Permanent Foundation. A permanent foundation shall consist of no less than footers or masonry construction set well below the frost line. Such foundation shall be constructed to leave no unnecessary open space between the mobile home and the foundation, except for windows or other openings as might be necessary for purposes such as floodproofing.

Mobile Home Pad. Where a permanent foundation is not practical or a temporary foundation is desirable, a mobile home pad may be utilized. Such pad shall be designed to be level, but shall provide for adequate surface drainage, and shall be durable and capable of supporting the maximum anticipated loads. The pad shall be constructed of compacted crushed stone, asphalt, concrete, or other material approved by the Township.

Wall. A wall may be constructed of concrete or masonry and shall extend from the unit floor system to concrete footing below the subgrade frost line; i.e., the extension of a permanent foundation.

Skirting. If a wall is not used, every mobile home shall be encircled with skirting designed to compliment its appearance. Skirting shall include materials which have been prefabricated for this purpose or other impervious, moistureresistant materials, and shall not include bales of hay, straw, interior plywood, or other like materials.

The minimum gross lot area required for each single-family attached dwelling structure shall be as specified in the District Regulations, Part 3. Singlefamily attached dwelling structures situated in the R-S District shall contain no more than six dwelling units and in the R-U District such structures may contain up to eight dwelling units.

Where individual dwelling units of a single-family attached dwelling structure and portions of land on which the structure is located are proposed to be subdivided and conveyed as separate lots, a minimum of 4,800 square feet shall be conveyed with each dwelling unit in the RS District and a minimum of 2,500 square feet shall be conveyed with each dwelling unit in the R-U District. In such cases the applicant shall submit sufficient documentation along with subdivision plans which demonstrates that satisfactory arrangements have been made regarding the ownership and maintenance of all common ground or open space not proposed for conveyance. (See also Paragraph I below.)

Where individual dwelling units of a single-family attached dwelling structure are to be conveyed independently of any land area, the applicant shall demonstrate that all other requirements of the Uniform Condominium Act, 68 Pa.C.S.A. §3101 et seq., will be met. (See also Paragraph I below.)

Where individual dwelling units of a single-family attached dwelling structure are proposed to be subdivided, whether or not such subdivision includes any land area, all dwelling units contained in the structure shall be part of the proposed division.

Sewage Facilities. The municipal sanitary sewer system or a private package sewage treatment system shall be utilized to provide sewage disposal facilities for such developments.

Water Supply. The preferred method of water supply shall be by public or community facilities. However, if the developer can produce sufficient permits and/or documentation that an individual on-site well(s) will be adequate, then this means of water supply may be considered by the Township.

Traffic Access. All proposed site accessways must be adequate, but not excessive in number; adequate in grade, width, alignment and visibility, and not located too near street corners, entrances to schools or places of public assembly and other similar considerations.

Circulation and Parking. The interior traffic circulation system must be adequate, and all required parking spaces must be provided and be easily accessible. No less than two stabilized off-street parking spaces per dwelling unit shall be available on the site.

Streets and Drainage System Requirements. All structures within a multifamily housing development must access directly onto a public street or onto a street in the internal road system of the development. All new streets and drainage control systems shall be designed and constructed in accordance with the road and drainage control standards outlined in the Wolf Township Subdivision and Land Development Ordinance [Chapter 22]. (See also §27-505.6 of this Chapter.)

Sewage Treatment and Water Supply. Adequate public or community sewer and water facilities must be available or be provided by the developer in accordance with the standards of the Pennsylvania Department of Environmental Protection. The developer shall provide sufficient documentation along with his development plans to indicate that such facilities will be available.

Solid Waste Collection, Storage and Disposal. Arrangements for the collection, storage and disposal of solid wastes generated by the proposed development shall be made by the developer and submitted to the Township for approval as a part of his application for such a use.

Grading and Ground Cover (Soil Erosion and Sedimentation Control). Where excavation or grading is proposed or where existing trees, shrubs or other vegetative cover is to be removed, plans shall be presented showing what steps are to be taken to avoid soil erosion. Exposed ground surfaces shall be stabilized or otherwise protected with a vegetative cover. (See also §27-505.5 of this Chapter.)

Landscaping. The proposed site shall be properly landscaped in order to further enhance the natural qualities of the land. Where adjacent land use dictates, screen plantings or buffer yards of 25 feet may be required. (See also §§27-506 and 27-507.)

Common Open Space Requirements. For proposals involving 25 or more dwelling units, a minimum of 10% of the gross area of the development shall be reserved by the developer as common open space for the use of all residents of the complex. Such open space may include areas of land and water, but shall exclude all roads, parking areas, structures, or service lanes. This area shall also be easily accessible to all units. Applications for multi-family housing developments shall include a proposal regarding the ultimate ownership and maintenance responsibilities for such common open space areas. Copies of such arrangements shall be included in each deed or lease for a unit in such a development.

Arrangement of Buildings. Adequate provision must be made for light, air, access and privacy in the arrangement of the buildings to each other. Each dwelling unit shall have a minimum of two exterior exposures.

Maximum Length of Rows. The maximum length of any group of attached structures shall not exceed 160 feet. A building group must be arranged in order to be accessible by emergency vehicles.

Distance Between Buildings.

Distance Between Buildings and Driveways.

A sketch plan.

A written description stating that the use will not have a detrimental effect on the character of the area or neighborhood where it is proposed to be located. The description should include the type of business, hours of operation, number of employees and any other information that is pertinent.

Proof of adequate sewage disposal facilities and a safe water supply will be provided.

A driveway permit or highway occupancy permit to access the proposed establishment approved by the Township or PennDOT.

Agreement for the collection, storage and disposal of solid wastes generated by the commercial use.

Zoning permit for all signs used to advertise such facilities that meet the requirements of Part 10 of this Chapter.

Two hundred and fifty feet of the boundary of any R District or other residential property line.

Five hundred feet of the property line of any church, school, theater, park, playground, or other areas where minors congregate.

Two hundred and fifty feet of the property line of any establishment licensed by the Pennsylvania Liquor Control Board to dispense alcoholic beverages.

Two hundred and fifty feet of the property line of any restaurant, eating establishment, or grocery store.

Five hundred feet of the property line of any other adult entertainment establishment.

Sound. The volume of sound inherently and recurrently generated shall be controlled so as not to cause a nuisance to adjacent uses.

Vibration. No vibrations shall be discernible beyond the property lines of the industry.

Odor. No emission of odorous gas or other odorous matter shall be permitted in such quantity as would be readily detectable along or beyond the lot lines of the industrial operation without the use of instruments.

Toxic or Noxious Matter. No discharge beyond lot lines of any toxic or noxious matter in such quantity as would be detrimental or dangerous to public health, safety, comfort or welfare, or would cause injury or damage to property or businesses shall be permitted.

Glare. No direct or reflected glare shall be detectable at any point along or beyond the property lines of the industry.

Heat. No direct or reflected heat shall be detectable at any point along or beyond the property lines of the industry.

Dust and Fly Ash. No solid or liquid particles shall be emitted in such quantities as would be readily detectable at any point along or beyond the property lines of the industry or as would produce a public nuisance or hazard.

Smoke. No smoke shall be emitted in such quantity as would be become a nuisance.

Fire and Explosion Hazards. In all activities involving, and in all storage of flammable and explosive materials, the owner or operator of such use shall provide adequate safety devices against the hazard of fire and explosion, and adequate fire fighting and fire suppression equipment and devices standard in the industry. Burning of industrial waste materials in open fires shall be prohibited.

Radioactivity or Electrical Disturbances. No activities shall be permitted which emit dangerous radioactivity or electrical disturbance adversely affecting the operation of any equipment other than that of the creator of such disturbance.

Hazardous Materials Operation. No hazardous materials operation shall be permitted without conditional use approval.

Medical Marijuana Grower/Processors. No medical marijuana business shall be permitted without conditional use approval.

Within a 100-year floodplain.

In or within 300 feet of a wetland.

Within 100 feet of a perennial stream.

In a valley, ravine or the head of a hollow where the operation would result in the elimination, pollution or destruction of a portion of a perennial stream.

Within ¼ mile upgradient and within 300 feet downgradient of a private or public water source.

Within 100 feet of a property line or the right-of-way of a public street.

Within 300 feet of an occupied dwelling.

Within 300 yards of a building owned by a school district or a school.

Within 300 yards of a park or playground.

Within 10,000 feet of a runway used by turbine-powered aircraft at a Federal Aviation Administration (FAA) certified airport.

Within 5,000 feet of a runway used by piston-type aircraft at an FAA certified airport.

Within the conical area for runway flight paths that are used by turbinepowered or piston-type aircraft.

Within 25 feet of a coal seam, coal outcrop or coal refuse.

In coal bearing areas underlain by recoverable or mineable coals.

In areas underlain by limestone or carbonate formations where the formations are greater than five feet thick and present at the topmost geologic unit.

Five hundred feet from an occupied dwelling.

Three hundred feet from a property line.

Three hundred feet from the right-of-way of a public street.

Private gardens shall be permitted in all zoning districts.

The maintenance of livestock (including cattle, horses, pigs, etc.) and poultry shall be prohibited in the Residential Suburban and Residential-Urban Districts. Household animals or pets intended for personal, domestic use shall be exempt from these regulations. Commercial animal husbandry activities may only be authorized in the Agricultural-Rural District and only as provided in the district regulations.

All buildings and/or storage associated with the maintenance of livestock in the A-R District or Floodplain Districts shall be set back from any property line or public street right-of-way in accordance with the general setback requirements of the applicable district regulations.

Buildings in which livestock and/or poultry are to be housed (temporarily or permanently) in an Agricultural-Rural District shall not hereafter be erected within 50 feet of a property line nor within 25 feet of a street right-of-way. (See also agricultural district regulations for front yard setback requirements for agricultural structures.)

In the Agricultural-Rural District, no hazardous materials, compost, manure or other similar storage shall be located closer than 100 feet to any occupied dwelling (other than the owner’s residence), nor closer than 50 feet to any property line, stream, water body or wetland area. (See also Subsection B below for setback requirements for concentrated animal operations.)

For the purposes of this Chapter, the first building constructed on a farm in the Agricultural-Rural District which is devoted to agricultural use will be considered to be the principal structure on the tract, and any subsequently constructed buildings on the same parcel which are associated with agricultural operations will be considered to be accessory structures. No land development approval will be required for the addition of such accessory structures.

All waste storage ponds, waste storage structures (including waste storage tanks and waste stacking facilities), and waste treatment lagoons established after the effective date of this Chapter shall be planned, designed, constructed, operated and maintained in accordance with all applicable Federal and State standards and specifications. (See also Paragraph B below for standards pertaining to concentrated animal operations.)

To avoid potential safety problems, cultivation activities shall not be located within the clear sight triangle of any public street intersection.

Nothing contained in this Chapter shall prohibit a farmer from carrying out normal farming activities, including the spreading of manure.

All concentrated animal feeding operations shall meet the current requirements set forth in the final draft of the PA Nutrient Management Regulations, as approved by the PA Nutrient Management Board on December 11, 1996, or as may hereafter be adjusted and adopted by the State Conservation Commission, for the preparation and submission of Nutrient Management Plans. In particular, all such operations shall meet the standards established in the Nutrient Management Regulations pertaining to nutrient application, manure management, and manure storage facilities.

All applications to the Township for new or expanded concentrated animal feeding operations shall include the following information:

The owner or landowner shall remove the windmill(s) and related buildings, cabling, electrical/mechanical equipment, foundations to a depth of 36 inches and other associated facilities.

Disturbed earth shall be graded and reseeded.

If the owner or landowner fails to remove the windmill and reclaim the site as required by this Section, then the Township may remove or cause the removal of the windmill and reclamation of the site. Any removal or reclamation cost incurred by the Township that is not recovered from the owner or landowner shall become a lien on the property where the removal or reclamation takes place and may be collected from the landowner.

A small location “key” map showing the subject parcel and illustrating its relationship to the nearest major street intersection and adjacent streets. This map may be drawn at an accurate scale of one inch equals 2,000 feet.

North arrow and accurate, graphic scale of drawings.

Title block including the name and address of the development and the developer, architect, engineer, or land surveyor seal; the date; and the date of all revisions.

Property lines, existing and proposed right-of-way lines, with metes and bounds (bearing and distances) indicated, and building or setback lines.

Existing and proposed easement lines and dimensions, with the owner’s name or a description of facilities located therein.

Location, size, dimensions, height, and setbacks of all existing and proposed structures and other improvements on the property including, but not limited to, buildings, existing and proposed parking areas, streets, walkways, drainage structures, utility poles, fences, retaining walls, including on-site sewage systems or private water supply systems, etc.

Ownership, land-use, and zoning of adjoining properties.

Submission of permits or other records, if required, proving that the proposed use is located on a legal lot.

Prior to issuance of the certificate of occupancy (CO), the applicant shall provide to the Township Zoning Officer evidence of permits and conditions to satisfy all applicable State and Federal agencies.

Design of all exterior signs, including location and size (both free-standing and attached signs) and illumination technique.

Location and intensity, in candlepower, of all exterior lighting, including height and spacing of all lighting standards.

Location of outside refuse collection areas and the type of screen to be provided.

Within a legend or title block, the following information:

All existing or proposed ponds, lakes, basins, rivers, streams, or other bodies of water, and their intended purpose (recreation, retention, etc.).

Existing and/or proposed storm sewers to serve the site.

When applicable, the nearest available sanitary sewer and an indication of the sanitary sewer district or sewer company to serve the project.

Existing and proposed major drainage facilities, such as culverts, channels, creeks, etc.

The limits of the floodway and 100-year floodplain (if applicable) from the FEMA floodplain maps.

Stormwater management and construction site erosion control plans.

Location of the ordinary high water mark of any abutting navigable waterways.

Location and elevation of existing or future access roads.

The elevation of the lowest floor of proposed buildings and any fill within the 100-year floodplain using National Geodetic Vertical Datum of 1929 (NGVD).

The internal and peripheral vehicular circulation including:

The number of parking and loading spaces.

The location of spaces to be used for outdoor vehicular and equipment storage, and the location of screening, existing and proposed.

All proposed deciduous and evergreen trees, ground cover, and other landscaping elements.

Existing and proposed contours shall be referenced to U.S. Geological Survey data normally at twenty-foot intervals for the subject property, extending at least 50 feet off site. Contour intervals at smaller intervals than the above may be required depending on the topography of the site. Existing contour lines shall be differentiated from that of proposed contour lines. A varied frequency of contours and/or spot elevations may be required.

A minimum of two cross sectional profiles (taken perpendicular to each other), showing proposed structures and proposed and existing grades through the center of the property. The Zoning Administrator may request additional profiles for large or unusually shaped tracts.

An erosion and sedimentation control plan is required for disturbance of steep slopes in excess of 2,000 square feet in accordance with §27-505.5 of this Chapter. The control plan shall be submitted to the Township Planning Commission for review and referral to the Lycoming County Conservation District. No land disturbance shall be permitted until the Conservation District has approved the erosion and sedimentation control plan.

In single-lot developments, approximate location of all buildings and other structures, as well as parking and loading areas, shall be indicated. In multiple lot developments, conceptual location and configuration of buildings, approximate locations of common ground areas, open space, major utility easements, and stormwater retention areas shall also be indicated.

Preliminary plan for sanitation and storm drainage facilities.

Proposed land uses, lot areas and dimensions, building sizes and heights, and setback distances.

Proposed landscaping, lighting, and screening plans.

Proposed development phasing schedule.

Approximate location of wooded areas on the tract.

Location on the site of all the natural resources and environmental hazard areas listed in Part 5 which would be affected by or have an impact on the proposed development.

A narrative describing the proposed wind energy facility, including an overview of the project; the approximate generating capacity of the facility; the proposed number of turbines, representative types, the range of heights of wind energy turbines (consisting of the tower base at finished grade, tower, nacelle, and blades) to be constructed. Information on the power generating capacity, respective manufacturers, and ancillary facilities shall be submitted with the application, to the extent then known.

The site plan shall include documents related to decommissioning as per Paragraph J.

The site plan shall show the road widths, weight-bearing capacity and type of road surface of all State, municipal and private roads to be used by truck and construction equipment traffic to and from the site. Also, the approximate weight and size of the vehicles used to construct the wind energy facility and for ongoing facility maintenance to be provided. An analysis by the applicant shall indicate the road improvements needed to accommodate the weight, girth and turning movements of vehicles and equipment to construct the wind energy facility. The applicant may voluntarily enter into an agreement with the municipality to upgrade the road to the applicable standards as may be needed during the use of existing roads. Access through a residential area shall be prohibited as the sole access.

Hydrologic analysis of surface water and sub-surface water areas.

Geologic conditions in the context of sub-surface stability.

Soils classification.

Mineral bearing areas to be exposed by excavation.

Land use impacts in the context of the site and all adjacent land owners.

Transportation impacts.

Emergency and safety services needed and arrangements to provide such services.

Economic impact analysis, including impact upon agriculture, the housing market and the tourist industry.

Community impact analysis, in conformance with County and municipal comprehensive plans.

Locations of towers and areas of all construction and post construction disturbance in relation to natural resources attributes (e.g. natural diversity inventories, State designated natural areas); cultural resources attributes (e.g., Federal, State, and local, register of historic buildings and landmarks, or national landmark designation); archaeological attributes.

Tower Safety. The use shall be in compliance with the International Building Code. All electrical components shall conform to all relevant and applicable local, State and national codes, and international standards. Design of the wind energy facility shall conform to applicable standards, including those of the American National Standards Institute. The applicant shall submit certificates of design compliance obtained by the equipment manufacturers from Underwriters Laboratories, Det Norske Veritas, Germanishcer Lloyd Wind Energies, or other similar certifying organizations prior to the issuance of the certificate of occupancy. Clearly visible warning signage concerning voltage must be placed at the base of all pad-mounted transformers and substations. Any guy wires to be installed must be clearly marked with flags, reflectors or other visual materials placed up to 10 feet from ground level. All access doors to wind towers and electrical equipment shall be locked or fenced, as appropriate, to prevent entry by unauthorized persons.

Operations. Operations shall meet all performance standards of this Chapter and all applicable local, State, and Federal regulations. Aircraft signal lighting is not permitted other than as required by the Federal Aviation Administration (FAA).

Height. The height of the complete structure and accessory structures are exempt from the height limits found in this Chapter.

Setbacks. Wind tower(s) shall be located a minimum setback distance, dependent upon the use of adjacent property, as follows:

Wind towers shall not be located within any mapped “scenic area” of adopted plan(s) above, or State designated natural or wild area.

Signal Interference. The applicant shall make reasonable efforts to avoid and/or mitigate any disruption or loss of radio, telephone, cellular phone, television or similar signals, and shall mitigate any harm caused by the wind energy facility in a timely manner.

Liability Insurance. There shall be maintained a current general liability policy adjusted annually to the rate of inflation covering bodily injury, property damage, and damage to any public use areas of land, watershed, or air with minimum limits of at least $1,000,000 per occurrence and $5,000,000 in aggregate. Certificates shall be submitted to the Township Zoning Administrator prior to the issuance of the certificate of occupancy.

Agreement with Wolf Township. An agreement between the applicant and the Township shall be provided to the Zoning Officer with the permit application which shall include, but is not limited to, the provision of improvements or funds to alleviate any undue burden on any public improvements, facilities such as emergency management, utilities, public water supplies, or services.

Removal of wind towers and foundation and any other associated facilities and structures.

Restoration of all disturbed earth with revegetation.

Restoration of access roads, unless to remain in use by the land owner.

Decommissioning Cost Estimate. Said estimate is to be submitted to the Zoning Officer prior to issuance of the certificate of occupancy and updated every fifth year thereafter.

A timeline for the operator, facility owner, or landowner to complete the decommissioning plan.

Establishment of acceptable security.

Decommissioning does not need to be initiated provided that the operator notifies the Zoning Officer when the facility or individual towers(s) is off-line for a period of one year or longer due to technology and equipment factors, and unforeseen events beyond the control of the operator, the abandonment period of one year shall be applied to the facility or individual tower(s) not producing electricity during the one-year period.

Refer to the §27-1503. The above criteria and the following are to apply to the use permitted by right category in respective zoning districts from the Table of Uses.

The Zoning Officer shall determine whether the application is complete and advise the applicant accordingly, within 30 days of receipt of application submission. Pre-application submission conference(s) are encouraged due to the level of development on a large geographic scale.

Upon receipt of a complete permit application, the Zoning Officer has not more than 75 days to approve or deny the application.

As a use permitted by right, the wind energy facility is determined consistent with the adopted Comprehensive Plan for the Muncy Creek Planning Area.

The applicant shall be a signatory to the Pennsylvania Game Commission standard agreement for wind energy facilities at the time of application.

Notice of a complete permit submittal shall be given via mail delivery for the benefit of public information by the Zoning Officer to adjoining property owners. Any other permit submission leading up to a complete application submission such as a temporary permit issued for any meteorological data gathering tower, shall include notice of the permit provided to Wolf Township and acknowledgment that the applicant is on notice that the proposed use is public information. The wind energy facility applicant must provide a public information contact person that may be reached during normal business hours by the public upon the submission of any zoning/development permit application.

A sketch plan.

Proof of adequate sewage disposal facilities and a safe water supply will be provided.

A driveway permit or highway occupancy permit to access the proposed establishment approved by the Township or PennDOT.

Agreement for the collection, storage and disposal of solid wastes generated by the commercial use.

Zoning permit for all signs used to advertise such facilities that meet the requirements of Part 10 of this Chapter.

A written description stating that the use will not have a detrimental effect on the character of the area or neighborhood where it is proposed to be located. The description should include the type of business, hours of operation, number of employees, proposed clientele and any other information that is pertinent.

In the case of a conditional use hearing for a residential district, the Township will give written notice to adjacent property owners within 300 feet of the nearest line of the property for which the conditional use is sought at least seven days prior to the hearing.

Angle of the SEF's panels, arrays, cells, etc., at the location.

A diagram showing the maximum and minimum angles of reflective glare from the SEF's panels, arrays, cells, etc., at the location and the relationship of that glare to adjacent properties, structures and rights-of-way.

A mitigation plan that limit or eliminates reflective glare on adjacent properties, structures and rights-of-way.

The SEF owner and/or operator is required to notify the Township immediately upon cessation or abandonment of the operation. The SEF shall be presumed to be discontinued or abandoned if no electricity is generated from the solar panels for a period of 12 continuous months. The SEF owner and/or operator shall then have 18 months in which to dismantle and remove the SEF including all solar-related equipment or appurtenances related thereto, including but not limited to buildings, cabling, electrical components, roads, foundations, solar facility connections and other associated facilities in accordance with agreements with landowners and good industry practice. To the extent possible, the materials shall be re-sold or salvaged. Materials that cannot be re-sold or salvaged shall be disposed of at a facility authorized to dispose of such materials by federal or state law. Any soil exposed during the removal shall be stabilized in accordance with applicable erosion and sediment control standards and requirements. Any access drive paved aprons from public roads shall remain for future use unless directed otherwise by the landowner.

The SEF site area shall be restored to its pre-existing condition, suitable for its prior use. The landowner may authorize in writing that any buffer landscaping or access roads installed to accommodate the SEF will remain.

Any necessary permits, such as Erosion and Sedimentation and NPDES permits, shall be obtained prior to decommissioning activities.

The developer shall, at the time of zoning application, provide the county or municipality with an estimate of the cost of performing the decommissioning activities required herein. The solar project owner shall provide financial security of 110% of the estimated cost of decommissioning, which will be reviewed by Lycoming County's consulting engineer. The estimate may include an estimated salvage and re-sale value, discounted by a factor of 10%. The decommissioning cost estimate formula shall be:

On every fifth anniversary of the date providing the decommissioning financial security, the SEF owner shall provide an updated decommission cost estimate, utilizing the formula set forth above with adjustments for inflation and cost and value changes. If the decommissioning security amount decreases by greater than 10%, the municipality shall release from security any amounts held in excess of 110% of the updated decommission cost estimate. The decommissioning security may be in the form of cash deposit, surety bond, irrevocable letter of credit, cashier's check, or escrow account from a federal or commonwealth chartered lending institution in the amount of 110% of the total proposed decommission cost estimate and in a form satisfactory to the municipality's Zoning Administrator and Solicitor.

Prior to final approval of any SALDO plans for the SEF, the SEF developer shall enter into a decommissioning agreement with the municipality outlining the responsibility of the parties under this agreement as to the decommissioning of the SEF.

Floodways, as identified in the FEMA FIRM mapping.

Within 50 feet of the top-of-bank of any stream, river, drainage corridor, FEMA delineated floodway and/or delineated wetland unless an encroachment permit is obtained through PaDEP.

Slopes in excess of 15%.

Within the Resource Protection (RP) District, wooded areas primarily devoted to mature trees in excess of one acre that would require removal of greater than 20% of mature trees. Mature tree inventory to be determined by a Pennsylvania Certified Forester.

Legal easements or road rights-of-way.

Ground-mounted SEFs shall not be placed within any stormwater conveyance system.

The fence shall be considered a principal structure for purposes of setbacks. Minimum setbacks shall be in accordance with zoning district requirements. Where a SEF is adjacent to a residential building, a minimum setback of 50 feet from the property line shall be required. No lot line setback will be required where there is a grouping of two or more SEFs which are held by a common owner or leased to a common lessor and which are part of a single solar energy production development project, where each landowner has provided a written waiver of the lot line setback. A minimum of a fifty-foot buffer shall be maintained along either side of any regulated stream or regulatory wetland.

The application shall include, with the project submission, details of mitigation measures to be implemented to preserve wildlife corridors including between SEFs of a solar energy project.

All ground-mounted solar panels shall comply with a maximum fifteen-foot height requirement.

All other SEF components should comply with the underlying district maximum height requirement. SEF components may be in excess of the maximum height requirements where the applicant can demonstrate to the satisfaction of the Zoning Administrator the necessity and benefit. There are no maximum height restrictions for structures that support solar facility connections and solar project connections.

Stormwater runoff from an SEF shall be managed in accordance with the Municipal Stormwater Management Ordinance.[1]

Where solar panels are mounted above the ground surface allowing for vegetation below the panels, the horizontal area of the panel may be considered a disconnected impervious area (DIA) and therefore will have no increase from the pre-development runoff coefficient. The horizontal area of the panel can only be considered a DIA if the following conditions apply:

Vegetated areas shall not be subject to chemical fertilization or herbicide/pesticide application, except for those applications necessary to establish the vegetative cover or to prevent invasive species and in accordance with an approved erosion and sedimentation plan.

The horizontal area of any solar panel or solar array that cannot meet all the conditions to be considered DIA shall be treated as impervious area. These areas shall be included in the pre-development to post-development runoff analysis as impervious areas to determine the need for post-construction stormwater management practices. Use of gravel would not allow the horizontal area of the solar panel or solar array to be considered DIA. All impervious areas associated with the SEF such as roadways and support buildings cannot be considered a DIA and shall follow normal protocols when performing the PCSM stormwater analysis.

Vegetative buffering, to the extent practical, shall be installed around the entire perimeter of the SEF installation, except where the Zoning Administrator determines that the retention of existing trees within the vegetative buffering area may constitute the required vegetative buffer or where the Zoning Administrator determines that the solar panels cannot be viewed from a public roadway or residential building.

The vegetative buffering shall be installed along the exterior side of the fencing.

Vegetation screen along the perimeter of the internal mechanical building, in order to reduce/control noise pollution.

Section 27-507, Screen Planting, of the Wolf Township Zoning Ordinance.