[Ord. No. 1530 §1, 3-11-2014]
A.
It shall be unlawful for any person or entity to construct, erect, and/or install any permitted renewable energy system without first applying for and obtaining a building permit (including any other permit needed pursuant to Section 418.110, collectively referred to as the "building permit") and complying with the following requirements:
3.
Submission of building and design plans for the renewable energy
system and including therewith a certification from a licensed Missouri
engineer or architect that all such plans and design are in compliance
with this Chapter and all other applicable State and Federal requirements;
4.
For all roof-mounted solar energy systems, the certification
shall include details of the weight of each array per square foot
and certifying that the supporting structure has the structural integrity
to carry the weight and wind loads of the solar energy system; and,
5.
In addition to application for a building permit, depending on the type of renewable energy system, an application for either an administrative permit pursuant to Section 418.120 or a special use permit pursuant to Section 418.130 is also required, which shall be applied for at the same time as application for the building permit.
[Ord. No. 1530 §1, 3-11-2014]
A.
Electrical Permit. It shall be unlawful for any
renewable energy system to be constructed, erected, and/or installed
without first applying for and obtaining an electrical permit in accordance
with the City's current adopted Electrical Code.
B.
Code Compliance. Renewable Energy Systems shall
comply with all applicable Building, Mechanical, Fire, Plumbing, and
Electrical Codes adopted by or applicable to the City of Warson Woods.
C.
Other Permits. Nothing in this Chapter shall relieve
the applicant from applying for and obtaining any other required local,
state or federal permit.
[Ord. No. 1530 §1, 3-11-2014]
B.
Application Procedure. Application for administrative
permits shall be made by all owners of record or owners under contract
of a lot or tract of land (with contract granting such interest attached)
on the appropriate forms to the Building Commissioner and accompanied
by payment of the established fee.
1.
Application contents:
a.
A detailed site plan indicating:
(1)
All existing and proposed improvements including
buildings, drives, walkway, parking areas;
(2)
Location of overhead utility wires;
(3)
The zoning categories of the property and adjoining
properties;
(4)
The location of and distance to off-site residential
structures;
(5)
All existing or proposed buffer and landscaping;
(6)
The proposed location of the solar energy system;
and
(7)
Any other relevant information or drawings requested
by the Building Commissioner to assist in his/her review.
b.
Detailed drawings of support structures where applicable.
c.
A picture or other representation of the sample colors for the
proposed solar energy system and the structure's roof material demonstrating
whether the proposed solar energy system architecturally blends with
the roof in color and texture.
d.
All electrical plans.
e.
Sectional drawings, plan view, and elevation views. Detail all
connections.
f.
Manufacturer's cut sheets/diagrams installation instructions
that describe the system and installation.
g.
The design approval letter from the utility company shall be
submitted for customers requesting to interconnect to the utility
company's electrical grid.
h.
A structural certification statement (properly signed, sealed,
and dated by a Missouri licensed engineer). The structural certification
statement shall state the existing structure with the addition of
the solar energy device is capable of supporting the design load referenced
in Section R301 of the 2009 International Residential Code.
2.
The application shall be reviewed by the Building Commissioner
to determine compliance with the standards and requirements of this
Chapter and applicable building codes. Simultaneous to the City's
review, applicant shall transmit the application to other departments
and public agencies that may be affected by the proposed solar energy
system, including the Glendale Fire Department, for review and comment.
Any comments or conceptual approvals applicant receives from the reviewing
agencies shall be provided to the City.
3.
The application shall also be reviewed by the Building Commissioner
to determine compliance with all setback and lot dimension requirements.
4.
The Building Commissioner may deny the application or approve
the application as submitted or with such modifications or conditions
as are, in his/her judgment, reasonably necessary to protect the safety
or general welfare of the citizens consistent with the purposes of
this Chapter. A decision to deny an application shall be made in writing,
and state the specific reasons for the denial.
[Ord. No. 1530 §1, 3-11-2014]
B.
Procedures. The request for a special use permit,
or amendment thereto, may be initiated by a verified application submitted
to the City Clerk by all owners of record or owners under contract
of a lot or tract of land. If initiated by contract owners, a complete
copy of the contract creating the interest shall be attached to the
petition. Procedures for application, review, and approval of a special
use permit, or modification thereto, shall be as follows:
1.
Application. Application for a special use
permit for a specific tract of land shall include the following:
b.
A detailed site plan indicating:
(1)
All existing and proposed improvements including
buildings, drives, walkway, parking areas;
(2)
Location of all isolated trees having a diameter
of six (6) inches or more one (1) foot above grade and all tree masses;
(3)
Identity of all adjacent streets, public rights-of-way,
and all utility easements;
(4)
Location of overhead utility wires;
(5)
The zoning categories of the property and adjoining
properties;
(6)
The location of and distance to off-site residential
structures;
(7)
All required setbacks;
(8)
All required buffer and landscaping;
(9)
Any and all other structures on the property;
(10)
The proposed location of the renewable energy
system;
(11)
A notation on the plan stating that applicant
will re-plant a tree for every tree having a diameter of six (6) inches
or more one (1) foot above grade that is removed to install any renewable
energy system.
c.
A design plan of the renewable energy system showing at minimum
the size, detail, and types of all required materials, color, and
compliance with all applicable provisions of this Chapter, which such
design plan shall be certified by a Missouri licensed engineer and
include a statement that the renewable energy system as shown on the
submitted and certified design plan meets all requirements of local,
State, and Federal regulations. If a certification meeting the requirements
of this Subsection is filed with the City as part of an application
for a building permit, such shall fulfill the requirements of this
Subsection and applicant need not submit the plan twice.
d.
For ground-mounted solar energy systems, a plot plan illustrating
the following features:
e.
Detailed drawings of support structures or footings where applicable.
f.
A copy of all electrical plans.
g.
Sectional drawings, plan view, and elevation views. Detail all
connections.
h.
Any manufacturer's cut sheets/diagrams installation instructions
that describe the system and installation.
i.
The design approval letter from the utility company shall be
submitted for customers requesting to interconnect to the utility
company's electrical grid.
2.
Approval Criteria. An application for a special
use permit shall not be approved unless it is determined, after Planning
and Zoning Commission review and recommendation, by the Board of Aldermen,
in their discretion, that applicant has shown through substantial
and competent evidence that the following criteria have been met:
a.
The proposed renewable energy system will not adversely impact
the public health, safety comfort or general welfare of the citizens
of Warson Woods or adjacent property owners and occupants;
b.
The proposed renewable energy system is consistent with the
use, scale, orientation, and setbacks of properties in the general
vicinity of the proposed use;
c.
The proposed renewable energy system can be developed and operated
in a manner that is aesthetically compatible with the permitted uses
in and character of the surrounding area;
d.
The proposed renewable energy system can be operated in a manner
that is not detrimental to the surrounding permitted developments
as well as all uses in the district;
e.
The proposed renewable energy system is consistent with the
intent of the City's Comprehensive Plan;
f.
The renewable energy system does not exceed the height requirement for the zoning district in which it is located unless the applicant clearly demonstrates that such height is required for the proper function of the applicant's system and such height meets the criteria set forth in Subsections (1) — (6) above. Such showing about the need to exceed the height limit is for the proper function of the applicant's system must also be supported by the opinion of a Missouri licensed engineer hired by the City at the expense of the applicant. The opinion of the consultant shall include a statement that no available alternatives exist to exceeding the height limit or the reason why such alternatives are not viable; and
g.
In the case of;
(1)
A ground-mounted solar energy system, or
(2)
A noncompliant roof-mounted solar system, the applicant
has clearly demonstrated by substantial and competent evidence that
placement of a roof-mounted solar energy system is not technologically,
physically or economically feasible. The Planning and Zoning Commission
and Board of Aldermen may consider current or emerging industry standards
and practices, among other information, in determining feasibility.
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The applicant shall have the burden of establishing that the
requested use satisfies these standards.
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3.
Planning and Zoning Commission Board of Aldermen Review;
Public hearing. Pursuant to Article II, Special Uses, of Chapter 415, Sections 415.200 — 415.260 (the Special Use Provisions,) upon recommendation by the Planning and Zoning Commission, the application for the special use permit shall be considered by the Board of Aldermen for final determination. Prior to such final determination, a public hearing on the application shall be held by the Board of Aldermen in accordance with the special use provisions. Subsequent to the public hearing, the Board of Aldermen shall grant, deny, or grant with conditions each application for a special use permit based on the standards established in the special use provisions. In approving such special uses, the Board of Aldermen may impose such conditions as it determines necessary, which may include are but not be limited to the following:
C.
Appeals. All appeals from any denial of a special
use permit shall be as provided in Chapter 180, Administrative Procedure
for Review of Certain Actions.
[Ord. No. 1530 §1, 3-11-2014]
Immediately upon completion of installation of any renewable
energy system, the contractor and/or property owner shall contact
the Building Commissioner for a final inspection of the installation.
The system cannot begin operating until it has received approval from
both the City and the electric utility. The inspections focus on verifying
that an installation is code compliant with electrical, building code,
and fire safety requirements. Among other things, the inspection verifies
labeling of equipment to limit firefighter exposure to electrical
voltage, space for firefighters to access the building or structure,
and limitations in roof installations due to firefighting suppression
techniques to ensure fire safety of the installation.
[Ord. No. 1530 §1, 3-11-2014]
A.
The review and inspection fee to be paid for an administrative permit
or special use permit to install a renewable energy system shall be
as follows:
[Ord. No. 1675, 1-17-2023]
1.
For an administrative permit:
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Fee Amount
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Cost of Project
|
|---|---|
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$200.00
|
up to $3,000.00
|
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$350.00
|
between $3,001.00 to $5,000.00
|
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$475.00
|
between $5,001.00 to $7,500.00
|
|
$550.00
|
between $7,501.00 to $10,000.00
|
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$800.00
|
Over $10,000.00
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2.
For a special use permit:
|
Fee Amount
|
Cost of Project
|
|---|---|
|
$200.00
|
up to $1,500.00
|
|
$425.00
|
between $1,501.00 to $3,000.00
|
|
$575.00
|
between $3,001.00 to $5,000.00
|
|
$825.00
|
between $5,001.00 to $10,000.00
|
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$1,050.00
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Over $10,000.00
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B.
Fee Administration.
1.
The review and inspection fees set forth in Subsection (A) of this Section shall be paid in anticipation of the City's expenses incurred in processing the application or submission at issue, including, but not limited to, administrative and clerical costs, costs of engineering, planning, and legal review, cost of site inspections, cost of publication expenses, expenses of notification to adjoining property owners, expenses of hearings, if necessary, and other administrative costs incurred by the City. Processing and all other actions related to the application or submittal shall not proceed until the applicable fee is paid in full.
2.
In the event the fee or deposit noted are insufficient to pay all such expenses incurred by the City, the City Clerk and/or Building Commissioner may document additional costs incurred by the City and request payment of same within thirty (30) days. Processing and all other actions related to the application shall not proceed until such additional sums are paid in full. Appeals from any decision hereunder shall be taken pursuant to Chapter 150 of the Municipal Code.
