Commercial/Large Scale Solar Farms shall be permitted in Ag zoned areas in the City without a Special Use but shall meet the requirements of all applicable provisions of the City Code. The following information shall also be submitted as part of an application for a Commercial/Large Scale Solar Farm:
A. A site plan with existing conditions showing the following:
1. Existing property lines and property lines extending one hundred (100) feet from the exterior boundaries including the names of adjacent property owners and the current use of those properties.
2. All routes that will be used for the construction and maintenance purposes shall be identified on the site plan. All routes for either egress or ingress shall be shown.
3. Location and size of any abandoned wells, sewage treatment systems.
4. Existing buildings and impervious surfaces.
5. A contour map showing topography at two (2) foot intervals. A contour map of surrounding properties may also be required.
6. Existing vegetation (list type and percent of coverage: i.e. cropland/plowed fields, grassland, wooded areas, etc.)
7. Any delineated wetland boundaries.
8. A copy of the current FEMA FIRM maps that shows the subject property including the one hundred (lOO)-year floor elevation and any regulated flood protection elevation, if available.
9. Surface water drainage patterns.
10. The location of any subsurface drainage tiles.
11. Location and spacing of the solar collector.
12. Location of underground and overhead electric lines connecting the solar farm to a building, substation or other electric load.
13. New electrical equipment other than at the existing building or substations that is to be the connection point for the solar farm.
B. A site plan with proposed conditions showing the following:
1. Location and spacing of the solar panels.
2. Location of access roads.
3. Location of underground or overhead electric lines connecting the solar farm to a building, substation, or other electric load.
4. New electrical equipment other than at the existing building or substation that is to be the connection point for the solar farm.
C. Fencing and Weed/Grass Control
1. An acceptable weed/grass control plan for property inside and outside the fenced area for the entire property shall be submitted. The applicant and any successor shall during the operation of the Solar Farm adhere to the weed/grass control plan.
2. Perimeter fencing shall be installed around the boundary of the solar farm having a maximum height of eight (8) feet. The fence shall contain appropriate warning signage that is posted such that it is clearly visible on the site.
3. The applicant shall maintain the fence in good condition.
D. Manufacturer's Specifications: The manufacturer's specifications and recommended installation methods for all major equipment, including solar panels/collectors, mounting systems, and foundations for poles and racks.
E. Connection and Interconnection
1. A description of the method of connecting the solar array to a building or substation.
2. Utility interconnection details and a copy of written notification to the utility company requesting the proposed interconnection.
F. Setbacks: A minimum of fifty (50) feet must be maintained from all property lines. Solar panels shall be kept at least one hundred (100) feet from a residence that is not part of the parcel on which the facility is located.
G. Fire Protection: A fire protection plan for the construction and the operation of the facility, and emergency access to the site.
H. Reflectors: All solar energy systems using a reflector to enhance solar production shall minimize glare from the reflector affecting adjacent or nearby properties in accordance with state solar guidelines.
I. Road Use Agreements: All routes on City streets that will be used for the construction and maintenance purposes shall be identified on the site plan. All routes for either egress or ingress need to be shown. The routing shall be approved subject to the approval of the City Engineer, The Solar Farm or Garden Developer shall complete and provide a preconstruction baseline survey to determine existing road conditions for assessing potential future damage due to development related traffic. The development shall provide a road repair plan to ameliorate any and all damage, installation, or replacement of roads that might be required by the developer. The developer shall provide a letter of credit or surety bond in an amount and form approved by the City Administrator when warranted.
J. Decommissioning of the Solar Farm or Garden
1. The Developer shall provide a decommissioning plan for the anticipated service life of the facility or in the event the facility is abandoned or has reached its life expectancy. If the solar farm or garden is out of service or not producing electrical energy for a period of twelve (12) months, it will be deemed nonoperational and decommissioning and removal of that facility shall commence according to the decommissioning plan as provided and approved, A cost estimate for the decommissioning of the facility shall be prepared by a professional engineer or contractor who has expertise in the removal of the solar farm or garden. The decommissioning cost estimate shall explicitly detail the cost before considering any projected salvage value of the out of service solar farm. A restoration plan shall also be provided for the site with the application. The decommissioning plan shall include the following:
2. Removal of the following within six (6) months after the farm became nonoperational:
a. All solar collectors and components, above ground improvements and outside storage.
b. Foundations, pads and underground electrical wires and reclaim site to a depth of four' (4) feet below the surface of the ground.
c. Hazardous material from the property and dispose in accordance with Federal and State law.
3. The decommissioning plan shall also include an agreement between the applicant and the City that:
a. The financial resources for decommissioning shall be secured by a Surety Bond, or cash deposited in an escrow account with an escrow agent acceptable to the City Council.
b. The agreement shall establish conditions in which the funds will be disbursed.
c. The City shall have access to the security for the purpose of completing decommissioning if decommissioning is not completed by the owner of the project within six (6) months of the end of project life or facility abandonment.
d. The City shall have the right to enter the site, pursuant to reasonable notice to effect or complete decommissioning.
e. The City shall have the right to seek injunctive relief to effect or complete decommissioning, and to seek reimbursement from the owner for decommissioning costs in excess of the amount deposited in escrow and to file a Hen against any real estate owned by applicant or applicant's successor, or in which they have an interest, for the amount of the excess, and to take all steps allowed by law to enforce said lien. (Ord. 3-2023, 3-6-2023)