1. Any person submitting a plan for subdivision to the Commission shall include on the plan a statement demonstrating to the Commission that he/she has considered, in developing the plans using passive solar energy techniques as defined below:
A. Passive solar energy techniques mean site design techniques which maximize solar heat gain, minimize heat loss, and provide thermal storage within the building during the heating season and minimize heat gain and provide for natural ventilation during the cooling season.
B. Site design techniques shall include, but not be limited to, the following:
i. House orientation
ii. Street and lot layout
iii. Vegetation
iv. Natural and man made topographical features
v. Protection of solar access within the development.
C. The statement demonstrating the subdivider's/developer's consideration of using passive solar energy techniques, shall address each item in VII.1.B.i.-v. as these apply to the subdivision to be considered by the Commission and shall be included with those required materials for subdivision review by the Commission. The criteria for review of these items are outlined in VII 2.-7.
2. House orientation - Where topographic conditions, soil conditions, and lot layout allow, the long axis off all new dwelling units in subdivisions approved subsequent to the date of these regulations shall be oriented so that their longest axis faces within twenty (20) degrees of true south.
Where soil conditions allow, septic systems shall be located to the south of new dwelling units in subdivisions approved subsequent to the date of these regulations when no increase in costs is involved over locating the septic system in another area of the lot.
3. Street Layout - Where topographic conditions, soil conditions, and existing street networks permit, new streets shall be oriented within thirty (30) degrees of an east-west orientation.
4. Lot Layout - Where street layouts, topographic conditions and soil conditions permit, side lot lines shall be oriented within twenty (20) degrees of a north-south orientation.
5. Vegetation - No vegetation shall be planted on a lot in a subdivision made subsequent to the adoption of these Regulations which (a) blocks solar access to an existing solar collector on a building not located within the subdivision and/or (b) blocks solar access to the south wall of a dwelling located within the subdivision and/or (c) blocks sunlight twenty-five percent (25%) or more of the time on any day in the year from the south facing roof of a dwelling.
6. Natural and Man Made Topographical Features -
A. The use of earth berms on the north side of dwellings is encouraged.
B. Whenever possible, development shall be encouraged on south facing slopes and discouraged on north facing slopes.
7. Protection of Solar Access Within the Development - Where the above passive solar site design techniques are not practical due to topographic or other conditions, the developer shall explore the use of solar easements within the subdivision.
No building or structure shall be sited or constructed to interrupt the solar access of another building. Solar easements may prove necessary in order to effectively carry out and maintain the above solar consideration.
8. The Commission may waive any of the above requirements when the developer can demonstrate to the satisfaction of the Commission that strict application of this section will result in significant increases in the cost of housing to the buyer, after tax credits, subsidies and exemptions are considered.
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