(a) A Solar Energy System is a permitted accessory use in residential and non-residential zoning districts and may be permitted only upon application to and review and approval of the Village Building Inspector pursuant to the following standards and conditions:
(1) Solar panels shall be placed on the portion of roof of any residential or non-residential building so that the panel or panels:
A. Do not extend beyond the edge of the roof; and
B. Are placed parallel to and, to the extent practicable, are mounted flush with the plane or pitch of the roof.
(2) Solar panels may only be considered in roof locations that are not in compliance with subsection (a)(1) above, or in a rear yard when the applicant has demonstrated to the satisfaction of the Building Inspector that:
A. The alternative location will produce more electricity than locations in compliance with subsection (a)(1) above.
B. All alternative locations have been adequately evaluated;
C. The proposed panel(s) and their location(s) are designed to minimize any adverse impacts to the neighborhood; and
D. The size and location of any structure is the minimum necessary to serve the needs of the building(s) on the property.
(3) In Residential Districts related solar equipment (other than the panels) shall only be placed in the rear yard. In the Retail Business District solar equipment (in addition to the solar panels) may also be located on the roof in conformance with all requirements of this Code including building height and screening and approved by the Building Inspector.
(4) Any solar panels or related equipment being proposed on the ground shall:
A. Only be located in a rear yard and in compliance with the setback requirements for accessory buildings;
B. Have a maximum height of six (6) feet from the ground for both the solar panels and related equipment;
C. Comprise only the minimum area to provide the energy necessary to serve the property but in no case have a maximum area greater than 1,000 square feet when measured using a horizontal plane around the perimeter of the system and such area may be in addition to the maximum area allowances for accessory buildings and structures as otherwise regulated in each zoning district.
D. Be reasonably screened from view of adjacent property or a street, as determined by the Building Inspector, by existing or proposed landscaping and/or fencing. Screening shall be shown on the plans submitted with the application.
(5) Solar panels and related equipment shall be located, be constructed of such material and/or painted so that:
A. The glare from the solar panels is not directed at any other person, building, or at any public right-of-way;
B. The panels will match, to the extent practicable, the design and color of the roof on which the panels will be placed;
(6) An application for a Solar Energy System shall include:
A. A plan, with adequate scaled and dimensioned drawings, depicting the locations of the proposed system.
B. The manufacturer's specifications for the system being proposed.
C. Documentation that the size of the proposed system is the minimum necessary to meet the needs of the buildings on the property and will not, generally, generate excessive power. If, however, the applicant chooses to interconnect with the electric grid, for the sole purpose of addressing normal fluctuations in supply and demand, the applicant must submit evidence that the design of the proposed interconnection has been approved by the utility company.
D. Evidence that the proposed system has been reviewed by the Chagrin Falls Fire Department and the findings and recommendations of the Fire Department are submitted with the application.
E. A description of the trees and/or other vegetation, that needs to be trimmed or removed from the site. In evaluating the removal of such vegetation the Village shall consider:
i. The potential impact on erosion and drainage;
ii. Any potential alternatives to trimming or removal; and
iii. The extent to which replacement trees and vegetation are necessary and appropriate to off-set the negative effects of the tree or vegetation removal.
F. Verification that the installer has professional training and licensure.
G. Certification by a licensed structural engineer that the roof of the building is designed to handle the weight of the proposed solar panel system.
(7) When locating a solar panel, it is the property owner's responsibility to consider current and future development, growth of trees and vegetation, and other obstructions that might interfere with solar access. Nothing in this section shall prohibit the owner of the solar energy conversion system from obtaining a solar access easement from any person.
(8) All solar energy systems must be inspected and approved by the Village Building Inspector and an Electrical Inspector.
(9) Approval of the solar energy system pursuant to this section is not a guarantee of the safety of the solar energy system and, therefore, Village safety forces may not be able to access a property or building containing solar panels in case of fire or other emergency.
(Ord. 2022-32. Passed 9-7-22.)
CODIFIED ORDINANCES OF MORELAND HILLS