0:3<\/p>\n
THIRD LAGU<\/p>\n
M<\/p>\n
u<\/p>\n
T<\/p>\n
U<\/p>\n
NA HILLS<\/p>\n
STANDARD 41A: SOLAR PANELS, 2 STORY BUILDINGS<\/p>\n
ADOPTED JULY 2023, RESOLUTION 03-23-76<\/p>\n
1.0<\/p>\n
GENERAL REQUIREMENTS<\/p>\n
See Standard 1: General Requirements<\/p>\n
2.0<\/p>\n
APPLICATIONS<\/p>\n
21<\/p>\n
Solar Panel refers to roof mounted panels that use solar energy to either heat<\/p>\n
water directly (Solar Water Heating System), or to generate electricity using<\/p>\n
photo-voltaic cells (Solar Electric System).<\/p>\n
2.2<\/p>\n
This section refers to flat roofs and pitched roofs of two-story dwellings. The<\/p>\n
system shall be designed so the panel array does not encroach outside of the<\/p>\n
area allocated on the roof for each owner of a manor. Refer to Pages 5, 6, 7, 8<\/p>\n
and 9 for typical roof allocation on flat roofs of 6-, 8-, and 12- unit buildings<\/p>\n
respectively and Page 10 for Seville style buildings. Roof allocation plans for all<\/p>\n
other types of roofs will be prepared by Manor Alterations when a request is<\/p>\n
received. Existing solar systems that have been properly approved are<\/p>\n
grandfathered in.<\/p>\n
23<\/p>\n
All costs and maintenance of the alteration, present and future, are the<\/p>\n
responsibility of the Mutual Member.<\/p>\n
24<\/p>\n
Detailed, site-specific plans for all water and electrical lines for the solar panel<\/p>\n
installation, including penetrations, shall be submitted to the Manor Alterations<\/p>\n
Department for approval.<\/p>\n
25<\/p>\n
Structural details and calculations for the installation of the proposed solar system<\/p>\n
existing roof structure, signed and wet-stamped by a California-licensed engineer<\/p>\n
are required to ensure the solar panel system does not compromise the existing<\/p>\n
roof structure and that the roof is adequate to accept attachments and to support<\/p>\n
all applied loadings. Consult with the City for additional requirements.<\/p>\n
2.6<\/p>\n
Solar Panels installed on pitched roofs with light weight tile require that the entire<\/p>\n
section from roof ridge to the edges be removed and replaced with CertainTeed<\/p>\n
Landmark TL composition shingle roofing or equivalent in all major aspects<\/p>\n
(aesthetics, materials and warranty) on the entire roof area where the array will<\/p>\n
Page 1 of 10
\nbe located. The roof must then be trimmed with light weight tiles (LWT) to match<\/p>\n
in materials and appearance of the original roof being replaced. The current<\/p>\n
composition shingle roofing standards for waterproofing the roof at the time of<\/p>\n
installation must be followed and will include a single layer underlayment, drip<\/p>\n
edge metal, step flashings at existing skylights and chimneys, penetration<\/p>\n
flashings for all vents and vent pipes, and valley metal at valley areas.<\/p>\n
27<\/p>\n
PVC Flat roof under warranty with the Mutual’s reroofing contractor shall require<\/p>\n
the roofing contractor holding the warranty to complete the roof tie-in work at the<\/p>\n
member’s expense. PVC Flat roofs that remain under a Johns Manville (JM)<\/p>\n
materials warranty shall require a Johns Manville (JM) Approved Contractor<\/p>\n
perform the tie-in work at the member’s expense. Solar panel installations onto<\/p>\n
roofs outside of the warranty periods must be water tight and meet or exceed all<\/p>\n
current .C.C. (International Code Council), State and City standards.<\/p>\n
2.8<\/p>\n
Flat roof mounting shall be set with the highest point flush with the top of the<\/p>\n
parapet wall so as to be hidden from the ground or surrounding properties. The<\/p>\n
lowest point of the solar array equipment shall be a minimum of 10 inches above<\/p>\n
the flat roof. The top stanchions and racking used to connect the array to the roof<\/p>\n
shall be water tight and meet or exceed all current I.C.C. (International Code<\/p>\n
Council), State and City standards.<\/p>\n
29<\/p>\n
The solar panel array must be located away from the edges of roofs and parapets<\/p>\n
as required by the City but not less than the clear perimeter around the edges of<\/p>\n
the roof shall be a minimum 2-foot-wide and must maintain sufficient clearance<\/p>\n
between any architectural features such as, but not limited to skylights,<\/p>\n
mechanical equipment, vent pipes and for the most direct path to these features<\/p>\n
in order to enable proper access for maintenance.<\/p>\n
2.10<\/p>\n
Water and electric lines must be set on blocking above the surface to facilitate re-<\/p>\n
roofing.<\/p>\n
2.11<\/p>\n
Detailed plans of the installation of roof jacks (flashing, vents, or planking for<\/p>\n
installation of Solar). Should be submitted to Manor Alterations for approval, and<\/p>\n
installation of roof jacks, including hot mopping and\/or flashing, is required to be<\/p>\n
completed during original installation.<\/p>\n
2.12<\/p>\n
Lag screws must have adequate pullout strength and shear capacities.<\/p>\n
2.13<\/p>\n
The member is responsible for the maintenance and repair of the roof<\/p>\n
penetrations required for the installation of the solar system, and for any damage<\/p>\n
caused by these alterations.<\/p>\n
2.14<\/p>\n
Connections to the manor\u2019s electrical system must be coordinated with the local<\/p>\n
electric utility.<\/p>\n
Page 2 of 10
\n2.15<\/p>\n
Solar Electric Panels, and their associated electrical components, must be UL<\/p>\n
approved, or comply with equivalent international standards.<\/p>\n
2.16<\/p>\n
All solar panel installations located on the roof of a unit that is under warranty<\/p>\n
must be inspected and approved, in addition to any required City inspections, by<\/p>\n
a VMS Inc. Roofing Inspector before the solar array is installed, after roof<\/p>\n
penetrations are complete, and prior to a final inspection of the Mutual Consent.<\/p>\n
If re-roofing is required for the solar panel installation, in addition to any City-<\/p>\n
required inspections, inspections by a Mutual inspector will be performed prior to<\/p>\n
finalizing the mutual consent.<\/p>\n
2.17<\/p>\n
Approved locations for Energy Storage Devices: As per California and City code,<\/p>\n
all energy storage device installations must be inspected by OCFA. Installation<\/p>\n
must be on the exterior walls, in the garage, or in a California and City code<\/p>\n
compliant interior area of the manor. Energy storage devices visible to the<\/p>\n
members must be painted to match the wall it is mounted on or be screened with<\/p>\n
an approved enclosure that complements the architecture of the building.<\/p>\n
2.18<\/p>\n
The Mutual Consent processing time for Solar Panel installation requests is to be<\/p>\n
completed within 45 days from receipt of a complete application submission. If<\/p>\n
Manor Alterations and the Board fail to approve or deny a complete application<\/p>\n
within 45 days of receipt the application, it auto defaults to an approved<\/p>\n
application.<\/p>\n
3.0<\/p>\n
OBLIGATIONS<\/p>\n
3.41<\/p>\n
Due to all exterior locations classified as \u2018exclusive use common area\u2019 or \u2018common<\/p>\n
area\u2019, a Common Area Exclusive Use Revocable License or equivalent current<\/p>\n
document for Mutual approval to provide rights to utilize common area must be<\/p>\n
completed prior to the installation of any solar array. Each Manor is allocated a<\/p>\n
weighted percentage of available roof space. Each Manor’s Solar Panel allocation<\/p>\n
is estimated at 200 sq. ft. This is not a guarantee of allocation. This is an<\/p>\n
approximation to provide Members an understanding of the limited amount of roof<\/p>\n
space available. The Members or their Solar Consultant will submit a complete<\/p>\n
Mutual Consent application with scope of work and the precise location of the<\/p>\n
solar system within the allocated space for review and approval by Manor<\/p>\n
Alterations.<\/p>\n
3.2<\/p>\n
For continuous roofs that cover more than one manor, if the roof is required to be<\/p>\n
replaced, the member may limit the replacement of roof to the projected area of<\/p>\n
the manor requesting approval for the solar installation. A 3-ft roof transition will<\/p>\n
be required between the new roof and the existing roof and said transition will<\/p>\n
take place within the above described area.<\/p>\n
3.3<\/p>\n
Member accepts responsibility and agrees to pay for repairs to common areas,<\/p>\n
Page 3 of 10
\nincluding but not limited to roofing, framing, wiring and drywall caused, in whole<\/p>\n
or in part, by Member’s solar panels or their installation, operation, maintenance<\/p>\n
or removal; and, Member accepts all responsibility for damage to Member’s<\/p>\n
Manor or other Manors or to personal property caused or contributed to by the<\/p>\n
installation, operation, maintenance or removal of the solar panels.<\/p>\n
3.4<\/p>\n
The Member is responsible for, and will bear all costs associated with removing,<\/p>\n
altering, covering or reinstalling the alteration as may be necessary or appropriate<\/p>\n
to allow the Mutual to conduct maintenance or repairs of common area. The<\/p>\n
Mutual will endeavor to give a minimum of thirty (30) days advance written notice<\/p>\n
(unless it is an emergency) of the need to remove, alter, cover or replace the solar<\/p>\n
panel. Failure to complete the required work within the allowed time will require<\/p>\n
that the Mutual perform the removal, alteration, or covering at the Member’s cost,<\/p>\n
which will be billed as a Chargeable Service to the Member. Re-installation of any<\/p>\n
components removed by the Mutual as a chargeable service remains the<\/p>\n
responsibility of the member.<\/p>\n
3.5<\/p>\n
The Member is responsible for, and will bear all costs associated with, clean-up<\/p>\n
or repair of Mutual owned or controlled property made necessary by or resulting<\/p>\n
from the alteration.<\/p>\n
3.6<\/p>\n
All costs associated with roof replacement above and beyond the typical cost for<\/p>\n
roof replacement due to the solar panel installation shall be borne by the<\/p>\n
Member(s) as per Section 3.4 above. Alternatively, member may assume full<\/p>\n
responsibility for the future maintenance, repair and replacement of the roof in lieu<\/p>\n
of removing and re-installing the solar panel system. If this option is selected, the<\/p>\n
existing roof will be considered an alteration.<\/p>\n
3.7<\/p>\n
The roof area for possible solar panel installation is allocated only to the roof<\/p>\n
space in a first come first serve capacity. The member’s solar panels may not be<\/p>\n
directly above their Manor. It is Member’s responsibility to ascertain and adapt to<\/p>\n
any roof interference by vents or other roof installations already in place.<\/p>\n
3.8<\/p>\n
Upon sale of Member’s Manor, all obligations herein shall apply to all subsequent<\/p>\n
owners of the Manor.<\/p>\n
3.9<\/p>\n
When applicable, the solar installer and his roofer will provide a copy of the<\/p>\n
composition shingle manufacturer’s warranty and will provide a separate labor<\/p>\n
and materials warranty of 5 years for the composition shingle roof installation. If<\/p>\n
any leaks occur on a roof so constructed, the solar installer will remove the solar<\/p>\n
equipment, repair the roof and put back the solar equipment at no cost to the<\/p>\n
Mutual. If the solar installer\/roofer chooses not to comply with this requirement,<\/p>\n
then the Mutual Roofing Contractor must be hired to do the roofing work at the<\/p>\n
member’s expense.<\/p>\n
Page 4 of 10
\nke]<\/p>\n
\u20acD|S<\/p>\n
SIX<\/p>\n
<0<\/p>\n
w|<|5<\/p>\n
z=<\/p>\n
[i [=<\/p>\n
LD<\/p>\n
X|\u2014[m<\/p>\n
\u2014Z|=<\/p>\n
woz<\/p>\n
ZI0|5<\/p>\n
a[<g|\u00ae<\/p>\n
xl<\/p>\n
<|o<\/p>\n
XIX DF<\/p>\n
Page 5 of 10
\nwe<\/p>\n
Pd<\/p>\n
=[\u2014<\/p>\n
Ol<\/p>\n
nH<\/p>\n
Si< lo Lm j= D(= >a<\/p>\n
D><\/p>\n
<<|=2<\/p>\n
|< |m<\/p>\n
[O|=<\/p>\n
wi\u2014|=<\/p>\n
=H<\/p>\n
ZS<\/p>\n
<\/p>\n
w=<\/p>\n
Z|<<\/p>\n
of |<\/p>\n
25(8|1z<\/p>\n
=|O|E|a<\/p>\n
Ol (22<\/p>\n
\u2014 com<\/p>\n
<|QA=<\/p>\n
xX|Z<\/p>\n
XZ<\/p>\n
J fr] Ed<\/p>\n
m|<<<\/p>\n
LL | e\u2014\u2014=<\/p>\n
\u2014<\/p>\n
=<\/p>\n
Xo<\/p>\n
<= l= _\u2014\u2014 =f @ \u2014l \u2014 _ Page 7 of 10 Z| nT >|Z<\/p>\n
a|<|Q<\/p>\n
w(n=<\/p>\n
ol|x<\/p>\n
[215]<\/p>\n
X|<|@m<\/p>\n
wi\u2014|=<\/p>\n
J | Py<\/p>\n
Z|<|S<\/p>\n
oe<\/p>\n
l=<\/p>\n
oO<\/p>\n
Xs<\/p>\n
\u2014\u2014|<\/p>\n
Page 8 of 10
\nNN<\/p>\n
[e]le]<\/p>\n
\u00bb|<\/p>\n
Qlo<\/p>\n
[a][=]p=<\/p>\n
oF<\/p>\n
Z3<\/p>\n
(S.<\/p>\n
–<\/p>\n
Low<\/p>\n
–<\/p>\n
ae)<\/p>\n
TiO<\/p>\n
<x<\/p>\n
<|=<\/p>\n
lw<\/p>\n
|=<\/p>\n
|g]<\/p>\n
DIZ<\/p>\n
1<\/p>\n
Fw<\/p>\n
zd<\/p>\n
\u00ae<\/p>\n
dr<\/p>\n
pot<\/p>\n
Page 9 of 10
\n[54<\/p>\n
i<\/p>\n
LY)<\/p>\n
JEN HN \u2014\u2014<\/p>\n
Lp<\/p>\n
=<\/p>\n
iyi<\/p>\n
IS<\/p>\n
I]<\/p>\n
|<\/p>\n
=<\/p>\n
i<\/p>\n
Lt<\/p>\n
|<\/p>\n
I<\/p>\n
v=<\/p>\n
i<\/p>\n
1<\/p>\n
ik<\/p>\n
ht<\/p>\n
\u00a33<\/p>\n
i<\/p>\n
Page 10 of 10<\/p>\n","protected":false},"author":2,"featured_media":0,"template":"","document_category":[1075,1740],"document_type":[53],"class_list":["post-18639","document","type-document","status-publish","hentry","document_category-architectural-standards-operating-rules-third","document_category-third-architectural-standards-ma","document_type-other"],"acf":{"document":5450,"resolutions":null,"legacy_id":"","pdf_extracted_text":""},"yoast_head":"\n