To promote efficient implementation of renewable energy systems, while setting practical guidelines for such implementation in residential and commercial districts that will be respectful of surrounding neighborhoods and land uses.

(Ord. 2022-45. Passed 2-23-23.)

   Renewable energy systems, other than utility scale, shall be permitted as an accessory use within all zoning districts, subject to the provisions of this chapter.

(Ord. 2022-45. Passed 2-23-23.)

   As used in this chapter:

   (a)   “Ambient sound level.” The decibel measurement or dB(A) of background sound pressure level exceeded 90% of the time or L90 at a given location.

   (b)   “Building integrated system.” A solar collector system that is constructed as an integral part of a principal or accessory building or structure and where the building-integrated system maintain a uniform profile or surface on vertical walls and roofing.

   (c)   “Free standing system.” A solar collector system mounted on a structure, pole or series of poles constructed specifically to support the solar collector and not attached to any other structure.

   (d)   “Renewable energy system.” Any system that produces energy from sources that are naturally replenished and do not run out. Renewable energy can be used for electricity generation, space and water heating and cooling, and transportation.

   (e)   “Roof mounted system.” A solar collector system attached to any part or type of roof on a building or structure. This system also includes any solar-based architectural elements.

   (f)   “Solar collector.” A solar collector is a device or panel that collects and/or concentrates solar radiation from the sun. These devices are primarily used for active solar heating or energy generation.

   (g)   “Solar energy generation system.” A solar energy system that converts solar energy directly into electricity, the primary components of which are solar collectors, mounting devices, inverters, and wiring.

   (h)   “Utility scale renewable energy system.” Any commercial scale renewable energy system (i.e., the system is the principal use on the property and its operator has signed an official agreement of power purchase with a utility provider, or it produces energy in excess of 125% of the energy needed by the property's principal use).

   (i)   “Wind turbine.” An alternate energy device which converts wind energy by means of a rotor to mechanical or electrical energy.

   (j)   “Wind energy generation system.” Any device or assemblage which directly converts wind energy into usable thermal mechanical, or electrical energy, including such devices as windmills and wind turbines, towers and supporting structures and such directly connected facilities as generators, alternators, inverters, batteries and associated control equipment.

(Ord. 2022-45. Passed 2-23-23.)

   (a)   Renewable energy systems are permitted as an accessory within all zoning districts and shall be subject to all provisions for accessory structures within the respective zoning district unless otherwise provided for within this chapter.

   (b)   Renewable energy systems shall not constitute an increase in maximum lot coverage or rear yard coverage and shall be included in the overall calculation for that zoning district.

   (c)   Transmission and/or distribution lines shall be underground or use existing utility routes or utility right-of-way as permitted by the facility owner.

   (d)   Utility scale renewable energy systems shall be permitted as a conditional use in (A-1), Agricultural and (P), Publicly Owned zoning districts.

   (e)   Logos, signs, advertising or other identification markers other than those of the manufacturer and model type shall not be permitted anywhere on renewable energy equipment.

   (g)   Other types of renewable energy systems such as, geothermal energy, hydrogen, biomass or other similar technologies shall meet the minimum requirements of this chapter and the respective zoning district.

   (h)   All renewable energy systems shall require a zoning permit.

(Ord. 2022-45. Passed 2-23-23.)

   Any renewable energy system, including related equipment, that becomes inoperable shall be repaired or removed at the owner's expense within one year of the date the system became inoperable.

(Ord. 2022-45. Passed 2-23-23.)

   (a)   The maximum height of any wind turbine in a residential zoning district shall not exceed the maximum height permitted within the zoning district.

   (b)   The maximum height of any wind turbine for utility scale generation shall be forty feet. Heights exceeding forty feet may be reviewed and determined by the Planning Commission on a case by case basis.

   (c)   Maximum height shall be considered the total vertical height calculated by measuring the length of the blade or vane at the maximum vertical rotation to the original/normal grade.

      (1)   A wind turbine will need to be erected and placed in such a manner that if it were to fall, whatever direction the fall occurs would be contained safely on the property where the wind turbine is located and would not strike any structures including the primary dwelling, and any accessory buildings or uses.

   (f)   A zoning permit shall be required before construction can commence on a wind generation system. The permit application shall contain the following items:

      (1)   The total size and maximum height of the wind turbine unit.

      (2)   The total size and height of the tower, pole, or support structure and method of mounting.

      (3)   As part of the application process for wind turbines that exceed the maximum height of any zoning district or as provided herein, the applicant shall provide written documentation that the FAA, Toledo Executive Airport and any other applicable state and federal regulatory agencies of the proposed wind energy system.

   (g)   As part of the application, the applicant shall provide to the City a report prepared with the following information:

      (1)   The total size and height of the tower, pole, or support structure, ground mounted wind turbines shall include sealed structural design calculations from a professional engineer.

      (2)   Evidence of a "clear fall zone" shall be shown on the site drawing with manufacturing recommendations.

      (3)   The following items pertain to utility scale use of wind turbines:

         A.   The total size and depth of the concrete foundation including sealed foundation design calculations from a professional engineer.

         B.   A list and or depiction of all safety measures that will be on the unit, including anti-climb device, grounding devices, and lighting protection.

         C.   Data specifying the kilowatt size and generating capacity of the wind turbine unit.

         D.   A sealed site drawing showing the location of the unit feet and inches in relation to existing structures on the site, roads and other public right-of-ways, and neighboring properties and structures.

         E.   A maintenance schedule as well as a dismantling plan that outlines how the unit will be dismantled shall be required as part of the zoning certification.

         F.   Documentation that the site of the wind turbine has sufficient wind resources for the proposed wind turbine equipment.

         G.   Analysis, measurements, and projections of wind turbine noise which shall include a survey of the existing ambient background noise levels. Analysis shall include daytime measurements and also at least two ambient noise measurements between 9:00 p.m. and 11:59 p.m. and two between 1:00 a.m. and 5:00 a.m.

(Ord. 2022-45. Passed 2-23-23.)

      (1)   Solar collector systems and solar equipment shall be located in a manner to minimize view blockage of surrounding properties and shading.

         A.   Solar collectors on a building roof or wall shall be flush mounted or integrated and fully screened around the entire base perimeter in such a manner preventing animal access but to provide for airflow.

         A.   Roof mounted solar collectors may project eighteen inches above the maximum building height from the roof to the highest edge or surface of the system.

         B.   Roof mounted solar collectors installed on a building or structure with a sloped roof surface shall not project vertically above the peak of the roof to which it is attached.

         C.   Solar collectors mounted on a flat roof shall be placed no higher than six feet above the roof at its highest point.

         A.   Freestanding solar collectors shall be permitted in the rear yard only.

         B.   Freestanding solar collectors shall be setback according to the setback requirements of the zoning district.

         C.   Freestanding solar collectors in residential zoning districts shall not exceed six feet at their highest point.

         D.   Freestanding solar collectors in all other districts shall not exceed ten feet at their highest point in all other zoning districts.

         E.   The surface area covered by a freestanding system shall not exceed 2% of the lot and shall be calculated as part of the maximum lot coverage for the zoning district.

         F.   Freestanding solar collectors shall be screened by landscaping or fencing where necessary in a height not to exceed the maximum six foot required per N.C.O. Section 1250.06, Fences.

      (1)   Utility scale solar energy generation systems shall meet minimum requirements of the zoning district in which it is located including setbacks maximum lot coverage and other requirements of the Northwood Code of Ordinances.

         A.   Deviations from minimum requirements related to security, utility scale equipment requirements, building codes or similar justification may be approved by the Planning Commission as part of a conditional use application.

         A.   Where a solar farm is located a substantial distance from any right-of-way or property line, the Planning Commission, at its discretion, may authorize a fence height of up to eight feet.

      (4)   All solar collectors and energy generation equipment shall be located a minimum of fifty feet from any lot line under separate ownership.

      (5)   All utility scale solar generation systems must comply with Section 1250.10, Buffering and Landscaping.

      (1)   All power transmission lines shall be underground.

      (4)   Landscape material such as grass or similar ground coverings shall be required and maintained according to the Northwood Code of Ordinances.

(Ord. 2022-45. Passed 2-23-23.)