BILL ANALYSIS Ó AB 2188 Page 1 ASSEMBLY THIRD READING AB 2188 (Muratsuchi) As Amended May 8, 2014 Majority vote LOCAL GOVERNMENT 7-0 APPROPRIATIONS 14-0 ----------------------------------------------------------------- |Ayes:|Levine, Alejo, Bradford, |Ayes:|Gatto, Bigelow, | | |Melendez, Mullin, Rendon, | |Bocanegra, Bradford, Ian | | |Waldron | |C. Calderon, Donnelly, | | | | |Eggman, Gomez, Holden, | | | | |Jones, Pan, Quirk, | | | | |Ridley-Thomas, Weber | ----------------------------------------------------------------- SUMMARY : Requires every city and county to create an expedited permitting and inspection process for small, residential solar energy systems, alters the definition of what is a reasonable restriction on a solar energy system, and makes additional changes to the Solar Rights Act of 1978. Specifically, this bill : 1)Requires, on or before September 30, 2015, every city, county, or city and county to adopt an ordinance that creates an expedited, streamlined permitting process for small residential rooftop solar energy systems, consistent with the goals and intent of existing law governing the implementation of statewide standards to achieve timely and cost-effective installation of solar energy systems (commonly referred to as the Solar Rights Act). 2)Requires each city, county, or city and county, in developing an expedited permitting process, to adopt a checklist of all requirements with which small rooftop solar energy systems shall comply to be eligible for expedited review. 3)Requires an application that meets the requirements in the checklist specified in 2) above, to be deemed approved upon receipt of the completed application submittal. 4)Requires the checklist specified in 2) above, and required permitting documentation to be published on a publically accessible Internet Web site. 5)Requires a city, county, or city and county to allow for AB 2188 Page 2 electronic submittal of a permit application and associated documentation, and to authorize the electronic signature on all forms, applications, and other documentation in lieu of a wet signature by an applicant. 6)Requires a city, county, or city and county, in developing the ordinance specified in 1) above, to strive to conform with standardized checklists based on existing statewide solar permitting guidelines or best practices, including those developed through the United States Department of Energy's SunShot Initiative. 7)Requires, for a small residential rooftop solar energy system eligible for expedited review, only one inspection and requires that one inspection to be scheduled within five business days of a request, if the request is received during business hours. If the request is received after business hours, the inspection must be scheduled within five business days of the beginning of the next business day after receipt of the request. If a city, county, or city and county determines that it is unable to provide an inspection within five business days of a request, the city, county, or city and county may hold a public hearing and adopt an ordinance or resolution providing for a different time period or different means for scheduling inspections. If the small residential rooftop solar energy system fails inspection, a subsequent inspection shall also conform to the requirements of this provision. 8)Prohibits a city, county, or city and county from conditioning approval for any solar energy system permit on the approval of a solar energy system by a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development. 9)Requires a finding, based on substantial evidence, before a city or county may require application for a use permit for a solar energy system, rather than the existing law requirement of a good faith belief. 10)Provides that existing law requiring a solar energy system to meet applicable health and safety standards and requirements imposed by state and local permitting authorities shall be consistent with the Solar Rights Act. AB 2188 Page 3 11)Requires every solar energy system for heating water to be certified by an accredited listing agency as defined by this bill, rather than the Solar Rating Certification Corporation (SRCC) or other nationally recognized certification agencies, and deletes language requiring the certification to be for the entire solar energy system and installation. 12)Provides, for the purposes of reasonable restrictions on solar energy systems in covenants, conditions or restrictions (CC&Rs) contained in specified instruments affecting the sale or transfer of real property, that for solar domestic water heating systems or solar swimming pool heating systems that comply with state and federal law, "significantly" means an amount exceeding 10% of the cost of the system, but in no case more than $1,000, or decreasing the efficiency of the solar energy system by an amount exceeding 10%, as originally specified and proposed. 13)Provides, for the purposes of reasonable restrictions on solar energy systems in CC&Rs contained in specified instruments affecting the sale or transfer of real property, that for photovoltaic systems that comply with state and federal law, "significantly" means an amount not to exceed $1,000 over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding 10% as originally specified and proposed. 14)Reduces, from 60 days to 30 days, the period during which an application required by CC&Rs for the installation or use of a solar energy system shall be deemed approved, unless that delay is the result of a reasonable request for additional information. 15)Defines "accredited listing agency" to mean a standards or testing organization that evaluates solar energy systems according to specified, independent criteria and allows its mark to be used on qualifying systems as a stamp of approval, such as the American National Standards Institute or the American Association for Laboratory Accreditation. 16)Defines "electronic submittal" to mean the utilization of email, the Internet, or facsimile. 17)Defines "small residential solar energy system" to mean all of the following: AB 2188 Page 4 a) A solar energy system that is no larger than 10 kilowatts alternating current nameplate rating or 30 kilowatts thermal; b) A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the city, county, or city and county and specified provisions of existing law, as specified; c) A solar energy system that is installed on a single or duplex family dwelling; and, d) A solar panel or module array that does not exceed the maximum legal building height. 18)Makes findings and declarations regarding the state's distributed generation and solar energy policies, and makes updating and conforming changes. EXISTING LAW : 1)Provides that the implementation of consistent statewide standards to achieve the timely and cost-effective installation of solar energy systems is not a municipal affair, as that term is used in the California Constitution, but is instead a matter of statewide concern. 2)Provides that it is the intent of the Legislature that local agencies not adopt ordinances that create unreasonable barriers to the installation of solar energy systems, including, but not limited to, design review for aesthetic purposes, and not unreasonably restrict the ability of homeowners and agricultural and business concerns to install solar energy systems. 3)Provides that it is the policy of the state to promote and encourage the use of solar energy systems and to limit obstacles to their use, and that it is the intent of the Legislature that local agencies comply not only with specified provisions of law, but also the legislative intent to encourage the installation of solar energy systems by removing obstacles to, and minimizing costs of, permitting for such systems. 4)Requires a city or county to administratively approve applications to install solar energy systems through the issuance of a building AB 2188 Page 5 permit or similar nondiscretionary permit. 5)Requires review of an application to install a solar energy system to be limited to the building official's review of whether it meets all health and safety requirements of local, state, and federal law. 6)Requires the requirements of local law to be limited to those standards and regulations necessary to ensure that the solar energy system will not have a specific, adverse impact upon the public health or safety. 7)Allows a city or county to require an applicant for the installation of a solar energy system to apply for a use permit if the building official of the city or county has a good faith belief that the solar energy system could have a specific, adverse impact upon the public health and safety. 8)Prohibits a city or county from denying an application for a use permit to install a solar energy system unless it makes written findings based upon substantial evidence in the record that the proposed installation would have a specific, adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. The findings must include the basis for the rejection of potential feasible alternatives of preventing the adverse impact. 9)Allows the decision of the building official regarding building or use permits for solar energy systems to be appealed to the planning commission of the city or county. 10)Requires any conditions imposed on an application to install a solar energy system to be designed to mitigate the specific, adverse impact upon the public health and safety at the lowest cost possible. 11)Requires a solar energy system to meet applicable health and safety standards and requirements imposed by state and local permitting authorities. 12)Requires a solar energy system for heating water to be certified by the SRCC or other nationally recognized certification agency, as specified, and requires the certification to be for the entire solar energy system and installation. AB 2188 Page 6 13)Declares that any covenant, restriction, or condition contained in any deed, contract, security instrument, or other instrument affecting the transfer or sale of, or any interest in, real property, and any provision of a governing document, as specified, that effectively prohibits or restricts the installation or use of a solar energy system is void and unenforceable. 14)Provides that the provisions of 13) above, do not apply to provisions that impose reasonable restrictions on solar energy systems. However, it is the policy of the state to promote and encourage the use of solar energy systems and to remove obstacles thereto. Accordingly, reasonable restrictions on a solar energy system are those restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative system of comparable cost, efficiency, and energy conservation benefits. 15)Provides that, for solar domestic water heating systems or solar swimming pool heating systems that comply with state and federal law, "significantly" means an amount exceeding 20% of the cost of the system or decreasing the efficiency of the solar energy system by an amount exceeding 20%, as originally specified and proposed. 16)Provides that, for photovoltaic systems that comply with state and federal law, "significantly" means an amount not to exceed $2,000 over the system cost as originally specified and proposed, or a decrease in system efficiency of an amount exceeding 20%, as originally specified and proposed. 17)Requires, whenever approval is required by CC&Rs for the installation or use of a solar energy system, the application for approval shall be processed and approved by the appropriate approving entity in the same manner as an application for approval of an architectural modification to the property, and shall not be willfully avoided or delayed. If an application is not denied in writing within 60 days from the date of receipt of the application, the application shall be deemed approved, unless that delay is the result of a reasonable request for additional information. FISCAL EFFECT : According to the Assembly Appropriations Committee: 1)Negligible fiscal impact to the state. AB 2188 Page 7 2)Non-reimbursable costs to cities and counties to streamline their permitting processes and perform inspections in a shortened time frame, likely fully offset by fees cities and counties are authorized to charge for these activities. COMMENTS : 1)Purpose of this bill. This bill requires every city and county to create an expedited permitting and inspection process for small, residential solar energy systems, alters the definition of what is a reasonable restriction on a solar energy system, and makes additional changes to the Solar Rights Act. The major provisions of this bill: a) Require ministerial approval of permit applications for small, residential rooftop solar energy systems if they meet a checklist of system requirements that is developed by each local agency; b) Require a five-day turnaround on inspections for these systems, with a limit of only one inspection; c) Require a finding, based on substantial evidence, before a city or county may require a use permit for a solar energy system, rather than the existing law requirement of a good faith belief; and, d) Reduce the threshold under which restrictions on solar energy systems are considered reasonable under CC&Rs, and reduce, from 60 days to 30 days, the period during which an application required by CC&Rs for the installation or use of a solar energy system shall be deemed approved, unless that delay is the result of a reasonable request for additional information. This bill also contains a number of conforming and updating changes. The provisions of this bill would apply to all cities and counties in California, including charter cities. This bill is author-sponsored. 2)Author's statement. According to the author, "Currently, California's solar permitting structure is a patch work of various regulations and requirements that vary from city to city and AB 2188 Page 8 county to county. This results in a lack of certainty and hinders the ability of companies to scale and reduce costs. Requirements in one city can differ drastically from a neighboring city even though the same solar system is being installed on a similar home. "Several jurisdictions, such as the Cities of Los Angeles, San Jose, Richmond, Oakland, and San Diego County have already developed streamlined permitting requirements for small residential projects that meet certain criteria. These local governments have demonstrated that we can reduce permitting timeframes while maintaining important safety protections. "By improving the efficiency of solar permitting statewide, AB 2188 will help lower the cost of solar installations and further expand the accessibility of solar to more California homeowners who want to control their electricity bills and generate their own clean energy. In addition, making solar more affordable will help the state reach its renewable energy and greenhouse gas reduction goals, and create more jobs while maintaining the safety of solar systems." 3)Background. The California Legislature enacted the Solar Rights Act in 1978 to protect a homeowner's right to install a solar energy system by limiting a homeowner association's ability to object to such installations through its CC&Rs. The Solar Rights Act allows CC&Rs to include provisions that impose reasonable restrictions on solar energy systems. Reasonable restrictions include those that: do not significantly increase the cost of the solar system; do not significantly decrease the system's efficiency or specified performance; and, allow for an alternative system of comparable cost, efficiency and benefits. "Significant" is further defined as those restrictions that increase the system's cost by more than 20% or decrease the system's efficiency by more than 20%. AB 2473 (Wolk), Chapter 789, Statutes of 2004, updated the Solar Rights Act by specifying standards for what constitutes "significant" increases in solar energy system costs or decreases in those systems' efficiency. The bill also declared that solar energy system installation is a matter of statewide concern, and made a local government's grant of permission to install a solar energy system ministerial rather than discretionary unless the permitting agency has good cause to believe doing so would create AB 2188 Page 9 an adverse impact on public health or safety, in which case an application for a discretionary permit may be required. The local government cannot refuse to approve that application unless it makes detailed written findings based on substantial evidence that granting the permit will create specific adverse impacts on public health or safety. If conditions are placed on an approval to mitigate public health or safety impacts, the required mitigation must be designed to accomplish its goal at the lowest possible cost. 4)Solar Energy Initiative. In 2005, the California Public Utilities Commission through regulations established subsidy programs for the installation of solar photovoltaic systems administered by the California Energy Commission. These programs, known collectively as the California Solar Initiative (CSI), provide $3.2 billion in subsidies through rebates for the installation of photovoltaic projects. In 2006, the Legislature passed SB 1 (Murray), Chapter 132, Statutes of 2006, the Governor's Million Solar Homes Program, which established the goal of installing 3,000 megawatts of solar generation capacity, establishing a self-sufficient solar industry, and placing photovoltaic systems on 50% of new homes in 13 years. 5)Arguments in support. The California Solar Energy Industries Association, in support states, "Permitting at the local level in California is a patchwork quilt of rules, requirements and timelines that differ within as well as between, the hundreds of jurisdictions in the state. Although the solar industry has greatly standardized the equipment of rooftop solar systems - meaning a residential system installed in Sacramento is basically identical to the system installed in Palm Springs - the rules and procedures can vary wildly from one city to another. As a result, solar companies have to employ cadres of staff whose job is solely to keep up with the various rules and regulations needed to essentially permit the same solar system. "According to a recent Lawrence Berkeley Labs (LBL) study, the time delays and procedural variations associated with the issuance of building permits keeps the installed price of solar higher than it should be. These higher prices frustrate the ability of installers to achieve economies of scale and prevents solar from becoming more affordable. Specifically, LBL reports that streamlined permitting practices at the city level can reduce the cost of residential solar systems by $1,350-$3,850 for the average AB 2188 Page 10 5 kilowatt system. "Further adding to the cost of solar power, permitting and inspection timelines can be long. While it can take just one day to install a small residential solar system, it can take up to two months in some situations to just get through the initial permitting process, not to mention to get inspected. Again, LBL's research suggests that the best permitting practices can shorten development times by 24 days. "The time delays associated with permitting create a unique cost burden on the industry. This is because unlike many other permitted projects (HVAC [heating, ventilation, and air conditioning], new roof, etc.), solar systems cannot be interconnected to the grid until a permit is issued by the local jurisdiction. The solar installer won't even contact the local utility company until the permit has been issued. Unlike a new roof or an HVAC system that can be used and useful while waiting for a permit, the solar system just sits there on the customer's roof, unable to generate a single electron. "Last but not least, the barriers in some local jurisdictions can also create a market barrier for consumers interested in going solar. There are some jurisdictions that make it so difficult to get a permit that solar contractors simply refuse to do business there." 6)Arguments in opposition. The League of California Cities, in opposition writes, "While we remain supportive of expanding access to renewable energy resources, including residential solar, we do not believe that the rigid solar permit and inspection process as mandated in AB 2188 is the right approach. Requiring every local jurisdiction to uniformly issue solar permits and inspect solar installations within five days of the request would be very problematic and costly for many local governments still recovering from the historic economic downturn. A local jurisdiction's ability to process a permit application and complete an inspection in an expedited manner is largely driven by available funding and trained staff. Furthermore, many municipalities still impose mandatory furloughs on Fridays, which limit their ability to provide services under a specified timeline. "It should also be noted that AB 2188 could pose a threat to public safety. Amendments taken in the Assembly Local Government AB 2188 Page 11 Committee on April 30, 2014, completely eliminate the review process for solar permits and instead require local jurisdictions to issue the permit in a ministerial manner upon receipt of a completed application. Eliminating the permit review process would prohibit cities from involving their fire department or utility department in the permit approval process, thus removing a jurisdiction's ability to verify that no fire hazards are present and the installation complies with all applicable fire codes. "Building permits and inspections are required by state law, regulations, and local ordinances to help ensure public safety. By enforcing these laws, local governments essentially act as a consumer protection agency. AB 2188 could jeopardize this proven process by forcing cities and counties to potentially overlook shortcomings in solar permit applications or installations in order to comply with the bill's highly restrictive approval timeline. Additionally, AB 2188 would require cities to provide those seeking solar permits a higher level of service presently unavailable to all other permit seekers, creating an unequal permit playing field." Analysis Prepared by : Angela Mapp / L. GOV. / (916) 319-3958 FN: 0003550