(A) Purpose. The purpose of this section is to protect and promote health, safety, general welfare, and order within the city, and the following:
(1) To set forth standards for solar energy systems for the city;
(2) To correct and prevent conditions that adversely affect the safety, general welfare, and health of nearby property owners; and
(3) To preserve the value of land and structures throughout the city.
(B) Definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
SOLAR COLLECTOR. A device, structure, or a part of a device or structure, for which the primary purpose is to capture sunlight and transform it into thermal, mechanical, chemical, or electrical energy.
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SOLAR ENERGY SYSTEM COMMUNITY SOLAR GARDEN. A community solar energy system that generates electricity by means of a ground-mounted or building-integrated solar system and that is supplied to multiple community members or businesses residing or located off-site from the location of the solar energy system under the provisions of M.S. § 216B.1641 or successor statute.
(C) Application and regulations; application for large or small solar energy systems. Any person desiring to construct or erect a solar energy system shall make a written application to the Zoning Administrator. Application for such permit shall be made upon a form furnished by the city and shall not be complete unless it contains the following:
(1) A site plan of existing applicable conditions showing the following:
(a) Existing property lines;
(b) Existing public and private roads and any easements;
(c) Location and size of any abandoned wells and sewage treatment systems;
(d) Existing buildings and any impervious surface; and
(e) Existing vegetation;
(2) Site plan of proposed conditions:
(a) Planned location and spacing of solar panels;
(b) Planned location of access roads;
(c) Planned location of underground or overhead electric lines connecting the solar energy system to the building, substation, or other electric load; and
(d) Planned new electrical equipment other than at the existing building or substation that is the connection point for the solar energy system;
(3) Specifications and proposed installation methods for all planned major equipment including solar panels, mounting systems, and foundations for poles or racks;
(4) The planned number of panels to be installed;
(5) A description of the method of connecting the array to a building or substation;
(6) A copy of the submitted interconnection application with the local electric utility or a written explanation outlining why an interconnection application is not necessary;
(7) A decommissioning plan is required to ensure that facilities are properly removed after their
useful life. Decommissioning of solar panels must occur in the event they are not in use for 12 consecutive months. The plan shall include who will be responsible for removal of all structures and foundations, restoration of soil and vegetation, and a plan describing the financial resources that will be available to fully decommission the site;
(8) Height. Solar energy systems are subject to the following height requirements:
(a) Building or roof-mounted solar energy systems shall not exceed the maximum allowed height in any zoning district; and
(b) Ground or pole-mounted solar energy systems shall not exceed 15 feet in height when oriented at maximum tilt in residential zones and may be allowed up to 20 feet in other zones.
(9) Location within lot. Solar energy systems must meet the accessory structure setback for the zoning district.
(10) Accessory building limit. Solar energy systems, either roof or ground- mounted, do not count as an accessory building for the purpose of limits on accessory buildings.
(D) General regulations.
(1) Approved solar components. Electric solar energy system components must have an Underwriters Laboratory (UL) listing.
(2) Compliance with State Electric Code. All solar energy systems shall comply with the State Electric Code.
(3) Utility notification. No solar energy system shall be installed until evidence has been given to the Zoning Administrator that the owner has notified the utility company of the customer's intent to install an interconnected customer-owned generator. Off-grid systems are exempt from this requirement.
(4) Solar panel glare. All solar energy system facilities shall be designed and located in order to prevent reflective glare toward any inhabited buildings on adjacent properties, as well as adjacent street rights-of-way. Steps to control glare nuisance may include selective placement of the system, screening on the side of the solar array facing the reflectors, reducing use of the reflector system, or other remedies that limit glare.
(5) Safety measures. A clearly visible warning sign concerning voltage must be placed at the site. All mechanical equipment, including any structure for batteries or storage cells, shall be completely enclosed by a minimum 6 foot high fence with a self-locking gate. The fence must be 3 feet off the property line per this chapter, unless written permission is obtained form the abutting property owner to have the fence on the property line.
(6) The conversion of existing wooded areas for the placement of systems is prohibited.
(7) City boulevard tree removal is prohibited without the City Council approval, and not more than 2 boulevard trees will be considered for removal.
(8) The Zoning Board may require a buffer between solar energy systems and adjoining properties.
(9) The Zoning Board may require a greater setback between adjoining properties if conditions warrant.
(10) Solar gardens will not be classified as part of the rural taxing district.
(E) Roof-mounted solar energy systems.
(1) A limited building permit is required for roof-mounted systems.
(2) Roof-mounted systems shall not exceed the maximum allowed height in any zoning district and shall not extend greater than 4 feet above the existing structure's roof height in all districts.
(3) The collector and racking for roof-mounted systems that have a greater pitch than the roof surface shall be set back from all roof edges a minimum of 2 feet.
(4) Exterior piping for roof-mounted solar hot water systems may extend beyond the perimeter of the structure on the side and rear yards.
(5) Roof-mounted systems, excluding building-integrated systems, shall not cover more than 80% of the south-facing or flat roof upon which the collectors are mounted.
(F) Wall-mounted solar energy systems.
(1) A limited building permit is required for all wall-mounted systems.
(2) Wall-mounted systems shall cover no more than 25% of any exterior wall facing the front yard in the residential district.
(Ord. passed 8-24-2015)