1156.12 SITE DESIGN REQUIREMENTS.
(a) Accessory Solar Systems.
(1) Mounting.
A. Building Mounted.
i. Whenever practical, all accessory solar energy systems shall be attached to a building.
ii. Pitched Roofs
(a) Shall be flush-mounted, or as long as it matches the slope of the roof, shall have a maximum tilt of no more than five percent (5%) steeper than the roof pitch on which it is mounted.
iii. Flat Roofs
(b) May be installed at any angle.
(c) Shall be shielded from the ground level perspective.
iv. Shall not extend the perimeter (or edge of roof) of the structure on which it is located
v. May be mounted to a principal or accessory structure
vi. Combined height of solar energy system and structure to which it is mounted may not exceed the maximum building height allowed in that zoning district for the type of structure to which it is attached.
B. If not designed to be attached to the building, the applicant shall demonstrate by credible evidence that such systems cannot feasibly be attached to a building due to structural limitations of the building.
C. The preferred ground mounted surface is vegetated with stone/gravel splash pads under panel dripline.
(2) Glare Control. Accessory solar energy systems shall be designed and located in order to prevent reflective glare toward any inhabited structure on adjacent properties as well as adjacent street rights-of-way.
(3) Height Restrictions.
A. Building Mounted - For purposes for the height measurement, solar energy systems shall be considered to be mechanical devices and subject to the restrictions of Section 1161.04.
B. Ground Mounted – Shall not exceed the maximum accessory structure height within the underlying district.
(4) Setback.
A. Building Mounted – The accessory solar energy system shall not extend beyond the exterior perimeter of the building on which the system is mounted.
B. Ground Mounted – No portion of the solar energy system shall extend past the front boundary of the primary structure and must adhere to the setback requirements of the underlying district.
(5) Screening.
A. In all cases, the accessory solar system shall be concealed from view to the extent possible without reducing their efficiency.
B. Building Mounted –
i. Roof penetration is preferred to conceal supply/return heating/cooling water lines and/or electrical wiring from public visibility.
ii. Exposed supply/return heating/cooling lines shall be permitted provided: the covering insulation is colored to match that of the roof and wall surfaces to which they are attached and eave penetration is used for perpendicular descent of heating/cooling lines from the roof to exterior building wall surfaces.
C. Ground Mounted - Fences, walls, and/or landscaping shall be utilized to screen the solar energy system from view, particularly from roadways and abutting residential properties.
(b) Principal Solar Energy Systems.
(1) Height – Shall not exceed the maximum structure height within the underlying district.
(2) Setback – Shall adhere to the setback requirements of the underlying district.
(3) Screening
A. All mechanical equipment of principal solar energy systems including any structure for batteries or storage cells, shall be completely enclosed by a minimum six (6) six foot (6’) high fence with a self-locking gate, and provided with screening in accordance with Section 1161.07.
(4) Utilities.
A. Underground - All on-site utility and transmission lines shall be placed underground, to the extent feasible.
B. Substations or similar electrical systems shall be considered an accessory use to Principal Solar Energy Systems and do not require separate review.
(5) Signage.
A. A clearly visible warning sign concerning voltage must be placed at the base of all pad-mounted transformers and substations.
B. A sign shall be required to identify the owner and provide a twenty-four (24)-hour emergency contact phone number.
C. Solar energy systems shall not be used for displaying any advertising except for reasonable identification of the manufacturer or operator of the solar energy system.
(6) Lighting.
A. Lighting of Principal Solar Energy systems shall be consistent with local, state, and federal law.
B. Lighting of other parts of the installation shall be limited to that required for safety and operational purposes, and shall be reasonably shielded from abutting properties.
C. Where feasible, lighting of the solar energy system shall be directed downward and shall incorporate full cut-off fixtures to reduce light pollution.
(7) Decommissioning – The applicant agrees to the following as conditions of the land use permit:
A. If the applicant ceases operation of the energy project or begins, but does not complete, construction of the project, the applicant shall restore the site according to a plan approved by the City Planning Commission.
B. The Principal Solar Energy Production Facility owner is required to notify the City of Findlay immediately upon cessation or abandonment of the operation. The owner shall be responsible for the removal of the facility within six (6) months from the date the applicant ceases use of the facility or the facility becomes obsolete. The owner shall then have twelve (12) months in which to dismantle and remove the Solar Energy Production Facility from the property.
C. At the time of issuance of the permit for the construction of the Large Solar Energy Production Facility, the owner shall provide financial security in form and amount acceptable to the City of Findlay to secure the expense of dismantling and removing said structures.
(Ord. 2023-115. Passed 12-19-23.)