Purpose.
The purpose of this Article is to provide standards for the installation and use of Solar Energy systems as Accessory Uses. This Article seeks to protect properties from incompatible uses in the interest of property values, public health, and the welfare of the community while promoting the use of alternative energy sources, where appropriate. This Article provides a process to facilitate the use of these systems in a manner that minimizes adverse impacts and the potential for nuisance.
Accessory Use.
Solar Energy Systems shall be considered a permitted Accessory Use in all Zoning Districts, subject to the provisions of this Article.
Requirements.
A. The requirements set forth in this Section shall govern the construction and/or installation of all Solar Energy Systems:
1. Solar Energy Systems, General.
a. Solar Energy Collectors shall be located in the least visible location from perspectives outside the Lot Lines where panels would be reasonably, though not necessarily optimally, functional.
b. Solar Energy Collectors shall be documented by the manufacturer as being non-reflective pursuant to recognized engineering standards showing reflectivity of less than thirty percent (30%) or shall be placed such that concentrated sunlight or glare shall not be directed onto nearby Lots or Streets.
c. Building-Integrated Solar Energy Systems shall be allowed regardless of visibility, provided the Building-Integrated Solar Energy System meets all required Setbacks, height, and use requirements for the Zoning District in which the Building is located.
2. Solar Energy Systems, Residential.
a. Ground-Mounted Solar Energy Systems.
(1) Ground -Mounted Solar Energy Systems shall only be located in the Side or Rear Yard of a Lot and are not permitted in the Front Yard of a Lot.
(2) Ground-Mounted Solar Energy Systems must have a minimum five-foot Rear Setback and maintain the same Side Setback as required for the Zoning District in which they are located.
(3) Ground-Mounted Solar Energy Systems and supporting structures may not exceed a total height of ten (10) feet as measured from the average grade at the base of the supporting structure to the highest edge of the system.
(4) Collectively, all Ground-Mounted Solar Energy Systems on the Property shall not be greater than one-half (1/2) the square footage of the footprint of the Principal Structure or six hundred (600) square feet, whichever is greater.
(5) Ground-Mounted Solar Energy Systems must be substantially blocked from public view (including adjacent Lots and Streets) by Screening, architectural features, or a combination thereof; provided, however, that Screening shall not be required to be so dense, so tall, or so located as to render the equipment essentially non-functional.
b. Building-Mounted Solar Energy Systems.
(1) Building-Mounted Solar Energy Collectors installed in Residential Districts shall be:
(a) Installed in the plane of the roof (flush mounted); or
(b) Made part of the roof design (capping or framing compatible with the color of the roof or Structure); or
(c) A Building-Integrated Solar Energy System. Mounting brackets shall be permitted to be placed on the slope of a rear-facing roof if the Applicant can demonstrate that the existing pitch of the roof would render the Solar Energy Equipment ineffective or incapable of reasonable operation.
(2) When located on a sloped roof, Solar Energy Collectors shall be located on a rear- or side-facing roof, as viewed from the Frontage. In cases of Corner Lots or Lots with more than one (1) Frontage, the side roof fronting a Street shall be considered a front-facing roof.
(3) Solar Energy Systems shall not project vertically above the peak of a sloped roof to which it is attached.
(4) When located on a sloped roof, Solar Energy Collectors shall be positioned in a symmetrical fashion and centered on the plane of the roof on which they are located and set back at least two (2) feet from any outside edge, ridge, or valley of the roof.
(5) All exterior electrical or plumbing lines must be painted in a color scheme that matches as closely as possible the color of the Structure and the materials adjacent to the lines when visible from the Street.
3. Solar Energy Systems, Non-Residential.
a. Ground-Mounted Solar Energy Systems.
(1) Ground-Mounted Solar Energy Systems shall only be located in the Side or Rear Yard of a Lot. Ground-Mounted Solar Energy Systems are not permitted in the Front Yard of a Property.
(2) Ground-Mounted Solar Energy Systems must have a minimum five-foot Rear Setback and maintain the same Side Setback as required for the Zoning District in which they are located.
(3) Ground-Mounted Solar Energy Systems and supporting Structures may not exceed a total height of twenty (20) feet as measured from the average grade at the base of the supporting structure to the highest edge of the system.
(4) Collectively, all Ground-Mounted Solar Energy Systems located on the Property shall not be greater than one-half (1/2) the square footage of the footprint of the Principal Structure.
(5) Ground-Mounted Solar Energy Systems must be substantially blocked from public view (including adjacent Lots and Streets) by Screening, architectural features, or a combination thereof; provided, however, that Screening shall not be required to be so dense, so tall, or so located as to render the equipment essentially non-functional.
b. Building-Mounted Solar Energy Systems.
(1) Building-Mounted Solar Energy Systems installed in Non-Residential Districts shall be installed:
(a) In the plane of the roof (flush mounted);
(b) Made part of the roof design (capping or framing compatible with the color of the roof or Structure); or
(c) A Building-Integrated Solar Energy System. Mounting brackets shall be permitted if the Applicant can demonstrate that the existing pitch of the roof would render the Solar Energy Equipment ineffective or incapable of reasonable operation.
(2) When located on a sloped roof, Solar Energy Collectors shall be located on a rear- or side-facing roof, as viewed from the Frontage. In cases of Corner Lots or Lots with more than one (1) Frontage, the side roof fronting a Street shall be considered a front-facing roof.
(3) Solar Energy Systems shall not project vertically above the peak of a sloped roof to which it is attached.
(4) When located on a sloped roof, Solar Energy Collectors shall be set back at least two (2) feet from any outside edge, ridge, or valley of the roof.
(5) Solar Energy Collectors installed on a flat roof may exceed the Building Height up to five (5) feet.
(6) Solar Energy Collectors installed on the roof-top deck of a covered Off-Street Parking Area may exceed the height of the exterior wall of the Structure up to twenty (20) feet if a minimum Setback of five (5) feet from the outside face of the Structure is provided.
(7) All exterior electrical or plumbing lines must be painted in a color scheme that matches as closely as possible the color of the Structure and the materials adjacent to the lines when visible from the Street.
Permit Requirements.
A building permit is required prior to the installation of any Solar Energy System. The owner of a Solar Energy System shall ensure that it is installed and maintained in compliance with applicable building, fire, and safety codes adopted by the City and any other state or federal agency of competent jurisdiction. All wiring associated with a renewable energy system shall be underground or contained within a raceway that complements the Facade materials of the Principal Structure.
Abandonment.
Any Solar Energy Systems that are noticeably in disrepair without repair or restoration procedures substantially underway shall be removed from the Property and the Structure and/or Property shall be restored.
Alternative Compliance.
In unusual circumstances arising from the unique location or character of the proposed location and/or surrounding uses or Structures, if site-specific alternative standards would provide results that are equal to or superior to those which would be provided by the standards in this Article, the Commission may recommend and Board may approve an Applicant's request for alternative standards if in the Commission's judgment the purpose of these regulations will be satisfied and the alternative standards will have no adverse impact on any other Property or unreasonably disturb the peaceful occupancy of adjoining or nearby Property.
A. Procedure. An application for alternative compliance standards shall be reviewed in accordance with the requirements for a Special Use Permit, as set forth in Section
410.080 of this Code. The proposed alternative standards shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the intent of these design standards than would an approach which complies with the design standards of this Article.
B. Review Criteria. To approve an alternative approach, the Commission must find that the proposed alternative approach accomplishes the intent of these standards equally well or better than would an approach which complies with these standards and the alternative standards will have no adverse impact on any other Property or unreasonably disturb the peaceful occupancy of adjoining or nearby Property.
