Thurston County Unincorporated
City Zoning Code

1.

To encourage the efficient and effective development and use of solar energy systems (specifically, photovoltaic (PV) systems) while protecting the public health, safety, and welfare of the community.

2.

To implement the objectives of the Thurston County Comprehensive Plan by:

a.

Encouraging the use of local renewable energy;

b.

Promoting sustainable building design and practices; and

c.

Encouraging economic development while preserving the community's historic resources and character.

3.

To implement strategies in the Thurston Climate Mitigation Plan to reduce countywide greenhouse gas emissions in the building sector.

4.

To decrease the community's reliance on fossil fuel power sources and work towards achievement of county and state greenhouse gas reduction targets:

a.

Forty-five percent reduction by 2030.

b.

Seventy percent reduction by 2040.

c.

Net-zero emissions by 2050 (ninety-five percent reduction).

5.

To enhance the reliability and resiliency of the local power grid and make more efficient use of the local electric distribution infrastructure.

6.

To promote consumer choice and allow residents and businesses to use local, renewable energy while displacing fossil fuel generation.

7.

To improve air quality and protect public health.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

This chapter applies explicitly to solar photovoltaic (PV) installations proposed to be constructed after the effective date of this ordinance. This section also pertains to modifications that materially alter the type, configuration, or size of these installations or related equipment. This section does not apply to minor modification or routine maintenance of a solar energy system.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

1.

Roof-Mounted Solar PV Energy Systems. Roof-mounted solar PV energy systems of any size are permitted as an allowed use in all zoning districts.

a.

Residential rooftop solar PV energy systems do not require a permit. However, they are subject to electrical permits through Washington State Labor and Industries (L&I).

b.

Non-residential/Commercial rooftop solar PV energy systems do require a building permit.

i.

If the solar PV energy system is proposed on a new commercial structure at the time of the building permit application, no additional fee will apply.

ii.

If the solar PV energy system is proposed on an existing structure, a fire code construction operation permit is needed for the new installation. Permit fees are based on the valuation of the project.

iii.

Electrical inspections are required and must be completed through Washington State Labor and Industries (L&I).

2.

Ground-Mounted Solar PV Energy Systems.

a.

Residential ground-mounted solar PV energy systems are permitted as an allowed use in all residential zoning districts and require a residential building permit to verify structural adequacy and compliance with land use requirements. Permit fees are based on the valuation of the project.

b.

Non-residential/Commercial ground-mounted solar PV energy systems:

i.

Small-scale ground-mounted solar PV energy systems:

(A)

Are less than two thousand eight hundred square feet or less of surface area (equivalent to a rated nameplate capacity of approximately fifteen KW DC or less).

(B)

Are permitted as either a primary or accessory use in all zoning districts, subject to receipt of a non-residential building permit.

ii.

Medium-scale ground-mounted solar PV energy systems:

(A)

Are greater than two thousand eight hundred square feet but less than forty thousand square feet of surface area (equivalent to a rated nameplate capacity of between fifteen to two hundred fifty KW DC).

(B)

Are permitted in all zoning districts as either a primary or accessory use and are subject to an administrative special use permit (see Section 20.54.040 TCC).

iii.

Large-scale ground mounted solar PV energy systems:

(A)

Are greater than forty thousand square feet of surface area (equivalent to a rated nameplate capacity of at least two hundred fifty KW DC or more).

(B)

Are permitted subject to receipt of a special use permit.

(C)

Are permitted in select zoning districts. See Section 20.54.040 TCC.

5.

The construction and operation of all solar energy systems shall be consistent with all applicable local, state and federal requirements, including but not limited to all applicable safety, construction, electric and communications requirements. All solar energy systems shall be constructed and installed in accordance with the State Building Code.

6.

No grid-connected solar energy system shall be installed until the owner or operator has provided evidence of notification to and an interconnection agreement from the utility company of the customer's intent to install an interconnected customer-owned generator. Off-grid solar energy systems are exempt from this requirement.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

1.

Roof-mounted solar PV energy systems are:

a.

Exempt from the height restrictions applied in the underlying zoning district.

b.

Shall be excluded from any calculation of maximum roof coverage allowed for appurtenances.

c.

Shall be located in such a manner as to allow emergency access to the roof, allow for smoke ventilation, and provide emergency egress from the roof.

d.

On a pitched/sloped roof, solar energy systems shall be installed parallel to the roof surface and may not extend beyond the edge of the roof peak.

2.

Ground-mounted solar PV energy systems are:

a.

Subject to the same height restrictions as accessory or primary structures in each district, depending on whether the systems are permitted as a primary or accessory uses.

b.

Small- and medium-scale non-residential/commercial ground-mounted solar PV energy systems accessory to a primary use shall comply with the setbacks for accessory structures in the underlying zoning district.

c.

All ground-mounted solar PV energy systems in residential districts shall be installed either in the side yard or rear yard to the extent practicable.

d.

Ground-mounted solar PV energy systems that are accessory in nature shall not be included in any lot-coverage calculations. Where ground-mounted solar energy systems are the primary use, they will count towards lot-coverage calculations.

e.

Ground-mounted solar energy systems will not be included in any impervious surface calculations, provided that the underlying ground remains pervious.

f.

Ground-mounted solar energy systems access roads shall be designed to meet Thurston County emergency vehicle access standards to the systems main electrical collection and control stations. Emergency access roads standards are not required for the appurtenant structures (panels, racking, wiring, connection boxes, etc.) of the system. Additional points of access may be required if there are occupied buildings, or a solar energy system is co-located with a battery energy storage system.

3.

Medium-scale ground mounted solar PV energy systems that are primary uses must comply with all setback requirements for primary uses in the relevant zoning district.

a.

Clearing of natural vegetation shall be limited to what is necessary for the construction, operation and maintenance of ground-mounted solar energy systems.

b.

Lighting of medium-scale ground mounted solar energy systems shall be consistent with local, state and federal law.

c.

Lighting of other parts of the system, such as accessory structures to the medium-scale solar energy system, shall be limited to that required for safety and operational purposes, and shall be reasonably shielded from abutting properties. Where feasible, lighting of the solar energy system shall be directed downward and shall incorporate full cut-off fixtures to reduce light pollution.

4.

Large-scale ground-mounted solar PV energy facilities must meet the following design and dimensional standards:

a.

The parcel must contain a minimum of three contiguous acres of upland areas.

b.

Front side and rear setbacks shall be as follows:

i.

Front Yard: The front yard shall have a depth of at least fifty feet);

ii.

Side Yard: Each side yard shall have a depth of at least fifty feet);

iii.

Rear Yard: The rear yard depth shall be at least thirty feet.

iv.

Setbacks are measured to panels and electrical equipment. Fence line may occur within setback areas.

c.

Clearing of natural vegetation shall be limited to what is necessary for the construction, operation and maintenance of ground-mounted solar energy systems.

d.

Lighting of large-scale ground mounted solar energy systems shall be consistent with local, state and federal law. Lighting of other parts of the system, such as appurtenant structures, shall be limited to that required for safety and operational purposes, and shall be reasonably shielded from abutting properties. Where feasible, lighting of the solar energy system shall be directed downward and shall incorporate full cut-off fixtures to reduce light pollution.

e.

Signage on large-scale ground-mounted solar energy systems shall comply with the sign provisions of the zoning bylaw and shall identify the owner, manufacturer, and operator and provide a twenty-four-hour emergency contact phone number. A solar PV energy system shall not be used to display any advertising.

5.

For medium- and large-scale ground-mounted solar energy systems, reasonable efforts shall be made to place all utility connections from the solar PV energy system underground depending on appropriate soil conditions, shape and topography of the site, and any requirements of the utility provider. Electrical transformers, metering, and protection equipment for utility interconnections may be above ground if required by the utility provider.

6.

For medium-and large-scale ground mounted solar energy systems, screening is required. Solar energy systems shall have views minimized from adjacent properties to the extent reasonably practicable using architectural features, earth berms, landscaping, or other screening methods that will harmonize with the character of the property and surrounding area. At a minimum, fencing is required surrounding the structures with a ten-foot minimum separation distance, and landscaping that provides vegetative screening is required outside the fencing.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

1.

For medium and large-scale ground mounted solar PV energy systems, a special use permit is required (see Section 20.54.040 TCC). The approval authority shall include as part of its review and proceedings all of the provisions and requirements of the site plan review standards applicable to medium and large-scale ground-mounted solar energy systems set forth in this bylaw.

[2.

Reserved.]

3.

For solar PV energy systems which require a special use permit, the approval authority may approve, approve with modifications, disapprove or grant leave to withdraw. Approval may be subject to any conditions, modifications and/or restrictions that the approval authority deems necessary. Leave to withdraw or disapproval by the approval authority must be supported by written findings. The approval authority may waive strict compliance with the requirements of this section, when in its judgement such action is in the public interest and consistent with the overall intent and purpose of this section.

4.

The applicant shall provide a site plan showing:

a.

Property lines and physical features, including roads for the project site;

b.

Proposed changes to the landscape of the site, grading, vegetation clearing and planting, exterior lighting, screening vegetation and/or structures;

c.

Blueprints or drawings of the solar energy system signed by a professional engineer licensed to practice in the state of Washington showing the proposed layout of the system, any potential shading from nearby structures, the distance between the system components, including the solar collector and all property lines and existing on-site buildings and structures, and the tallest finished height of the system;

d.

One- or three-line electrical diagram details of the photovoltaic system, associated components, and electric interconnection methods, with all disconnects and overcurrent devices compliant with current electrical codes;

e.

Documentation of the major system components to be used, including the panels, mounting systems, and inverter;

f.

Name, address, and contact information for the proposed system installer;

g.

Name, address, phone number and signature of the applicant, as well as any co-applicants, and property owners;

h.

The name and contact information and signature of any agents representing the applicant; and

i.

Zoning district designation for the parcel(s) of land comprising the project site.

5.

The applicant shall submit documentation of actual or prospective access to and control of the project site sufficient to allow for the construction and operation of the proposed solar energy system.

6.

The applicant shall submit a plan for the operation and maintenance of the ground-mounted solar energy system, which shall include measures for maintaining safe access to the installation, stormwater controls, as well as general procedures for the operational maintenance of the solar energy system.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

The owner or operator of a medium- or large-scale ground-mounted solar energy system shall maintain the facility in good condition. Maintenance shall include, but not be limited to, painting, structural repairs, and preserving the integrity of security measures. The owner or operator shall be responsible for the cost of maintaining the solar energy system and any road(s) providing access to the system, unless accepted as a public way. For medium and large-scale ground mounted solar energy systems, the owner or operator shall provide a copy of the operation and maintenance plan, electrical schematic, and site plan to the county fire marshal. Upon request, the owner and operator shall cooperate with local emergency services in development of an emergency response plan. All means of shutting down the solar energy system shall be clearly marked. The owner and/or operator shall identify a responsible person for public inquiries throughout the life of the solar energy system.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)

1.

Removal Requirements. Any medium- or large-scale ground-mounted solar energy systems which has reached the end of its useful life or has been abandoned shall be removed. The owner or operator shall physically remove the system no more than one hundred fifty days after the date of discontinued operations. The owner or operator shall notify the community planning and economic development department by certified mail of the proposed date of discontinued operations and plans for removal. Decommissioning shall consist of: physical removal of all structures, equipment, security barriers and electrical lines from the site; disposal of all solid and hazardous waste in accordance with local, state and federal waste disposal regulations; stabilization or revegetation of the site as necessary to minimize erosion and disruption to vegetation.

2.

Abandonment. Absent notice to the community planning and economic development Department from the owner or operator of a proposed date of decommissioning or written notice of extenuating circumstances, a medium- or large-scale ground-mounted solar energy system shall be considered abandoned after it has failed to operate for more than one year without the written consent of the department. Upon receipt of notice of extenuating circumstances, the department will determine whether the circumstances are sufficient to rebut the presumption of abandonment. If the owner or operator of the solar energy system fails to remove the installation in accordance with the requirements of this section within one hundred fifty days of abandonment or the proposed date of decommissioning the county retains the right, after the receipt of an appropriate court order, to enter and remove any abandoned, hazardous or decommissioned solar energy system. To the extent permitted by law, the county's cost for the removal will be charged to the property owner in accordance with the provisions of Title 26 as a lien on the property.

(Ord. No. 16575, § 2(Att. A.XXXX), 12-16-2025)