The purpose of this chapter is to accommodate solar energy systems intended for onsite use while minimizing adverse visual, safety and environmental impacts of the system. In addition, this chapter provides a permitting process for solar energy systems to ensure compliance with the provisions of the requirements and standards established herein.

(Ord. 2014-27. Passed 8-5-14.)

   As used in this chapter:

   (a)   "Ground mounted solar energy system" is a free-standing solar energy system.

   (b)   "Roof mounted solar energy system" is a solar energy system integrated or mounted on top of the structure of the roof of a principle or accessory building.

   (c)   "Solar energy equipment" means items including panels, lines, pumps, batteries, mounting brackets, framing and possibly foundations used for or intended to be used for collection of solar energy in connection with a building on residential or commercial property. Solar energy equipment and its use is accessory to the principal use of the property.

   (d)   "Solar energy system(s)" means all equipment, machinery and structures utilized in connection with the conversion of solar energy to electricity. This includes, but is not limited to solar panels, storage, collection and supply equipment, substations and transformers.

   (e)   "Solar panel" is a single photovoltaic panel or a group of photovoltaic panels that convert solar energy to electricity.

(Ord. 2014-27. Passed 8-5-14.)

   (a)   Solar energy systems shall be permitted in all zoning districts.

   (b)    No solar energy system shall be erected, constructed, installed or modified, except as permitted in Section 1298.05, without first receiving a zoning certificate pursuant to Section 1272.07.

(Ord. 2014-27. Passed 8-5-14; Ord. 2018-26. Passed 12-4-18.)

   (a)   Photovoltaic glazing integrated into windows or skylights.

   (b)   Decorative walkway lights and landscaping features.

   (c)   Solar energy systems installed on municipally owned property.

(Ord. 2014-27. Passed 8-5-14.)

   Solar energy systems shall be evaluated for compliance to the following standards:

      (1)    Solar energy systems shall comply with all applicable chapters of the Ohio Building Code.

      (2)   Solar energy systems shall comply with all applicable Federal, State and local laws, rules and regulations.

      (1)   All solar energy systems shall use a color that blends with the surrounding environment and use materials to minimize glare towards vehicular traffic and adjacent properties.

      (2)   Ground mounted solar energy systems must be adequately screened from view of residential neighbors to the extent possible without impacting their function through the use of vegetation, mounding, fencing or a combination thereof.

      (3)   The applicant shall demonstrate through project site planning and proposed mitigation that a solar energy system's visual impacts will be minimized for surrounding neighbors and the community. This may include, but not be limited to, information regarding site selection, solar energy system design or appearance, buffering, and screening of ground mounted electrical and control equipment.

      (1)   All solar energy systems shall be maintained in good working order and any broken panels shall be replaced within 60 days.

      (2)   Any physical modification to the solar energy system that alters the number, size, location, or major electrical components shall require reapplication for zoning certificate under this chapter. Like kind replacements shall not require reapplication.

      (1)   Manufacturer's or installer's identification on the solar energy system.

      (2)   Appropriate warning signs or placards.

      (1)   Ground mounted solar energy systems shall adhere to the following requirements:

         A.   Ground mounted solar energy systems shall be located in the side or rear yard of the property. Locating solar energy systems in the front yard is prohibited.

         B.   Ground mounted solar energy systems must adhere to all building setback requirements of the zoning district in which they are located.

         C.   Ground mounted solar energy systems may not be located closer to the street than any street-facing building facade.

      (2)   Roof mounted solar energy systems shall adhere to the following requirements:

         A.   Roof mounted solar energy systems located on a flat roof, the horizontal portion of a mansard roof or a roof surrounded by a parapet shall be set back a minimum of five feet from the edge of the roof.

         B.   Roof mounted solar energy systems located on a pitched roof must be set back a minimum of three feet from the edge of the roof and ridgeline.

         C.   Roof mounted solar energy systems shall be permitted on a front building elevation, or on any elevation facing within ninety degrees of the front building elevation, so long as they comply with the following requirements:

            1.   All panels of the solar energy system shall be black on black with black trim;

            2.   Conduit to the solar energy system shall be run through the attic; and

            3.   All panels along visible edges shall be trimmed to appear flush with the roof.

      (1)   Ground mounted solar energy systems may not exceed fifteen feet in height as measured from the ground to the maximum height of the solar energy system.

      (2)   Roof mounted solar energy systems located on a flat roof, the horizontal portion of a mansard roof or a roof surrounded by a parapet shall be mounted flush or on racks, with the panel or rack extending no more than five feet above the highest point on the roof excluding chimneys, antennae, parapets, and other similar projections.

      (3)   Roof mounted solar energy systems located on a pitched roof must be mounted flush with the plane of the panels parallel with the roof surface, with the panel no more than twelve inches from the surface of the roof at any point.

      (4)   Roof mounted solar energy systems are not included in the height calculations of the zoning district in which they are located

      (Ord. 2014-27. Passed 8-5-14; Ord. 2024-12. Passed 7-16-24.)

   (a)   In accordance with Section 1272.06 - Administrative Procedures; Zoning Certificates, a solar energy system shall be subject to receiving a zoning certificate prior to installation or modification thereof.

      (1)   The issuance of a zoning certificate shall comply with the following requirements:

         A.   Site plan review. A site plan shall be submitted for review. The following items shall be the minimum requirements for a complete application. The need of outside assistance in order to fully review the proposed solar energy system, as determined by the City, shall come at the applicant's own expense. The site plan shall include the following:

            1.   Property lines and physical dimensions of the applicant's property.

            2.   Location, dimensions and types of existing structures on the property.

            3.   Location of the proposed solar energy system.

            4.   The right-of-way or future right-of-way according to the City Engineer and the City Thoroughfare Plan of any public road that is contiguous with the property.

            5.   Two foot contours of the applicant's property and properties contiguous to the subject property.

            6.   All overhead utility lines.

            7.   The site plan must be prepared and stamped by a professional engineer or surveyor licensed to practice in the State of Ohio.

         B.   Solar energy system specifications, including manufacturer, model, number of solar panels and mounting equipment.

         C.   Documentation shall be provided regarding the notification with the utility of intent regarding the applicant's installation of a solar energy system if the solar energy system will be connected to the power grid.

         D.   Electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electric Code (typically provided by the manufacturer).

         E.   Foundation blueprints for ground mounted solar energy systems.

         F.   Evidence of compliance or non-applicability with all applicable Federal, State and local laws, rules and regulations.

         G.   Compliance with all requirements of the zoning district in which the solar energy system will be located.

   (b)   Building Permit. A building permit must be obtained from the City.

(Ord. 2014-27. Passed 8-5-14; Ord. 2018-26. Passed 12-4-18.)

   (a)   At such time a solar energy system is scheduled to be decommissioned or discontinued, the applicant will notify the City Chief Building Official by U.S. mail of the proposed date of discontinuation of operations.

   (b)   Upon decommission of use, the owner shall physically remove the solar energy system within ninety days from the date of decommission or discontinuation of use. This period may be extended at the request of the owner and at the discretion of the Administrative Officer. "Physically remove" shall include, but not be limited to:

      (1)   Removal of the solar energy system.

      (2)   Removal of any solar energy equipment, and other above ground structures.

      (3)   Restoration of the location of the solar energy system to its natural condition, except that any landscaping, grading or below-grade foundation may remain in the after conditions.

   (c)   In the event that the applicant fails to give such notice, the system shall be considered decommissioned if the system is out of service for a continuous two year period. After two years of inoperability, the City Chief Building Official may issue a notice of decommission to the owner of the property the solar energy system is on. The owner shall have the right to respond to the notice of decommission within thirty days of the date of receipt. The City Chief Building Official shall withdraw the notice of decommission and notify the owner that the notice has been withdrawn if the owner provides information that demonstrates the solar energy system has not been decommissioned.

   (d)   If the owner fails to respond to the notice of decommission or if after review by the City Chief Building Official it is determined that the solar energy system has been decommissioned or discontinued, the owner of the property the solar energy system is on shall remove the solar energy system, mounting equipment and other above ground structures at the owner's sole expense within three months of receipt of the notice of decommission.

(Ord. 2014-27. Passed 8-5-14.)