A. Purpose: The purpose of this section is to establish standards and procedures by which the installation and operation of wind energy conversion systems (WECS) shall be governed within the city.
B. Application: Wind conversion systems may be allowed as a conditional use within any nonresidential zoning district of the city, subject to the regulations and requirements of this section.
C. Declaration Of Conditions: The council may impose such conditions on the granting of a WECS conditional use permit as may be necessary to carry out the purpose and provisions of this section.
D. Site Plan Drawing: All applications for WECS conditional use permits shall be accompanied by a detailed site plan drawn to scale and dimension, displaying the following information:
1. Lot lines and dimensions.
2. Location and height of all buildings, structures, aboveground utilities and trees on the lot, including both existing and proposed structures and guy wire anchors.
3. Locations and height of all adjacent buildings, structures, aboveground utilities and trees located within three hundred fifty feet (350') of the exterior boundaries of the property in question.
4. Existing and proposed setbacks of all structures located on the property in question.
5. Sketch elevation of the premises accurately depicting the proposed WECS and its relationship to structures on adjacent lots.
E. Compliance With State Building Code: Standard drawings of the structural components of the WECS and support structures, including base and footings shall be provided along the engineering data and calculations to demonstrate compliance with the structural design provisions of the state building code, especially with regards to wind and icing loads. Drawings and engineering calculations shall be certified by a registered engineer.
F. Compliance With National Electrical Code: WECS electrical equipment and connections shall be designed and installed in adherence to the national electrical code as adopted by the city.
G. Manufacturer Warranty: The applicant shall provide documentation or other evidence from the dealer or manufacturer that the WECS has been successfully operated in atmospheric conditions similar to the conditions within the city. The WECS shall be warranted against any system failures reasonably expected in severe weather operation conditions.
H. Design Standards:
1. Height: In determining the height of the WECS, the total height of the system shall be included. System height shall be measured from the base of the tower to the highest possible extension of the rotor. The permitted maximum height of a WECS shall be determined according to the following ways:
a. A ratio of one foot to one foot (1':1') between the distance of the closest property line to the base of WECS to the height of the system.
b. A maximum system height of fifty feet (50').
The shortest height of the two (2) above mentioned methods shall be used in determining the maximum allowable height of a WECS system. The height of a WECS must also comply with FAA regulation part 77 "objects affecting navigable air space" and/or MnDOT rule 14, MCAR 1.3015 "criteria for determining obstruction to air navigation".
2. Setbacks: No part of a WECS (including guy wire anchors) shall be located within or above any required front, side or rear yard setback and in no event shall any part of the system be within ten feet (10') of any property line. WECS towers shall be set back from the closest property line one foot (1') for every one foot (1') of system height. WECS shall not be located within thirty feet (30') of an aboveground utility line.
3. Rotor Size: All WECS rotors shall not exceed twenty six feet (26') in diameter.
4. Rotor Clearance: Blade arcs created by the WECS shall have a minimum of thirty feet (30') of clearance over any structure or tree within a two hundred foot (200') radius.
5. Rotor Design: The blade design and materials are to be designed and constructed to ensure safe operation in an urban area.
6. Rotor Safety: Each WECS shall be equipped with both a manual and automatic braking device capable of stopping WECS operation in high wind (40 miles per hour or greater) or in conditions of imbalance.
7. Lightning Protection: Each WECS shall be grounded to protect against natural lightning strikes in conformance with the national electrical code.
8. Component Compatibility: The wind turbine and wind turbine tower are to be designed and constructed to be compatible.
9. Tower Access: To prevent unauthorized climbing, WECS towers must comply with one of the following provisions:
a. Tower climbing apparatus shall not be located within twelve feet (12') of the ground.
b. A locked anticlimb device shall be installed on the tower.
c. Tower capable of being climbed shall be enclosed by a locked, protective fence at least six feet (6') high.
10. Signs: WECS shall have one sign, not to exceed two (2) square feet at the base of the tower and said sign shall contain the following information:
a. Warning high voltage.
b. Manufacturer's name.
c. Emergency phone number.
d. Emergency shutdown procedures.
11. Lighting: WECS shall not have affixed or attached any lights, reflectors, flashers or any other illumination, except for illumination devices required by FAA regulations part 77 "objects affecting navigable air space" and FAA advisory circular 70/7460-1F, September 1978 "obstruction marking and lighting".
12. Electromagnetic Interference: WECS shall be designed and constructed so as not to cause radio and television interference.
13. Noise Emissions: Noises emanating from the operation of WECS shall be in compliance with and regulated by the state pollution control standards, Minnesota regulations NPC 1 and 2, as amended.
14. Utility Company Interconnection: No WECS shall be interconnected with the local electrical utility company until the utility company reviewed and commented upon it. The interconnection of the WECS with the utility company shall adhere to the national electrical code.
I. Ornamental Wind Devices: Ornamental wind devices that are not a WECS shall be exempt from the provisions of this section and shall conform to other applicable provisions of this title and this code.
J. Zoning Permit Required: A zoning permit shall be required for the installation of a WECS in the city.
K. Inspection: The city hereby reserves the right upon issuing any WECS conditional use permit to inspect the premises on which the WECS is located. If a WECS is not maintained in operational condition and poses a potential safety hazard, the owner shall take expeditious action to correct the situation.
L. Abandonment: Any WECS or tower which is not used for six (6) successive months shall be deemed abandoned and shall be dismantled and removed from the property at the expense of the property owner. (Ord. 230, 5-6-2002)