When Hanover Township Supervisors met on August 24, Township Manager Jay Finnigan somberly distributed copies of a detailed, multi-colored spreadsheet, showing that some properties are seriously in arrears on various township bills. Officials examined this rainbow of figures, making comments about the blue and then the red columns, but Supervisor John Nagle was more than a little confused. "I'm pretty sure this one is blue," he guessed. Colleague Steve Salvesen, sitting next to Nagle, leaned over and said, "No, that one's green."Nagle is color blind, and confessed that his daughter actually has to clip his socks together to make sure they match. "Now I'll be reading about this in the newspaper," he laughed. "Just make sure you tell everyone I'm wearing matching olive tonight."
He was.
Ironically, the entire board was accused of being color blind that night, at least when that color is green. Although the Board was considering an amendment to the Zoning Ordinance making specific provisions for solar panels, Hanover resident Bharatkumar Joshi feels they could have done more. Another, Dr. Alan Brau, recounted difficulties installing a geothermal system at his home.
Joshi wants to erect a $25,000 solar panel system at his West Macada Road home, and objects to a provision in the solar ordinance requiring conditional use approval for roof-mounted, front-facing solar panels. Since the fronts of the homes in his neighborhood all face south, that's where a solar panel would be most effective. "I don't think it's fair to us," he stated.
Denied a permit by Zoning Administrator Yvonne Kutz, Joshi claims the delay has already cost him $5,000 in grant money that PPL has already given to "another homeowner in another township, waiting in line." He is also losing state money. The state was providing $2.25 per kilowatt for his 5,000 kw project, but that figure has now dropped to $1.79/kw. Getting a conditional use approval would cost Joshi another $800 and two months of precious time. "This almost sounds like you guys don't want this to happen," he complained.
Township Manager Jay Finnigan defended the proposed ordinance, saying, "We've done unique things with this." Requiring conditional use approvals would only enhance the value of properties in the long run, according to the Manager.
Solicitor Jim Broughal gently reminded Joshi that until its August 24 meeting, there was no solar ordinance at all.
"Then how did all those solar panels get up on other properties?" asked Joshi.
Broughal answered that people desiring solar panels at the front of their homes will now need conditional use approval.
Supervisors unanimously adopted the solar panel ordinance.
Instead of using the sun, Dr. Alan Brau would like to use the earth as his energy source. He told Supervisors of a geothermal design for his home heating and cooling. Ground absorbs 47% of the sun's energy as it hits the Earth's surface, and subsurface earth loops provide central heating and cooling. Jake Kocher, of Kocher's Water Pumps, is already drilling bore holes for loops and fluids.
Although Dr. Brau's idea is brilliant, he forgot to get a permit. In the process of trying to do so, he discovered all sorts of utility easements interfering with his design.
"I'm trying to figure out why you're here," said Solicitor Jim Broughal, suggesting Dr. Brau needs to coordinate a little more with the Zoning Administrator.
In other business, Supervisors unanimously adopted an ordinance increasing the fine for brake retarder violations and gave Weis Market permission to install two monument sign at its entrances instead of pole-mounted signs. "That will be an improvement," noted Vice Chair Glenn Walbert.
Hanover Tp. is one of the best run LV municipalities. However, and this is not unique to Hanover, I always bristle at the level of micro-management when it comes to zoning and other ordinances. May I politely ask under what legal authority is a municipality empowered to regulate the placement of solar panels on private property? Even under a general health, safety and welfare mandate, there's no legal basis to restrict such activity. I'd love to see if any of the Supervisors could cite the specific provision in the state constitution that empowers the Board to essentially regulate anything a resident does on his land.
ReplyDeleteAgain, the Supervisors deserve much credit in making Hanover Tp. what it is, but the micromanagement in matters of land and zoning borders on oppressive.
P.S. None of this may make a darn bit of difference in the near future as the state and municipalities start to run out of revenue. Mark my words, we will long for days like today when we have paved roadways and "basic" public services.
It's Weis Markets, not Weiss.
ReplyDeleteI love how zoning ordinances apply to everything *we* don't want...but when it's feel good solar panels and wind turbines, it's just totally unfair that we have regulations for those too. I enjoy the hypocrisy that so called *green* technologies should somehow, get a pass.
ReplyDeleteZoning is the invisible fence for human beings. It keeps neighbor A from pestering neighbor B.
I'm sure 9:40 would appreciate the zoning micromanagement if some guy put up some solar panels that nailed his bedroom windows with glare every day. Bet you'd be on the phone in a quick minute.
"It's Weis Markets, not Weiss."
ReplyDeleteI'm an idiot. I fixed the error and thank you.
Hanover = low taxes, great services and outstanding superviors and personnel.
ReplyDeleteMakes me want to move where the taxes are higher and superviosrs and staff don't care. Oh and did I mention higher taxes.
To Anon 10:37
ReplyDeleteFrom Anon 9:40
First of all, solar panels are not reflecting panels and even if they were, chances are they're not focused on the middle of the next house, so much as they're directed toward . . . oh . . . I don't know . . . the sky?
To answer your question, however, no, I would not automatically call the municipality in which I live to rectify a dispute w/ a neighbor. I would try to resolve it in a neighborly way. If he/she doesn't listen to reason, then I would up the ante in a legal, but not necessarily neighborly way, such as focusing a light on their bedroom window. If the neighbor's action constitued actionable conduct, I would sue them in court. Really, at no point would I assume that the "government" is the answer to my problem.
Guess that's the difference b/w me and the guy or gal who craves a nanny state style of living.
Well, nobody except maybe a few eccentrics living on inherited money, would be looking to put these panels up at all if the nanny-state wasn't subsidizing them. One guy is bitching because he's missing out on his free money?!
ReplyDeleteGood on those BT Supervisors.
Eh, 11:59, that's not exactly how solar panels work. I live in Bethlehem Township, and Country Meadows has to put in all sorts of landscaping and keep it healthy to prevent glare on to the houses next to it.
ReplyDeleteThe problem I see is that towns have almost nothing on the books to regulate this stuff, leaving it wide open to abuse.
I think that Hanover Supers. are way ahead of the curve on this, even thogh it is not exactly what Mr. Joshi wanted. And Dr. Brau is one amazing guy. This is a physician who refers to himself without bothering to mention the little detail that he is a doctor. A very modest man with brilliant ideas.
ReplyDeleteI'm surprised he doesn't live in nazareth!
Hanover supervisors are not ahead of the curve here. If anything they are, as usual, behind, and not thinking. As you correctly stated, there are solar panels up in the township and have been for years. Mr. Josi has a point, why start regulating this issue right now with his request? I'll assume that he put the request in and received the denial prior to this meeting. Seems to me if there was no solar ordinance until August 24, 2010, and the request was put in prior to that, he should have been treated the same as everyone else and been allowed to proceed as requested.
ReplyDeleteJim Broughal actually made just this point when he said that NOW people will need to get approval.
But for anyone who lives in Hanover Township this type of treatment should come as no surprise. This is typical overbearing local government. Hanover Township and it's current leadership are exactly why there needs to be consolidation to the City or County levels. This is the perfect case of small fish acting like big deals in their small little pond.
When I built my place we put in a geo-thermal. It's pricier than a traditional setup but well worth it. The house is 7 years old and the unit has already paid for itself. Enjoy your work Mr. O'hare.
ReplyDeleteI anm very happy to hear about your positive experience with geothermal. The concept itself is enlightened thinking, and I really commend your decision. Dr. Brau will probably check in here eventually, and I hope he sees your comment.
ReplyDeleteGuess Hanover actually knows what they are doing!
ReplyDeleteEAST BRADFORD — While few people may be able to afford large solar panel arrays, one enthusiastic homeowner on Muirfield Drive covered his roof with the panels and by doing so created a glare problem for his neighbors.
"We can't walk out the front door because the sun blinds us. We have trouble navigating in our house because we're blinded," said Judy Armour.
She said she and her husband can't use their living room because of the intense light. They also have concerns that the suddenly more intense light could be damaging to their house and furnishings.
Township officials say they are aware of the complaint and are working with the solar company that installed the panels.
According to Armour, when the neighboring homeowner originally had solar panels on just the upper portion of his roof, it wasn't a problem. A few months ago, however, he upgraded to a different panel and covered most of the roof with them. The pitch of the roof is also steep.
Brenden Beaumont, the township's zoning officer, said Friday he was working with the solar company, Sunpower Builders, to come up with a solution.
"This is a unique problem. The industry is in its infancy, and these problems are coming up," said Beaumont.
One remedy being explored is applying a glare-reduction film or a coating. Another option is to replace the units with ones that don't create glare.
Kira Costanza, director of external relations at Sunpower Builders, a Collegeville company, said they have been installing photovoltaic systems for 15 years and never had a glare problem before.
"It's been troubling to us," said Costanza. The company also maintains that it will likely only be a problem in the summer months.
The township is now requiring that a glare study be done as part of the permit process for any solar application whether it is roof-mounted or ground-mounted.
The study will examine the angle of the sun at the location of the photovoltaic system throughout the year on an hour by hour basis as well as the angles of the panels.
The Board of Supervisors recently adopted rules governing ground-mounted systems requiring that they be no larger than 500 square feet and and not be placed in a front yard.
They can also not be higher than 15 feet.
In the last three years, the township has issued permits for about 10 residential solar systems and one solar farm.
Beaumont said there hadn't been any complaints about Aqua Pennsylvania's solar farm. The farm consists of 4,800 solar panels mounted on grids covering four acres. The farm is surrounded by woods and the panels are fairly close to the earth.