Solar energy systems are a permitted accessory use in all zoning districts where structures of any sort are allowed, subject to certain requirements as set forth below. Solar carports and associated electric vehicle charging equipment are a permitted accessory use on surface parking lots in all districts regardless of the existence of another building. Solar energy systems that do not meet the following design standards will require a special use permit. Payment of building or other permit fees may be required prior to installation.
A. Height: Solar energy systems must meet the following height requirements:
1. Building or roof-mounted solar energy systems shall not exceed the maximum allowed height in any zoning district. For purposes of height measurement, solar energy systems other than building-integrated systems shall be given an equivalent exception to height standards as building mounted mechanical devices or equipment.
2. Ground or pole-mounted solar energy systems shall not exceed 15 feet in height when oriented at maximum tilt.
3. Solar carports in non-residential districts shall not exceed 20 feet in height.
B. Setback: Solar energy systems must meet the accessory structure setback for the zoning district and principal land use associated with the lot on which the system is located, as allowed below:
1. Roof or Building-mounted Solar Energy Systems: The collector surface and mounting devices for roof-mounted solar energy systems shall not extend beyond the exterior perimeter of the building on which the system is mounted or built, unless the collector and mounting system has been explicitly engineered to safely extend beyond the edge, and setback standards are not violated. Exterior piping for solar hot water systems shall be allowed to extend beyond the perimeter of the building on a side yard exposure. Solar collectors mounted on the sides of buildings and serving as awnings are considered to be building-integrated systems and are regulated as awnings.
2. Ground-mounted Solar Energy Systems: Ground-mounted solar energy systems may not extend into the side-yard or rear setback when oriented at minimum design tilt, except as otherwise allowed for building mechanical systems.
C. Visibility: Solar energy systems in residential districts shall be designed to minimize visual impacts from the public right-of-way, as described in C.1-3 of this subsection, to the extent that doing so does not affect the cost or efficacy of the system. Visibility standards do not apply to systems in non-residential districts, except for historic building or district review as described in subsection E. below.
1. Building Integrated Photovoltaic Solar Energy Systems: Building integrated photovoltaic solar energy systems shall be allowed regardless of whether the system is visible from the public right-of-way, provided the building component in which the system is integrated meets all required setback, land use, or performance standards for the district in which the building is located.
2. Aesthetic restrictions: Roof-mounted or ground-mounted solar energy systems shall not be restricted for aesthetic reasons if the system is not visible from the closest edge of any public right-of-way other than an alley or if the system meets the following standards:
a. Roof-mounted systems on pitched roofs that are visible from the nearest edge of the front right-of-way shall have the same finished pitch as the roof and be no more than ten (10) inches above the roof.
b. Roof-mounted systems on flat roofs that are visible from the nearest edge of the front right-of-way shall not be more than five (5) feet above the finished roof and are exempt from any rooftop equipment or mechanical system screening.
3. Reflectors: All solar energy systems using a reflector to enhance solar production shall minimize glare from the reflector affecting adjacent or nearby properties.
D. Lot Coverage: Ground-mounted systems total collector area shall not exceed half the building footprint of the principal structure.
1. Ground-mounted systems shall be exempt from lot coverage or impervious surface standards if the soil under the collector is maintained in vegetation and not compacted.
2. Ground-mounted systems shall not count toward accessory structure limitations.
3. Solar carports in non-residential districts are exempt from lot coverage limitations.
E. Compliance with Bulk Regulations: Nothing in this chapter shall be interpreted to waive or suspend any bulk regulations under the Village's zoning code, which shall include but not be limited to water-run off restrictions, impermeable surface restrictions, heights restrictions, or other similar regulations. Any party may seek a variance from the bulk regulations where allowed under the Village's zoning code.
F. Historic Buildings: Solar energy systems on buildings within designated historic districts or on locally designated historic buildings (exclusive of State or Federal historic designation) must receive approval of the Village Board, consistent with the standards for solar energy systems on historically designated buildings published by the U.S. Department of the Interior.
G. Plan Approval Required: All solar energy systems requiring a building permit or other permit from the Village shall provide a site plan for review.
1. Plan Applications. Plan applications for solar energy systems shall be accompanied by to-scale horizontal and vertical (elevation) drawings. The drawings must show the location of the system on the building or on the property for a ground-mounted system, including the property lines.
2. Plan Approvals. Applications that meet the design requirements of this chapter shall be granted administrative approval by the zoning official and shall not require planning commission review. Plan approval does not indicate compliance with applicable building codes or electric codes.
H. Approved Solar Components: Electric solar energy system components must have a UL or equivalent listing and solar hot water systems must have an SRCC rating.
I. Compliance with Building Codes: All solar energy systems shall meet approval of local building code officials, consistent with the State of Illinois building code laws, and solar thermal systems shall comply with HVAC-related requirements of applicable energy laws.
J. Compliance with the National Electric Code: All photovoltaic systems shall comply with the National Electric Code, 2014 edition.
K. Compliance with the State Plumbing Code: Solar thermal systems shall comply with applicable Illinois Plumbing Code requirements.
L. Utility Notification: All grid-intertie solar energy systems shall comply with the interconnection requirements of the electric utility. Off-grid systems are exempt from this requirement. (Ord. CO-2022-1, 2-7-2022)