Download Installing Solar Panels on Historic Buildings

Installing Solar Panels on
Historic Buildings
A Survey of the Regulatory Environment
August 2012
Prepared by
ACKNOWLEDGMENTS
TheU.S.DepartmentofEnergywouldliketoacknowledgetheprojectcoordination,in‐
depthanalysisconductedandproductionofthisreportbytheNationalTrustforHistoric
PreservationandtheNorthCarolinaSolarCenterinthedevelopmentofthisreport.
CORRESPONDINGAUTHORS
KimberlyKooles,NorthCarolinaSolarCenter;PatriceFrey,NationalTrustforHistoric
Preservation;JuliaMiller,NationalTrustforHistoricPreservation
REVIEWERSANDCONTRIBUTORS
MarkHuppert,NationalTrustforHistoricPreservation;JennyParker,NationalParks
Service;JustinBarnes,NorthCarolinaSolarCenter;FarleighWolfe,ICLEI-USA;AnnaRead,
International City/County Management Association;ChadLaurent,Meister Consultants Group,
Inc.;AndreaLuecke,TheSolarFoundation;JoshuaHoneycutt,DepartmentofEnergy;Becky
Campbell,SolarElectricPowerAssociationandothers
NOTICE
Thisreportissupportedbythefollowingteamoforganizations:ICLEI-USA; International
City/County Management Association (ICMA); Solar Electric Power Association (SEPA);
Interstate Renewable Energy Council, Inc. (IREC); North Carolina Solar Center (NCSC);
Meister Consultants Group, Inc. (MCG); The Solar Foundation (TSF); American Planning
Association (APA); and National Association of Regional Councils (NARC).
This material is based upon work supported by the U.S. Department of Energy under
AwardNumberDE-EE0003525.
ThisbriefwaspreparedasanaccountofworksponsoredbyanagencyoftheUnitedStates
Government. Neither the United States Government nor any agency thereof, nor any of
theiremployees,makesanywarranty,expressorimplied,orassumesanylegalliabilityor
responsibilityfortheaccuracy,completeness,orusefulnessofanyinformation,apparatus,
product, or process disclosed, or represents that its use would not infringe on privately
ownedrights.Referencehereintoanyspecificcommercialproduct,process,orserviceby
trade name, trademark, manufacturer, or otherwise does not necessarily constitute or
implyitsendorsement,recommendation,orfavoringbytheUnitedStatesGovernmentor
anyagencythereof.Theviewsandopinionsofauthorsexpressedhereindonotnecessarily
stateorreflectthoseoftheUnitedStatesGovernmentoranyagencythereof.
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SunShotInitiative
TheU.S.DepartmentofEnergySunShotInitiativeisacollaborativenationaleffortto
dramaticallyreducethecostsofsolarenergy,makingitcost‐competitivewithotherforms
ofenergybeforetheendofthedecade.
UndertheSunShotInitiative,DOEinvestsincompetitiveresearchanddevelopmentfor
solartechnologiesthatpromisetotransformthewaywegenerate,store,andutilize
energy.Tomakesolarenergymoreaccessibleandaffordable,SunShotaggressivelydrives
innovationbyinvestinginprivatecompanies,academia,andnationallaboratoriesto
reducethecostofsolarelectricitytoabout$0.06perkilowatt‐hour.Thiscostreduction
willenablebroaddeploymentofsolarenergysystemsacrossthecountryandallowsolar‐
generatedpowertoaccountforroughly14%ofAmerica'selectricitygenerationby2030.
InspiredbyPresidentKennedy's"moonshot"programthatputthefirstmanonthemoon,
SunShotrequiresanationalefforttousethebestofourenergiesandskillstoaccomplish
itsgoals.Sinceitslaunchin2011,SunShothasinvestedapproximately$250millionin
morethan100projectstohelpshapethenextgenerationofsolarenergytechnologies,
removeregulatoryandmarketbarriers,andmakeitfaster,easier,andcheaperfor
Americanstogosolar.
SunShotInitiativeadvancementswillultimatelybenefiteveryAmericanby:
 Providingclean,low‐costenergyforhomeowners,communities,businesses,and
government;
 EnhancingAmerica’sglobaltechnologyleadershipthroughadvancedsolar
photovoltaictechnologiesandsmartgridinnovation;
 CreatingU.S.jobsthroughdomesticsolarmanufacturinganddistribution;and
 Reducinggreenhousegasemissionsandprotectingtheenvironment.
LearnmoreaboutSunShotandDOE'seffortstoexpandclean,accessible,andinexpensive
solarenergyacrossthenationbytheendofthedecadebyvisiting
www.energy.gov/sunshot.
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NationalTrustforHistoricPreservation
TheNationalTrustforHistoricPreservation,aprivatelyfundednon‐profitorganization,
workstosaveAmerica’shistoricplaces.
CharteredbyCongressin1949,theorganizationisnowsupportedentirelybyprivate
contributions.Wetakedirecton‐the‐groundactionwhenhistoricbuildingsandsitesare
threatened.Ourworkhelpsbuildvibrant,sustainablecommunities.Weadvocatewith
governmentstosaveAmerica’sheritage.Westrivetocreateaculturallegacyasdiverseas
thenationitselfsothatallofuscantakeprideinourpartoftheAmericanstory.
Changesinourenergyproductionandconsumptionmustbemadeatallscales–from
historicbuildingstoMainStreetstovastpubliclands–asanelementofsustainable
development.Atthesametime,theNationalTrustforHistoricPreservationworks
alongsidepreservationistsnationwidetoprotectournation’shistoricplacesbyadvocating
forappropriatesitingofrenewableenergysystemswithinahistoriccontext.
Energyuse–whetherinourhomes,commercialspaces,schoolsorotherbuildings–
directlyaffectstheintegrityofourprivateandpubliclands.Whenweuselessenergy,less
energyinturnmustbeproduced.ItisforthisreasonthattheNationalTrustsupportsthe
removalofunreasonableregulatorybarrierstotheuseofsolarpanelsonhistoricsites,
buildingsandstructures.
NorthCarolinaSolarCenter
The North Carolina Solar Center serves as a clearinghouse for solar and other renewable energy
programs, information, research, technical assistance, and training for the citizens of North
Carolina and beyond. Through its programs and services, the N.C. Solar Center seeks to stabilize
energy costs for consumers, stimulate local economies, reduce dependence on foreign fuels, and
mitigate the environmental impacts associated with fossil fuels. Established in 1988, the North
Carolina Solar Center is operated by North Carolina State University’s College of Engineering at
North Carolina State University.
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TABLEOFCONTENTS
SECTION1:PracticalApproachestoInstallingSolarTechnologyonHistoric
Properties 5
SECTION2:UnderstandingtheTechnology 6
Glossary
7
SECTION3:PublicPolicyFrameworkforHistoricPreservation 9
TheSecretaryoftheInterior’sStandardsforRehabilitation
9
TheSecretaryoftheInterior’sStandardsforRehabilitationandIllustratedGuidelineson
SustainabilityforRehabilitatingHistoricBuildings
10
StateSolarAccessRegulation
10
LocalSolarAccessRegulation
12
LocalBuildingStandards 12
LocalPreservationOrdinancesandZoningCodes
13
DesignReviewwithinHistoricPreservationOrdinances
14
SampleDesignPrinciples 15
SECTION4:MovingtheConversationForward
17
SECTION5:FurtherReading
18
AppendixI:StateSolarAccessLaw
23
AppendixII:StateStatutoryProvisionsAddressingHistoricPreservation
27
AppendixIII:SolarPanelPreservationDesignGuidelineExamples
33
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Section1:PracticalApproachestoInstallingSolarTechnologyonHistoricProperties
Acrossthecountry,individuals,businesses,organizationsandgovernmentsareallmaking
effortstominimizetheirimpactontheenvironmentbyreducingtheirdependenceonnon‐
renewableenergysources.Whileenvironmentallysustainablepracticescananddocome
inavarietyofforms,certaintechnologies,suchassolarpanels,havetakenonparticular
importance.Indeed,withtheadoptionoffinancialincentivesandtheremovalof
regulatoryimpedimentstotheuseofsolarasaviablepowersource,solarenergysystems
arebeinginstalledonbuildingsinurbanandruralcommunitiesthroughouttheUnited
States.Assolartechnologyimprovesandsolarpanelsbecomemoreaffordable,thistrend
islikelytocontinueatanever‐increasingrate.Thequestionis,then,whenandhoware
solarpanelstobeinstalledonhistoricbuildings,inhistoricdistrictsorathistoricsites?
Theanswerisnotsimple.Ononehand,communitiesrecognizethathistoricbuildings
presentspecialcircumstancesandthat,withoutcarefulreview,solarpanelscanhavea
directandirreversibleimpactonthesamecharacter‐definingfeaturesofahistoricbuilding
oritssettingthatmakeitsignificanttothecommunityandthusworthpreserving.Onthe
otherhand,noteveryalterationtoahistoricresourceisdetrimentaltothosesamevalues,
andindeed,solarpanelscanbe(andhavebeen)installedwithoutadverselyaffectingthe
significanceorintegrityofhistoricresources.
Oftenthesehistoricresourcesareowneroccupiedproperties,suchasschools,institutions
orotherlong‐termownerswhowouldbenefitfromthepotentiallowoperatingcost
structureofferedbysolarenergyinstallations.Inmanypartsofthenation‐especiallythose
supportedbystrongsolaraccesslaws,risingenergycostsandfinancialincentives‐solar
energysystemsaregeneratinganincreasingportionofon‐siteenergyneedsforthese
buildings.However,inmanyjurisdictions,regulatorylimitationsandstrictinterpretations
ofhistoricstandardsmaypreventadoptionofsolartechnologywheredemandotherwise
existsinthemarket.
Throughthecarefularticulationofpolicies
Learnabout...
guidingtheuseofsolarpanels,communitiescan
 Basicsonsolar
embracepracticesthatbothpromoterenewable
technology
systemsandsupporttheprotectionofhistoric
resources.Allowingsolartobeinstalledonnon‐
 Trendsinstateandlocal
significantadditions,previouslyalteredareas
solaraccesslaws
(thosethathavediminishedintegrity),or
 Solarpaneldesignreview
perhapslesssignificantareasofahistoric
underpreservation
buildingcanallowthepropertytomeet
ordinances
sustainableenergygoalswithoutcompromising
ordestroyingthehistoricresource'ssignificanceorintegrity.
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Itisimportanttorecognize,thatevenwiththeaidofwelldevelopedandmarketdriven
solarenergyandhistoricpreservationpolicies,therewillbecertainhistoricpropertiesfor
whichsolarenergysystemsmaynotbeappropriate.Suchinstallationswilllikelybedenied
byhistoricpreservationregulatorybodiesfoundoneitherthelocal,stateornationallevel.
Designatedhistoriclandmarks,whichrepresentpropertiesofelevatedstatusand
importancetoacommunity,arelikelytocomprisethemajorityoftheserestricted
properties.Otherpropertiesthatmayfacethisconstraintincludethosewithhistorically
significantlandscapesthatshadepotentialinstallationsites,orconversely,thosehistoric
landmarkswithlittletonoopenspaceforinstallations.
Thisguideoffersapathwaytobetterintegrationofsolarenergysystemsontohistoric
resources.Thesectionswithinthisdocumentprovideanexplanationofsolarenergy
technology,descriptionsofthecurrentregulatorycontextgoverningtheuseofsolarpanels
onhistoricpropertiesatthestateandlocallevel,andproposeregulatorysolutionsthat
takeintoconsiderationthevalueofbothhistoricandenergyresources.Theguidealsosets
forthsuggesteddesignreviewprinciplesthatareintendedtoencouragesolarsiting
solutionsthatprotecthistoricfeatures,materialsandspatialrelationship.Sourcesfor
additionalinformationarelocatedattheendofthispublication.
Section2:UnderstandingtheTechnology
Therearetwotypesofsolarenergytechnologies:photovoltaicandthermal.Photovoltaic
systemsconvertthesun’senergyintoelectricitythroughtheuseofphotovoltaic(PV)cells,
typicallycomposedofcrystallinesilicon,whichareconnectedtogetherintopanelsand
mountedonaframe.Electricitygeneratedfromthecellsisnormallypassedthroughan
inverterwhichconvertsthedirectcurrent(DC)electricityproducedbythepanelsinto
alternatingcurrent(AC)electricity.Thatcurrentisthenconsumed,stored,orroutedinto
thegridsystem(seedefinitions).Insolarthermalsystems,oneormoresolarcollectorsor
panelsheatwater,air,orantifreeze.Thesolarheatedairorliquidisthentransferredinto
roomsorwatersupply.
Typically,photovoltaicsystemslocatedonornearabuildingorstructureareusedtomeet
theelectricityneedsofthatsite.Ifasolarenergysystemdoesnotmeetasite’sfull
electricitydemands,additionalenergycanbeprovidedthroughconventionalelectrical
systems.Ifasolarenergysystemproducessurpluselectricity,mostjurisdictionsallowthis
surplusenergytoenterthegridandbeusedtooffsetfutureelectricitypurchasesthis
arrangementisgenerallyreferredtoasnetmetering,thoughthedetailsvaryfromstateto
stateandsometimesfromutilitytoutility.Thispracticeisoftenillustratedbyanimageofa
customer’smeterspinningbackwards,subtractingon‐sitesurplusenergyfromgrid‐
suppliedenergyoveragivenbillingcycle.Moreinformationonnetmeteringandother
renewableenergypoliciescanbefoundthroughtheDatabaseofStateIncentivefor
RenewablesandEfficiency(DSIRE)ortheInterstateRenewableEnergyCouncil(IREC).
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Thesizeandviabilityofsolarenergysystemsasanalternativeenergysourceforaspecific
historicsitedependonseveralvariablesincludingthelocalclimate,installationcosts,how
thesystemwillbeused,andthecharacteristicsofthebuildings,structures,andsite.Alarge
buildingwill,forexample,typicallyrequiremoresolarpanelsthanasmallerbuildingor
structureinordertooffsetrequiredenergyload.Ideally,solarpanelsshouldbeoriented
south;iforientedtotheeastorwest,thepanelswillneedtobetiltedtoachieveoptimum
performance.Moreover,insomecases,neighboringbuildingsandtreescaninterferewith
ongoingaccesstothesunlightnecessarytopowersolarpanels.
Currently,solarpanelsaregenerallymountedonanexistingroofplaneorlocatedonthe
ground.Asresearchandproductdevelopmentevolves,however,thiscouldchange.
Already,solarpanelscomeindifferentshapes,andsomehavetheappearanceandfunction
oftraditionalbuildingmaterials,suchasroofshinglesortiles.Thistypeofsolarsystemis
usuallyreferredtoasBuildingIntegratedPhotovoltaicSystem(BVIP).
TermsYouShouldKnow...
ActiveSystem.Asolarheatingorcoolingsystemthatrequirestechnologicalassistanceto
transportcollectedheat.Examplesincludesolarhotwaterheatersandphotovoltaic
systems.
Array.Asetofphotovoltaicmodulesorpanelsconnectedtogetherthatfunctionasasingle
unit.
Building.DefinedbytheNationalParksServiceasstructuresintendedtosheltersomesort
ofhumanactivity.Thetermbuilding,asinoutbuilding,canbeusedtorefertohistorically
andfunctionallyrelatedunits.
Cell.Thesmallestcomponentofasolarpanel,actingtoconvertsunlightintoelectricity.
ElectricalGrid.Thesystem,inagivengeographicalarea,thatdistributeselectricityto
buildings,structuresandsites.A“grid‐connected”solarenergysystemusesthegridasa
backuppowersource.Inmostareas,surplusenergyproducedbyasolarenergysystemis
allowedtoenterthegrid.
Inverter.Thedeviceusedtoconvertdirectcurrent(DC)intoalternatingcurrent(AC).
Module.Severalconnectedcells.Synonymouswithpanel.
Mount.Amethodofattachingsolarpanelstotherooforground.
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NetMeter.Anelectricalmeterthatspinsbothforwardandbackward,dependingupon
whetherelectricityisflowingintooroutofthegrid.
PassiveSystem.Asystemofheatingandcoolingbuildingsbynaturalenergyresources,
withouttechnologicalassistance(e.g.pumps),byincorporatingbuildingfeaturesthat
absorbheatandthenreleaseitslowlytomaintainthetemperaturewithinabuilding.Such
buildingfeaturesoftenincludelargewindows,masonrywalls,stoneflooringandbuilding
orientation
Photovoltaic(PV).Technologythatconvertssunlight(photons)intoelectricalenergy
throughtheuseofsiliconcrystalsoranothersemiconductor.
Site.DefinedbytheNationalParksServiceasdiscreteareassignificantsolelyforactivities
inthatlocationinthepast,suchasanhistoricbattlefield,archaeologicallysignificantarea
ordesignedlandscape,andotherlocationswhosesignificanceisnotrelatedtothebuilding
orstructure.
SolarPanel.Ageneraltermforthesmallestdiscreteunitofasystemthatcapturessolar
energy,usuallymeasuringseveralfeetoneachside.Itmayrefertoanelectricaldevice
consistingofanarrayofconnectedsolarcellswhichconvertssolarenergyintoelectricity
oradevicethatcapturesthermalsolarenergyforspaceheatingordomestichotwater
production.Solarenergydevicesarecommonlyreferredtoasphotovoltaic(PV)panels.
SolarDevice.Solarmembranes,solarshingles,solaringlass,non‐PVtechnology,andsolar
hotwatersystems,andothersolartechnologies.
SolarThermal.Theprocessofcreatingheatbyusingsunlighttoheatwateroranother
fluidsuchasantifreeze.
Structure.DefinedbytheNationalParksServicetodifferfrombuildings,inthattheyare
functionalconstructionsmeanttobeusedforpurposesotherthanshelteringhuman
activity.
Tilt.Theangleofasolarpanel.Anidealoroptimumtiltwouldabsorbthemostsunlight.
TrackingPanels.Solarpanelsthatchangedirectionasthesunmoves.
Withincreasingconcernovertheenvironmentalimpactsoffossilfuelusageandthe
depletionofconventionalenergyresources,anumberofstateshaveadoptednew
measuresthatpromotesolarenergysystemsandremovefinancialandlogistical
impedimentstotheirwidespreaduse.
8
Virtuallyeverystateencouragessolarandotherrenewableenergytechnologiesbyoffering
someformofpolicysupport,suchastaxincentivesandothersubsidiestoindividuals,
utilities,businesses,andotherorganizations.Whencombinedwiththefederal
government’s30%incometaxcreditforthecostofsolarpanels(availablethrough2016),
statefinancialincentivesprovidepropertyownerswithevengreaterincentivetoinstall
solarpanelsbyloweringupfrontcostsandreducingbreakevenpoints.
Thebreadthanddepthofstatesupportisdramaticallydifferentfromstatetostateandasa
consequencesolardevelopmenthashistoricallybeenconcentratedinarelativelysmall
numberofstateswithexceptionalpolicies,suchasCaliforniaandNewJersey.However,in
recentyearstheproliferationofstateincentivescoupledwithrapidlydecliningcostsanda
maturingindustryhashelpedcreatenewandexpandedopportunitiesthroughoutthe
country.Additionally,statesoftensupplementdirectfinancialincentiveswithother
mechanismsthatassistsolardevelopment,suchasimprovedproceduresforgetting
systemsconnectedtothegridandpoliciesthatfacilitatetheuseofinnovativefinancing.
Section3:PublicPolicyFrameworkforHistoricPreservation
3.1TheSecretaryoftheInterior’sStandardsforRehabilitation
Historicpreservationboardsandcommissionsarechargedwiththepreservationofa
community’sidentifiedhistoricresources,whichmayincludeindividualsitesaswellas
entirehistoricdistricts.Proposedalterationstothesehistoricresources,althoughoften
permissible,aremeasuredagainststandardsandguidelines,includingthoseestablishedby
theNationalParkService(NPS)andcalledtheSecretaryoftheInterior’sStandardsforthe
TreatmentofHistoricProperties.Themostcommonsetofappliedregulationsforhistoric
districtreviewaretheStandardsforRehabilitation,whichprovidesaframeworkfor
alterationofhistoricresourcestomeetcontinuingorchanginguseswhileretainingthe
historiccharacterofthebuilding,site,anddistrict.TheStandardsareintendedtobe
regulatory,whileaccompanyingNPSGuidelinesareadvisoryandillustratehowthe
Standardsmaybereasonablyapplied.
Often,localdesignguidelinesforhistoricbuildingsand/orhistoricdistrictsareeither
directlymodeledaftertheSecretaryoftheInterior’sStandardsforRehabilitationor
borrowheavilyfromtheirfoundation.TwoStandardsareparticularlypertinenttosolar
energyprojects:
Standard2:Thehistoriccharacterofapropertywillberetainedandpreserved.
Standard9:Newadditions,exterioralterations,orrelatednewconstructionwillnot
destroyhistoricmaterials,features,andspatialrelationshipsthatcharacterizethe
property.Thenewworkwillbedifferentiatedfromtheoldandwillbecompatiblewiththe
9
historicmaterials,features,sizeandproportion,andmassingtoprotecttheintegrityofthe
propertyanditsenvironment.
ThefullsetofRehabilitationStandardscanbefoundat:
www.nps.gov/tps/standards.htm
3.2TheSecretaryoftheInterior’sStandardsforRehabilitationandIllustrated
GuidelinesonSustainabilityforRehabilitatingHistoricBuildings
TheGuidelinesonSustainabilitysupplementtheexistingGuidelinestotheSecretaryofthe
Interior’sStandardsforRehabilitation.Theseguidelinesofferrecommendationsfor
improvingtheenergyefficiencyofabuildingwhilestillpreservingthecharacterofhistoric
resources.
TheGuidelinesonSustainabilitystresstheinherentsustainabilityofhistoricbuildingsand
offergeneralguidanceforefficiencyrelatedimprovement.Treatmentsareeither
“recommended”or“notrecommended,”dependingonwhetherameasuremaynegatively
impactabuilding’shistoriccharacter.Additionally,illustrationsofbothtypesoftreatments
areincluded.TheGuidelinesaredesignedtoassistbuildingownersinplanning
rehabilitationprojectsthatwillmeetthestandardsforRehabilitation.
TheNPSGuidelinesonSustainabilitycanbefoundat:
www.nps.gov/tps/standards/rehabilitation.htm
3.3StateSolarAccessRegulation
DSIRE (DatabaseofStateIncentives
forRenewables&Efficiencies),a
projectrunbytheNCSolarCenter
Stateshavebecomeincreasinglyinterestedin
andtheInterstateRenewable
removingbarrierstoinstallationsolarandwind
energysystemsandthedevelopmentofpractical EnergyCouncilandfundedbythe
DepartmentofEnergy,provides
approachestotheinstallationofrenewable
comprehensiveinformationon
energytechnology.
renewableenergypoliciesand
programsandtracksindividual
Manystateshaveenactedlawsmake
statelaws,policiesandprograms.
prohibitionsagainstsolarenergysystems
Goto:http://www.dsireusa.org.
(typicallyfoundinrestrictivecovenantsand
otherdeedrestrictions)voidandunenforceable.Theseareoftenreferredtoas“solar
rights”laws,andmayapplytoeitherprivaterestrictions(e.g.,suchasthosepromulgated
byhomeowner’sassociations),publicrestrictions(e.g.,localzoninglawsandordinances)
orboth.Inaddition,agrowingnumberofstatesareadoptingsolaraccesslawsthatprotect
accesstothesunandeasementlawsthatfacilitatetheadoptionofvoluntarysolaraccess
easements.Solaraccesseasementsallowtheownerofasolarenergysystemtosecurethe
rightstocontinuedaccesstosunlightfromaneighboringpropertyowner.
10
Withrespecttosolarrightslawsthatpertaintopublicrestrictions,anumberofstates,such
asCalifornia,Florida,Indiana,Nevada,NorthCarolina,Vermont,Virginia,Oregon,and
Wisconsin,haveadoptednewlawsorstrengthenedexistinglawstoensurethatzoningand
otherland‐uselawsbanningorunreasonablyrestrictingsolarenergysystemsare
expresslyprohibited.Whilethesestatespermitrestrictionsonsolarinstallationsforpublic
healthandsafetyreasons,theyprohibitrestrictionsthatwouldsignificantlydecreasethe
efficiencyorperformanceofasystemorsignificantlyincreaseitscost.Theinterpretation
ofwhatconstitutesa“significant”impactmaybesubjective,thoughspecificbenchmarks
aresometimesestablishedforthispurpose.Forinstance,inNevadaa10%decreasein
systemefficiencyisconsideredsignificant.
Inadditiontotheremovalofregulatorybarriersforsolarsysteminstallations,California,
Missouri,NewMexico,andWisconsinalsoprotectaccesstothesunthroughsolarshade
protectionlawsortheestablishmentofenforceablesolarrights.Otherstates,suchas
RhodeIsland,requirethatzoninglawsaddresssolaraccess,andsomestatelaws,including
thoseadoptedinConnecticut,Massachusetts,Minnesota,Nebraska,NewYork,Oregonand
Utah,authorizelocalgovernmentstoadoptordinancesand/orplanningmeasuresthat
encouragetheinstallationofsolarenergydevices.
Therelationshipbetweenlawsdesignedtofacilitateorremovelegalbarrierstotheuseof
solarenergysystems,andhistoricpreservationordinancesdesignedtoprotecthistoric
resourceshasbeenspecificallyaddressedinonlyafewstates.Connecticut,Maine,New
MexicoandNorthCarolinaaresomeofthestateswhichhaveaddressedtheissue:

Connecticutprohibitsapreservationcommissionfromdenyinganapplicationfora
certificateofappropriatenessfora“solarenergysystemdesignedfortheutilizationof
renewableresources”unless“thecommissionfindsthatthefeaturecannotbeinstalled
withoutsubstantiallyimpairingthehistoriccharacterandappearanceofthedistrict.”
Thecommissionmayimposeconditionsontheissuanceofacertificateof
appropriateness,includingdesignmodificationsandlimitationsonthelocationofthe
feature,providedthattheeffectivenessofthesystemisnotsignificantlyimpaired.

Maineprohibitslegalinstruments(includingordinances,deedrestrictions,homeowner
associationandcondominiumregulations)thatrestricttheinstallationanduseofsolar
energydevices.However,“reasonablerestrictions”necessarytoprotect“historicor
aestheticvalues,”maybeadopted“whenanalternativeofreasonablycomparablecost
andconvenienceisavailable.”

NewMexicoprohibitsacountyormunicipalityfromimposingrestrictionsonthe
installationofsolarcollectorsexceptinahistoricdistrict.

NorthCarolinamakesitsgeneralprohibitionontheadoptionoflawsrestrictingsolar
energysystemsonresidentialpropertiesapplicabletohistoricdistrictsbutauthorizes
localjurisdictionstoregulatethelocationorscreeningofsolarcollectors”by“requiring
11
theuseofplantingsorothermeasurestoensurethattheuseofsolarcollectorsisnot
incongruouswiththespecialcharacterofthedistrict.”Evenunderthegeneral
prohibition,localgovernmentsmayrestrictsolarenergysystemstotheextenttheyare
visiblefromthegroundand“installed(1)onthefacadeofastructurethatfacesareas
opentocommonorpublicaccess;(2)onaroofsurfacethatslopesdownwardtoward
thesameareasopentocommonorpublicaccessthatthefacadeofthestructurefaces;
or(3)withintheareasetoffbyalinerunningacrossthefacadeofthestructure
extendingtothepropertyboundariesoneithersideofthefacade,andthoseareasof
commonorpublicaccessfacedbythestructure.”
Explicitlyaddressingpreservationissueswithinthestateregulatoryframeworkcanhelpto
facilitatetheintegrationofsolartechnologywithhistoricproperties.Whileanacross‐the‐
boardexemptionfromprohibitionsagainstsolarpanelswouldbeexceptionallybroad,
exceptionsforinstallationsbasedontheapplicationofreasonableguidelinesshouldbe
considered.NorthCarolina’sstatepolicybothfostersthedevelopmentofrenewableenergy
technologywhilepreservingtheintegrityofthestate’shistoricresources.Policiessuchas
theseallowlocalgovernmentstheleewaytoprotecttheircommunities'historicresources
onacase‐by‐casebasis.
3.4LocalSolarAccessRegulation
Localgovernmentsareworkingtofostersustainableenergy,buildinganddevelopment
practicesinavarietyofways,includingthe
SolarPermittingRequirements
adoptionofnewbuildingandzoninglawsthat
specificallyencouragegreenbuildingpractices
Solarenergysystemsmustcomply
andrenewableenergysystems.
withlocalbuildingcodestoensure
thatsolarpanelsandassociated
3.5LocalBuildingStandards
electricaland/orplumbingwork
meetminimumstandardsandare
Somecommunitiesnowrequiretheuseof
correctlyinstalled.Roofsand
sustainableconstructiontechniquesand
mountingsystemsmustbeableto
productsthroughtheapplicationofhigh
carrytheweightofthesolarpanels,
performanceor“green”buildingstandards.
andthesystem'swiringmustmeet
Currently,suchstandardsarecommonly
associatedwiththeUnitedStatesGreenBuilding thelocalelectricalandbuilding
codes.Thelocalzoningcodemay
Council’sflagshipratingsystem:Leadershipin
establishminimumsetbacksand
EnergyandEnvironmentalDesign(LEED),
maximumheightallowances.Ifa
thoughothersystemssuchastheGreen
buildingisinalocalhistoricdistrict,
BuildingInitiative’sGreenGlobesratingsystem,
orsubjecttorestrictivecovenants,
andtheInternationalCodeCouncil’sNational
designreviewandapprovalmaybe
GreenBuildingStandardarebecomingmore
required.
prevalent.
12
IntheDistrictofColumbia,beginningin2012,allprivately‐ownedcommercialprojects
with50,000squarefeetormoremustmeetorexceedtheLEEDSilverstandardandin
additionpostaperformancebond.TheCityofAustinrequiresthatallbuildingprojects
meetthecity’snewenvironmentalbuildingcodeandbuildingswithincertaindistricts
mustachieveaminimumofonestarunderthe“AustinEnergyGreenBuilding”rating
system.Suchpoliciesmayprompttheinstallationofon‐siterenewableenergygeneration,
suchasphotovoltaicsystems,inordertoachievethenewlymandatedstandardswithin
thesecommunities.
Thedevelopmentoflocalsustainablebuildingprinciples,efficiencymandatesand
benchmarkingpoliciesaredesignedtoholdbothnewandexistingbuildingstockto
increasinglyhighperformancestandards.Ascommunitiesincorporatesuchguidelines,
historicresourcescanplayasignificantroleinmeetingtheirgoals.Cities,suchas
Minneapolis,awarddensitybonusesforspecificgreenactivitiesthatpromoteincreased
energyefficiencyandrelianceuponalternativeenergysystemssuchassolarandwind.The
prevailingdensitywithinnumeroushistoricdistrictsmaywellqualifyforsuchbonus.The
cityofSanFrancisco,inadditiontoestablishingminimumgreenstandardsunderLEEDor
GreenPoint,requiresthatifabuildingisdemolishedtomakewayfornewconstruction,
additionalpointsbesubtractedfromtheproject'srating.Theprojectmustthenachievea
higherratingtocompensateforthedemolition,andthereforeencouragingthereuseof
existingandhistoricbuildings.Stillothers,suchasSantaMonica,encouragetheuseof
alternativeenergysystemsbystreamliningtheirpermittingproceduresforsolarpanel
installationsonexistingbuildings.
3.6LocalPreservationOrdinancesandZoningCodes
Manycommunitiesarealsorevisingtheirzoningandsubdivisionlawstoprotector
promotesolaraccess,eitherinresponsetostatedirectivesorontheirowninitiative.
Providence,RhodeIsland,forexample,amendeditszoninglawstoallowsolarpanelsas
accessoryuses,whicharelandusesthatareincidentalandsubordinatetothemainuseof
thesiteandlocatedonthesamesiteasthemainuse.Anaccessoryusemaybelocated
eitherintheprincipalstructureoranaccessorystructure.Othermunicipalitieshave
adjustedsetbackrequirements,heightrestrictionsandinsomecases,haveimposed
buildingorientationrequirements,tomaximizesolaraccessibilityfornewly‐constructed
houses.
Manystatesareadoptinglawsthatprohibitunreasonablebarrierstosolarlaws,enabling
citiesandtownstoadoptsimilarlocalordinances.Howthesenewlocallawspotentially
modifyorconflictwithexistinglaws—includinghistoricpreservationordinances—must
beconsidered.Solaraccesslawsthataddressthespecialcircumstancesofhistoric
propertiesandthatspecificallyincludeguidelinesforthereviewandapprovalofsolar
13
panelsandotherenergy‐basedalterationsforhistoricpropertieswillensurethatthe
interestsofbothsustainabilityandhistoricpreservationareequallyaddressed.
Examplesofhowcommunitieshavecombinedsustainabilityandenergyconsiderations
withhistoricpreservationinclude:
 SantaMonica,CAencouragessolarpanelsbystreamliningitsreviewof
applicationstoinstallsolarpanels.UnderOrdinance2291,adoptedinJuly2009,the
citycreatedanexpeditedpermittingprocessfortheinstallationofsolarpanelsby
treatingsolarpanelpermitreviewsthatmeetcertaindesignstandards,as
ministerial/non‐discretionaryactions.Theordinanceallowsanexception
forhistoricpropertiesandcontributingstructures,requiringreviewbya
"LandmarksCommissionLiaison"underthecity'sCertificateofAppropriateness
process.Incaseswherethecity’sminimumdesignstandardsarenotmet,aproject
maybeapprovedunderthecity’sdiscretionaryreviewprocess,unlessahistoric
propertyisinvolved,inwhichcase,thefullLandmarksCommissionreviewsthat
proposedproject.
SantaMonica,CAOrdinance2291:
http://www01.smgov.net/planning/planningcomm/2291.pdf
 Portland,ORworkedwithcommunitymemberstocreatestandardswhichexempt
thereviewprocessofsolarpanelsonhistoricresourcesinthecity’sHistoric
DistrictsandConservationDistrictsthrougharegulatoryimprovementproject,
RegulatoryImprovementCodeAmendmentPackage(RICAP)5.Incaseswherea
propertyislocatedwithinaConservationDistrict,andnotadesignatedlandmark,
thereviewofproposedsolarinstallationsisstreamlinedbyfollowingasetof
CommunityDesignStandards.Ingeneralthesestandardsprovideguidanceforsolar
installationsthatrequiresolarmodulesbeinstalledwiththeplaneofthepanels
paralleltotherooflineandnotincreasethefootprintorheightofthestructure.
Thesestandardsareintendedtoallowforflexibilityindesignandminimize
aestheticimpactstohistoricresources.
TheHistoricDesignReviewprocessmaystillberequiredfordesignatedHistoric
Landmarks,designatedConservationLandmarksandpropertieslocatedwithin
designatedHistoricDistricts.Accessorystructuresareheldtothesamestandardss
primarybuildings.
Portland’sinformationon“SolarandYourHistoricHome”canbefoundat:
http://www.portlandonline.com/bps/index.cfm?a=324757&c=43478
14
3.7DesignReviewwithinHistoricPreservationOrdinances
Assolarbecomesincreasinglyattractivetomoreconsumers,demandtointegratesolar
systemsintohistoricpropertiesislikelytoincrease.Fortunately,inmostcases,historic
buildings,structures,andsitescanbepreservedwhilealsoaccommodatingsolarenergy
installations.
Thefollowing10sitingprinciplescanaide
Roof‐MountedSolarPanels
preservationboardsintheirreviewofsolarenergy
Solarpanelsaretraditionally
systemrequestsand,inaddition,canprovidea
installedonroofsbecausethey
foundationfortheadoptionofformallocal
offerthebestaccesstolight.
guidelinesrelatedtosolarenergyinstallations.
Whilehistoricbuildingswithflat
roofsmayreadilyaccommodate
These10principlesencouragesolutionsthat
solarpanels,hippedorgabled
protecthistoricfeatures,materialsandspatial
roofscanbeproblematic.When
relationshipsandworktominimizethevisibilityof
feasible,considerlocatingsolar
allsolarenergysysteminstallations.
panels:
3.8SampleDesignPrinciples
 Inaminimally‐visibleareaof
thelandscape;
1.Locatesolarpanelsonthesiteofahistoric
 Onanon‐historicbuildingor
resource.Ifpossible,useaground‐mountedsolar
addition;
panelarray.Considersolutionsthatrespectthe
building’shistoricsetting,locatingthesolarpanel
 Inaminimally‐visible
arraysinaninconspicuouslocation,suchasarear
locationonthebuilding.
orsideyard,lowtothegroundandsensitively
screenedtofurtherlimitvisibility.Careshouldbe
takentorespectthehistoriclandscape,including
bothitsnaturalanddesignedfeatures,includingmaterialsandtopography.
2.Locatesolarpanelsonnewconstruction.Incaseswherenewbuildingsornewadditions
tohistoricbuildingsareproposed,encouragetheplacementofsolarpanelsonthenew
construction.Toachieveoverallcompatibilitywiththehistoricbuildinganditssetting,
considersolutionsthatintegratethesolarpanelsysteminlessvisibleareasofthenew
design.
3.Locatesolarpanelsonnon‐historicbuildingsandadditions.Ifthesitecannot
accommodatesolarpanels,andtheprojectdoesnotincludenewconstruction,consider
placingsolarpanelsonanexisting,non‐historicadditionoraccessorystructure,thereby
minimizingtheimpactofsolarinstallationonthesignificantfeaturesofthehistoric
resourceaswellasspecificallyprotectinghistoricfabricagainstalteration.
15
4.Placesolarpanelsinareasthatminimizetheirvisibilityfromapublicthoroughfare.The
primaryfacadeofahistoricbuildingisoftenthemostarchitecturallydistinctiveand
publicly‐visible,andthusthemostsignificantandcharacter‐defining.Tothegreatestextent
possible,avoidplacingsolarpanelsonstreet‐facingwallsorroofs,includingthosefacing
sidestreets.Installationsbelowandbehindparapetwallsanddormers,oronrear‐facing
roofs,areoftengoodchoices.
5.Avoidinstallationsthatwouldresultinthepermanentlossofsignificant,character‐
definingfeaturesofhistoricresources.Solarpanelsshouldnotrequirealterationsto
significantorcharacter‐definingfeaturesofahistoricresource,suchasalteringexisting
rooflinesordormers.Avoidinstallationsthatobstructviewsofsignificantarchitectural
features,suchasoverlayingwindowsordecorativedetailing,orintrudingonviewsof
neighboringhistoricpropertiesinahistoricdistrict.
6.Avoidsolutionsthatwouldrequireorresultintheremovalorpermanentalterationof
historicfabric.Solarpanelinstallationsshouldbereversible.Theuseofsolarrooftiles,
laminates,glazingandothertechnologiesthatrequiretheremovalofintacthistoricfabric,
orwhichpermanentlyalterordamagesuchfabric,shouldbeavoided.Considerthetype
andconditionofexistingbuildingfabricuponwhichsolarpanelsinstallationisproposed,
aswellasthemethodofattachmentandremovalinthefuture.Minimizingthenumberof
pointsofattachment,includingtheuseofbrackets,willavoiddamaginghistoricfabric.
7.Requirelowprofiles.Solarpanelsshouldbeflushwith,ormountednohigherthanafew
inchesabove,theexistingroofsurfaceandshouldnotbevisibleabovetherooflineofa
primaryfacade.
8.Onflatroofs,setsolarpanelsbackfromtheedge.Flatroofs,becausetheyaregenerally
hiddenfromview,canprovideanidealsurfaceforsolarpanelarrays.Toensurethatasolar
installationisminimallyvisible,setthesolarpanelsbackfromtheroof'sedgeandadjust
theangleandheightofthepanelsasnecessary.
9.Avoiddisjointedandmulti‐roofsolutions.Solarpanelsshouldbesetatanglesconsistent
withtheslope,orpitch,ofthesupportingroof.Forexample,avoidsolutionsthatwouldset
panelsata70degreeanglewhentheroofpitchis45degrees.Inaddition,solarpanels
shouldbelocatedononeroofplane(asopposedtoscatteredamongseveralroofs)and
arrangedinapatternthatmatchesthegeneralshapeandconfigurationoftheroofupon
whichtheyaremounted.
10.Ensurethatsolarpanels,supportstructures,andconduitsblendintothesurrounding
featuresofthehistoricresource.Theoverallvisibilityandreflectivityofsolarpanelsand
theirsupportstructurescanbesubstantiallyreducedifelementsofthesolarinstallation
matchthesurroundingbuildingfabricincolor.
16
ExamplesofcommunitieswithexistingSolarPanelGuidelinesforhistoricdistrictsand
resourcescanbefoundintheAppendicesorbyvisiting:
www.preservationnation.org/issues/sustainability/solarpanels
Location,visibility,andappearanceofsolarpanelsarekeyconcernswhenworking
withhistoricresources.Factorstoconsiderinclude:
→Sitingoptions(solutionsthatachievesolaraccessyetprotecthistoricfabricand
character)
→Screeningpotential
→Integrityandconditionofresource,especiallyroof
→Impactonhistoricfabric,includingmountingsystem
→Overallsizeofpanelarray
→Panelarrangementanddesign
→Color/Reflectivity
→ReversibilityofInstallation
SolarEnergyProjectsonPublicLands
Federalpubliclandsareandwillcontinuetoplayanimportantroleinutility‐scalesolar
developmentandtheaccommodationofrenewableenergytransmission.Theimpactof
utility‐scalesolarprojectsonpubliclandsisalsoanimportantissueandmeritsfurther
researchandanalysisofitsownbeyondofthescopeofthisguide.
Section4:MovingtheConversationForward
Boththepreservationandrenewableenergycommunitiesshouldcontinuetoresearchand
highlightbestpracticesonincorporatingrenewableenergytechnologiesonhistoric
properties
Byworkingwithpropertyowners,contractors,andtechnologymanufacturers,local
governmentleaders,codeofficials,preservationcommissionstaffandplanningdirectors
canbekeyplayersinensuringthathistoricresourcesandpubliclandscontinuetoactively
contributetoenvironmentally,economically,sociallyandculturallysustainable
communities.
17
Section5:FurtherReading
AcademicArticles
 DanBeckerandJackWilliams,“ASustainabilityFrameworkfortheLocal
ConsiderationofAlternativeorSubstituteMaterials,Pt.II,TheAllianceReview
(NationalAllianceofPreservationCommissionsNov./Dec.2009).Availablethrough
theNationalAllianceat:
http://www.uga.edu/napc/programs/napc/publications.htm
 SaraC.Bronin,“SolarRights,”89BostonUniversityLawReview1217(2009).Posted
at:http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=449173
 SaraC.Bronin,“ModernLights,”80UniversityofColoradoLawReview101(2009).
Postedat:http://papers.ssrn.com/sol3/cf_dev/AbsByAuth.cfm?per_id=449173
 StephenFarneth,“SustainingthePast:GuidelinesForHistoricPreservation
Shouldn’tHaveToClashWithLEEDRequirements,SincePreservationAnd
SustainabilityShareManySimilarGoals,”GREENSOURCE(Oct.2007).Postedat:
http://greensource.construction.com/features/0710mag_current.asp
 ClarionAssociates,“DiscussionPaperandRecommendedOrdinanceLanguage:
SolarEnergySystemsandHistoricPreservationDistrictDesignReviewSaltLake
City,Utah,”ClarionAssociates(Mar.2009).Forinformationonthispublication,go
to:http://archive.knoxmpc.org/historic/comm/agendas/Nov2009/solar.pdfNCSC
HistoricResourcesPolicyPaperOverview.docx
 KimberlyKooles,“IntegrationofSolarPanelsinHistoricDistricts”ForumJournal,
Fall2009.Forinformationonthispublication,goto:
http://www.preservationnation.org/forum/
 KimberlyKooles,“DevelopingDesignGuidelinesforSolarPanels,”TheAlliance
Review(NationalAllianceofPreservationCommissionsSept./Oct.2000).Available
throughtheNationalAllianceat:
http://www.uga.edu/napc/programs/napc/publications.htm
 KimberlyKooles,“SolarPanelsinHistoricDistricts,”TheAllianceReview(National
AllianceofPreservationCommissionsMar./Apr.2008).Availablethroughthe
NationalAllianceat:http://www.uga.edu/napc/programs/napc/publications.htm
 JenniferKuntz,“AGuidetoSolarPanelInstallationatGrandCentralTerminal:
CreatingaPolicyofSustainableRehabilitationinLocalandNationalHistoric
PreservationLaw,”10VermontJournalofEnvironmentalLaw316(2009).Postedat
http://www.vjel.org/journal/pdf/VJEL10092.pdf
 NationalTrustforHistoricPreservation,“GreenHomeTips,”PreservationMagazine
(Jan./Feb.2008):Postedat
http://www.preservationnation.org/magazine/2008/january‐february/green‐
home‐tips.html
 JennyParker,“IncorporatingSolarPanelsinaRehabilitationProject,”ITSNo.52
(TechnicalPreservationServices,NationalParkService2009).Postedat
18
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


http://www.nps.gov/tps/standards/applying‐rehabilitation/its‐bulletins/ITS52‐
SolarPanels.pdf
SharonPark,“SustainableDesignandHistoricPreservation,”CulturalResources
Management(CRM)No.2(NationalParkService1998).Postedat
http://crm.cr.nps.gov/archive/21‐2/21‐2‐4.pdf
RebeccaRatzloff,“BuildingGreen,OnusorBonus?,”ZoningPractice(American
PlanningAssociationApril2005).Postedat:
http://www.planning.org/zoningpractice/2005/pdf/apr.pdf
DonovanRypkema,“SustainabilityandHistoricPreservation,”
http://www.preservation.org/rypkema.htm
KennedySmith,“GreeningMainStreetBuildings,”MainStreetNews(NationalTrust
MainStreetCenterApril2009).Postedat:
http://www.preservationnation.org/main‐street/main‐street‐
news/2009/04/greening‐MS‐buildings.html
AndrewStein,“GreeningHistoricD.C.:ChallengesandOpportunitiestoIncorporate
HistoricPreservationintotheDistrict’sDriveforSustainableDevelopment,”
GeorgetownLawHistoricPreservationPapersSeries(GeorgetownUniversityLaw
Center2009).Availableat:
http://www.ll.georgetown.edu/histpres/seminarPapers.cfm
VandanaSinha,“MountPleasantNeighborhoodInstallsSolarPanels,Washington
BusinessJournalSept.3,2009.Postedat:
http://washington.bizjournals.com/washington/stories/2009/08/31/daily84.html
ThomasonandAssociatesandEOAArchitectsofNashville,Tennessee,
“SustainabilityandDesignReviewGuidelinesSourcesandBestPractices,February
2011,”ThomasonandAssociatesandEOAArchitectsofNashville,Tennessee.
Availableat:
http://www.okc.gov/planning/hp/documents/Report%20on%20Sustainability%2
0and%20Design%20Review%20Guidelines.pdf
BooksandReports
 BritishHeritage,“SmallScaleSolarElectric(Photovoltaic)EnergyandTraditional
Buildings,”(2008).Postedat:
http://www.climatechangeandyourhome.org.uk/live/content_pdfs/519.pdf
 PatrickM.Condon,DuncanCavens,andNicoleMiller,UrbanPlanningToolsfor
ClimateChangeMitigation,LincolnInstituteofLandPolicy,2009.Postedat:
http://www.lincolninst.edu/pubs/1573_Urban‐Planning‐Tools
 ChrisDuerkson,“SavingtheWorldThroughZoning,”Planning(AmericanPlanning
Ass’n2008).Postedat:http://law.du.edu/documents/rmlui/saving‐the‐world‐
through‐zoning.pdf
 EnglishHeritage,“ConservationPrinciplesfortheSustainableManagementofthe
HistoricEnvironment”,2008Postedat:http://www.english‐
19








heritage.org.uk/professional/advice/conservation‐
principles/ConservationPrinciples/
LivingCities,“GreenCities:HowUrbanSustainabilityEffortsCanandMustDrive
America’sClimateChangePolicies,”May2009.Postedat:
http://www.greenforall.org/resources/green‐cities‐a‐living‐cities‐report
VitaNuovaLLC,“RecommendationsforSustainableDesignandAdaptiveReuse:
CommercialStreetHistoricDistrict,”CityofSpringfield,MissouriEnvironmental
ProtectionAgencySustainabilityPilot,Mar.20,2009.Postedat:
http://www.epa.gov/brownfields/sustain_plts/reports/springfield_fr.pdf
NationalParksService,“SecretaryoftheInterior’sStandardsforRehabilitationand
IllustratedGuidelinesonSustainabilityforRehabilitatingHistoricBuildings,”2011.
Availableat:http://www.nps.gov/tps/standards/rehabilitation/sustainability‐
guidelines.pdf
NationalRenewableEnergyLaboratoryandNationalTrustforHistoric
Preservation,“ImplementingSolarPVProjectsonHistoricBuildingsandinHistoric
Districts(TechnicalReportNREL/TR‐7A40‐51297),”NationalRenewableEnergy
LaboratorySept.2011.Availableat:http://www.nrel.gov/docs/fy11osti/51297.pdf
NationalTrustMainStreetCenter,“HowGreenisYourMainStreet?”MainStreet
News(Apr.2009).Postedat:http://www.preservationnation.org/main‐
street/main‐street‐news/2009/04/how‐green‐is‐main.html
BairdM.Smith,“ConservingEnergyinHistoricBuildings,”PreservationBriefNo.3,
NationalParkService,1978.Postedat:
http://www.nps.gov/history/hps/TPS/briefs/brief03.htm
WholeBuildingDesignGuideHistoricPreservationSubcommittee.“Sustainable
HistoricPreservation,”Postedat:
http://www.wbdg.org/resources/sustainable_hp.php
NoréV.Winter.“DevelopingSustainabilityGuidelinesforHistoricDistricts.”
PreservationBook,NationalTrustforHistoricPreservation,2011.Postedat:
http://www.preservationnation.org/preservationbooks/
GreenGuidelines
 BayfieldWisconsin,“SustainabilityinBayfieldfromaHistoricPreservation
Perspective”(August2008)Postedat:
http://www.cityofbayfield.com/Green%20Historic%20Preservation%20Aug%202
008.pdf
 Boulder,Colorado,“GreenBuildingandGreenPointsGuideBooklet”(May2009).
Postedat:
http://www.bouldercolorado.gov/index.php?option=com_content&task=view&id=
208&Itemid=489#FORMS
 Boulder,Colorado,“MakingYourHistoricBuildingEnergyEfficient”(brochure).
Postedat:
20
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








http://www.bouldercolorado.gov/files/PDS/historicpres/HistoricPreservationBroc
hure_web.pdf
“IowaGreenStreetsCriteria.”2012.Postedat:
http://www.iowaeconomicdevelopment.com/community/downloads/green2012/I
owaGreenStreetsCriteria2012.pdf
Nantucket,Massachusetts,“SustainablePreservation:AnaddendumtoBuilding
withNantucketinMind”,(July,2010)http://www.sustainablenantucket.org/wp‐
content/uploads/2010/07/Sustainable‐Preservation‐Final.pdf
NewHampshirePreservationAlliance,“GreenGuidelines:PromotingEnvironmental
andEconomicSustainabilityThroughHistoricPreservation,”[ForStatePolicy
Makers],Oct.2008.Postedat:
http://www.preservationnation.org/forum/statewide‐local‐partners/the‐richard‐
and‐julia‐moe‐fund/past‐projects/greenguidelineslocal2009.pdf
Pasadena,California.“DesignGuidelinesforHistoricDistrictsinPasadena,
California”.Availableat:
http://www.ci.pasadena.ca.us/Planning/Design_Guidelines/
Portland,Oregon.“SolarandYourHistoricHome”(website).Availableat:
http://www.portlandonline.com/bps/index.cfm?a=324757&c=43478
Portland,Oregon.“Chapter33.218CommunityDesignStandards”,Sept.2011.
Postedat:http://www.portlandonline.com/bds/index.cfm?a=53305
Portland,Oregon.“Chapter33.445HistoricResourceProtectionOverlayZone”,Sept.
2011.Postedat:
http://www.portlandonline.com/bps/index.cfm?a=53352&c=34562
“SantaBarbaraSolarEnergySystemDesignGuidelinesandSolarRecognition
Program.”Postedat:http://www.santabarbaraca.gov/NR/rdonlyres/BFD34004‐
668E‐4238‐B7AB‐
DE8C2F05C648/0/Exhibit_B_Passive_Solar_Guidelines_Recognition_Program.pdf
SaltLakeCity,“HistoricPreservationPlan(Draft),SupportaSustainableCity,”(p.
74).Postedat:
http://www.slcclassic.com/ced/planning/pages/HistoricPresMP.htm
WabashValleyTrustforHistoricPreservation,“TheResourceGuide:Design
GuidelinesforLafayetteHistoricDistrict,Ch.6–GreenPreservationPractices,
ArchitecturalFeatures,ElementsandStyle.”Postedat:
http://www.wabashvalleytrust.org/guide.html
Washington,D.C.,“EnergyConservationinHistoricBuildings,”DistrictofColumbia
HistoricPreservationGuidelines.”
http://planning.dc.gov/DC/Planning/Historic+Preservation/Maps+and+Informatio
n/Policies+and+Procedures/Design+Guidelines/Energy+Conservation+for+Historic
+Buildingshttp://planning.dc.gov/planning/frames.asp?doc=/planning/lib/plannin
g/preservation/design_guides/energy_conservation.pdf
21
On‐lineResources
AmericanPlanningAssociation:http://www.planning.org/
Austin’sGreenBuildingProgram:http://www.austinenergy.com
California.gov(IntegratedWasteManagementBoard):Sustainable(Green)Building
Remodel,Renovate,andUpgradeGreen:
http://www.calrecycle.ca.gov/GREENBUILDING/Residential/Remodel/default.htm
ConsortiumforEnergyEfficiency:http://www.cee1.org/
DatabaseofStateIncentivesforRenewablesandEfficiency:http://www.dsireusa.org
DepartmentofEnergy,EnergyEfficiencyandRenewableEnergy:
http://www.eere.energy.gov/.Seealso,NationalRenewableEnergyLaboratory:
http://www.nrel.gov/
EnvironmentalProtectionAgency,GreenBuilding:
http://www.epa.gov/greenbuilding/index.htm
GreenBuildingFinanceConsortium:http://www.greenbuildingfc.com/
GreenCommunities:http://www.greencommunitiesonline.org/about/
GreenRecommendationsforHistoricRehabilitationandUrbanInfillNationalInstituteof
BuildingSciences,WholeBuildingDesignGuideHistoricPreservationSubcommittee:
http://www.wbdg.org/resources/sustainable_hp.php
NationalParkService:http://www.nps.gov/history/index.htm
NationalTrustforHistoricPreservation:
http://www.preservationnation.org/issues/sustainability/
SmartGrowthAmerica:http://www.smartgrowthamerica.org/
SustainableBuildingsIndustryCouncil:http://www.sbicouncil.org/
U.S.GreenBuildingCouncil:http://www.usgbc.org/
22
APPENDICES
I.
STATESOLARACCESSLAWS
STATE
California
Connecticut
23
CITATION
SUMMARY
Cal.Civ.§
Prohibitslocalgovernmentsfromrestrictingsolar
714,etseq.; energysystemsbasedonaestheticsandprecludes
Healthand
receiptofstategrants/loansforsolarenergysystemsif
Safety§
unreasonablerestrictionsareplacedonsolarenergy
17959.1;
systems—includingsignificantincreasesincostof
Government system,significantdecreasesinefficiencyorspecified
Code§
performance,orfailuretoallowalternativesystemsat
65850.5
comparablecost,efficiency,andenergyconservation
benefits.Alsolimitslocalgovernmentreviewtopublic
healthandsafetyandrequiresuseofnon‐discretionary
reviewprocess.
Cal.Pub.Res. Prohibitspropertyownerfromallowingtree/shrubto
Code§
castshadowgreaterthan10%ofcollectorabsorption
25980‐
areauponsolarcollectionsurfacebetween10a.m.and2
25986
p.m.oncesystemisinstalled;exemptstreessubjectto
localordinance.
Conn.Gen.
“Noapplicationforacertificateofappropriatenessfor
Stat.§7‐147f anexteriorarchitecturalfeature,suchasasolarenergy
system,designedfortheutilizationofrenewable
resourcesshallbedeniedunlessthecommissionfinds
thatthefeaturecannotbeinstalledwithoutsubstantially
impairingthehistoriccharacterandappearanceofthe
district.Acertificateofappropriatenessforsucha
featuremayincludestipulationsrequiringdesign
modificationsandlimitationsonthelocationofthe
featurewhichdonotsignificantlyimpairits
effectiveness.Inpassinguponappropriatenessasto
parking,thecommissionshalltakeintoconsideration
thesizeofsuchparkingarea,thevisibilityofcarsparked
therein,theclosenessofsuchareatoadjacentbuildings
andothersimilarfactors.”
Conn.Gen.
Authorizesmunicipalitiestoadoptregulationsthat
Stat.§8‐2;§ encouragetheuseofsolarandotherrenewableformsof
8‐23,§8‐35a energyandenergyconservationandprovideincentives
fordeveloperswhousepassivesolarenergytechniques
inplanningaresidentialsubdivisiondevelopment.
Requiresmunicipalitiestoprepareconservationand
developmentplanthatincludessolarenergyobjective
andrequiresthatsubdivisionregulationsencourageuse
ofpassivesolarenergysystems.Alsoencourages
regionalplanningagenciestoincludeuseofsolarenergy
inplans.
Florida
Fla.Laws§
Forbidsprohibitionsonsolarandotherenergydevices
163.04
bylocalordinance.
Indiana
Ind.Code§
Prohibitsadoptionofordinancesthatbanor
36‐7‐2‐8
unreasonablyrestrictuseofsolarenergysystemsby
significantincreasesincostofsystem,significant
decreasesinefficiencyorspecifiedperformance,or
failuretoallowalternativesystemsatcomparablecost,
efficiency,andenergyconservationbenefits.
Maine
33MRSAc.
Municipalities,homeownersassociationandothersmay
28‐A§§
notprohibittheinstallationanduseofsolarenergy
1421‐1424
devicesexceptwhennecessaryto,amongotherthings,
protect“historicoraestheticvalues,whenanalternative
ofreasonablecomparablecostandconvenienceis
available.”
Massachusetts Mass.Gen.L. Authorizesmunicipalitiestoadoptrulesencouragingthe
ch.40a§9B; useofsolarenergysystemsandprovidingforsolar
ch.41§81Q access.
Minnesota
Minn.Stat.§ Authorizestheregulationofaccesstosolarlightfor
462.357;§
solarenergysystemsandallowsforvariancesbasedon
473.859.2(b) lackofsolaraccess;landuseplanmustcontainelement
forprotectionanddevelopmentofaccesstosolarlight.
Missouri
Mo.Rev.Stat. Establishesuseofsolarenergyaspropertyright(but
§442‐012.1 prohibitsuseofeminentdomain).
Nebraska
Neb.Rev.
Authorizeslocalgovernmentstoadoptzoninglawsand
Stat.§§66‐
plansthatencourageaccesstosolarenergyandtogrant
913—914
variancestofacilitatesuchaccess.
Nevada
Nev.Stat.§
Localgovernmentsmaynotenactordinances,plans,or
278.0208
otherrestrictionsthatprohibitorunreasonablyrestrict
solarenergysystemsbysignificantlydecreasing
efficiencyorperformanceofsystemandbynotallowing
useofalternativesystematcomparablecostandwith
comparableefficiencyandperformance.
NewJersey
N.J.S.A.
Excludessolarpanelsfromthecalculationofimpervious
C.40:27‐6.6& coverage.Alsoidentifiessolarpanelsasan“inherently
C.40:55D‐4 beneficialuse”ingrantingusevariances.
NewMexico
N.M.Stat.§
Declaresrighttousesolarenergyaspropertyright
47‐3‐1,et
whichisenforceableagainstanypersonblockingaccess
seq.
tolightoncesolarcollectorisinstalled.
24
N.M.Stat.§3‐
18‐32
N.Y.General
CityLaw§20
(Consol.)
Prohibitscountyormunicipalityfromrestrictingthe
installationofsolarcollectorsexceptinhistoricdistricts.
NewYork
Enablescitiestoregulatesolarenergysystemsandsolar
accessprovidedthat,amongotherthings,regulations
aremadewith“reasonableregardtothecharacterof
buildings.”
NorthCarolina N.C.Gen.Stat. Prohibitslocalgovernmentsfromadoptinglawsthat
§160A‐201; restrictsolarenergysystemsonresidentialproperty
§22B‐20;§
exceptifvisiblefromthegroundand“installed(1)on
160A‐
thefaçadeofastructurethatfacesareasopento
400.4(d)
commonorpublicaccess;(2)onaroofsurfacethat
(governing
slopesdownwardtowardthesameareasopento
historic
commonorpublicaccessthatthefacadeofthestructure
districts)
faces;or(3)withintheareasetoffbyalinerunning
acrossthefacadeofthestructureextendingtothe
propertyboundariesoneithersideofthefacade,and
thoseareasofcommonorpublicaccessfacedbythe
structure.”Attorneys’feesawardedtoprevailingparties.
Alsomakesvoidandunenforceablecovenants/deed
restrictionsprohibitingsolaraccesssystemsonsingle
familyhomesbutallowsrestrictionsonsolarcollectors
asabove.ProvisionsunderN.C.Gen.Stat.§160A‐201
madeapplicabletohistoricdistrictsbutlocal
jurisdictionsauthorizedtoregulatethelocationor
screeningofsolarcollectors”by“requiringtheuseof
plantingsorothermeasurestoensurethattheuseof
solarcollectorsisnotincongruouswiththespecial
characterofthedistrict.”
Oregon
Or.Rev.Stat. Makesprovisionsincovenants,deeds,andother
§§105.880— conveyanceinstrumentsthatprohibitsolarenergy
105.895
systemsvoidandunenforceable.
Or.Rev.Stat. Authorizescountyandcitygovernmentstoenact
§§215.044— ordinancesthatprovideandprotectsolaraccessby
215.047&§§ considerationoffactorssuchastheorientationoflots,
227.190—
sitingandheightofneighboringbuildings,thetypeand
227.195
placementoftrees,andsoforth.Comprehensiveplans
mustbeconsistentwithordinance,ifadopted.
RhodeIsland
R.I.Pub.
Requireszoningordinancestoaddresssolaraccess.
Laws§45‐
24‐
33(a)(4)(iv)
Utah
UtahCode§ Authorizeslanduseauthoritiestorefusetoapprove
10‐92‐610
plats,subdivisions,andsoforthforpropertiesthat
25
Vermont
Wisconsin
prohibitorhavetheeffectofprohibitingreasonably
sitedsolarenergydevices.
Vt.Stat.tit.
Municipalitiesmaynotprohibitsolarandother
24§§2291
renewableenergydevicesorenactlawsthathavethe
and4413(g) effectofprohibitingsuchdevicesexceptonpatiorailings
incondominiums,cooperatives,andapartments.
Wis.Stat.§
Prohibitslocalgovernmentsfromrestricting
6604.01;§
directly/indirectlyinstallationoruseofsolarenergy
844.22
systemsunlessrestrictions(a)servepublic
health/safety;(b)donotsignificantlyincreasecostof
systemordecreaseefficiency;or(c)allowforalternative
systemofcomparablecostandefficiency.Local
governmentmayadoptlawsrequiringtrimmingof
vegetationblockingsolarenergy.Structures/vegetation
blockingsolarenergyaccessarealsodeemedtobe
“privatenuisances,”therebyenablinglawsuitstocompel
removalofsuchstructures/vegetation.
Wis.Stat.§
Authorizescompensation/damagesagainstproperty
700.41
ownersobstructingaccesstosolarcollection.
26
II.
STATESTATUTORYPROVISIONSADDRESSINGHISTORICPRESERVATION
DELAWARE
25Del.C.§318
§318.Restrictivecovenants
(a)Asusedinthissection,"roof"or"roofs"means:
(1)Aroofofasinglefamilydwellingunitwhichissolelyownedbyaperson,
persons,trustorentityandwhichisnotdesignatedasacommonelementorcommon
propertyinthegoverningdocumentsofanassociation;and
(2)Aroofofatownhousedwellingunit,whichforthepurposesofthissection
meansanysingle‐familydwellingunitconstructedwithattachedwallstoanothersuchunit
onatleast1side,whichunitextendsfromthefoundationtotheroof,andhasatleast2
sideswhichareunattachedtoanyotherbuilding,andtherepairoftheroofforthe
townhousedwellingunitisdesignatedastheresponsibilityoftheownerandnotthe
associationinthegoverningdocuments.
(b)Nocovenant,restriction,orconditioncontainedinadeed,contractorotherlegal
instrumentwhichaffectsthetransfer,saleoranyotherinterestinrealpropertythat
prohibitsorunreasonablyrestrictstheownerofthepropertyfromusingaroofmounted
systemforobtainingsolarenergyonthatowner'spropertyshallbeallowedinanydeed
contractorlegalinstrumentrecordedafterJanuary1,2010.
(c)Thissectionshallnotamend,nullify,oraffecttheenforceabilityofanycovenant,
restriction,orconditioncontainedinadeed,declaration,contractorotherlegalinstrument
concerninglandownedbyamaintenancecorporationorhomeowner'sassociation.
(d)Thissectionshallnotamend,nullify,oraffecttheenforceabilityofany
conservationeasementorhistoricpreservationcovenant.
(e)Anycovenants,restrictions,orconditionscontainedinadeedordeclaration,
includingadeclarationundertheUnitPropertyAct[§2201etseq.ofthistitle],for
residentialpropertywhichdoesnotexplicitlyincludeamechanismtoamendthe
document,mayhereafterbeamendedbyavoterequiringtheaffirmativevoteof2/3ofthe
propertyowners.Covenants,restrictions,orconditionscontainedinadeedordeclaration,
includingadeclarationundertheUnitPropertyAct[§2201etseq.ofthistitle],for
residentialpropertythatprohibitorrestricttheinstallationofrooftoporground‐mounted
solarsystemsmaybeamendedtoalloworpromoteinstallationofrooftoporground‐
mountedsolarsystemsbyanaffirmativevoteof2/3ofthepropertyowners.
(f)Nocovenant,restriction,orconditioncontainedinadeed,contract,orotherlegal
instrumentwhichaffectsthetransfer,sale,oranyotherinterestinrealproperty,whichis
zonedforresidentialuseandthelotorlotsare1/2ofanacreorgreaterinsize,that
prohibitsorunreasonablyrestrictstheownerofthepropertyfrominstallingorusinga
groundmountedsystemforobtainingsolarenergyonthatowner'spropertyshallbe
allowedinanydeed,contractorotherlegalinstrument.Acovenant,restriction,or
conditionwhichrequiresthatfencing,landscaping,orotherappropriatemeansbeusedto
27
shieldthesystemfromview,sothatitisnotreadilyvisiblefromadjacentstreetsshallbe
deemedtobeareasonablerestriction.
CONNECTICUT
Conn.Gen.Stat.§7‐147f
Sec.7‐147f.Considerationsindeterminingappropriateness.Solarenergysystems.
(a)Ifthecommissiondeterminesthattheproposederection,alterationorparkingwillbe
appropriate,itshallissueacertificateofappropriateness.Inpassingonappropriatenessas
toexteriorarchitecturalfeatures,buildingsorstructures,thecommissionshallconsider,in
additiontootherpertinentfactors,thetypeandstyleofexteriorwindows,doors,light
fixtures,signs,above‐groundutilitystructures,mechanicalappurtenancesandthetypeand
textureofbuildingmaterials.Inpassinguponappropriatenessastoexteriorarchitectural
featuresthecommissionshallalsoconsider,inadditiontoanyotherpertinentfactors,the
historicalandarchitecturalvalueandsignificance,architecturalstyle,scale,generaldesign,
arrangement,textureandmaterialofthearchitecturalfeaturesinvolvedandthe
relationshipthereoftotheexteriorarchitecturalstyleandpertinentfeaturesofother
buildingsandstructuresintheimmediateneighborhood.Noapplicationforacertificateof
appropriatenessforanexteriorarchitecturalfeature,suchasasolarenergysystem,
designedfortheutilizationofrenewableresourcesshallbedeniedunlessthecommission
findsthatthefeaturecannotbeinstalledwithoutsubstantiallyimpairingthehistoric
characterandappearanceofthedistrict.Acertificateofappropriatenessforsuchafeature
mayincludestipulationsrequiringdesignmodificationsandlimitationsonthelocationof
thefeaturewhichdonotsignificantlyimpairitseffectiveness.Inpassingupon
appropriatenessastoparking,thecommissionshalltakeintoconsiderationthesizeofsuch
parkingarea,thevisibilityofcarsparkedtherein,theclosenessofsuchareatoadjacent
buildingsandothersimilarfactors.
LOUISIANA
LAR.S.9:1255
§1255.Solarcollectors;rightofuse
A.ForpurposesofthisSection,"solarcollector"meansanydeviceorcombinationof
elementswhichreliesonsunlightasanenergysource.
B.Nopersonorentityshallunreasonablyrestricttherightofapropertyownertoinstallor
useasolarcollector.
C.TheprovisionsofthisSectionshallnotsupersedezoningrestrictions,servitudesas
providedbyCivilCodeArticle697etseq.,orbuildingrestrictions,asprovidedbyCivilCode
Article775etseq.,whichrequireapprovalpriortotheinstallationoruseofsolar
collectors.
D.TheprovisionsofthisSectionshallnotapplytopropertyorareaswhichhavebeen
identifiedashistoricdistricts,historicalpreservationsorlandmarksbyanyhistoric
28
preservationdistrictcommission,landmarkscommission,ortheplanningorzoning
commissionofagoverningauthority.
MAINE
33MRSAc.28‐A
CHAPTER28‐ASOLARRIGHTS
§1421.Definitions
Asusedinthischapter,unlessthecontextotherwiseindicates,thefollowingtermshave
thefollowingmeanings.
1.Legalinstrument."Legalinstrument"includes:
A.Municipalordinances,bylawsorregulationsthatdirectlyregulatetheinstallationor
useofsolarenergydevicesonresidentialproperty;
B.Rules,bylawsorregulationsofanassociationofpropertyowners,includingbutnot
limitedtoahomeownersassociation,unitownersassociationorcondominiumowners
association;and
C.Deedrestrictions,restrictivecovenants,declarations,contractsorsimilarbinding
agreements.
2.Residentialproperty."Residentialproperty"meansrealpropertylocatedinthisState
thatisusedforresidentialdwellingpurposes.
3.Solarclothes‐dryingdevice."Solarclothes‐dryingdevice"meansaclothesline,drying
rackorotherequipmentusedforsolardryingofclothing.
4.Solarcollector."Solarcollector"meansadevice,structureorpartofadeviceorstructure
thatisdesignedandusedtotransformsolarenergyintothermal,chemicalorelectrical
energytomeetthewaterheating,spaceheating,spacecoolingorelectricitygeneration
requirementsofoneresidentialdwelling.
5.Solarenergydevice."Solarenergydevice"meansasolarcollectororsolarclothes‐drying
device.
§1422.Policy
ItisthepolicyoftheStatetopromotetheuseofsolarenergyandtoavoidunnecessary
obstaclestotheuseofsolarenergydevices.
§1423.Useandinstallationofsolarenergydevices
1.Application.Thissectionappliestoalegalinstrumentadoptedorcreatedafter
September30,2009thatdefinesorlimitstherightsorprivilegesofownersorrenters
withrespecttotheuseofresidentialproperty.
2.Righttoinstallandusesolarenergydevices.Exceptasprovidedinsubsections3and4,a
legalinstrumentsubjecttothissectionmaynotprohibitapersonfrominstallingor
using:
A.Asolarenergydeviceonresidentialpropertyownedbythatperson;or
29
B.Asolarclothes‐dryingdeviceonresidentialpropertyleasedorrentedbythatperson.
3.Exception.Alegalinstrumentsubjecttothissectionmayprohibittheinstallationanduse
ofsolarenergydevicesonresidentialpropertyincommonownershipwith3rdparties
orcommonelementsofacondominium.
4.Reasonablerestrictions.Alegalinstrumentsubjecttothissectionmayinclude
reasonablerestrictionsontheinstallationanduseofasolarenergydevice.Forthe
purposesofthissection,areasonablerestrictionisanyrestrictionthatisnecessaryto
protect:
A.Publichealthandsafety,includingbutnotlimitedtoensuringsafeaccesstoand
rapidevacuationofbuildings;
B.Buildingsfromdamage;
C.Historicoraestheticvalues,whenanalternativeofreasonablycomparablecostand
convenienceisavailable;or
D.ShorelandsundershorelandzoningprovisionspursuanttoTitle38,chapter3,
subchapter1,article2‐B.
§1424.Limitation
Thischapterdoesnotsupersedeanyexistingauthorityofanyentitytoadoptandenforce
anylaws,rulesorregulationsonanymatterotherthantheinstallationanduseofsolar
energydevicesonresidentialproperty.
MARYLAND
MDCode:RealProperty§2‐119
§2–119.
(a)(1)Inthissectionthefollowingwordshavethemeaningsindicated.
(2)“Restrictiononuse”includesanycovenant,restriction,orconditioncontainedin:
(i)Adeed;
(ii)Adeclaration;
(iii)Acontract;
(iv)Thebylawsorrulesofacondominiumorhomeownersassociation;
(v)Asecurityinstrument;or
(vi)Anyotherinstrumentaffecting:
1.Thetransferorsaleofrealproperty;or
2.Anyotherinterestinrealproperty.
(3)“Solar collector system” means a solar collector or other solar energy device, the
primarypurposeofwhichistoprovideforthecollection,storage,anddistributionofsolar
energyforelectricitygeneration,spaceheating,spacecooling,orwaterheating.
(4)“Solareasement”meansaninterestinlandthat:
(i)Isconveyedorassignedinperpetuity;and
(ii)Limitstheuseofthelandtopreservethereceiptofsunlightacrossthelandfor
theuseofapropertyowner’ssolarcollectorsystem.
30
(b)(1) A restriction on use regarding land use may not impose or act to impose
unreasonable limitations on the installation of a solar collector system on the roof or
exteriorwallsofimprovements,providedthatthepropertyownerownsorhastherightto
exclusiveuseoftherooforexteriorwalls.
(2)Forpurposesofparagraph(1)ofthissubsection,anunreasonablelimitationincludesa
limitationthat:
(i)Significantlyincreasesthecostofthesolarcollectorsystem;or
(ii)Significantlydecreasestheefficiencyofthesolarcollectorsystem.
(c)(1)A property owner who has installed or intends to install a solar collector system
maynegotiatetoobtainasolareasementinwriting.
(2)Anywritteninstrumentcreatingasolareasementshallinclude:
(i)Adescriptionofthedimensionsofthesolareasementexpressedinmeasurable
terms,includingverticalorhorizontalanglesmeasuredindegreesorthehoursoftheday
on specified dates when direct sunlight to a specified surface of a solar collector system
maynotbeobstructed;
(ii)Therestrictionsplacedonvegetation,structures,andotherobjectsthatwould
impairthepassageofsunlightthroughthesolareasement;and
(iii)Thetermsunderwhichthesolareasementmayberevisedorterminated.
(3)Awritteninstrumentcreatingasolareasementshallberecordedinthelandrecords
ofthecountywherethepropertyislocated.
(d)Thissectiondoesnotapplytoarestrictiononuseonhistoricpropertythatislistedin,
ordeterminedbytheDirectoroftheMarylandHistoricalTrusttobeeligibleforinclusion
in,theMarylandRegisterofHistoricProperties.
NEWMEXICO
N.M.Stat.§3‐18‐32
3‐18‐32.Limitationofcountyandmunicipalrestrictionsonsolarcollectors.
A.Acountyormunicipalityshallnotrestricttheinstallationofasolarcollectorasdefined
pursuanttotheSolarRightsAct[47‐3‐1NMSA1978],exceptthatplacementofsolar
collectorsinhistoricdistrictsmayberegulatedorrestrictedbyacountyormunicipality.
B.Acovenant,restrictionorconditioncontainedinadeed,contract,securityagreementor
otherinstrument,effectiveafterJuly1,1978,affectingthetransfer,saleoruseof,oran
interestin,realpropertythateffectivelyprohibitstheinstallationoruseofasolarcollector
isvoidandunenforceable.
NORTHCAROLINA
N.C.Gen.Stat.§160A‐400.4(d)andN.C.Gen.Stat.§160A‐201
§160A‐400.4.Designationofhistoricdistricts.
(d)TheprovisionsofG.S.160A‐201applytozoningorotherordinancespertainingto
historicdistricts,andtheauthorityunderG.S.160A‐201(b)fortheordinancetoregulate
31
thelocationorscreeningofsolarcollectorsmayencompassrequiringtheuseofplantings
orothermeasurestoensurethattheuseofsolarcollectorsisnotincongruouswiththe
specialcharacterofthedistrict.
§160A‐201(b).Limitationsonregulatingsolarcollectors.
(a)Exceptasprovidedinsubsection(c)ofthissection,nocityordinanceshallprohibit,or
havetheeffectofprohibiting,theinstallationofasolarcollectorthatgatherssolar
radiationasasubstitutefortraditionalenergyforwaterheating,activespaceheatingand
cooling,passiveheating,orgeneratingelectricityforresidentialproperty,andnoperson
shallbedeniedpermissionbyacitytoinstallasolarcollectorthatgatherssolarradiation
asasubstitutefortraditionalenergyforwaterheating,activespaceheatingandcooling,
passiveheating,orgeneratingelectricityforresidentialproperty.Asusedinthissection,
theterm"residentialproperty"meanspropertywherethepredominantuseisfor
residentialpurposes.
(b)Thissectiondoesnotprohibitanordinanceregulatingthelocationorscreeningofsolar
collectorsasdescribedinsubsection(a)ofthissection,providedtheordinancedoesnot
havetheeffectofpreventingthereasonableuseofasolarcollectorforresidentialproperty.
(c)Thissectiondoesnotprohibitanordinancethatwouldprohibitthelocationofsolar
collectorsasdescribedinsubsection(a)ofthissectionthatarevisiblebyapersononthe
ground:
(1)Onthefacadeofastructurethatfacesareasopentocommonorpublicaccess;
(2)Onaroofsurfacethatslopesdownwardtowardthesameareasopentocommonor
publicaccessthatthefacadeofthestructurefaces;or
(3)Withintheareasetoffbyalinerunningacrossthefacadeofthestructureextending
tothepropertyboundariesoneithersideofthefacade,andthoseareasofcommon
orpublicaccessfacedbythestructure.
(d)Inanycivilactionarisingunderthissection,thecourtmayawardcostsandreasonable
attorneys'feestotheprevailingparty.
WESTVIRGINIA
W.Va.Code§36‐4‐19
§36‐4‐19.Solarenergycovenantsunenforceable;penalty.
(a)Itisthepolicyofthestatetopromoteandencouragetheresidentialandcommercial
useofsolarenergysystemsandtoremoveobstaclestheretotopromoteenergyefficiency
andpollutionreduction.Therefore,anycovenant,restriction,orconditioncontainedinany
governingdocumentofahousingassociationexecutedorrecordedaftertheeffectivedate
ofthissectionthateffectivelyprohibitsorrestrictstheinstallationoruseofasolarenergy
systemisvoidandunenforceable:Provided,Thatahousingassociationmay,byvoteofits
members,establishorremovearestrictionthatprohibitsorrestrictstheinstallationoruse
ofasolarenergysystem.(b)Forthepurposesofthissection:(1)“Solarenergysystem”
means a system affixed to a building or buildings that uses solar devices, which are
32
thermallyisolatedfromlivingspaceoranyotherareawheretheenergyisused,toprovide
forthecollection,storage,ordistributionofsolarenergy;and(2)“reasonablerestriction”
means those restrictions that do not effectually result in a prohibition of their use by
eliminating the system’s energy conservation benefits or economic practicality.(c) This
section does not apply to provisions that impose reasonable restrictions on solar energy
systems including restrictions for historical preservation, architectural significance,
religiousorculturalimportancetoagivencommunity.Nothinginthissectionprecludesthe
regulationofsolarenergysystemsbystateandlocalauthoritieswhichmayestablishland
use, health and safety standards. Nothing in this section precludes housing associations
from restricting or limiting the installation of solar energy systems installed in common
areasandcommonstructures.
III.
SOLARPANELPRESERVATIONGUIDELINEEXAMPLES
PASADENA,CALIFORNIA
DESIGNGUIDELINESFORHISTORICDISTRICTSINTHECITYOFPASADENA,
CALIFORNIA
7.22Minimizethevisualimpactsofskylightsandotherrooftopdevices.
•Locatingaskylightorasolarpanelonafrontroofplaneshouldbeavoided.
•Skylightsandsolarpanelsshouldnotbeinstalledinamannerthatwillinterruptthe
planeofthehistoricroof.Theyshouldbelowerthantheridgeline.
•Flatskylightsthatareflushwiththeroofplanemaybeconsideredontherearandsides
oftheroof.
10.38Solardevicesshouldnotblockviewsorbeplacedwheretheyarevisiblefrom
thepublicright‐of‐way.
•Ifattachedtothebuilding,solardevicesshouldlayflushwiththeroofline.
•Ifnotattachedtothebuilding,collectorsshouldbelocatedonlyinthesideandrearyards.
Exposedhardware,framesandpipingshouldhaveanon‐reflectivefinish.
•Collectorsnotattachedtothebuildingshouldbescreenedbylandscaping.
BOULDER,COLORADO
GENERALDESIGNGUIDELINESFORBOULDER'SHISTORICDISTRICTSAND
INDIVIDUALLANDMARKS
3.1Roofs,Skylights,andSolarPanels
33
.4 Minimizethevisualimpactofsolarcollectors.
 Theuseofenergy‐efficientandenergy‐conservingmaterialsisencouraged,butthey
shouldnotcompromisethehistoricintegrityofthebuilding.
 Solarcollectorsshouldnotaltertheexistingprofileoftheroofnorbehighlyvisible,
particularlyfromthefrontofthehouse.Theyshouldbemountedflushonrear‐
facingroofs,orplacedonthegroundinaninconspicuouslocation.
8.2EnergyEfficiency
.4 Itisnotappropriatetoinstallsolarcollectorsinlocationsthatcompromiseprominent
roofs.Theinstallationofsolarcollectorsmaybeappropriateprovideditdoesnot
detractfromthehistoriccharacteroftheproperty,landmarkorhistoricdistrict.
8.3MechanicalandUtilityFacilities
.4 Itisnotappropriatetoinstallventilators,antennas,skylights,satellitedishesorother
mechanicalequipmentinlocationsthatcompromisecharacter‐definingroofs,oron
roofslopesthatareprominentlyvisiblefromthestreet.
BRECKENRIDGE,COLORADO
SolarPanelPolicy
SolarPanelsandSolarDevices
(1) WithintheConservationDistrict:ThepreservationofthecharacteroftheConservation
DistrictandthehistoricstructuresandsiteswithintheConservationDistrictareofthe
utmostimportance.TheTownencouragestheinstallationofsolarpanelsandsolardevices
asanalternativeenergysource.However,theremaybeinstanceswheresolarpanelsor
solardevicesarenotappropriateonaparticularbuildingorsiteifsuchadeviceis
determinedtobedetrimentaltothecharacteroftheConservationDistrict.
(2) WithintheConservationDistrict,nosolardevicesshallbeinstalledonastructureor
sitewithoutfirstobtainingaClassCminordevelopmentpermit.Solarpanelsandsolar
devicesareencouragedtobeinstalledonanon‐historicbuildingorbuildingadditionand
integratedintothebuildingdesign.ToensurethatthecharacteroftheConservation
Districtanditshistoricstructuresandsitesareprotected,anapplicationforadevelopment
permittoinstallasolarpanelorsolardevicewithintheConservationDistrictwillbe
reviewedunderthefollowingrequirements:
(a)Solarpanelsorothersolardevicesonroofsshallbeplacedonanon‐characterdefining
rooflineofanon‐primaryelevation(notreadilyvisiblefrompublicstreets).Solarpanels
andsolardevicesshallbesetbackfromtheedgeofaflatrooftominimizevisibilityandmay
34
besetatapitchandelevatedifnothighlyvisiblefrompublicstreets.Onallotherroof
types,solarpanelsandsolardevicesshallbelocatedsoasnottoalterahistoricrooflineor
characterdefiningfeaturessuchasdormersorchimneys.Allsolarpanelsandsolardevices
shallrunparalleltheoriginalrooflineandshallnotexceednineinches(9”)abovethe
roofline.
ApplicationsfornewstructureswithintheConservationDistrictareencouragedtoinclude
buildingintegratedsolarpanelsandothersolardevicesintotheinitialdesign,includinga
similarroofcolor,ratherthanasalateraddition.Solarpanelsandsolardeviceswhich
contrastwiththecoloroftheroofofneworhistoricstructuresareinappropriateiffound
tobedetrimentaltothecharacteroftheConservationDistrict.
(b)Detachedarraysofsolarpanelsandsolardevicesatahistoricsitemaybelocatedinthe
rearorsideyardifthearraysarenothighlyvisiblefromthepublicstreetsanddonot
detractfromothermajorcharacterdefiningaspectsofthesite.Thelocationofdetached
solararraysshallalsoconsidervisibilityfromadjacentproperties,whichshallbereduced
totheextentpossiblewhilestillmaintainingsolaraccess.
(c)Characterdefiningelementssuchashistoricwindows,walls,sidingorshutters,which
facepublicstreetsorcontributetothecharacterofthebuilding,shallnotbealteredorin
connectionwiththeinstallationofsolarpanelsorsolardevices.Solardevicesinnon‐
historicwindows,walls,sidingorshutterswhichdonotfacepublicstreetsareencouraged.
(2)OutsidetheConservationDistrict:TheTownencouragestheinstallationofsolarpanels
andsolardevicesonstructuresorsiteslocatedoutsidetheConservationDistrictasan
alternativeenergysource.Thefollowingregulationsshallapplytotheinstallationofsolar
panelsorsolardevicesoutsidetheConservationDistrict:
(a)Nosolarpanelorsolardevicesshallbeinstalledonastructureorsitewithoutfirst
obtainingaClassDdevelopmentpermit.Thedirectorshallhavetherighttoreclassifyan
applicationasaClassCminorapplication,andtorequirereviewbythePlanning
Commission,ifhefeelsthepurposeofthiscodewouldbebestservedbythe
reclassification.Reclassificationshallbedonepursuanttothedefinitionof“Classification”
inSection9‐1‐5ofthischapter.
(b)Solarpanelsandsolardevicesshallruncloselyparalleltotherooflineandshallnot
exceednineinches(9”)abovetheroofline.Newstructuresareencouragedtoinclude
buildingintegratedsolarpanelsandsolardevicesintotheinitialdesign,ratherthanasa
lateraddition.
(c)Detachedarraysofsolarpanelsandsolardevicesmaybelocatedintherearorside
yardifnothighlyvisiblefromthepublicstreets.Thelocationofdetachedsolararraysshall
alsoconsidervisibilityfromadjacentproperties,whichshallbereducedtotheextent
35
possiblewhilestillmaintainingsolaraccess.Detachedsolararrayswhichservethe
residenceonthesitemaybelocatedoutsideofthebuildingordisturbanceenvelopeifno
significantexistingvegetationmustberemovedfortheinstallationandanadequatebuffer
isprovidedtoadjacentproperties.(Ord.26,Series2008)
EUREKASPRINGS,ARKANSAS
SolarandOtherEnergyConservationEquipment
Contemporaryenergyconservationequipmentadditionshavenovisualhistoriccounterpart
andmakeastrongimpactonexistingbuildings.Bothgoalsofhistoricpreservationand
energyconservationareimportant,andcaremustbetakenthatoneisnotachievedatthe
expenseoftheother.Beforeinstallingalarge,publicallyvisibleenergyretrofit,ownersshould
firstimprovethebuilding’senergyefficiency.Itismuchlessexpensivetoreduceheating,
coolingandlightingdemandthanitistosatisfythatdemandwithahigh‐techsolarenergy
system.TheEurekaSpringsHistoricDistrictCommissionwillusetheUSDepartmentofthe
Interior
GuidelinesforRehabilitationHistoricBuildings:EnergyRetrofittingasabasisfor
DesignReviewinthissection.
A. Characterdefiningfeaturesofexistingbuildings(i.e.roofline,chimneys,dormers)
mustnotbedamagedorobscuredwhenintroducingnewrooforexteriorwall‐
mountedenergyconservationsystemssuchassolardevises,skylights,orwater
retentionsystems.
B. Equipmentshouldbescreenedorhiddentothegreatestpossiblewhilestill
achievingmaximumfunctionandeffectiveness.Thegoalshouldbehighperformance
withlowpublicvisibility.Installationofanenergyconservationsystematapublicly
visiblelocationmaybepermittediftheCommissiondeterminesthattheplacement
doesnothaveanadverseeffectonthecharacterdefiningfeaturesofthebuilding,
street,ortheDistrictasawhole.
C. Publiclyvisiblesolardevisesmountedonroofsshallbeevaluatedonthebasisof:
size;leastvisible/high‐performancelocation;panelarrangementanddesign;
systeminfrastructure;colorcontrastwithroof,andglare.
D. Preferredlocationforarraysofsolardevicesonroofsshallbeonanon‐character
definingrooflineofanon‐primaryelevationwhichisnotreadilyvisiblefrompublic
streets‐‐theleastvisiblelocationwhereatleast85%ofoptimalsystem
performancecanbeachieved.Locationontherearfaçadeorancillarystructuresis
preferred.Ifthesouthsideispubliclyvisible,solardevisesshouldbeinstalledon
thewestoreastsideiflesspubliclyvisibleandshadefactorsareappropriate.(If
solarpanelsareflatorinstalledata5degreeangletherewillbeonlyaslight
decreaseinproductivity.)Shadowtolerantpanelsshouldalsobeconsideredforuse
inalessvisiblelocation.
36
E. Onpitchedroofs,solararraysshallrunparalleltotheoriginalrooflineandshallnot
riseabovetheroofline.Onflatroofs,solararraysshallbesetbackfromtheedgeand
maybesetataslightpitchifnothighlyvisiblefrompublicstreets.
F. Solardevisesshallbeconsideredpartoftheoveralldesignofthestructure.Color,
shapeandproportionsofthesolararrayshallmatchtheshapeandproportionsof
theroof.Singleinstallationsonsingle‐planeroofsarepreferabletodisjointedarrays
orarraysonmultipleroofplanes.Ifmorethanonearrayisneeded,itshallbelimited
toonepanelsectiononeachsideofthestructurewithrearlocationpreferred.
Scatteredordisjointedarraysarenotappropriate.
G. Roofandbuildingcolorandpatternshallbecoordinatedasmuchasfeasiblewith
thecolorandpatternofthesolardevises.Darkerroofingcolorsarepreferredas
bettercomplimentstomountedsolarenergysystems.
H. Solarpanelsshallnotbemountedtoprojectfromwallsorotherpartsofthe
building.
I. Skylightsshouldbeflat,notthebubbletype,andshallnotbemountedonprimary
facades.
J. Detachedarraysofsolardevicesmaybelocatedintherearorsideyardifthearrays
arenothighlyvisiblefrompublicstreetsanddonotdetractfromothermajor
characterdefiningaspectsofthesite.Visibilityfromadjacentpropertiesshallbe
reducedtothegreatestextentpossible.
K. Solargreenhousesshallbetreatedasancillarystructuresandlocatedatleast2/3
backfromthefrontfaçadeoftheprimarystructure.
L. Porchenclosuresdesignedtobepassivesolarelementsshallobservetheguidelines
forporches.Anyexteriormetalshallbefinishedtoblendwithsurroundingbuilding
materials.
M. Wallenergyconservationssystemssuchastrombéwallsandsolarenergysiding
willbeconsideredonacase‐by‐casebasisfornewconstructionoradditionsonly.
N. COAapplicationsfornewconstructionareencouragedtoincludeappropriate
buildingintegratedsolardevicesandotherenergyconservationequipmentintothe
initialbuildingdesign(whilestillmaintainingcompatibilitywithexistingstructures
inthevicinity).
O. BeforeapplyingforaCertificateofAppropriatenessforsolarenergydevises,
applicantsshouldbecertainthatenoughsunlightisavailabletomaketheproposed
systemoperative.Applicantsareremindedtofollowtherulesandproceduresinthe
EurekaSpringsMunicipalCodeChapter7.56“TreePreservation”foralltree
removals.
P. Applicantsareremindedthattheproposedsystemissubjecttoapprovalbythe
BuildingOfficialbasedontheArkansasMechanicalCode,Chapter14“Solar
Systems”andotherapplicableCodes.
Q. ApplicationforaCOAforasolarretrofitsystemshallfollowLevelIIIpublic
notificationprocedure.
37
HOWARDCOUNTY,MARYLAND
USEOFSOLARPANELSANDOTHERSOLARDEVICESINHISTORICDISTRICTS
Thepurposeoftheseguidelinesistoallowfortheuseofalternativeenergysourceswhile
protectingtheintegrityofHowardCounty’sHistoricDistrictsandtorecognizeenvironmental
initiativesoftheCounty,StateandFederalgovernments.Theseguidelineswillapplytothe
EllicottCityandLawyersHillLocalHistoricDistricts.ThispolicyisbasedupontheGuidelines
asapprovedbytheHistoricDistrictCommissiononAugust6,2009.
SolarPanelsandOtherSolarDevices
Solarpanelsandothersolardevicesarebecomingincreasinglypopularastheuseof
alternativeenergysourcesbecomemorereadilyavailabletothegeneralpublic.In2008,
theMarylandLegislaturepassedabillprohibitingMarylandHomeownersAssociations
fromplacingunreasonablelimitationsontheinstallationofsolarcollectionpanelson
homeowners.Historicpropertieswereexemptedfromthisact,buttheHowardCounty
HistoricDistrictCommissionacknowledgesthedesireofhomeownerstousethesedevices
andhasformulatedtheguidelinerecommendationstoreachabalancebetweenhistoric
preservationandenergyconservation.
1.Recommended
 UseofsolarpanelsshouldnotconflictwithrecommendationssetforthinChapter
6.EforRoofs,Dormers,andGutters.
 Addsolarpanelsonroofsurfacenotvisiblefromapublicway.However,solar
shinglesmaybeaddedtoaroofsurfacevisiblefromapublicwayiflowornon‐
reflectiveshinglesareused.
 Placesolarpanelsorothersolardevicesonroofsonanon‐character‐defining
rooflineofanon‐primaryelevation(notreadilyvisiblefrompublicstreets).Run
solarpanelsanddevicesparalleltotheoriginalroofline.
 Setsolarpanelsandsolardevicesbackfromtheedgeofaflatrooftominimize
visibility.Panelsanddevicesmaybesetatapitchandelevated,ifnothighlyvisible
frompublicstreets.
 Selectsolarpanels,solardevices,mechanicalequipmentandmountingstructures
withnon‐reflectivefinishessuchasananodizedfinish.
 Paintmechanicalequipmentattachedtothebuildingfasciathesamecolorasthe
fasciainordertoblendintothebuilding.
 Locatedetachedarraysofsolarpanelsandsolardevicesatahistoricsiteintherear
orsideyardifthearraysarenothighlyvisiblefromthepublicstreetsanddonot
detractfromothermajorcharacter‐definingaspectsofthesite.Thelocationof
detachedsolararraysshouldalsoconsidervisibilityfromadjacentproperties,
whichshallbereducedtotheextentpossiblewhilestillmaintainingsolaraccess.
 Usesolardevicesinnon‐historicwindows,walls,sidingorshutterswhichdonot
facepublicstreets.
38
 FornewstructureswithintheHistoricDistrict,includebuilding‐integratedsolar
panelsandothersolardevicesintotheinitialdesign.
 Usesolarpanelsandsolardevicesthataresimilarincolortoroofmaterials.
2.NotRecommended
 Removinghistoricroofingmaterialsinordertoaddsolarpanels.
 Disturbingtheoriginalroofline,dormers,chimneysorotheroriginalfeaturestoadd
solarpanels.
 Alteringcharacter‐definingelementssuchashistoricwindows,walls,sidingor
shutterswhichfacepublicstreetsorcontributetothecharacterofthebuilding.
MONTGOMERYCOUNTY,MARYLAND
HistoricDistrictCommissionGuidelines
Chapter3:GeneralRehabilitationDesignGuidelines
9.0 SolarPanels
Solarpanelsshouldbelocatedinunobtrusiveplaces.Ifitisnecessarytomountsolar
panelsonahistoricbuilding,ratherthanelsewhereonthesite,itisessentialthatthe
panelsareinstalledsuchthattheydonotchangethecharacterofthebuilding.Ifsolar
panelsareplacedonarooftheyshouldbedesignedandpositionedtohaveaminimaleffect
onthecharacterofthestructure.Placementonrearfacingroofplacesoftheprimary
structureshouldbeconsideredfirst.
DesignObjective
Solarpanelsshouldnotadverselyaffectthehistoriccharacterofthestructuretowhich
theyarebeingadded.
9.1 Reducethevisualimpactsofsolarpanelsasseenfromthepublicright‐of‐way:
 Locatethesolarpanelsawayfrompublicviewwherefeasible.
 Solarpanelsshouldbemountedapartfromthebuildingorsecondarystructures,
suchasagarage,whenfeasible.
 Solarpanelsshouldbelocatedonnewconstruction,suchasanewwing,where
possible.
 Locateanattachedsolarpanelinamannersuchthatitdoesnotaffecttheprimary
rooffaçadeelevations.
 Locationonaprimaryorstreetfacingroofplaneisgenerallyinappropriate.
 Whereroofmounted,solarpanelsshouldbeflushtotheextentfeasible.
39



Ifnotattachedtothebuilding,collectorsshouldbelocatedinsideorrearyards.
Exposedhardware,framesandpipingshouldhaveamattefinish,andbeconsistent
withthecolorschemeoftheprimarystructure.
Panelsnotattachedtothebuildingshouldbescreenedbylandscapingtoreduce
theirvisibility.However,screeningmaydiminishtheeffectivenessofthecollectors
toreceivesunlight.
Alternativetechnologies,suchasphotovoltaicshingles,maybeappropriatein
certaincircumstances.
GRANDRAPIDS,MICHIGAN
GuidelinesforHistoricDistrictsandDesignatedHistoricProperties
Topic:Windows,doors,skylights,solarsystemsandroofaccessories.
I. Definitions:Forpurposesoftheseguidelines
Theseguidelinesapplytoallexteriorwindows,doors,skylights,solarsystemsandroof
accessories.Forthepurposeoftheseguidelinestheterm"skylight"Isdefinedasany
openingintheroofofastructureforthepurposeofintroducingnaturallight."Solar
systems"isdefinedasanypassiveoractivedeviceormaterialwhichareintendedto
collect,storeand/orconvertenergyfromthesun."Roofaccessories"aredefinedas
chimneycaps,vents,orothermechanicaladditionsplacedonoradjacenttotheroofof
astructure,notincludingdecorativeitemssuchasweathervanes,flagsorlighting.
II. Policy
TheSecretaryoftheInterior’sStandardsforRehabilitationandGuidelinesfor
RehabilitatingHistoricBuildingsrecommendedagainst:...
"Changingtheconfigurationofaroofbyaddingnewfeaturessuchasdormerwindows,
ventsorskylightssothatthehistoriccharacterisdiminished;"
"Installingmechanicalorserviceequipmentsothatitdamagesorobscurescharacter‐
definingfeatures;orisconspicuousfromapublicright‐of‐way;"and
"Locatingsolarcollectorswheretheyradicallychangetheproperty’sappearance;or
damageordestroycharacter‐definingfeatures."
40
Thefollowingguidelinesareprovidedtoassistintheinterpretationandapplicationof
theSecretaryoftheInterior’sStandardsandGuidelines.
III. Guidelines
D. Skylights,SolarSystemsandRoofAccessories
Theapplicationofmaterialswhichwilladverselyaltertheoriginalrooflineand/or
physicalcharacterofdesignatedhistoriclandmarkstructuresandstructureswithin
designatedhistoricdistrictsisdiscouraged.Ownersofhistoricpropertiesshould
explorealternativemeansofaddinglightorconservingenergybeforeconsideringthe
useofinstallationofskylightsandsolarsystems.
Whereownersapplytoinstallskylightsorsolarsystemstothestructurethe
Commissionwillevaluateeachapplicationonitsmerits.Factorswhichwillbe
consideredincludedthefollowing:
Thehistoriccharacterandarchitecturalimportanceofthestructureandsurrounding
environment;
i.
ii.
iii.
iv.
Theintendedpurposeoftheinstallation;
Otheralternativemeansexploredforintroducingnaturallighttothestructure’s
interiorand/orconservingheatenergy,andthereasonsfortheirrejection;
Thevisibilityoftheskylightsand/orsolarsystemfromadjacentpublicstreetsand
adjoiningproperties;and,
Thedesignandreplacementoftheskylightand/orsolarsystemandtheir
compatibilitywiththestructure’sroofline,color,texture,andshape.
Generally,utilitarianroofaccessorieswillbereviewedbythestaffandgivenadministrative
approval.Wheretheproposedinstallationwillhaveasignificantimpactontherooflineor
otherfeatureofthestructure,suchastheinstallationoflargeturbineventsorother
obtrusiveaccessories,theproposalwillbereferredtotheCommission.
TheseguidelineswereapprovedbytheMichiganBureauofHistoryasofOctober25,1995
pursuanttoSection5.(3)ofAct169of1970,asamended(LocalHistoricDistrictsAct).
YPSILANTI,MICHIGAN
ALTERNATIVEENERGYSYSTEMS
THEFOLLOWINGAPPLIESTOALLPROPERTIESINTHEHISTORICDISTRICT
41
Theterm“alternativeenergy”coversarangeoftechnologies;forexample,theNational
RenewableEnergyLaboratoryconductsresearchintobiomass,geothermal,wind,andsolar
power.But,practicallyspeaking,atpresent(2007)theonlyalternativeenergysystems
technicallyfeasibleformostpropertieswithinhistoricdistrictsaresolarcollectorsto
provideheatandelectricalpower;thereforeanyspecificexamplesgiveninthisfactsheet
willrefertosolarpowersystems.
However,thegeneralprinciplesofreviewsetouthereapplyequallytoalltypesof
alternativeenergyinstallations.Becausemodernmechanicalsystemswerenotpartofthe
originalformofstructuresinthehistoricdistrict,andtherangeofpotentialconfigurations
iswide,itisnotpossibletoprovidea“cookbook”typefactsheetforalternativeenergy
installations.Thepurposeofthefactsheet,instead,istosummarizethegeneralstandards
againstwhichanyproposalmustbereviewed.
RULESTHATGOVERNHDCREVIEW
Ypsilanti’sHistoricalPreservationordinanceguidesthedecisionsmadebytheHDCand
alsorequirestheHDCtoapplytheStandardsforRehabilitationestablishedbytheU.S.
SecretaryoftheInteriorwhenreviewinganyworkproposedinthedistrict.
TheSecretary’sStandardsdefine“rehabilitation”asthe“processofreturningapropertyto
astateofutility,throughrepairoralteration,whichmakespossibleanefficient
contemporaryusewhilepreservingthoseportionsandfeaturesofthepropertywhichare
significanttoitshistoric,architectural,andculturalvalues.”Inotherwords,boththe
YpsilantiordinanceandtheSecretaryoftheInteriorStandardsrecognizethatthelong‐
termpreservationofhistoricpropertiesdependsinpartontheabilitytoadaptthemto
changingcircumstances.
But,bothsetsofrulesalsorequirethatanyalterationbeappropriate.Thefunctionofthe
StandardsforRehabilitationistoprovideguidelinesbywhichtodeterminewhattypesand
methodsofrepairandalterationareappropriateandpermissible,andwhatare
inappropriate.
HOWTHESECRETARYOFINTERIORSTANDARDSAPPLY
Standard2.“Thehistoriccharacterofapropertywillberetainedandpreserved.The
removalofhistoricmaterialsoralterationoffeatures,spaces,andspatialrelationshipsthat
characterizeapropertywillbeavoided.”TheStandardsreferto“character‐defining
features”ofaproperty:examplesincludedoors,windows,porches,transoms,andthelike.
Boththematerialsandthearrangementofthesefeaturesdefineaproperty’shistoric
character,whichmustnotbeobscured,radicallychanged,damaged,ordestroyedin
makingapropertymoreenergyefficient.
Example:Abusinessownerwhosebuildingfacessouthwantstoinstallanarrayofsolar
panels.Becauseanysignificantalterationtotheprimaryfacadewouldobscurecharacter‐
definingfeatures,theHDCcouldnotapproveinstallationofthesouth‐facingwall,andthe
ownerwouldhavetoproposeanalternativelocationforthesolararray–e.g.,ontheroof.
42
Standard5.“Distinctivematerials,features,finishes,andconstructiontechniquesor
examplesofcraftsmanshipthatcharacterizeapropertywillbepreserved.”
Example:Ahomeownerproposestoinstallsolarpanelsonastuccowall.HDCwouldbe
requiredtoreviewtheeffectoftheinstallationonthestuccofinish.Ifthelikely
consequencewouldbetocausethefinishtodeteriorate,theHDCwouldhavetodenythe
application.
Standard9.“Newadditions,exterioralterations,orrelatednewconstructionwillnotdestroy
historicmaterials,features,andspatialrelationshipsthatcharacterizetheproperty.Thenew
workwillbedifferentiatedfromtheoldandwillbecompatiblewiththehistoricmaterials,
features,size,scaleandproportion,andmassingtoprotecttheintegrityofthepropertyandit
environment.”Alterationstotheexteriormustnotbesointrusivethattheydestroythe
integrityofthebuilding’scharacterbytheirverypresence.Repairsoralterationsmustnot
damageordestroyhistoricmaterialsdirectlyorindirectly.
Example:Abusinessownerproposestoinstallasolararrayontherearwallofabuilding.
Althoughtheproposedinstallationwouldnotobscureordamagecharacter‐defining
features,andnohistoricmaterialwouldbedestroyed,itisnotclearwhateffecttheweight
ofthenewequipmentwouldhaveonthestructuralintegrityofthewall.TheHDCmight
thenrequiretheownertoobtainaprofessionalstructuralanalysisofexistingphysical
conditionstodemonstratethattheinstallationwilldonolong‐termdamagetothebuilding.
Example:Ahomeownerproposedtoinstallarowofsolarpanelsonthesouth‐facingrear
roofofherhouse.Thepanelswouldbefixedata69‐degreeanglefromthehorizontal,
whiletheroofliesata45‐degreeangle.BecausetheHDCmustconsidertheeffectofthe
proposedworkonthemassingofthehouse–thatis,theoutlineofthebuilding–the
Commissionmightrequirethatthepanelsbefixedatthesameangleasthesurfaceon
whichtheyareinstalled,evenifthatwerenottheoptimalangle.
Standard10.“Newadditionsandadjacentorrelatednewconstructionwillbeundertakenin
suchamannerthat,ifremovedinthefuture,theessentialformandintegrityofthehistoric
propertyanditsenvironmentwouldbeunimpaired.”TheHDCmustconsidernotonlythe
detailsofinstallationofasystem,butalsohowitwillbeuninstalledandwhateffectthat
wouldhaveonthephysicalintegrityofthestructure.Themethodofeventualremovaland
repairofanyresultingdamagetothestructureshallbeclearlyidentifiedinanywork
permitapplication
ADDITIONALCONSIDERATIONS
Installation–attachment
Theproposedmethodandmaterialsforattachmentshallbeclearlyidentifiedinanywork
permitapplication.
Costversusbenefit
43
Energyconservationmeasures(additionalinsulation,weatherstripping,caulking,newor
repairedstormwindows,etc.)arethemostcost‐effectivemethodsofcuttingenergycosts
foranyproperty,historicorotherwise.
AlthoughtheHDChasnoroletoplayinhowanindividualpropertyownercalculatesthe
costversusthepotentialbenefitofinstallinganalternativeenergysystem,theHDCwill
considerwhethertheapplicanthastakenallavailablemeasurestoachievemaximum
energyefficiency.
And,becausethejustificationforalteringahistoricpropertyrequiresthatthealterationbe
necessaryto“[make]possibleanefficientcontemporaryuse”,thepresumptionmustbe
thatifapropertyownerhasnotalreadytakenallavailableenergyconservationmeasures,
theproposedalterationisnotnecessary.
OTHERINFORMATION
TheSecretaryoftheInteriorStandardsforRehabilitationareonlineat
www.nps.gov/history
TheHDCreviewcriteriaareonlineatwww.cityofypsilanti.com/boards
Furtherinformation:e‐[email protected]&Development
Departmentat734‐483‐9646
PORTLAND,OREGON
33.218CommunityDesignStandards
33.218.010Purpose
Designreviewandhistoricdesignreviewensurethatdevelopmentconservesand
enhancestherecognizedspecialdesignvaluesofasiteorarea,andpromotethe
conservation,enhancementandcontinuedvitalityofspecialareaoftheCity.
TheCommunityDesignStandardsprovideanalternativeprocesstothedesignreviewand
historicdesignreviewforsomeproposals.Whereaproposaliseligibletousethischapter,
theapplicantmaychoosetogothroughthediscretionarydesignreviewprocesssetoutin
Chapter33.825,DesignReview,andChapter33.846,HistoricReviews,ortomeetthe
objectivestandardsofthischapter.Iftheapplicantchoosestomeettheobjectivestandards
ofthischapter,nodiscretionaryreviewprocessisrequired.
33.218.100StandardsforPrimaryandAttachedAccessoryStructureinSingle‐
DwellingZones
44
Thestandardsofthissectionapplytodevelopmentofnewprimaryandattachedaccessory
structuresinsingle‐dwellingzones.
N.Rooftopsolarenergysystems
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,must
notincreasethepeakheightoftheroof,andthesystemsmustbeparalleltothe
slopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface
3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
P.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditional
requirementsforconservationdistrictsandconservationlandmarks.
7. Rooftopsolarenergysystems.
a. Rooftopsolarenergysystemsmustnotincreasethefootprintofthe
structure,mustnotincreasethepeakheightoftheroof,andthesystemmust
beparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
8. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservation
landmark.
33.218.110StandardsforPrimaryandAttachedAccessoryStructuresinR3,R2,and
R1Zones
Thestandardsofthissectionapplytodevelopmentofnewprimaryandattachedaccessory
structuresintheR3,R2,andR1zones.Theadditionofanattachedaccessorystructuretoa
primarystructure,wherealltheusesonthesiteareresidential,issubjecttoSection
33.218.130,StandardsforExteriorAlterationofResidentialStructuresinResidential
Zones.
N.Rooftopsolarenergysystems
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,must
notincreasethepeakheightoftheroof,andthesystemsmustbeparalleltothe
slopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface
3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
R.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditional
requirementsforconservationdistrictsandconservationlandmarks.
45
8. Rooftopsolarenergysystems.
a. Rooftopsolarenergysystemsmustnotincreasethefootprintofthe
structure,mustnotincreasethepeakheightoftheroof,andthesystemmust
beparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
10. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservation
landmark
33.218.120StandardsforDetachedAccessoryStructuresinSingleDwelling,R3,R2
andR1Zones
Thestandardsofthissectionareapplicabletodevelopmentofnewdetachedaccessory
structuresinsingledwelling,R3,R2,andR1zones.
H.Solarenergysystems.
1. Solarenergysystemsondetachedaccessorybuildingsaresubjecttothesame
standardaswouldapplytonewprimaryandattachedaccessorystructures.See
applicablesolarstandardsinSections.33.218.100and.110.
2. Groundorpolemountedsolarpanelssystemsaresubjecttothefollowing
standards:
a. Thetallestpartofthesystemmaynotexceed8feetinheight;
b. Thesystemmaynotbelocatedcloserthantheprimarystreet‐facingbuilding
façade.
J.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditional
requirementsforconservationdistrictsandconservationlandmarks.
5. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservation
landmark.
33.218.130StandardsforExteriorAlterationstoResidentialStructuresinSingle
Dwelling,R3,R2andR1Zones
Thestandardsofthissectionapplytoexterioralterationsofprimarystructuresandboth
attachedanddetachedaccessorystructuresinresidentialzones.Thesestandardsapplyto
proposalswheretherewillbeonlyresidentialusesonthesite.
F.Rooftopsolarenergysystems.
46
1. Rooftopsolarenergysystemsmustnotincreasethefootprintofthestructure,must
notincreasethepeakheightoftheroof,andthesystemsmustbeparalleltothe
slopeoftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface.
3. Photovoltaicglazingmaybeintegratedintowindowsorskylights.
H.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditional
requirementsforconservationdistrictsandconservationlandmarks.
6. Rooftopsolarenergysystems
a. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethe
footprintofthestructure,mustnotincreasethepeakheightoftheroof,and
thesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
6. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservation
landmark.
33.218.140StandardforAllStructuresintheRH,RX,CandEZones
ThestandardsofthissectionapplytodevelopmentofallstructuresinRH,RX,CandE
Zones.Thesestandardsalsoapplytoexterioralterationsinthesezones.
Forproposalswhereallusesonthesiteareresidential,thestandardsfortheR3,R2,and
R1zonesmaybemetinsteadofthestandardsofthissection.Wherenewstructuresare
proposed,thestandardsofSection33.218.110,StandardsforR3,R2,andR1Zones,maybe
metinsteadofthestandardsofthissection.Whereexterioralterationsareproposed,the
standardsofSection33.218.130,StandardsforExteriorAlterationofResidentialStructures
inResidentialZones,maybemetinsteadofthestandardsofthissection.
K.Rooftopsolarenergysystems.
1. Rooftopssolarenergysystemsmustnotincreasethefootprintofthestructure,must
notincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslope
oftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface
3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
4. Groundpolemountedsolarenergysystemsaresubjecttothefollowingadditional
standard:OnsitesthatabutanRFthroughR2zone,thesystemmustbesetbackone
footforeveryfootofheight,fromthelotlineabuttingtheRFthroughR2zone.
47
Q.Additionalstandardsforhistoricresources.Thefollowingstandardsareadditional
requirementsforconservationdistrictsandconservationlandmarks.
13. Rooftopsolarenergysystems
a. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethe
footprintofthestructure,mustnotincreasethepeakheightoftheroof,and
thesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
33.218.150StandardsforIZones
ThesestandardsofthissectionapplytodevelopmentofallstructuresintheIzones.These
standardsalsoapplytoexterioralterationsinthesezones.
I.Rooftopsolarenergysystems.
1. Rooftopssolarenergysystemsmustnotincreasethefootprintofthestructure,must
notincreasethepeakheightoftheroof,andthesystemmustbeparalleltotheslope
oftheroof;
2. Photovoltaicroofingshinglesortilesmaybedirectlyappliedtotheroofsurface
3. Photovoltaicglazingmaybeintegratedintowindowsorskylights
4. Groundpolemountedsolarenergysystemsaresubjecttothefollowingadditional
standards:
a. OnsitesthatabutanRFthroughR2zone,thesystemmustbesetbackone
footforeveryfootofheight,fromthelotlineabuttingtheRFthroughR2
zone;
b. Thesystemmaynotbelocatedclosertothestreetthantheportionofthe
street‐facingfaçadethatisclosesttothestreet.
L.Additionalstandardsforhistoricresources.
9. Rooftopsolarenergysystems
a. Rooftopsolarenergysystemsinconservationdistrictsmustnotincreasethe
footprintofthestructure,mustnotincreasethepeakheightoftheroof,and
thesystemmustbeparalleltotheslopeoftheroof;
b. Solarenergysystemsmaynotbeinstalledonaconservationlandmark.
10. Photovoltaicglazing,roofingshingles,ortilesmaynotbeinstalledonaconservation
landmark.
48
PORTLAND,OREGON
HistoricResourceProtectionOverlayZone
HistoricDistricts
33.445.010Purpose
Thischapterprotectscertainhistoricresourcesintheregionandpreservessignificant
partsoftheregion’sheritage.TheregulationsimplementPortland’sComprehensivePlan
policiesthataddresshistoricpreservation.Thesepoliciesrecognizetherolehistoric
resourceshaveintpromotingeducationandenjoymentofthoselivinginandvisitingthe
region.Theregulationsfosterprideamongtheregion’scitizensintheircityandits
heritage.Historicpreservationbeautifiesthecity,promotesthecity’seconomichealth,and
helpspreserveandenhancethevalueofhistoricproperties.
33.445.320DevelopmentandAlterationstoHistoricDistricts
BuildingnewstructureoralteringanexistingstructureinaHistoricDistrictrequires
historicdesignreview.Historicdesignreviewensurestheresource’shistoricvalueis
consideredpriortoorduringthedevelopmentprocess.
B.Exemptfromhistoricdesignreview
8.Solarenergysystemsthatmeetthefollowingrequirements.Whensolarenergysystems
areproposedaspartofaprojectthatincludeselementssubjecttohistoricdesignreview,
thesolarsystemisnotexempt:
a. Onaflatroof,thehorizontalportionofamansardroof,orroofssurroundedbya
parapetthatisatleast12incheshigherthanthehighestpartoftheroofsurface.
Thesolarenergysystemmustbemountedflushoronracks,withthesystemor
rackextendingnomorethan5feetabovethehighestpointoftheroof.Solar
energysystemsmustalsobescreenedfromthestreetby:
(1) Anexistingparapetalongthestreet‐facingfaçadethatisastallasthe
tallestpartofthesolar‐energysystem,or
(2) Settingthesolarenergysystembackfromtheroofedgesfacingthestreet
4feetforeachfootofthesolarenergysystemheight
b. Onapitchedroof.Solarenergysystemsmaybeonapitchedrooffacingarearlot
oronapitchedrooffacingwithin45degreesoftherearlot.Seefigure445‐1The
systemmustbemountedflush,withtheplaneofthesystemparallelwiththe
roofsurface,withthesystemnomorethan12inchesfromthesurfaceoftheroof
atanypoint,andsetback3feetfromtheroofedgeandridgeline.SeeFigure
445‐2
49
Figure445‐1
SolarEnergySystemLocationonaRooftop
50
Figure445‐2
SolarEnergySystemsonaPitchedRoof
51
ALEXANDRIA,VIRGINIA
52