A Purpose: Regulations governing solar energy systems are established to provide for appropriate locations for solar energy systems, to ensure compatibility with surrounding uses, and to promote safe and effective use of solar energy to increase opportunities for the generation of renewable energy.
B. Solar Energy Systems Zoning District Allowances:
1. Exemptions:
a. Building-integrated solar energy systems are exempt from the requirements of this section and shall be regulated as any other building element in all zoning districts.
b. Solar collectors and solar energy systems with a cumulative area of six (6) square feet or less are permitted in all zoning districts and are exempt from the provisions of this section. Examples of these systems include outdoor accent lighting systems, power supply for traffic control systems, powering a water pump for water gardens, telecommunication systems, backup power systems during power outages, and similar solar energy systems, as long as the system has a cumulative area of six (6) square feet or less.
c. Roof and wall-mounted solar energy systems in accordance with the standards in this Section shall be allowed as a permitted accessory use with a building permit in all zoning districts.
d. Ground mounted solar energy systems in accordance with the standards of this section shall be allowed accessory use with a building permit in the B-2 and Industrial zones.
e. Wall Mounted Solar Energy Systems: Wall-mounted solar energy systems are prohibited on the side of a principal structure facing a public street (not including alleyways).
f. Solar farms are a prohibited use.
C. General Requirements:
1. The following standards are applicable to all solar energy systems in the City.
a. Standards: Solar energy systems shall meet the minimum standards outlined by the International Electrotechnical Commission (IEC), the American Society of Heating, Refrigerating, and Air-conditioning Engineers (ASHRAE), ASTM International, British Standards Institution (BSI), International Electrotechnical Commission (IEC), International Organization for Standardization (ISO), Underwriter’s Laboratory (UL), the Solar Rating and Certification Corporation (SRCC), or other standards as determined by the city building official.
b. Certification. Solar energy systems shall be certified by the Underwriters Laboratories, Inc. and the National Renewable Energy Laboratory, the Solar Rating and Certification Corporation or other body as determined by the Building Official. The City reserves the right to deny a building permit for proposed solar energy systems if deemed to have inadequate certification.
c. Utility connection. Any grid-connected systems shall have an agreement in compliance with all Minnesota Public Utility Commission (“PUC”) requirements, including all insurance provisions, with the local utility prior to the issuance of a building permit.
d. Building Code. All solar energy systems shall be approved by the city building official, consistent with the Minnesota State Building Code.
e. Electrical Code. All photovoltaic systems shall comply with applicable National Electrical Code requirements.
f. Abandonment. If a solar energy system remains nonfunctional or inoperative for a continuous period of one year, the system shall be deemed to be abandoned and shall constitute a public nuisance. The property owner shall remove the abandoned system and restore vegetation upon the site at his/her expense after a demolition permit has been obtained. Removal includes the entire structure including transmission equipment.
g. Glare. All solar energy systems shall be erected and maintained in a manner that prevents beams or rays of light from being directed at any portion of the right-of-way of such intensity or brilliance so as to cause glare or impair the vision of the operator of any motor vehicle. All systems shall be constructed to prevent beams or rays of light from being directed at any portion of a building or residence, as determined by the building official. The use of reflectors to enhance solar production shall be prohibited.
2. Roof and Wall Mounted Solar Energy Systems:
a. Shall comply with maximum height requirements in the applicable zoning district.
b. Systems on pitch roofs shall not have a finished pitch steeper than the roof pitch on which it is mounted. The system and its framing shall be no higher than ten inches above the roof surface.
c. On flat roofs solar energy systems shall not extend more than 15 feet above the roof surface and may not be pitched at an angle greater than 45 degrees.
d. Shall comply with applicable principal or accessory building setback requirements in the applicable zoning district and shall not extend beyond the exterior perimeter of the building on which the system is mounted.
e. May be flush-mounted or bracket-mounted. Bracket-mounted collectors shall be permitted only when the City building official makes a determination that the underlying roof structure will support apparatus, wind, and snow loads and all applicable building standards are satisfied.
f. Shall be spaced to provide a three-foot aisle between solar panel arrays to allow for fire access and equipment maintenance.
3. Ground Mounted Solar Systems:
a. Height. Ground mounted solar energy systems shall not exceed 20 feet in height and may not be pitched at an angle greater than 45 degrees.
b. Setbacks. Ground-mounted solar energy systems shall comply with the following minimum setbacks: Front yard: 30 feet; Side yard interior: 5 feet; Side yard abutting a street: 15 feet; Rear yard: 10 feet. Systems must also meet section 11:03 part E(4) regarding corner lots setbacks.
c. Easements. Solar energy systems shall not encroach on public drainage, utility roadway, or trail easements.
d. Parking. Ground-mounted solar systems shall not be located in required parking areas and shall not interfere with the on-site traffic circulation patterns.
e. Maximum area. Ground-mounted solar energy systems shall be limited in lot coverage to no more than thirty (30) percent of the floor area of the principal building or five (5) percent of the lot area, whichever is less.
f. Feeder lines. The electrical collection system shall be placed underground within the interior of each lot. The collection system may be placed overhead near substations or points of interconnection to the electric grid.
D. Review Process:
1. In General: The building official, in consultation with the zoning administrator and city engineer, shall review and approve all permits. The zoning administrator may impose such conditions and require such guarantees deemed reasonable and necessary to protect the public interest and to ensure compliance with the standards and purposes of this zoning ordinance and policies of the comprehensive plan.
2. Submittal Requirements: An application for a solar energy system shall be filed on a form approved by the building official and zoning administrator. In addition, the applicant shall submit the following:
a. Notice to Utility: Written evidence that the electric utility service provider serving the proposed site has been informed of the applicant’s intent to install a solar energy system unless the applicant does not plan to connect the system to the electricity grid.
b. Site Plan: A scaled site plan of the project site. In addition to requirements found elsewhere in this section, the site plan shall indicate the project area boundaries, photovoltaic panel locations, energy storage locations, roads, transformers, power lines, communication lines, interconnection points with transmission lines, and other ancillary facilities or structures.
c. Airport Area Requirements. Any solar array within 2 miles of an airport shall submit plans for an aviation analysis. The applicant must complete and provide the results of the Solar Glare Hazard Analysis Tool (SGHAT) for the Airport Traffic Control Tower cab and final approach paths, consistent with the Interim Policy, Federal Aviation Administration (FAA) Review of Solar Energy Projects on Federally Obligated Airports, or most recent version adopted by the FAA. If the SGHAT indicates completion of an Air Space Case Analysis (Form 7460), the applicant must complete the form and provide the results.
d. Historic Building Requirements. Any proposed 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 Heritage Preservation Commission, consistent with the standards for solar energy systems on historically designated buildings published by the United States Department of Interior. (Ord. 34, Series 7, eff. 8-22-2022)