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The purpose of this section is to establish standards permitting solar energy systems in an effort to promote energy efficient development and the use of renewable energy sources while educing greenhouse gas emissions. It is the intent to balance permitting solar energy systems through appropriate standards for the design, installation and maintenance with minimizing potential impacts to the health, safety, welfare, and character of the area in which they are cited.
(Ord. 532-24. Passed 11-6-24.)
The standards of this section apply to all solar energy systems that are accessory to a principal structure. Solar energy systems constructed prior to the effective date of these regulations shall not be required to meet these provisions. However, if an existing solar energy system is upgraded, modified or changed in a way that materially alters its size or placement, it shall comply with these provisions.
(Ord. 170-04. Passed 3-23-04; Ord. 532-24. Passed 11-6-24.)
Solar energy systems are permitted by right in all zoning districts as an accessory use to a principal structure subject to the following development and design standards:
A. Solar energy systems shall be designed for on-site generation of electricity for the principal use; however, excess power generated may be sold to the electric utility provider.
B. Prior to the installation or modification of a solar energy system, an electrical permit application and a building permit application along with two sets of Ohio stamped engineered plans with structural analysis, shall be submitted to and approved by the Division of Building Inspection.
C. Solar energy systems may be building-mounted, building integrated or ground-mounted subject to all applicable requirements for that location as follows:
1. Building-Mounted and Building Integrated Solar Energy Systems.
a. Building-mounted solar energy systems may be mounted on the roof, side façade or rear facade of a principal or accessory structure.
b. Roof-mounted solar energy systems installed on a sloped roof shall be mounted parallel to the roof surface and shall not extend below the roof line or above the ridgeline of the roof to which they are attached when the panels are at maximum design tilt.
c. Roof-mounted solar energy systems installed on a flat roof may exceed the maximum principal building height or accessory building height for the specified zoning district by up to 5 feet above the roof surface to which it is attached when the panels are at maximum design tilt. In no instance shall any part of the solar energy system extend beyond the edge of the roof.
d. Roof-mounted solar energy systems are exempt from screening requirements, except for mechanical equipment pursuant to Section 1105.0803(D).
e. Roof-mounted solar energy systems shall comply with applicable state and local fire codes to ensure emergency access to the roof, provide pathways to specific areas of the roof, provide areas for smoke ventilation, and provide emergency egress from the roof.
f. Façade mounted solar energy systems shall not project more than 4 feet from a façade and shall not extend into the required building setback to which it is attached.
g. Building integrated solar energy systems are considered building materials and shall be reviewed as building materials and therefore shall comply with applicable building setbacks for the zoning district.
2. Ground-Mounted Solar Energy Systems.
a. Ground-mounted solar energy systems are permitted in rear yards only.
b. Ground-mounted solar energy systems shall not exceed the maximum building height for accessory buildings in the applicable zoning district when the panels are at maximum design tilt.
c. Ground-mounted solar energy systems shall meet side and rear yard setback standards for accessory buildings in the applicable zoning district.
d. Ground-mounted solar energy systems shall not count toward the maximum number of accessory structures permitted.
e. Ground-mounted solar energy systems are exempt from screening requirements, except for mechanical equipment pursuant to Section 1105.0803(D).
f. Ground-mounted solar energy systems are exempt from lot coverage if the area under the system is vegetative ground cover.
g. Ground-mounted solar energy systems shall not be placed in any legal easement, right-of-way, required landscape buffer or placed in any stormwater conveyance system that would in any manner impede storm water runoff.
h. Power transmission lines from ground-mounted solar energy systems shall be located underground.
D. All mechanical equipment, except for the solar collection device, associated with and necessary for the operation of solar energy systems shall comply with the following:
1. Mechanical equipment shall not be located within the front yard.
2. Mechanical equipment shall meet side and rear yard setbacks for accessory buildings in the applicable zoning district.
3. Mechanical equipment shall meet screening requirements in the applicable zoning district.
4. Appropriate safety/warning signage concerning voltage shall be placed at ground-mounted devices, equipment and structures.
5. All electric control devices associated with the solar energy system shall be locked to prevent unauthorized entry.
E. Solar Access Easements. Owners of solar energy systems are solely responsible for negotiating with other property owners for any desired solar easements to protect access to sunlight. Any such easements must be consistent with the requirements of Section 5301.63 of the Ohio Revised Code.
F. Maintenance and Abandonment of Solar Energy Systems. All components of a solar energy system including the structure and property upon which the system is located, shall be maintained in good condition and in safe working order. Any solar energy system that is not operated on a functional basis for a period of twelve (12) consecutive months shall be deemed abandoned. The Chief Building Official may order the repair or removal of said solar energy system in accordance with these provisions. The applicant, owner, or other person responsible for the system shall repair or remove the same within thirty (30) days of receipt of notification by certified mail. If said facility is not either operational or removed after thirty days (30) from the date of notification, the City may remove the system at the owner's expense.
(Ord. 170-04. Passed 3-23-04; Ord. 532-24. Passed 11-6-24.)
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