Montgomery City Zoning Code
§ 16-6.10
Wind, Solar or Photovoltaic Energy Systems.
[Ord. No. 12-1418, S 19; amended 4-18-2024 by Ord. No. 24-1723; 12-19-2024 by Ord. No. 24-1746]
a.
Purpose and Legislative Mandates. The primary purpose of these zoning ordinance provisions is to establish standards and limitations for the installation and operation of wind, solar and other photovoltaic systems, either as permitted principal or permitted accessory uses/structures, within the Township of Montgomery.
This subsection is adopted in compliance with the following legislative mandates:
1.
N.J.S.A. 40:55D-66.11 of the Municipal Land Use Law, entitled Wind And Solar Facilities Permitted In Industrial Zones, which was approved on March 31, 2009 as P.L.2009, Chapter 35, and which requires that both wind and solar renewable energy facilities be permitted on industrially zoned lands comprising 20 or more contiguous acres that are owned by the same person or entity.
2.
N.J.S.A. 40:55D-66.12 of the Municipal Land Use Law, entitled Municipal Ordinances Relative To Small Wind Energy Systems, which was approved on January 16, 2010 as P.L.2009, Chapter 244, and which limits the restrictions municipalities can require for the installation and operation of small wind energy systems so as not to unreasonably hinder the performance of such installations.
3.
N.J.S.A. 52:27D-141.1, entitled "Residential Development Solar Energy Systems Act", which was approved on March 31, 2009 as P.L.2009, Chapter 33, and which provides for regulations for the installation of solar energy facilities in new residential developments consisting of 25 or more residential dwelling units.
4.
N.J.S.A. 4:1C-32.4, entitled "Certain Generation Facilities, Structures, Equipment Permitted on Preserved Farmland", which was approved January 16, 2010 as P.L.2010, Chapter 213, and which provides that a person who owns preserved farmland may construct, install, and operate biomass, solar, or wind energy generation facilities, structures, and equipment on the farm, and may make improvements to agricultural, horticultural, residential, or other buildings or structures on the land for that purpose, provided that the biomass, solar, or wind energy generation facilities, structures, and equipment meet specific requirements.
5.
N.J.A.C. 2:76-A.12, entitled "Agricultural Management Practice For The Construction, Installation, Operation Or Maintenance Of Solar Energy Generation Facilities, Structures And Equipment On Commercial Farms", which was adopted on July 20, 2011 and which provides for regulations for the installation and operation of solar energy facilities on commercial farms with reference to the Right To Farm Act.
While Montgomery Township intends to comply with the prevailing law, it also wishes to safeguard the farmland within its bounds, much of which has been preserved via State, County and local funding. Montgomery Township also does not wish to jeopardize the use or tranquility of the preserved open space lands within its bounds by any neighboring inappropriate development.
Montgomery Township notes that a new 2011 State Energy Master Plan has been adopted as a basis to fulfill the State's energy needs for the next 10 years. The Township agrees with a policy of the plan to focus the development of large renewable energy resource facilities on large commercial, landfill and/or brownfield sites and discourage the development of such facilities which will adversely impact the preservation of farmland and open space lands.
Montgomery Township also desires to safeguard the special conservation resource lands as identified in the adopted Recreation Plan And Conservation Plan Elements of the Township Master Plan, especially those lands and riparian corridors directly affecting water quality and biodiversity.
b. COLLECTOR SURFACE METEOROLOGICAL TOWER RENEWABLE ENERGY FACILITY ROTOR DIAMETER SMALL WIND ENERGY SYSTEM SOLAR COLLECTOR SOLAR ENERGY SOLAR ENERGY SYSTEM SOLAR PANEL SYSTEM HEIGHT TOWER HEIGHT VAWT SYSTEMS WIND GENERATOR WIND TOWER WIND, SOLAR OR PHOTOVOLTAIC ENERGY FACILITY OR STRUCTURE
Applicable Definitions.
Shall mean any part of a solar collector that absorbs solar energy for use in the collector's energy transformation process but does not include frames, support and mounting hardware.
Shall mean a structure designed to support the gathering of wind energy resource data and includes the tower, base plate, anchors, guy cables and hardware, anemometers (wind speed indicators), wind direction vanes, booms to hold equipment, data logger, instrument wiring, and any telemetry devices that are used to monitor or transmit wind speed and wind flow and characterize the wind resource at a given location. For the purpose of this subsection, meteorological towers shall conform to the requirements for small wind energy systems.
Shall mean a facility that engages in the production of electric energy from solar technologies, photovoltaic technologies, or wind energy.
Shall mean the cross sectional dimension of the circle swept by the rotating blades of a wind-powered energy generator.
Shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity consistent with applicable provisions of the State Uniform Construction Code promulgated pursuant to the State Uniform Construction Code Act, P.L.1975, c.217 (C.52:27D-119 et seq.) and technical bulletins issued pursuant to section 2 of P.L.2009, c.244 (C.40:55D-66.13), and which will be used primarily for on-site consumption.
Shall mean a device, structure or part of a device or structure in which a substantial purpose is used to transform solar energy into thermal, mechanical, chemical or electrical energy.
Shall mean direct radiant energy received from the sun.
Shall mean a solar energy system and all associated equipment including any generator, base, foundation, structural support, wire, batteries or other components necessary to convert solar energy into usable electrical energy through the use of solar panels.
Shall mean an elevated panel or plate, or a canopy or array thereof, that captures and converts solar radiation to produce power, and includes flat plate, focusing solar collectors, or photovoltaic solar cells and excludes the base or foundation of the panel, plate, canopy, or array.
Shall mean, for wind energy systems, the height above grade of the tower plus the wind generator.
Shall mean the height above grade of the fixed portion of the tower, excluding the wind generator.
Shall mean a vertical axis wind turbine which utilizes vertical panels as opposed to horizontal propellers.
Shall mean blades and associated mechanical and electrical conversion components mounted on top of the tower.
Shall mean the monopole, freestanding, or guyed structure that supports a wind generator.
Shall mean a facility or structure for the purpose of supplying electrical energy produced from wind, solar, or photovoltaic technologies, whether such facility or structure is a principal use, a part of the principal use or an accessory use or structure.
c.
Small Wind, Solar and Photovoltaic Energy Systems as Permitted Accessory Uses/Structures in All Zoning Districts. The primary purpose of an accessory small wind, solar or photovoltaic energy system as an accessory use or accessory structure is to provide power for the principal use of the property, whether residential, nonresidential or farming, whereon said system is to be located, and shall not be for the generation of power for commercial sale purposes, although this provision shall not be interpreted to prohibit the sale of excess power generated from time to time from a small wind, solar or photovoltaic energy system designed to meet the energy needs of the principal use. For the purposes of this paragraph concerning permitted accessory energy systems, the sale of excess power shall be limited so that in no event an energy system is generating more energy for sale than what is otherwise necessary to power the principal use on the property.
1.
Rooftop and Building Mounted Solar Collectors as Accessory Uses/Structures. Rooftop or building mounted solar collectors are permitted as accessory uses/structures in all zoning districts in the Township on all permitted principal and accessory structures in the Township, subject to the following requirements:
(a)
On residential buildings, solar panels and all accessory equipment for the solar energy system shall not exceed a height of 12 inches beyond the edge of the roofline or above the highest point of the roof structure or surface upon which the panels and equipment are located.
(b)
On all other buildings, solar panels and all accessory equipment for the solar energy system shall not exceed a height of 12 inches above the highest point of the roof surface upon which they are located, but in no event shall the placement of the solar panels or any related accessory equipment result in a total height, inclusive of the subject building, exceeding that height which is otherwise permitted in the applicable zoning district.
(c)
Any ground-mounted accessory equipment associated with the rooftop or building mounted solar collectors shall be no higher than 10 feet in height, shall be located within side or rear yard areas only and within 10 feet of the structure upon which the panels are located and shall conform to the accessory building setbacks and the coverage requirements of the applicable zoning district.
(e)
For farms, see Subsection 16-6.10d herein below for additional provisions, requirements, limitations and standards.
(f)
For all residential and nonresidential buildings, a zoning permit for a compliant rooftop- or building-mounted solar energy system on a property is required from the Township Zoning Officer in accordance with Subsection 16-13.16 of this chapter regarding designated local historic sites and/or properties within designated local historic districts, Subsection 16-10.3d of this chapter, and all information required by the Zoning Officer to determine compliance with the provisions of this ordinance shall be provided for the permit.
(g)
In the instance where a proposed rooftop- or building-mounted solar energy system on a residential or nonresidential property is not compliant with the provisions of this subsection, a variance is required pursuant to N.J.S.A. 40:55D-70c of the Municipal Land Use Law in addition to minor site plan approval in accordance with Subsection 16-8.3 of this chapter and Subsection 16-6.10h5 herein.
2.
Ground-Mounted and Freestanding Solar Collectors as Accessory Uses/Structures. Ground-mounted and freestanding solar collectors are permitted as accessory uses/structures in all zoning districts of the Township subject to the following requirements:
(a)
Ground-mounted arrays and freestanding solar collectors may be located only on properties at least one acre or greater in area where the applicant proves to the satisfaction of the Board or the Zoning Officer, as the case may be, that rooftop- or building-mounted solar collectors are not feasible on the subject site.
(b)
The total surface area of all ground-mounted or freestanding solar collectors shall be as follows:
(1)
On a residential lot, the total surface area shall not exceed a maximum aggregate area of 750 square feet on lots 1 acre to two acres in area, 1,200 square feet on lots two acres to five acres in area, and 1,500 square feet on lots five acres or larger.
(2)
On a nonresidential lot, the total surface area shall not exceed the existing building coverage of the building served by the ground-mounted or freestanding solar collectors.
(c)
The solar collectors and accessory equipment shall not be permitted within any front yard areas, except that for reverse frontage lots, the solar collectors and accessory equipment may be located in the front yard area to the rear of the dwelling, provided that the collectors and equipment are set back at least 75 feet from the street line behind the dwelling or the minimum required front yard setback if that distance is greater than 75 feet.
(d)
The location of any ground-mounted or freestanding solar collectors or other structures or equipment associated with a solar energy system shall be as follows:
(1)
On a residential lot, the setback shall be 40 feet from all side and rear property lines or the accessory building setback requirement of the applicable zoning district, whichever distance is greater.
(2)
On a nonresidential lot, the setback shall be 50 feet or the accessory building setback requirement of the applicable zoning district, whichever distance is greater.
(e)
The height of the solar collectors and any mounts shall not exceed 12 feet when oriented at maximum tilt.
(g)
For farms, see Subsection 16-6.10d herein below for additional provisions, requirements, limitations and standards.
(h)
For any accessory ground-mounted or freestanding solar energy system on a residential lot that complies with Subsection 16-6.10c2(b)(1) herein, and for any accessory ground-mounted or freestanding solar energy system on a nonresidential lot that complies with Subsection 16-6.10c2(b)(2) herein and has a total aggregate surface area less than 2,500 square feet, a zoning permit is required from the Township Zoning Officer in accordance with Subsection 16-103d of this chapter, Section 16-13.16 of this chapter regarding designated local historic sites and/or properties within designated local historic districts, and any other information required by the Zoning Officer to determine compliance with the provisions of this chapter shall be provided for the permit.
(1)
The Zoning Officer shall consult with the Township Landscape Architect regarding the adequacy of the proposed landscape screening.
(2)
An escrow account of $750 shall be established by the applicant with Montgomery Township to pay for the time expended by the Township Landscape Architect.
(i)
All accessory ground-mounted or freestanding solar energy systems on a residential lot not in compliance with Subsection 16-6.10c2(b)(1) herein, and all accessory ground-mounted or freestanding solar energy systems on a nonresidential lot not in compliance with Subsection 16-6.10c2(b)(2) herein and/or with a total aggregate surface area of 2,500 square feet or greater, shall require minor site plan approval in accordance with Subsection 16-8.3 of this chapter and Subsection 16-6.10h5 herein with any required variance relief in accordance with N.J.S.A. 40:55D-70c of the Municipal Land Use Law.
3.
Small Wind Energy Systems as Accessory Uses/Structures. Small wind energy systems are permitted as accessory uses/structures on lots in all zoning districts in the Township, subject to the following requirements:
(a)
A minimum lot size of six acres shall be required to install a small wind energy system, and no more than one small wind energy system shall be permitted on a lot.
(b)
Small wind energy systems shall not be located within any front yard areas.
(c)
Towers shall be set back a distance equal to 1.5 times the height of the tower from all property lines, public roads, dwellings, and overhead power lines. The distance shall be measured from the center of the tower.
(d)
The maximum total height of any small wind energy system shall not exceed 120 feet; the total height shall include the vertical distance from the ground to the tip of a wind generator blade when the tip is at its highest point.
(e)
A meteorological tower shall be permitted under the same standards and requirements as a small wind energy system.
d.
Additional Provisions, Requirements, Limitations and Standards For Wind, Solar and Photovoltaic Energy Systems as Accessory Uses/Structures on Preserved Farmland, Commercial Farms and Other Farms.
1.
Preserved Farmland.
(a)
Notwithstanding any law, rule or regulation to the contrary, a person who owns preserved farmland may construct, install, and operate biomass, solar, or wind energy generation systems, structures, and equipment on the farm as an accessory use/structure, whether on the preserved portion of the farm or on any portion excluded from preservation, for the purpose of generating power or heat, and may make improvements to any agricultural, horticultural, residential, or other building or structure on the land for that purpose, provided that the biomass, solar, or wind energy generation facilities, structures, and equipment:
(1)
Do not interfere significantly with the use of the land for agricultural or horticultural production as determined by the State Agriculture Development Committee;
(2)
Are owned by the landowner, or will be owned by the landowner upon the conclusion of the term of an agreement with the installer of the biomass, solar, or wind energy generation facilities, structures, or equipment by which the landowner uses the income or credits realized from the biomass, solar, or wind energy generation to purchase the facilities, structures, or equipment;
(3)
Are used to provide power or heat to the farm, either directly or indirectly, or to reduce, through net metering or similar programs and systems, energy costs on the farm; and
(4)
Are limited in annual energy generation capacity to the previous calendar year's energy demand plus 10%, in addition to energy generated from facilities, structures or equipment existing on the roofs of buildings or other structures on the farm as of January 16, 2011 pursuant to N.J.S.A. 4:1C-32.4 b., or, alternatively and at the option of the landowner, occupy no more than 1% of the area of the entire farm, including both the preserved portion and any portion excluded from preservation.
(b)
The person who owns the farm and the energy generation facilities, structures, and equipment may only sell energy through net metering or as otherwise permitted under an agreement allowed pursuant to Subsection 16-6.10d1(a)(2) above.
(c)
For the purposes of this paragraph d1, the following definitions apply:
(1)
Biomass shall mean an agricultural crop, crop residue, or agricultural by-product that is cultivated, harvested, or produced on the farm and which can be used to generate energy in a sustainable manner.
(2)
Net metering shall mean the same as that term is used for purposes of Subsection e of section 38 of P.L. 1999, c.23 (C.48:3-87).
(3)
Preserved farmland shall mean land on which a development easement was conveyed to, or retained by, the committee, a board, or a qualifying tax exempt nonprofit organization pursuant to the provisions of section 24 of P.L. 1983, c.32 (C.4:1 C-31), section 5 of P.L.1988, c.4 (C.4:1C-31.1), section 1 of P.L.1989, c.28 (C.4:1C-38), section 1 of P.L.1999, c.180 (C.4:1C-43.1), sections 37 through 40 of P.L.1999, c.152 (C.13:8C-37 through C.13:8C-40), or any other State law enacted for farmland preservation purposes.
(d)
Required State Approvals.
(1)
A landowner shall seek and obtain the approval of the State Agriculture Development Committee before constructing, installing, and operating biomass, solar, or wind energy generation facilities, structures, and equipment on the farm as allowed pursuant to Subsection 16-6.10d1(a) above.
(2)
In the case of biomass energy generation facilities, structures, or equipment, the landowner shall also seek and obtain the approval of the Department of Agriculture as required pursuant to section 5 of P.L.2009, c.213 (C.4:1C-32.5) if the land is valued, assessed and taxed pursuant to the Farmland Assessment Act of 1964, P.L.1964, c.48 (C.54:4-23.1 et seq.).
2.
Commercial Farms.
(a)
Notwithstanding the provisions of any municipal or County ordinance, resolution, or regulation to the contrary, the owner or operator of a commercial farm, located in an area in which, as of December 31, 1997 or thereafter, agriculture is a permitted use under the Township Land Development Ordinance and is consistent with the Township Master Plan, or which commercial farm is in operation as of July 2, 1998, and the operation of which conforms to agricultural management practices recommended by the State Agriculture Development Committee and adopted pursuant to the provisions of the Administrative Procedure Act, P.L. 1968, c.410 (C.52:14B-1 et seq.), or whose specific operation or practice has been determined by the Somerset County Agricultural Development Board to constitute a generally accepted agricultural operation or practice, and all relevant Federal or State statutes or rules and regulations adopted pursuant thereto, and which does not pose a direct threat to public health and safety may engage in the generation of power or heat from biomass, solar, or wind energy as accessory uses/structures to the farm use, provided that the energy generation is consistent with P.L.2009, c.213 (C.4:1C-32.4 et al.), as applicable, and the rules and regulations adopted therefor and pursuant to section 3 of P.L.2009, c.213 (C.4:1C-9.2).
(b)
A landowner shall seek and obtain the approval of the State Department of Agriculture before constructing, installing, or operating biomass energy generation facilities, structures, and equipment on any land that is valued, assessed and taxed pursuant to the Farmland Assessment Act of 1964, P.L. 1964, c.48 (C.54:4-23.1 et seq.), in addition to any other approvals that may be required by law.
(c)
The installation of any biomass, solar, or wind energy generation facility on a commercial farm shall abide by the rules, standards and regulations, including N.J.A.C. 2:76-2A.12, that are, or may be, established by the State Agriculture Development Committee (SADC) as well as those set forth in this subsection, provided that the latter are not in conflict with any rules, standards and regulations established by the SADC or State Department of Agriculture.
3.
Additional Provisions and Requirements for Any Farm. Notwithstanding anything to the contrary in this subsection, the following requirements shall also be applicable to any accessory wind, solar or photovoltaic energy system on any preserved farmland, commercial farmland or on any other farm:
(a)
The minimum distance between any portion of a solar or photovoltaic energy facility and a street line shall be 75 feet and the minimum distance from any other property line shall be 50 feet, unless a greater setback is required by the SADC or any other outside agency.
(b)
Wind towers shall be set back a distance equal to 1.5 times the height of the tower from all property lines, public roads, dwellings, and overhead power lines. The distance shall be measured from the center of the tower.
(c)
The maximum total height of any small wind energy system shall not exceed 120 feet; the total height shall include the vertical distance from the ground to the tip of a wind generator blade when the tip is at its highest point.
(d)
No portion of any wind, solar or photovoltaic energy system shall be constructed or installed on prime agricultural soils as defined by the USDA Natural Resources Conservation Service and/or identified in an Agricultural Development Area, unless the applicant can show that there is no other option for the location of such accessory structures on the farm.
(e)
The construction and installation of any energy system shall be designed to minimize any adverse impacts on the productivity of the soil and the farm operation.
(g)
Where site plan approval is required for any energy management system on a farm, a plan that prescribes the conservation and natural resource management measures for the conservation, protection and development of natural resources, the maintenance and enhancement of agricultural or horticultural productivity, and the control and prevention of non-point pollution shall be required as part of the site plan application.
e.
Wind, Solar and Photovoltaic Energy Systems as Permitted Principal Uses/Structures in the LM Limited Manufacturing Zoning District.
1.
A minimum lot size of 20 acres shall be required.
2.
The minimum distance between any portion of a solar or photovoltaic energy facility and a street line shall be 125 feet and the minimum distance from any other property line shall be 75 feet.
3.
Wind towers shall be set back a distance equal to 1.5 times the height of the tower from all property lines, public roads, dwellings, and overhead power lines. The distance shall be measured from the center of the tower.
4.
The maximum total height of any wind energy system shall not exceed 120 feet; the total height shall include the vertical distance from the ground to the tip of a wind generator blade when the tip is at its highest point.
5.
More than one tower for a wind energy system shall be permitted on a lot as a principal permitted use.
6.
No rooftop installation is permitted for wind, solar or photovoltaic energy facilities as principal uses.
7.
Wind energy systems shall have a nameplate capacity of 10 kilowatts or less.
9.
All wind, solar or photovoltaic energy systems as principal permitted uses/structures shall require major site plan approval in accordance with Subsection 16-8.4 and 16-8.5 of this chapter and Subsection 16-6.10h5 herein, with any variance relief in accordance with N.J.S.A. 40:55D-70c of the Municipal Land Use Law.
f.
Solar Energy Systems in Residential Developments of 25 or More Dwelling Units.
1.
Residential developments of 25 or more dwelling units for owner occupancy shall conform to the provisions of the Residential Development Solar Energy Systems Act (N.J.S.A. 52:27D-141.1 et seq.) and standards relative to solar energy systems adopted by the Commissioner of the Department of Community Affairs pursuant to N.J.S.A. 52:27D-141.7.
2.
Where technically feasible, as determined by the Commissioner of the Department of Community Affairs in consultation with the Board of Public Utilities, a developer shall offer to install, or to provide for the installation of, a solar energy system into a dwelling unit when a prospective owner enters into negotiations with the developer to purchase a dwelling unit.
g.
General Requirements for All Accessory and Principal Wind, Solar and Photovoltaic Energy Systems.
1.
The installation of any wind, solar and photovoltaic energy system and any accessory equipment shall be outside any land area exhibiting critical areas as outlined in Sections 16-15 and 16-16 of this chapter, and also shall not be within any conservation easement or conservation deed restricted area.
2.
Any proposal for a wind, solar or photovoltaic energy system shall conform to the provisions of subsection 16-5.6 of this chapter, entitled Natural Features, and of Section 14-3 of the Code, entitled Tree Removal and Replacement with respect to tree removal.
(a)
Any trees and/or shrubs to be removed or topped to accommodate the installation of a wind, solar or photovoltaic energy system shall be accompanied by a site plan identifying the location, size and species of trees to be removed or topped and demonstrating the need to remove or top the trees.
(b)
An applicant shall locate a wind, solar or photovoltaic energy system so that tree removal is not required to the extent practical; where trees are to be removed, the Zoning Officer, Planning Board or Zoning Board, as the case may be, may require the replacement of trees on the subject property at a one-to-one ratio.
(c)
The installation of any wind, solar or photovoltaic energy system shall respect the landscaping and trees within any conservation easement or deed restricted area or within any required buffer area so that there is no damage or harm to the plant materials within these areas.
(d)
In any case, any tree clearing shall not exceed an area more than 50% of the subject property's size or 40,000 square feet, whichever area is less.
3.
The design of a wind, solar or photovoltaic energy system shall, to the extent possible, use materials, colors, textures, screening and landscaping that will blend into the natural setting and existing environment.
4.
Wind, solar or photovoltaic energy systems or any associated structure shall not be used for displaying any advertising or signage, except for reasonable identification of the manufacturer, installer, or operator of the system and appropriate warning signs, all not to exceed, in aggregate, four square feet in area.
5.
When a new driveway or road is required for access to the wind, solar or photovoltaic systems, the surface shall be either pervious pavement or gravel and shall be the minimum width to accommodate maintenance as well as emergency vehicles.
6.
All wind, solar or photovoltaic energy system installations must be performed by a qualified installer, and prior to operation the electrical connections must be inspected by the Township or other appropriate electrical inspection agency, as determined by the Township. In addition, any interconnection to the public utility grid must be inspected by the appropriate public utility.
(a)
All power lines from a wind, solar or photovoltaic energy system to on-site interconnection equipment shall be located underground and installed by a certified professional and must meet all applicable national, State, and local electrical codes.
(b)
The installation of any energy system shall conform to the National Electric Code as adopted by the NJ Department of Community Affairs and the State Uniform Construction Code.
(c)
Wind, solar or photovoltaic energy systems that connect to the electric utility grid shall comply with the New Jersey Net Metering and Interconnection Standards for Class I Renewable Energy Systems at N.J.A.C. 14:4-9 and as required by the electric utility servicing the property.
7.
When batteries are included as part of the wind, solar or photovoltaic energy system, the batteries require a charge controller and must be placed in a secure container or enclosure meeting the requirements of the State Uniform Construction Code when in use and, when no longer used, the batteries shall be disposed of in accordance with the laws and regulations of Somerset County and other applicable laws and regulations. It is preferable to have the energy system connected to the energy grid in lieu of stand-alone systems relying upon batteries to store excess power.
8.
Landscaped vegetative screening shall be required, as well as fencing as may be determined appropriate by the Township Landscape Architect, between any ground-mounted solar collectors or any ground-mounted equipment for any energy system and adjacent properties and streets in accordance with the following:
(a)
The overall purpose of the landscaped screening is to obscure or substantially buffer the view of the solar energy system year-round.
(b)
The landscaped screening shall be comprised of a minimum of one evergreen tree, at least six feet high at time of planting, plus two supplemental shrubs at the discretion of the Township Landscape Architect, all planted within each 10 linear feet of the area to be screened. A list of suitable evergreen tree and shrub species is on file in the office of the Township Zoning Officer.
(c)
Existing vegetation may be used to satisfy all or a portion of the required landscaped screening.
(d)
Any fencing shall be at least four feet but no greater than six feet in height, provided that any fencing higher than four feet shall be located in the rear yard and shall be set back at least 15 feet from any property line.
9.
If a wind, solar or photovoltaic energy system ceases to perform its originally intended function for more than 12 consecutive months, the property owner shall remove the tower, collector, mount and/or associated equipment and facilities by no later than 90 days after the end of the twelve-month period and shall restore the property to its original condition.
10.
Where site plan approval is required, the site plan review shall include review of the adequacy, location, arrangement, size, design, and general site compatibility of the proposed wind, solar or photovoltaic energy systems and its components. Site plan applications and zoning permits for a wind, solar or photovoltaic energy system shall include information demonstrating its efficiency and its compliance with the provisions of this subsection.
11.
Additional Requirements Specific to Solar Energy Systems:
(a)
The solar collectors shall be located so that any glare is directed away from any adjoining property or street.
(b)
Solar panels shall not be included in any calculation of impervious surface or impervious cover in accordance with N.J.S.A. 40:55D-38.1.
(c)
Solar energy systems shall be designed to sustain wind loads up to 110 miles per hour (mph) and snow loads of 50 pounds per square foot (psf).
(d)
Ground areas beneath solar panels shall not be covered with stone but shall be planted with a seed mixture of native, non-invasive shade tolerant grasses in order to prevent soil erosion and the spread of weeds or other invasive species and to promote biodiversity and a natural habitat; the ground area shall be mowed on a regular basis as may be needed.
(e)
In order to ensure that there will be minimal disturbance and impact to the land and to promote easy removal and rehabilitation of the site, the preferable method of installation of the solar collectors or panels is by removable earth screws, auger driven piers or a similar system that does not require concrete footings or other relatively permanent foundations. The installation shall respect the natural contours and no grading shall be permitted for the system itself.
12.
Additional Requirements Specific to Wind Energy Systems:
(a)
Wind energy systems shall be placed in such a manner as to minimize visual impacts to adjacent residential zoning districts and/or existing residential uses.
(b)
Access restrictions to the wind energy system shall be designed as follows:
(1)
All ground-mounted electrical and control equipment shall be labeled and secured to prevent unauthorized access.
(2)
The tower shall be designed and installed so as not to provide permanent step bolts, ladders, or other publicly accessible means of climbing the tower for a minimum height of 10 feet above the ground.
(c)
A wind energy system shall not be artificially lighted unless such lighting is required by the Federal Aviation. Administration or other applicable authority.
(d)
The blades on the wind energy system shall be constructed of a corrosive-resistant material, and the tower shall not be constructed of aluminum.
(e)
A wind energy system shall remain painted or finished in a grey or white color that was originally applied by the manufacturer unless the approving authority determines that their visual impact on the surrounding landscape will be minimized by another color or finish.
(f)
The level of noise produced by a small wind energy system shall not exceed 55 dBa beyond the ambient noise levels prior to construction as measured at the property boundaries of the property on which the small wind energy system is to be located.
(g)
No wind energy system shall be roof-mounted, except that a VAWT system may be installed upon any portion of a roof, provided that the total height of the system shall not extend beyond 10 feet above the roof line and provided further that the said VAWT system shall be set back no less than 50 feet from any property line.
(h)
All wind energy systems, except for a VAWT system permitted to be constructed on a roof, shall be mounted on a monopole, shall not utilize a truss frame construction, and shall not require a wired guyed system.
(i)
All wind energy systems shall be designed with an automatic braking system and an over-speed control to prevent over-speeding and excessive pressure on the tower structure during periods of excessively high winds.
(j)
There shall be a minimum ground clearance of at least 15 feet between the finished grade and bottom of any rotor, blade or moving part of a small wind energy system.
h.
Zoning Permit and Site Plan Application Requirements.
1.
For Rooftop and Building Mounted Solar Collectors as Accessory Uses/Structures.
(a)
For all residential and nonresidential buildings, a zoning permit for a compliant rooftop- or building-mounted solar energy system on a property is required from the Township Zoning Officer in accordance with Subsection 16-13.16 of this chapter regarding designated local historic sites and/or properties within designated local historic districts, Subsection 16-10.3d of this chapter, and all information required by the Zoning Officer to determine compliance with the provisions of this subsection shall be provided for the permit.
(b)
In the instance where a proposed rooftop- or building-mounted solar energy system on a residential or nonresidential property is not compliant with the provisions of this subsection, a variance is required pursuant to N.J.S.A. 40:55D-70c of the Municipal Land Use Law in addition to minor site plan approval in accordance with Subsection 16-8.3 of this chapter and Subsection 16-6.10h4 herein.
2.
For Ground-Mounted and Freestanding Solar Collectors as Accessory Uses/Structures.
(a)
For any accessory ground-mounted or freestanding solar energy system on a residential lot that complies with Subsection 16-6.10c2(b)(1) herein, and for any accessory ground-mounted or freestanding solar energy system on a nonresidential lot that complies with Subsection 16-6.10c2(b)(2) herein and has a total aggregate surface area less than 2,500 square feet, a zoning permit is required from the Township Zoning Officer in accordance with Subsection 16-10.3d of this chapter, Subsection 16-13.16 of this chapter regarding designated local historic sites and/or properties within designated local historic districts, and any other information required by the Zoning Officer to determine compliance with the provisions of this subsection shall be provided for the permit.
(b)
All accessory ground-mounted or freestanding solar energy systems on a residential lot not in compliance with Subsection 16-6.10c2(b)(1) herein, and all accessory ground-mounted or freestanding solar energy systems on a nonresidential lot not in compliance with Subsection 16-6.10c2(b)(2) herein and/or with a total aggregate surface area of 2,500 square feet or greater, shall require minor site plan approval in accordance with Subsection 16-8.3 of this chapter and Subsection 16-6.10h5 herein with any required variance relief in accordance with N.J.S.A. 40:55D-70c of the Municipal Land Use Law.
4.
For Wind, Solar and Photovoltaic Energy Systems as Permitted Principal Uses/Structures in the LM Limited Manufacturing Zoning District. All wind, solar or photovoltaic energy systems as principal permitted uses/structures shall require major site plan approval in accordance with Subsection 16-8.4 and 16-8.5 of this chapter and Subsection 16-6.10h4 herein, with any variance relief in accordance with N.J.S.A. 40:55D-70c of the Municipal Land Use Law.
5.
All site plan applications shall be accompanied by a plot plan survey which shall include the following information in addition to any other information required for a minor or major site plan application pursuant to Section 16-8 of this chapter:
(a)
Property lines and physical dimensions of the property, as shown on a current survey;
(b)
Location, dimension, and types of existing structures and easements on the property;
(c)
Location, dimensions and type of the proposed wind, solar or photovoltaic energy system, including manufacturer's specifications and operation requirements, the model of all components, panel height and width, ground elevation and height of the system, and setbacks from property lines and buildings;
(d)
Orientation of the wind, solar or photovoltaic energy system;
(e)
The right-of-way line of any public or private road contiguous with the property;
(f)
The location of any above ground or overhead utility lines;
(g)
Existing and proposed landscaping and fencing for ground-mounted systems, including photographs of the area proposed for the energy system;
(h)
If applicable, a statement that the proposed energy system is either within an historic site or district or within 200 feet thereof;
(i)
For wind energy systems, verification from a qualified design professional that the proposed location and proposed tower elevation has sufficient wind speeds for operation of the wind energy system;
(j)
For wind energy systems, tower and tower foundation drawings prepared and sealed by a licensed engineer in the State of New Jersey; and
(k)
For wind energy systems, noise levels of the proposed wind energy system at all property lines.
(l)
For any major site plan, a visual sight distance analysis must be submitted, including photos of the subject property that graphically simulates the appearance of any proposed energy system from at least five locations around and within one mile of the proposed tower(s) or solar arrays.
6.
Upon completion of any wind, solar or photovoltaic energy system, a certified letter from a professional engineer will be required to be submitted by the applicant to the Township Construction Office stating that the structure was constructed in accordance with the approved drawings.