HomeMy WebLinkAboutOrd. 390 - Wind Energy
CITY OF ANDOVER
COUNTYOFANOKA
STATE OF MINNESOTA
ORDINANCE NO. 390
THE CITY COUNCIL OF THE CITY OF ANDOVER DOES HEREBY ORDAIN AS
FOLLOWS:
CITY CODE TITLE 9: BUILDING REGULATIONS
CHAPTER 13: WIND ENERGY CONVERSION SYSTEMS
CITY CODE TITLE 12: ZONING REGULATIONS
CHAPTER 3: ZONING DISTRICTS AND MAP
CHAPTER 12: PERMITTED, CONDITIONAL AND PROHIBITED USES
ENUMERATED
(Strikeouts are language to be removed and underlining represents new language to be
added)
TITLE 9
Chapter 13
Wind Enerqv Conversion Systems
SECTION
9-13-1 : Purpose and Intent
9-13-2: Definitions
9-13-3: General Standards
9-13-4: Residential WECS
9-13-5: Commercial WECS
9-13-6: Roof Mounted WECS
9-13-7: Exceptions to the Requirements of this Chapter
9-13-1 : PURPOSE AND INTENT: The purpose of this chapter is to
promote the safe, effective and efficient use of alternative enerqy sources and
systems as the technoloqy becomes available. The purpose of this chapter is
also to establish predictable and balanced requlations for the establishment of
commercial. residential. and roof mounted WECS in the locations and
circumstances under which the use may be established without detriment to the
public health. safety and welfare of the neiqhborinq property owners and
occupants.
9-13-2: DEFINITIONS: The followinq words and terms shall have followinq
meaninqs when used in this chapter:
WIND ENERGY
CONVERSION SYSTEM (WECS): Any device such as a wind charqer, or
wind turbine. which converts wind
enerqy to a form of usable enerqy.
Windmills used for aqricultural purposes
such as for pumpinq water or feedina
livestock and decorative windmills that
are less than thirty five (35) feet in
heiqht shall be excluded from this
definition.
COMMERCIAL WECS: Means a WECS of forty (40) kilowatts or
more in total name plate qeneratinq
capacity.
RESIDENTIAL WECS: Means a WECS of less than forty (40)
kilowatts in total name plate qeneratinq
capacity.
ROOF MOUNTED WECS: Means a WECS mounted on top of a
buildinQ, as set forth in Section 9-9-3.
WECS HEIGHT: The heiQht of the tower/pole plus the
rotor radius.
9-13-3: GENERAL STANDARDS: The followinQ qeneral standards are
requirements of the three types of Wind Enerqy Conversions Systems (WECS):
Residential WECS, Commercial WECS, and Roof Mounted WECS that are
requlated within the City of Andover.
1) No more than one Wind Enerqy Conversion System (WECS) shall be
permitted per lot.
2) WECS PROHIBITED:
a) WECS shall be prohibited within the City of Andover on any parcel
located within the Scenic River Way or on any land within the
Waste Disposal Enqineerinq (WOE) Landfill site.
b) Roof mounted WECS shall be prohibited on any parcel located
within the City of Andover's Municipal Urban Service Area (MUSA).
3) SETBACKS: The setbacks shall be at least the followinq distances:
a) From the nearest dwellinq, school. business or other habitable
structure: 300 feet or 1.5 times the heiQht of the WECS, whichever
is qreater.
b) From the nearest public riqht-of-way: 300 feet or 1.5 times the
heiqht of the WECS, whichever is qreater.
c) From the nearest property line: 300 feet or 1.5 times the heiqht of
the WECS, whichever is qreater. In no instance shall any portion of
the WECS extend over any property line, includinQ the full arc area
created by any blades used in the system.
d) From recreational fields: 300 feet or 1.5 times the heiQht of the
WECS, whichever is qreater. However, in no instance shall any
portion of the WECS extend over any blades use in the system.
e) No portion of the WECS, includinq the full arc area created by any
blades used in the system, shall extend over any aboveQround
power line or drainaqe and utility easement.
4) The WECS shall be equipped with both a manual and an automatic
brakinQ device capable of stoppinQ the WECS operation in hiQh winds.
5) No WECS shall have affixed or attached liqhts, reflectors, flashers or any
other illumination, except for those devices required by the Federal
Aviation Administration.
6) The WECS shall be filtered, shielded or otherwise be desiqned and
constructed so as not to cause electrical. radio frequency, television, and
other communication siqnal interference.
7) All obsolete and unused towers and equipment shall be removed within
twelve (12) months of cessation of operation of the site, unless the City
Council qrants an exemption or an extension by amendinq the conditional
use permit.
8) WECS installed in accordance with the requirements of this chapter shall
not aenerate power as a commercial enterprise, as defined by the State of
Minnesota Public Utilities Commission. Power can be sold back to the
distribution Qrid but no "wind farms" are allowed.
9) Noise. All WECS shall comply with the Minnesota Pollution Control
Aqency (MPCA) standards for noise and those standards set forth in Title
5, Chapter 6 of the City of Andover's City Code.
10)AII WECS shall comply with all applicable state and federal reQulations,
standards, includinq the uniform buildinq code as adopted by the state of
Minnesota; national electrical code as adopted by the state of Minnesota;
Federal Aviation Administration (FAA) requirements; and Minnesota
Pollution Control Aqency (MPCA)/Environmental Protection AQency (EPA)
requlations (hazardous waste, construction, stormwater, etc.)
11)Violation: Revocation of Permit: Violation of any provision of this chapter is
Qrounds for revocation of a conditional use permit for a WECS and/or
removal of a WECS.
9-13-4: RESIDENTIAL WECS:
A. LOCATION: Residential WECS shall be allowed as a conditional use on
parcels of land meetinq the setback requirements listed in Section 9-13-3 and in
accordance with the permit and reQulations established in this chapter.
B. DESIGN REQUIREMENTS:
1) Blade arcs created by the WECS shall have a minimum of thirty (30) feet
of clearance over any accessory structure or tree within the full arc area
created by any blades used in the system.
2) The WECS, includinq the blades, shall be qrounded and shielded to
protect aqainst natural liqhtninq strikes in conformance with the National
Electrical Code.
3) The WECS shall not include a tower-c1imbinq apparatus within twelve (12)
feet of the qround.
4) The WECS shall display a siqn posted at the base of the tower, not to
exceed two (2) square feet in area. The siqn shall contain the followinq
information:
a) A warninq of hiqh voltaqe,
b) The manufacture's name,
c) An emerqency telephone number,
d) The emerqency shutdown procedures,
e) Additional siqns may be required on the basis of individual
applications as safety needs dictate or as identified in the
conditional use permit.
C. PERMIT REQUIREMENTS: A conditional use permit and a buildinq permit
shall be required prior to the erection of each WECS. An approved conditional
use permit shall be required prior to obtaininq a buildinq permit. No existinq
WECS shall be physically altered without requirinq an amendment to the
conditional use permit unless it is beinq removed from the property or throuqh
standard maintenance that does not expand the arc area or the heiqht of the
structure of the approved conditional use permit.
1) Conditional Use Permit: A conditional use permit shall be required for
each WECS in all zoninq districts unless otherwise noted. Such conditions
shall at a minimum: a) meet the permit and requlations established in this
chapter and: b) the applicant for the conditional use permit shall deposit
with the City Clerk a policy of liability insurance indemnifyinq the applicant
from liability for personal iniury or property damaqe in the sum of at least
$300,000. The policy of insurance so deposited shall contain a clause
obliqatinq the company issuinq the same to qive at least thirty (30) days
written notice to the City before cancellation thereof, the conditional use
and buildinq permits to be automatically revoked upon the lapse or
termination of said policy.
2) Buildinq Permit: A buildinq permit shall be required for the construction of
a WECS.
9-13-5: COMMERCIAL WECS:
A. LOCA nON: Commercial WECS shall be allowed as a conditional use on
parcels of land with a minimum of at least five (5) acres in size and in accordance
with the permit and requlations established in this chapter.
B. DESIGN REQUIREMENTS:
1) Blade arcs created by the WECS shall have a minimum of thirty (30) feet
of clearance over any accessory structure or tree within the full arc area
created by any blades used in the system.
2) The WECS, includinq the blades, shall be arounded and shielded to
protect aaainst natural liqhtninq strikes in conformance with the National
Electrical Code.
3) The WECS shall not include a tower-climbinq apparatus within twelve (12)
feet of the qround.
4) The WECS shall display a siqn posted at the base of the tower. not to
exceed two (2) square feet in area. The siqn shall contain the followinq
information:
a) A warnina of hiqh voltaae.
b) The manufacture's name.
c) An emerQencv telephone number,
d) The emerQency shutdown procedures.
e) Additional siqns may be required on the basis of individual
applications as safety needs dictate or as identified in the
conditional use permit.
C. PERMIT REQUIREMENTS: A conditional use permit and a buildinq permit
shall be required prior to the erection of each WECS. An approved conditional
use permit shall be required prior to obtaininq a buildinq permit. No existinq
WECS shall be physically altered without requirinq an amendment to the
conditional use permit unless it is beinq removed from the property or throuqh
standard maintenance that does not expand the arc area or the heiqht of the
structure of the approved conditional use permit.
1) Conditional Use Permit: A conditional use permit shall be required for
each WECS in all zoninq districts unless otherwise noted. Such conditions
shall at a minimum: a) meet the permit and requlations established in this
chapter and; b) the applicant for the conditional use permit shall deposit
with the City Clerk a policy of liabilitv insurance indemnifyinq the applicant
from liability for personal iniury or property damaqe in the sum of at least
$500.000. The policy of insurance so deposited shall contain a clause
obliqatinq the company issuinq the same to qive at least thirty (30) days
written notice to the City before cancellation thereof, the conditional use
and buildinq permits to be automatically revoked upon the lapse or
termination of said policy.
2) Buildinq Permit: A buildinq permit shall be required for the construction of
a WECS.
9-13-6: ROOF MOUNTED WECS:
A. LOCATION: A WECS sited on top of a buildinq shall be allowed as a
conditional use only on parcels of land outside of the City of Andover's Municipal
Urban Service Area (MUSA) with a minimum of at least two and a half (2.5) acres
in size and in accordance with the permit and requlations established in this
chapter.
B. DESIGN REQUIREMENTS:
1) The WECS must be less than ten (10) kilowatts qeneratinq capacity.
2) The WECS shall not extend hiqher than fifteen feet (15') above the
maximum heiqht allowed for the structure (ie. principal. accessory
structure's maximum heiqht plus 15 feet) in which the WECS is mounted
on.
3) Each WECS shall comply with applicable provisions of the Minnesota
State Buildinq Code.
4) Certification of compliance bv a state professional enqineer is required.
C. PERMIT REQUIREMENTS: A conditional use permit and a buildinq permit
shall be required prior to the erection of each WECS. An approved conditional
use permit shall be required prior to obtaininq a buildinq permit. No existinq
WECS shall be physically altered without requirina an amendment to the
conditional use permit unless it is beinq removed from the property or throuqh
standard maintenance that does not expand the arc area or the heiqht of the
structure of the approved conditional use permit.
1) Conditional Use Permit: A conditional use permit shall be required for
each WECS in all zoninq districts unless otherwise noted. Such conditions
shall at a minimum: a) meet the permit and requlations established in this
chapter and; b) the applicant for the conditional use permit shall deposit
with the City Clerk a policy of Iiabilitv insurance indemnifyinq the applicant
from liabilitv for personal iniury or property damaqe in the sum of at least
$300.000. The policv of insurance so deposited shall contain a clause
obliaatinq the company issuinq the same to qive at least thirty (30) days
written notice to the City before cancellation thereof, the conditional use
and buildinq permits to be automatically revoked upon the lapse or
termination of said policy.
2) Buildinq Permit: A buildinq permit shall be required for the construction of
a WECS.
9-13-7: EXCEPTIONS: Exceptions to the requirements of this chapter shall
include windmills used for aqricultural purposes such as for pumpinq water or
feedinq livestock and decorative windmills that are less than thirty five (35) feet in
heiqht. Said such exceptions shall be allowed provided that they meet the
followinq:
1) Windmill is not detrimental to the public health, safety and welfare of the
neiahborinq property owners and occupants.
2) Windmill does constitute a Public Nuisance as outlined in Title 4: Public
Health and Safety, of the City Code.
TITLE 12
CHAPTER 3
12-3-5: MINIMUM DISTRICT REQUIREMENTS:
B. Maximum Height:
1. Principal Structure Height: A Conditional Use Permit may be granted
to allow principal buildings to exceed the height limits imposed by
provisions of this title provided it is determined that:
a. Adequate fire protection and other safety features are provided.
b. The height and bulk of the building will not destroy a scenic or
appropriate view, will not shut off light and air from surrounding
properties, or otherwise be detrimental to the public.
c. In no event, however, shall any building occupy more than the
permitted percentage of lot area as provided in this title. (Amended
Ord. 314, 10-4-05)
2. Exemptions From Height Limits: Height limitations shall not apply to
the following:
a. Barns, silos and other agricultural structures for rural agricultural
uses,
b. Church spires, steeples, belfries, cupolas and domes
c. Chimneys, flagpoles
d. Public utility facilities
e. Transmission towers and antennae subject to City Code 9-12
f. Parapet walls extending not more than four feet (4') above the
height of the building. (Amended Ord. 314 10-4-2005)
.
q. Wind Enerqv Conversion Systems (WECS) subiect to City Code
Title 9. Chapter # 13.
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Adopted by the City Council of the City of Andover on this 16th day of March, 2010.
ATTEST: CITY OF ANDOVER
Mi helle Hartner, Deputy City Clerk
Mayor