.

G Reduce Emissions: Solar energy does not contribute to greenhouse gas emissions and will help reduce emissions by replacing polluting sources of power.

SAMPLE GOAL

LANGUAGE

0 Demonstrate Leadership in Public Buildings by holding building public facilities to a higher energy efficient standard and by using on-site renewable energy in new buildings and facilities where technically and economically practical.

0 Protect Unobstructed Sunlight in planning and development processes to promote the use of solar energy.

0 Work with Developers to consider renew· able energy resources in the layout and construction of new development.

0 Provide Information and Education to help property owners easily navigate permitting processes as they relate to solar.

() Update Regulations to h�lp support solar adoption and keep current with technologies.

0 Share lnformafon to help other local governments interested in supporting solar successfully prepare for future demand.

G Become a Solar Ready Community to send the message to developers, homeowners, and businesses that they can rely on us to help them through a successful, cost-effective installation process.

BECOMING A SOLAR-READY COMMUNITY«- 29


30

a

D

SAMPLE ZON.ING LANGUAGE

The character of zoning ordinances varies among jurisdictions. The text below is based

on several, primarily Michigan based, existing solar ordinances, and-provides local

governments with sample language that each jurisdiction can customize to suit local

needs. Please consult your local legal counsel for advice on the appropriateness and

applicability to your jurisdiction's zoning ordinance.

As a guideline, the different scale of solar collection devices would be suitable for the following:

• Attached: All zoning districts

• Small Freestanding: Medium to low-density distr" cts

• Large Freestanding: Industrial and possibly Agriculture

PURPOSE

The purpose of this ordinance is to add provisions to the Zoning Ordinance to address the permitting of small, medium, and large solar energy systems. The Ordinance recognizes the potential need for solar energy systems, while also supporting agricultural and habitat conservation. These changes are also necessary and appropriate to improve and enhance public welfare and safety, and to implement the Master Plan.

SAMPLE DEFINITIONS

GENERAL DEFINITION

Solar Collection Devices-General: Solar collection devices are designed to capture and utilize the energy of the sun to generate electrical power. A solar collection device is the actual material(s) used to collect solar rays and all associated ancillary and structural devices needed to support and convert/transmit the energy collected. These devices may be either freestand·ng or attached to a structure and are sized to meet the various user needs and/or utility requirements.

SMALL

Solar Collection Devices-Attached: An array of solar collection materials secured to the exterior walls or roof of a principal or a�cessory building and generate up to but not exceeding the manufacturer's rating of 20kW.

Solar Collection Devices-Small Freestanding: An array of freestanding (not attached to a principal or accessory structure) solar collection materials that generate up to but do not exceed the manufacturer's rating of 20kW.

.. ,BECOMING A SOLAR-READY COMMUNITY


MEDIUM

Solar Collection Devices- Medium Freestanding: An array of freestanding (not attached to a principal or accessory structure) solar collection materials that exceed the manufacturer's rating of 20kW, but do not occupy more than 10 acres of land.

large Solar Collection Devices - Large Freestanding: An array of freestanding (not attached to a principal or accessory structure) of utility-scale solar collection materials that exceed the manufacturer's rating of 20kW and occupy more than 10 acres of land.

SAMPLE GENERAL REGULATIONS

Abandonment: Any Freestanding solar collection site or device which is not used for six (6) months shall be deemed to be abandoned. The applicant/permit holder will be so notified in writing by the municipality and requested to dismantle the site and return it to its original state. If there are mitigating circumstances as to why the site has not been used, the applicant/permit holder may contact the municipality and request a three-month extension. If a site has been deemed abandoned and no request for an extension is received, the applicant/permit holder will again be notified to dismantle the site and return it to its original state. If the applicant/permit holder does not do this, the municipality will have the removal and restoration done at the owner/ applicant's expense (note that this last provision in particular should be reviewed by local legal counsel). Removal shall include removing posts, equipment, panels, foundations and other items so that the ground is restored to its preconstruction state and is ready for development as another land use.

Agricultural Land Preservation: Freestanding solar devices proposed in agricultural and open space zones are encouraged to locate on predominantly {more than 60 percent) non-prime farmlands. If they do not meet this standard, the use shall be deemed a Special Land Use, which requires a public hearing. The Application for a Special Land Use permit shall include an analysis of the potential for agricultural use on the subject site by expert in agriculture or soil science, as determined by the Planning Commission.

Height: Attached solar panels or Building Integrated Photovoltaics installed on a sloped roof of a building shall not project vertically above the peak of the roof. So.lar panels attached to a flat roof shall not project vertically more than 10 feet above the roof. Solar panels attached to the side of a structure shall not project vertically above the building height allowec;I for that zoning district.

Small Freestanding solar devices, where the solar panels are attached to the ground by a pole, metal frame or other similar support structure, shall comply with existing regulations for accessory structures but in no instance shall the panels exceed twenty (20) feet in height in residential zones.

Medium and Large Freestanding solar devices shall meet the height limit requirements for the zone in which they are located.

Impervious Surface/Stormwater: If more than 8,000 square feet of impervious surface will be located on the site, the application shall include a drainage plan prepared by a registered civil engineer showing how stormwater runoff will be managed and demonstrating that runoff from the site will not exceed the agricultural runoff rate or otherwise cause undue flooding. If detergents will be used to clean solar panels, deta;ls on the type of detergent1 frequency and quafltity of use, and stormwater quality protection measures shall be provided. Any necessary permits from outside agencies for off-site discharge shall be provided.

Inspection: The municipality shall have the right, upon issu·ng the required permit for an Atta�hed or Building Integrated solar system, to inspect the premises on which the solar collection devices are located at all reasonable hours.

BECOMING A SOLAR-READY COMMUNITY .. 31


32

The municipality shall have the right upon issuing the required permits to inspect the premises on which a Freestanding solar collection device is located at all reasonable times. The municipality, within its reasonable discretion, may retain the services of a recognized professional in the area of solar conversion systems to assist and/ or advise it in the review of the application or site if deemed necessary. The expense thereof shall be the responsibility of the applicant/permit holder. The Planning Commission or Council/Board may request the applicant to post a deposit or secure a bond for such contingency.

Reflection/Glare: Attached, Building Integrated or Freestanding solar collection devices, or combination of devices, are designed and located to avoid glare or reflection onto adjacent properties and adjacent roadways and shall not interfere with traffic or create a safety hazard. This may be accomplished by poth the placement and angle of the collection devices as well as human-made or environmental barriers. Glare intensity is considered an.issue if it measures more than 20% of the incident sun intensity. Plans to reduce glare may be required in the initial materials submitted.

Responsibilities/Permits: Attached solar collection devices must be installed in compliance with the electrical code adopted by the local jurisdiction and the manufacturer's specifications. A copy of the manufacturer's installation instructions must be submitted to the local jurisdiction. If the applicant's intent is to install a customer-owner system that will be interconnected to the power grid, written evidence that the.area's electrical utilfty provider has been notified will be required. Off-grid systems are exempt from this requirement.

Freestanding solar collection devices require a site plan to be secured for each site requested and should contain the following specific information in addition to all general information required: exact placement of the collection devices on the property; height, length, and angle of collection devices, lot size, zoned district setback requirements, detailed description of all land/timber clearing that is proposed; percent of prime farmland being used; site access roads for development and service; and provisions for mitigating reflection/ glare and details on site security. The height of the solar collection device must not exceed the height allowed for accessory buildings in the zoned district where the collection devices are located.

Screening: Screening capable of providing year round screening for Freestanding devices, is provided along the back of the panel of the solar collection device or collection of devices.

Small Freestanding solar devices shal be screened from v·ew from any public street, residential district, or agricultural district by use of a masonry screen wall, evergreen vegetation or other screening of a similar effectiveness and quality, as determined by the Planning Commission.

Setbacks: Freestanding solar devices shall meet the front, rear, and side yard setback requirements for the zone in which they are located, with the following exception: In all zones abutting a residential district (including Agriculture Zones) or residential use, the setbacks shall be at least 50 feet from all property lines adjoining said district(s) or use.

.. BECOMING A SOLAR-Rl;ADY COMMUNITY


- - - --- ---- -- - -- - - - -

SEPTEMBER 2013

BECOMI GA SOLAR-READY COMMUNITY

This document was prepared by Clean Energy Coalition through a grant provided by MEDC-Mich·gan Energy Office

r,1' clean energy �:. coalition

PUR�ICH IGAN•Energy Office


Sample Land Use Planning Process for Solar Energy

PC decides to prioritize solar energy development

in community PC prepares

notice of intent to plan and sends to

entities in MCL 125.3839(2)

PC creates advisory committee to plan for

solar and appoints t-------,

Identify areas receiving a min. of 6 hrs of sunlight on the winter solstice and slopes within 20-30 degrees of

due south

Document primefarm and forest

lands (also PA116, CFA)

Identify parcels of 2 acres or

more

citizen members

Identify brownfields,

airports, landfills, large rights of way,

and other "marginal" lands

Document electric transmission/

1 distribution lines and capacity

Identify areas within 0.5-3 miles of transmission/ distribution lines

Document other local land use

concerns

Review current plans and

ordinances for conflicting policies

or regulations

Decide where to allow utility-scale and community

solar as permitted land uses vs.

special land uses

Analyze with GISto

determine best utility-scale sites

PC prepares draft plan including maps, goals,

objectives, and policies

PC revises plan then reengages

public

PC holds public open

house to share draft plan

and engage public

Key interests to include: Local developers; Utility

representatives; Environmental; Large landowners; Fire and

Building Codes; Homeowner/

Neighborhood associations; Historic Preservation; Others

Decide whether to allow on-site use

systems by right in all districts

LB = Legislative Body

PC = Planning Commission

PC holds public hearing per MCL 125.3843, adopts plan and sends to

LB to endorse

This flowchart is not a substitute for

following the statutorily required process

for amending a master plan as detailed

in the Michigan Planning enabling Act

This flowchart provided as a supplemental handout for the MSU Extension

'Planning & Zoning for Solar in Michigan: A Primer for Local Government' program


Documents

MEMBERS Antrim County Vacancy Planning Commission