[R.O. 2004 § 430.010; Ord. No.
14-09 § 1, 3-11-2014]
The purpose of this Chapter is to provide standards for the
installation and use of renewable energy systems as accessory uses
within the City of Weldon Spring. This Section seeks to protect properties
from incompatible uses in the interest of property values, public
health and the welfare of the community while promoting the use of
alternative energy sources, where appropriate. This Chapter provides
a process to facilitate the use of these systems in a manner that
minimizes adverse impacts and promotes the health, safety and welfare
of the community.
[R.O. 2004 § 430.020; Ord. No.
14-09 § 1, 3-11-2014]
A.
Renewable energy systems shall be considered as an accessory use
subject to the provisions of this Section.
1.
Roof Mounted, Solar. Roof-mounted solar energy systems shall be considered a permitted accessory use in all districts subject to the regulations contained herein and all other building, electrical and any other applicable permits or authorizations. Roof-mounted solar energy systems shall be approved administratively. Petitions that do not meet the requirements set forth herein may be considered pursuant to Section 430.070, Alternative Compliance, of this Chapter.
[R.O. 2004 § 430.030; Ord. No.
14-09 § 1, 3-11-2014]
A.
The requirements set forth in this Section shall govern the construction
and/or installation of all renewable energy systems:
1.
Solar Energy Systems, General. Solar energy collectors shall
be documented by the manufacturer as being non-reflective pursuant
to recognized engineering standards showing reflectivity of less than
thirty percent (30%) or shall be placed such that concentrated sunlight
or glare shall not be directed onto nearby properties or streets.
Documentation showing an architectural rendering of the proposed installation
with an analysis of potential glare and reflection potential, and
including all appropriate wind and snow load calculations, sealed
by a professional engineer, must be submitted with the application.
2.
Roof-Mounted Solar Energy Systems, Residential Zoning Districts.
a.
Solar energy collectors installed in residential zoning districts
shall be:
b.
When located on a sloped roof, solar energy collectors shall
be located on a rear- or side-facing roof, as viewed from a fronting
street. In cases of corner lots or lots with more than one (1) street
frontage, the side roof fronting a street may be considered a front-facing
roof.
c.
Roof-mounted solar energy systems shall be placed no more than
eight (8) inches higher than the roof surface and shall not project
vertically above the peak of a sloped roof to which it is attached.
d.
When located on a sloped roof, solar energy collectors should
be positioned in a symmetrical fashion and centered on the plane of
the roof on which they are located.
e.
When located on a sloped roof, solar energy collectors shall
be set back at least the distance of the roof overhang.
f.
All exterior electrical or plumbing lines must be painted in
a color scheme that matches as closely as possible the color of the
structure and the materials adjacent to the lines when visible from
all directions.
g.
Where applicable, a letter from the trustees of the subdivision
where the solar energy system is proposed shall be submitted with
any renewable energy system application located in a residential area
demonstrating the trustees have reviewed the request.
3.
Ground-Mounted Solar Energy Systems, All Zoning Districts.
a.
Ground-mounted solar energy systems shall only be located in
the side or rear yard of a property.
b.
Ground-mounted solar energy systems and supporting structures
shall not exceed the accessory structure height limitations in the
zoning district in which the property is located. In commercial districts
with no such requirement, a maximum height of twenty (20) feet is
hereby established. Height shall be measured from average grade at
the base of the supporting structure to the highest edge of the system.
c.
Ground-mounted solar energy systems must be substantially screened
from public view (including adjacent properties and public rights-of-way)
by fencing, walls, plantings or other architectural feature or any
combination thereof; provided, however, that screening shall not be
required to be so dense, so tall or so located as to render the equipment
essentially non-functional.
d.
Where applicable, a letter from the trustees of the subdivision
where the solar energy system is proposed shall be submitted with
any renewable energy system application located in a residential area
demonstrating the trustees have reviewed the request.
4.
Roof-Mounted Solar Energy Systems, Non-Residential Zoning Districts.
a.
Building (roof) mounted solar energy systems installed in non-residential
zoning districts should be installed:
b.
When located on a sloped roof, solar energy collectors shall
be located on a rear- or side-facing roof, as viewed from a fronting
street. In cases of corner lots or lots with more than one (1) street
frontage, the side roof fronting a street shall be considered a front-facing
roof.
c.
Building (roof) mounted solar energy systems should be placed
no more than eight (8) inches higher than the roof surface and shall
not project vertically above the peak of a sloped roof to which it
is attached.
d.
When located on a sloped roof, solar energy collectors shall
be set back at least the distance of the roof overhang.
e.
All exterior electrical or plumbing lines must be painted in
a color scheme that matches as closely as possible the color of the
structure and the materials adjacent to the lines when visible in
all directions.
5.
Wind Energy System, General.
a.
Wind energy systems are permitted only in the "AG," "HTO," "LI,"
or "PC" zoning districts, or for schools, universities, parks and
other institutional uses located on a lot containing at least five
(5) acres and subject to the requirements of this Section.
b.
Ground-mounted wind energy systems affixed to a monopole tower are permitted only in the "AG," "LI" "HTO" and "PC" zoning districts subject to the approval of a conditional use permit pursuant to the procedures and requirements of Chapter 405, Article IX, of the City's Zoning Regulations and the site plan review procedures pursuant to Chapter 405, Article VII, of the City's Zoning Regulations.
c.
Noise shall not exceed St. Charles County noise ordinance standards
as applicable to the building type. The applicant shall provide noise
rating information at the time of application.
d.
Wind energy systems shall not be located in the front yard of
property in any zoning district or affixed to the side of a structure
facing the frontage.
e.
No more than one (1) ground-mounted wind energy system may be
installed on any commercially zoned property. Building-integrated
or roof-mounted wind energy systems shall not be subject to these
limitations.
f.
Wind energy systems shall be painted or manufactured of a material
of a neutral color so as to blend into the surroundings and shall
not be reflective or metallic in color. Illumination of wind energy
systems shall be prohibited, except as may be required by any State
or Federal agency of competent jurisdiction. No commercial signage
or attention-getting device shall be permitted, except regulatory
signage required by any local, State or Federal agency of competent
jurisdiction.
g.
Applicants will provide, as part of their application, such
renderings and drawings bearing a professional engineer's seal
along with data and calculations as needed to show that wind and snow
loads, etc., are appropriate to the installation.
h.
Ground-mounted wind energy systems and their supporting structures
are limited to a combined maximum height of one hundred (100) feet
(tower mounted). Roof-mounted wind energy systems shall not exceed
a height of ten (10) feet above the peak roof height, except as modified
through the City's Planned Commercial or Overlay District procedures.
i.
Wind energy systems must meet the principal use and accessory
structure setback requirements of the district in which they are located
if mounted directly on a roof or other elevated surface of a structure.
If the wind energy system is attached to a freestanding tower, the
setback from all property lines shall be a minimum distance equal
to the height of the tower or fifteen (15) feet, whichever is more
restrictive. The setback shall be measured from the furthest outward
extension of all moving parts.
[R.O. 2004 § 430.040; Ord. No.
14-09 § 1, 3-11-2014]
Roof-mounted solar energy systems may be approved administratively unless otherwise forwarded to the Planning and Zoning Commission for review and approval by the Board of Aldermen pursuant to Section 430.070 herein. All other renewable energy system applications shall require review by the Planning and Zoning Commission and approval by the Board of Aldermen pursuant to the City's conditional use permit procedures set forth in Chapter 405, Zoning Regulations, Article IX, and the site plan review procedures pursuant to Article VII.
[R.O. 2004 § 430.050; Ord. No.
14-09 § 1, 3-11-2014]
A land use permit issued by the City of Weldon Spring along
with such other permits as required under the current St. Charles
County building codes are required prior to the installation of any
renewable energy system. The owner of a renewable energy system shall
ensure that it is installed and maintained in compliance with applicable
building, fire and safety codes adopted by the City and any other
State or Federal agency of competent jurisdiction. All wiring associated
with a renewable energy system shall be underground or contained within
a conduit or raceway that complements the building materials of the
principal structure.
[R.O. 2004 § 430.060; Ord. No.
14-09 § 1, 3-11-2014]
Any renewable energy systems that are noticeably in disrepair
for a period exceeding six (6) months without repair or restoration
procedures substantially underway shall be removed from the property
and the structure and/or site restored at the owner's expense.
[R.O. 2004 § 430.070; Ord. No.
14-09 § 1, 3-11-2014]
A.
In unusual circumstances arising from the unique location or character
of the proposed site and/or surrounding land uses or structures, if
site-specific alternative standards would provide results that are
equal to or superior to those which would be provided by the standards
in this Section, the Planning and Zoning Commission may, upon review
of the plans, recommend to the Board of Aldermen approval of an applicant's
request for alternative standards, provided the purpose of these regulations
will be satisfied and the alternative standards will have no adverse
impact on any other property or unreasonably disturb the peaceful
occupancy of adjoining or nearby property.
1.
Procedure. An application for alternative compliance shall be
prepared and submitted in accordance with the submittal requirements
as set forth by the City of Weldon Spring. The proposed alternative
standards shall clearly identify and discuss the modifications and
alternatives proposed and the ways in which the plan will better accomplish
the intent of these design standards than would an approach which
complies with these design standards. The Planning and Zoning Commission
shall review all such applications and provide its recommendation
to the Board of Aldermen. The Board of Aldermen may approve, approve
with conditions or deny the application.
2.
Application. All applications for an alternate energy use shall
include the appropriate documentation necessary for City staff to
review and make a recommendation to the Planning and Zoning Commission.
3.
Review Criteria. To approve an alternative approach, the City
must find that the proposed alternative approach accomplishes the
intent of these standards as well as or better than would an approach
which complies with these standards and the alternative standards
will have no adverse impact on any other property or unreasonably
disturb the peaceful occupancy of adjoining or nearby property.
[R.O. 2004 § 430.080; Ord. No.
14-09 § 1, 3-11-2014]
For the purposes of this Chapter, certain words and phrases
are defined as follows:
A renewable energy system that is an integral part of a principal
or accessory building, rather than a separate mechanical device, replacing
or substituting for an architectural or structural component of the
building which contributes to the design of the building, including,
but not limited to, photovoltaic or hot water solar systems contained
within roofing materials, windows, skylights and awnings.
A solar energy system that is not attached to another structure
and is affixed to the ground.
A wind energy system that is not attached to another structure
and is affixed to the ground with a monopole tower.
Equipment and appurtenances used in the production of energy
through the conversion of sun and wind energy which includes solar
energy and wind energy systems.
A solar energy system affixed to either a principal or accessory
structure on a lot.
A wind energy system affixed to the roof of a principal or
accessory structure on a lot.
The component of a solar energy system containing the flat
plate or tube or other devices that absorb energy from the sun when
exposed to sunlight.
The solar energy collectors, electronics, disconnects, valves,
and other appurtenances associated with a solar energy system.
A building- or ground-mounted photovoltaic, hot air, or hot
water collector device or other type of energy system which relies
upon solar radiation as the source for the generation of electricity
or transfer of stored heat.
A wind energy conversion system consisting of a wind turbine,
freestanding or attached to a structure, and associated control or
conversion electronics; provided, however, that wind energy systems
in the City shall be limited to those which have a rated capacity
of ten (10) kilowatts or less and are used for on-site consumption.
The blades and associated components mounted on top of a
tower whose purpose is to convert kinetic energy of the wind into
rotational energy used to generate electricity.
