§ 9.26. Solar energy collectors and commercial solar energy systems.

A.

Applicability. This section applies to ground-mounted solar energy collectors and commercial solar energy systems. This section does not apply to smaller-scale solar energy collectors mounted on fences, poles, or on the ground with collector surface areas less than 50 square feet and less than five feet above the ground.

B.

General requirements.

1.

Applications. In addition to all other required application contents, equipment and unit renderings or plans shall be submitted for review.

2.

Glare and reflection. The exterior surfaces of solar energy collectors shall be generally neutral in color and substantially non-reflective of light. A unit shall not be installed or located so that sunlight or glare is reflected into neighboring residences or onto adjacent streets.

3.

Location. Solar energy equipment shall be located in the area least visibly obtrusive to adjacent residential properties while remaining functional.

4.

Installation.

a.

A solar energy collector shall be permanently and safely attached to the ground. Solar energy collectors, and the installation and use thereof, shall comply with building codes and other applicable township, county, state and federal requirements.

b.

Solar energy collectors shall be installed, maintained and used only in accordance with the manufacturer's directions. Upon request, a copy shall be submitted to the township prior to installation.

5.

Power lines. On site power lines between solar panels and inverters shall be placed underground.

6.

Abandonment. Solar energy collection systems that cease to produce energy on a continuous basis for 12 months will be considered abandoned unless the responsible party (or parties) with ownership interest in the system provides substantial evidence every six months after 12 months of no energy production to the township of the intent to maintain and reinstate the operation of that facility. The responsible party shall remove all equipment and facilities and restore the site to its condition prior to development of the facility within one year of abandonment.

C.

Building-mounted solar energy collectors.

1.

Certification. A building mounted unit shall be only of such weight as can safely be supported by the structure. A certification by a professional engineer or other qualified person, shall be submitted to the township prior to installation.

2.

Location. Wall-mounted units shall not be located on the front wall of a building.

3.

Height.

a.

Wall-mounted unit shall not exceed the height of the building wall to which they are attached.

b.

A roof-mounted unit shall not project more than three feet above the highest point of the roof and may exceed the maximum building height limitation for the zone district by no more than three feet.

4.

Extension. A solar energy collector that is wall-mounted shall not project horizontally beyond the eave of the roof, or 12 inches, whichever is less.

D.

Ground-mounted solar energy collectors. These systems shall only be established as accessory uses to principal buildings. The following requirements apply:

1.

Location. The unit shall be located in the rear yard and shall be subject to the setbacks for accessory buildings.

2.

Maximum size. One thousand five hundred square feet of collector panels per ground-mounted solar energy collector structure.

3.

Maximum height. Twelve feet, measured from the natural grade below the unit to the highest point.

4.

Screening. Screening may be required in cases where ground-mounted units impact views from adjacent residential properties.

E.

Commercial solar energy system. Commercial systems shall be established as principal uses only. The following requirements apply:

1.

Minimum setbacks. One hundred feet minimum.

2.

Maximum height. Sixteen feet, measured from the natural grade below the unit to the highest point.

3.

Minimum acreage. Five acres.

4.

Screening. Views of collectors and equipment from residential properties or public right-of-way may be required to be screened. Screening methods may include the use of materials, colors, textures, screening walls, and landscaping, that will blend the facility into the natural setting and existing environment.

5.

Decommissioning. A decommissioning plan signed by the responsible party and the landowner (if different) addressing the following shall be submitted prior to approval:

a.

Defined conditions upon which decommissioning will be initiated (i.e. end of land lease, no power production for 12 months, abandonment, etc.)

b.

Removal of all non-utility owned equipment, conduit, structures, fencing, roads, solar panels, and foundations.

c.

Restoration of property to condition prior to development of the system.

d.

The timeframe for completion of decommissioning activities.

e.

Description of any agreement (e.g. lease) with landowner regarding decommissioning, if applicable.

f.

The entity or individual responsible for decommissioning.

g.

Plans for updating the decommissioning plan.

h.

A performance guarantee shall be posted in the form of a bond, letter of credit, cash, or other form acceptable to the township, to ensure removal upon abandonment. As a part of the decommissioning plan, the responsible party shall provide at least two cost estimates from qualified contractors for full removal of the equipment, foundations, and structures associated with the facility. These amounts will assist the township when setting the performance guarantee amount. The performance guarantee shall be valid throughout the lifetime of the facility. Bonds and letters of credit shall be extended on a regular basis with expiration dates never less than two years from the annual anniversary of special land use approval.