Eldridge City Zoning Code
§ 44.04
PRINCIPAL USES.
(A) Solar garden. The city permits the development of community solar gardens, subject to the following standards and requirements:
(1) Rooftop solar gardens. Subject to the requirements of this chapter, rooftop solar gardens are a permitted use in all districts.
(2) Ground-mount solar gardens. Ground-mount community solar energy systems must be less than two acres in total size and are a permitted use in all districts. The city may require screening where it determines there is a clear community interest in maintaining a viewshed.
(3) Interconnection. An interconnection agreement must be in place with the local electric utility before work commences on installation of a solar garden.
(4) Dimensional standards. All structures must comply with set-back, height, and coverage limitations for the district in which the system is located.
(5) Site security. A solar garden located wholly or partly within the city limits must be surrounded by a fence that meets National Electric Code (NEC) guidelines. The city encourages the project operator or owner to invest in fencing that facilitates movement of pollinators. All gates must always be locked unless personnel are on site. All components must be located at least four feet from the fence.
(6) Other standards. Ground-mount systems must comply with all required standards for structures in the district in which the system is located.
(7) Ground cover. The city encourages (but does not require) owners of groundmount solar gardens to plant the land underneath the solar collectors in pollinator friendly wildflowers. Such plantings must be maintained in such a way that they do not go to weeds or become predominately grass but afford passers-by a predominantly flower view during blooming season. Such plantings shall be considered flower beds and shall be exempt from the mowing requirements of Title B, Chapter 9. If wildflowers are not planted, the land underneath the collectors must be neatly maintained in compliance with Title B, Chapter 9 of the Code of Ordinances.
(8) Building permit and site plan review. Development of a solar garden inside the city limits requires the issuance of a building permit and site plan review. Principal use solar arrays must be designed by an Iowa licensed design professional.
(9) Decommissioning. The city requires that, as part of the construction permit application, a decommissioning plan shall be submitted to ensure that the facilities are properly removed after their useful life. Decommissioning of the solar garden must occur in the event it (or a majority part of it) is not in use for 12 consecutive months. The plan shall include provisions for removal of all structures and foundations, restoration of the soil and vegetation, and a plan ensuring financial resources will be available to fully decommission the site. Disposal of the solar panels, racks, and foundations must meet state requirements applicable at the time of decommissioning. The city shall require the posting of a bond, letter of credit, or the establishment of an escrow account to ensure proper decommissioning.
(B) Solar farm. The city permits the development of solar farms, subject to the following standards and requirements:
(1) Development. A solar farm may be developed only on land zoned I-1 Light Industrial Districts at the time of the development.
(2) Building permit. Development of a solar farm inside the city limits requires the issuance of a building permit.
(3) Stormwater and NPDES. If the city has stormwater management, erosion, or sediment control provisions, or NPDES permit requirements at the time of the development, solar farms shall be subject to those requirements.
(4) Ground cover and buffer areas. Ground around and under solar arrays and in project buffer areas shall be planted and maintained in perennial vegetated ground cover, and meet the following standards:
(a) Topsoil shall not be removed during development unless it is part of a remediation effort.
(b) Soils shall be planted and maintained in perennial vegetation to prevent erosion, manage run off, and build soil. Seeds may include a mix of grasses and wildflowers, but shall be predominantly wildflowers, ideally native to the region that will result in a short stature prairie with a diversity of forbs or flowering plants that bloom throughout the growing season. Blooming shrubs may be used in buffer areas as appropriate for visual screening. Seed mixes and maintenance practices should be consistent with recommendations made by qualified natural resource professionals such as those from the Iowa Department of Natural Resources, Scott County Soil and Water Conservation Service, or the Natural Resource Conservation Service. Plant material must not have been treated with systemic insecticides, particularly neonicotinoids. Such plantings must be maintained in such a way that they do not go to weeds or become predominantly grass but afford passers-by a predominantly flower view during blooming season. Such plantings shall be considered flower beds and shall be exempt from the mowing requirements of Title B, Chapter 9. If wildflowers are not planted, the land underneath the collectors must be neatly maintained in compliance with Title B, Chapter 9.
(c) The city may require screening where it determines there is a clear community interest in maintaining a viewshed.
(5) Foundations. A qualified engineer shall certify that the foundation and design of the solar panels’ racking, and support is within accepted professional standards, given local soil and climate conditions.
(6) Other standards and codes. All solar farms shall be in compliance with all applicable local, state, and federal regulatory codes, including the State Building Code, as amended; and the National Electric Code, as amended.
(7) Power and communication lines. Power and communication lines running between banks of solar panels and to nearby electric substations or interconnections with buildings shall be buried underground. Exemptions may be granted by the city in instances where shallow bedrock, water courses, or other elements of the natural landscape interfere with the ability to bury lines, or distance makes undergrounding infeasible, at the discretion of the city’s consulting engineer.
(8) Site security. A solar farm located wholly or partly within the city limits must be surrounded by a fence that meets National Electric Code (NEC) guidelines. The city encourages the project operator or owner to invest in fencing that facilitates movement of pollinators. All gates must always be locked unless personnel are on site. All components must be located at least four feet from the fence.
(9) Building permit. Development of a solar farm inside the city limits requires the issuance of a building permit.
(10) Site plan required. A detailed site plan for both existing and proposed conditions must be submitted, showing location of all solar arrays, other structures, property lines, rights-of-way, easements, zoning districts, service roads, floodplains, wetlands and other protected natural resources, topography, electric equipment, and all other characteristics requested by the city. The site plan shall be reviewed by city staff and the City Engineer and approved by resolution by City Council.
(11) Aviation protection. For solar farms located within 500 feet of an airport or within approach zones of an airport, 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, FAA Review of Solar Energy Projects on Federally Obligated Airports, or most recent version adopted by the FAA.
(12) Agricultural protection. Solar farms must comply with site assessment or soil identification standards that are intended to protect agricultural soils.
(13) Decommissioning. A decommissioning plan shall be required to ensure that facilities are properly removed after their useful life. Decommissioning of the installation must occur if a majority of the solar panels are not in use for 12 consecutive months. The plan shall include provisions for removal of all structures and foundations, restoration of soil and vegetation, and a plan ensuring financial resources will be available to fully decommission the site. Disposal of the solar panels, racks, and foundations must meet state requirements applicable at the time of decommissioning. The city shall require the posting of a bond, letter of credit, or the establishment of an escrow account to ensure proper decommissioning.
(14) Once a solar farm enters commercial operation the City Council may require the applicant/owner, or current owner of the facility, to make annual contributions to the city as set forth in a contract provided by the city. This contribution would be based upon the maximum rated AC production capacity multiplied by the rate of $2,500 per MW per year. This rate can be adjusted by resolution by the City Council. Payment would be due by March 31 each year for the production the previous calendar year and will be pro-rated for the number of days in operation during the previous calendar year. For clarity, if the solar farm produces power for 100 days in a 365-day calendar year, the annual contribution will be 100/365 times $2,500 dollars per MW.
(Ord. 2025-04, passed 2-3-2025)