Lamesa City Zoning Code
Division 5
Wind Energy Systems
§ 14.03.201 Purpose.
The purpose of the City of Lamesa’s wind energy systems regulation is to promote the safe, effective, and efficient use of wind energy systems installed for on-site production and personal consumption of electricity.
(Ordinance O-08-08, sec. 1 (A), adopted 8/5/08)
§ 14.03.202 Definitions.
ANSI.
The American National Standards Institute. ANSI coordinates the development of voluntary consensus standards in the United States. The institute oversees the creation, promulgation, and use of thousands of norms and guidelines that directly impact homes and businesses in nearly every sector.
Certificate of operation.
A document that is issued by the city [that] authorizes the applicant to operate a wind energy system.
dB(A).
The sound pressure level in decibels. The (A) refers to the weighted response scale as defined by ANSI and designed as a method for weighting the frequency spectrum to mimic the human ear.
dB(x).
The sound pressure level in decibels with a flat response from 10 Hz to 10,000 Hz. It is intended to measure those sounds outside of the dB(A) weighting scale that are still considered annoying to the resident, the community, or the potential safety of nearby residents. See table B-1 below.
Decibel.
The sound intensity I expressed in decibels above the standard threshold of hearing (TOH) I0. The expression is as follows and is used to express the magnitude or relative change in sound pressure and/or sound intensity referenced to an ambient or some baseline level.
 |
A 3 dB change is a 2X (2 times) change in audio level. |
A 6 dB change is a 4X (4 times) change in audio level. |
A 9 dB change is an 8X (8 times) change in audio level. |
A10 dB change is a 10X (10 times) change in audio level. |
A 20 dB change is a 100X (100 times) change in audio level. |
Generator or alternator.
Usually but not limited to an electromechanical device sized for specific use and used for the production of electricity. See Turbine.
Inspection.
A regular and/or periodic assessment of the wind energy system for the purpose of code compliance, operation and safety.
Kilowatt-hour.
The kilowatt-hour (symbolized kWh) is a unit of energy equivalent to one kilowatt (1 kW) of power expended for one hour (1 h) of time.
Sound pressure.
The amplitude of the sound energy when transmitted through a unit area in a specified direction. The pressure of the sound can be measured using a receiver device such as a sound pressure meter.
Sound pressure level.
The sound pressure mapped to a logarithmic scale with reference to noises typically found within a community, and reported in decibels (dB). See table B-2 below.
Threshold of hearing or TOH.
The lowest audible signal perceptible by a person without the use of mechanical or electrical devices.
Tower height.
The sum of the height above grade of the fixed portion of the tower or structure or supporting method used to support the turbine, plus, the maximum vertical height of the wind turbine blades, casings, or vane, whichever is higher.
Turbine.
All the integral parts of a wind energy system used for the production of electricity, including the blades, generator or alternator, casings, governors, and vane.
Type 1 - Residential wind energy system.
A wind energy conversion system that converts wind energy into electricity through the use of a wind turbine, a tower, and associated control or conversion electronics having a rated capacity of not more than that specified in table E-1.
Type 2 - Commercial wind energy systems.
Designed to generate more electricity than permitted in table E-1 or what is necessary for on-site consumption by the consumer.
Utility grid wind energy system.
A wind energy system that was designed, built and certified to transmit excess electricity back to the electric utility grid.
Watt-hour.
The watt-hour (symbolized Wh) is a unit of energy equivalent to one watt (1 W) of power expended for one hour (1 h) of time. The power consumption of energy in homes and businesses is usually measured in kilowatt-hours. Each 1000 watt-hours of energy consumed is equal to one kilowatt-hour.
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Table B-1. Sound Pressure Levels Relative to dB(x) Flat Response | |||
|---|---|---|---|
Example Noise Source | Intensity | Intensity Level | # of Times Greater Than TOH |
Threshold of hearing (TOH) | 1*10-12 W/m2 | 0 dB | 100 |
Rustling leaves | 1*10-11 W/m2 | 10 dB | 101 |
Whisper | 1*10-10 W/m2 | 20 dB | 102 |
Mosquito buzzing | 1*10-8 W/m2 | 40 dB | 104 |
Normal conversation | 1*10-6 W/m2 | 60 dB | 106 |
Busy street traffic | 1*10-5 W/m2 | 70 dB | 107 |
Vacuum cleaner | 1*10-4 W/m2 | 80 dB | 108 |
Large orchestra | 6.3*10-3 W/m2 | 98 dB | 109.8 |
Walkman at maximum level | 1*10-2 W/m2 | 100 dB | 1010 |
Front rows of rock concert | 1*10-1 W/m2 | 110 dB | 1011 |
Threshold of pain | 1*101 W/m2 | 130 dB | 1013 |
Military jet takeoff | 1*102 W/m2 | 140 dB | 1014 |
Instant perforation of eardrum | 1*104 W/m2 | 160 dB | 1016 |
(Ordinance O-08-08, sec. 1 (B), adopted 8/5/08)
§ 14.03.203 Specific use permit.
(a)
Type 1 residential wind energy systems may be permitted by specific use permit in all zoning classifications where residential structures are permitted, subject to the recommendations and regulations set forth in section 14.03.204. The procedures for consideration of an application for a specific use permit may be as specified in section 14.03.151 [14.03.152] of the city’s zoning ordinance.
(b)
Type 2 commercial grid wind energy systems may be permitted by specific use permit in all commercial and industrial zoning classifications where residential structures of any sort are not allowed. The procedures for consideration of an application for a specific use permit may be as specified in section 14.03.151 [14.03.152] of the city’s zoning ordinance.
(Ordinance O-08-08, sec. 1 (C), adopted 8/5/08)
§ 14.03.204 General regulations and requirements.
The following general regulations apply to all wind energy systems located within any zoning district. Pre-existing wind energy systems lawfully in existence at the time of the enactment of this division shall be required to meet the requirements established herein should any part of the pre-existing system require replacement.
(1)
Wind energy systems.
“Type 1” systems may be permitted within residentially zoned areas of the city. “Type 2” systems may be permitted in commercial or industrial zoned areas of the city.
(2)
Specific use permit required.
A specific use permit must be obtained prior to the construction or installation of a wind energy system. An application for specific use permit must be accompanied by:
(A)
The appropriate permit fee as established in the City of Lamesa Code of Ordinances, section 3.03.054(b), Construction permit fee.
(B)
A legal notice and publication fee of $250.00.
(C)
A site plan of the proposed wind energy system at a scale of 1" = 30'. The site plan should be on a single 8.5" x 11" sheet and include:
(i)
A legal description of the property where the wind energy system is proposed;
(ii)
Site location must not be less than 0.5 acre per wind energy system unit.
(iii)
A site plan view layout of the proposed wind energy system clearly showing:
a.
The proposed location of the system.
b.
All components of the system including:
1.
Generation capability.
2.
Tower rating.
3.
Wind and ice loading ratings.
4.
Underwriters’ Laboratory Listing.
5.
National Electrical Code compliant.
6.
Lightning arrestor or protection methods.
7.
Man traps.
8.
Kill switches.
9.
Manufacturer’s specifications for the system and the recommended application for same.
10.
Site plan.
A.
Distances to property lines as measured from the base of the tower.
B.
Required setbacks and easements.
C.
Easement authorizations as required.
D.
Adjacent land uses and zoning designations.
E.
Existing structures on the site.
F.
Natural features such as watercourses and trees.
(D)
Elevation drawings showing:
(i)
The design and height of the proposed wind energy system.
(ii)
Detailed drawings of all system components.
(iii)
Concept for screening or required landscaping of the base of the tower or support structure.
(E)
A line drawing of the electrical components of the system in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code. Note that manufacturer’s claims may be insufficient and additional compliance data or material may be requested at the discretion of the city.
(F)
Standard installation drawings of the wind turbine structure, including the tower, base, and footings. Note that manufacturer’s claims may be insufficient and additional compliance data or material may be requested at the discretion of the city.
(G)
Evidence of notice to utility company as required by subsection (12) below.
(H)
Proof of insurance coverage as required in subsection (14) below.
(3)
Construction Standards.
The wind energy system must be designed and installed according to the manufacturer’s recommendations that cover the range of winds and ice loads for this region. Additionally, all components, structures, and constituents of the wind energy system shall comply with applicable state and local building codes and the current edition of the National Electrical Code.
(4)
Maximum height.
The tower or supporting structure shall comply with the following:
(A)
The maximum height shall not exceed the distance between the base of the tower and 1:1 aspect ratio from all property lines, setbacks, easements, and commercial power lines. Specifically the tower or structure shall be set back at least 1 foot for each foot in height of the tower structure.
(B)
Additionally, no tower height shall exceed the tower height recommended by the manufacturer or the distributor of the wind energy system.
(5)
Location and setback.
The tower structure of a wind energy system must be at least 30 feet from any primary structure and may be no closer to the property line than the highest point of the system, including the maximum height of any blades when attached thereto. No part of the wind energy system, including blades or guy wire anchors, may extend closer than 10 feet to property line or within any required yard setback.
(6)
Primary structure required on lot.
A wind energy system may be erected on a lot, not less than one half (1/2) acre, only after a primary structure has been constructed on the lot. A wind energy system may not be constructed on a vacant lot. If an occupied primary structure is removed from a lot or property, a wind energy system must be removed from said property if a replacement primary structure is not completed within a period of twelve (12) months. In any case, once a primary structure is removed or deemed to be a health hazard by the city inspector an approved wind energy system must cease operation except to provide power necessary for the construction of a replacement primary structure.
(7)
Sound pressure levels.
Sound pressure levels shall not exceed 60 decibels (dBA) as measured from any offending property line (usually from a point downwind).
(8)
Lights.
All lighting not required by the FAA is prohibited.
(A)
When obstruction lighting is required by the FAA, such lighting shall not exceed the minimum requirements of said agency.
(B)
A tower structure may be artificially lighted only with steady-burning red obstruction lights (FAA type L-810) or flashing red obstruction lights (FAA type L-864) flashing no faster than 20 flashes per minute.
(C)
Flashing red obstruction lights (FAA type L-864) flashing faster than 20 flashes per minute, medium intensity flashing white obstruction lights (FAA type L-865 or L-866), high intensity flashing white lights (FAA type L-856 or L-857) or dual flashing red obstruction lights and medium intensity flashing white obstruction lights (FAA types L-864/L-865) may be used only when the FAA specifies that the specific lighting pattern is the only lighting pattern acceptable to promote aviation safety and refuses applicant’s request for authorization to use the lighting required by the city herein.
(D)
Upward lighting, floodlights, seasonal lighting or other lighting not strictly required by the FAA is prohibited.
(9)
Signs.
No advertising or other signs shall be allowed on a wind energy system.
(10)
Prohibited in easements.
No portion of a wind energy system shall be placed in easements unless authorized by the easement holder.
(11)
Screening.
A wind energy system shall be screened from view from adjoining properties by solid fencing or evergreen plants to a height of at least six (6) feet. Screening shall be maintained in a good condition and landscaping shall be healthy.
(12)
Notice to utility company on grid-interconnected systems.
(A)
No grid-interconnected wind energy system shall be installed until evidence has been given that the appropriate utility company has been informed of and has given a written consent to customer’s installation of a grid-connected customer-owned generator.
(B)
Off-grid systems shall be exempt from this requirement. No off-grid system may go on grid without compliance with subsection (12)(A) above.
(13)
City building codes/safety standards.
To ensure the structural integrity of a wind energy system, the owner of such system must ensure that it is maintained in compliance with all provisions of the City of Lamesa’s building code and zoning regulations. If, upon inspection, the city concludes that a wind energy system fails to comply with such codes and regulations and/or constitutes a danger to persons or property, then upon written notice to the owner of the wind energy system:
(A)
The owner shall immediately shut down the wind energy system;
(B)
The owner shall have thirty (30) calendar days to bring such system into compliance with applicable standards and request an inspection;
(C)
Failure to bring such system into compliance within 30 days shall constitute grounds for dismissing the certificate of operation. For a fee, the owner shall have up to 60 additional days to reapply;
(D)
After 90 days, failure to bring such system into compliance shall constitute grounds for the removal of the wind energy system at the owner’s expense; and
(E)
This notice requirement shall not preclude immediate action by the building official as allowed by law if public safety requires such action.
(14)
Insurance required.
Owners of any wind energy system must at all times maintain insurance in an amount of not less than $500,000.00 liability per turbine device, and insurance that covers loss to the wind turbine and all other wind energy system components due to wind, hail, or other loss. Proof of such insurance coverage must be provided to the city at the time application is made for a building permit. Annually, the city inspector will verify the owner’s wind energy system continued liability insurance coverage as required.
(15)
Contained on property.
No part of a wind energy system may extend beyond the property lines or required building lines of the lot on which the wind energy system is located.
(16)
State or federal requirements.
All wind energy systems must meet or exceed current standards and regulations of the FAA and any other agency of the state or federal government with the authority to regulate wind energy systems. If such standards and regulations are changed, and if the controlling state or federal agency mandates compliance, then the owners of the wind energy system governed by this division shall bring such wind energy system into compliance with such revised standards and regulations within six (6) months of the effective date of such standards and regulations, unless a different compliance schedule is mandated by the controlling state or federal agency.
(17)
Maintenance.
A wind energy system shall be maintained at all times, including, but not limited to, mechanical and electrical systems and subsystems, painting, fencing as required in subsection (11) above, structural integrity, and landscaping.
(18)
Removal of unsafe wind energy system.
Wind energy systems that have, due to damage, lack of repair, or other circumstances, become unstable, lean significantly out-of-plumb, or pose a danger of collapse shall be shut down immediately upon notification from the building official/city inspector. If the wind energy system is not made safe or removed within 60 days of notification from the city, the city may remove the wind energy system and place a lien upon the property for the costs of the removal. However, the city inspector may order immediate action to prevent an imminent threat to public safety or property.
(19)
Abandonment.
(A)
At such time as an owner plans to abandon or discontinue, or is required to discontinue, the operation of a wind energy system, such owner must notify the city by certified U.S. mail of the proposed date of abandonment or discontinuation of operations. Such notice shall be given no less than 30 days prior to abandonment or discontinuation of operations.
(B)
In the event that an owner fails to give notice of intent, the wind energy system shall be considered abandoned if not operated for a continuous period of twelve (12) months.
(C)
Upon abandonment or discontinuation of use, the person who constructed the wind energy system or the person who operated the wind energy system or the property owner shall physically remove the wind energy system within 90 days from the date of abandonment or discontinuation of use. “Physically remove” shall include, but not be limited to:
(i)
Removal of the tower, turbine and all other components of the wind energy system; and
(ii)
Transportation of the tower, turbine and all other components of the wind energy system to an appropriate disposal site.
(D)
The owner of the wind energy system shall pay all site reclamation costs deemed necessary and reasonable to return the site to its pre-construction condition.
(E)
If a party as stated in subsection (C) herein fails to remove a wind energy system in accordance with this section, the city shall have the authority to enter the subject property and physically remove the “system.” Costs for the removal of the “system” shall be charged to the landowner of record in the event the city must remove it and the city may place a lien on the property for such costs of removal.
(F)
Failure to remove an abandoned wind energy system as required by this section shall constitute a violation and be subject to the penalties prescribed herein.
(Ordinance O-08-08, sec. 1 (D), adopted 8/5/08)
§ 14.03.205 Wind energy system sizing guidelines.
(a)
A wind energy system should be sized to meet the needs of the resident. A typical home may consume from 1000 kWh to upwards of 8000 kWh in a month, and is variable with the seasons, dependent on the construction methods used to build the home, and the consumer’s personal demand.
(b)
It is recommended that a wind energy system should be sized to meet no more than the average demand of the applicant. The applicant’s power bill or that of a neighbor can be used to baseline the monthly kWh average. A neighbor’s home must be of similar size.
(c)
Sizing of the generator’s hourly output in kWh is determined by dividing the average monthly consumption by 720 (720 = 24 hours in a day times 30 days in a month). Proposed systems that are larger than what is recommended in table E-1 may require consideration beyond a typically sized system. For this reason an applicant desiring to install a system that has a generation capability greater than 5000 kWh per month requires pre-approval by the city inspector.
Table E-1. Relative Power Generation Capacity Per Hour for Average Need | ||||
|---|---|---|---|---|
Resident Monthly Average Consumption in kWh | Capacity for 50% of Residential Average Need kW | Capacity for 75% of Residential Average Need kW | Capacity for 100% of Residential Average Need kW | Capacity for 150% of Residential Average Need kW |
1000 | 0.7 | 1.0 | 1.4 | 2.1 |
2000 | 1.4 | 2.1 | 2.8 | 4.2 |
3000 | 2.1 | 3.1 | 4.2 | 6.2 |
4000 | 2.8 | 4.2 | 5.5 | 8.3 |
5000 | 3.5 | 5.2 | 6.9 | 10.4 |
Note: The italicized ratings require pre-review and approval of the city inspector prior to submission.
(Ordinance O-08-08, sec. 1 (E), adopted 8/5/08)
