Auburn opens public hearing on zoning text amendments including solar rules; some residents call for broader standards

The Auburn City Council on Dec. 2 opened a public hearing on Ordinance 9A, a package of zoning text amendments that would add new definitions and use rules for solar energy systems, adjust standards for nonresidential uses in rural zoning districts and codify bulk regulations for the NC 40 zoning district.

The ordinance package, which the Planning Commission unanimously recommended on Oct. 19, was introduced by staff as a first step to put basic, consistent rules in the zoning code for systems that previously lacked explicit zoning guidance. Planning director Justice told the Council the amendments are a “first shot” intended to give staff a baseline for responding when residents and businesses ask about permits.

At the public hearing, David Hamilton, a resident of Longwood Drive, urged Council to broaden the draft. “We are entering the solar future,” Hamilton said, arguing the city should allow battery energy storage systems as accessories, permit building-integrated photovoltaics that can resemble conventional roofing, and consider agrivoltaic systems that combine farming with ground-mounted solar. Hamilton also recommended clearer decommissioning and site-restoration standards for larger installations.

Planning staff and the city’s economic development team said the draft focuses on uses the city has encountered so far and on limiting primary commercial solar farms to industrial zones. Justice noted that fewer than a dozen rooftop residential systems and a handful of commercial inquiries exist in Auburn now; the ordinance aims to provide a predictable permitting path for that limited local demand. Staff said proprietary software and inspection capacity issues are separate from the zoning changes.

Several Council members thanked Hamilton for detailed suggestions and emphasized that the ordinance is a starting point. One member proposed postponing the ordinance’s further consideration to Dec. 16 to allow staff, the Planning Commission and Mr. Hamilton to explore some of the suggested changes; staff said the ordinance could be split so other non-solar components could move forward if Council wished.

The Council did not adopt the ordinance on final reading; the item remains under review with staff and the Planning Commission and is expected to return for additional consideration. The Council retained the public record open during the hearing period for written input and follow-up discussions.