Purpose, intent and scope. The purpose of this article is to regulate
the placement and use of alternative solar photovoltaic energy facilities
so as to be consistent with local land use goals and objectives of
the Township of White.
Requirements for minor solar and photovoltaic energy facilities.
Minor solar or photovoltaic energy facilities or structures shall
be permitted as an accessory use in all zoning districts in the Township,
provided that a zoning permit is obtained. A zoning permit will be
issued subject to compliance with the following standards:
Solar panels shall be permitted as a rooftop installation provided
that no part of the solar panel or associated equipment shall exceed
a height of three feet above the roof surface. In no event shall the
placement of the solar panels result in a total height, including
building and panels, greater than that which is permitted in the zoning
district where the panels are located.
If natural screening does not exist, evergreen screening shall be planted to provide a visual buffer as necessary from the street view or adjacent properties, with appropriate plant species to the extent feasible. The buffer shall be planted in accordance with § 160-99 and in such a manner that it does not impair the functionality of the system.
All electrical wires servicing a ground-mounted solar system,
other than the wires necessary to interconnect the solar panels and
the grounding wires, shall be located underground.
The design of solar energy systems shall, to the extent reasonably
possible, use materials, colors, textures, screening and landscaping
that will blend into the natural setting and existing environment.
Exposed hardware, supporting structure and frames shall be finished
in nonreflective surfaces and, if roof mounted, compatible with the
color scheme of the roof.
The installation of a solar energy system shall be in compliance
with the National Electric Code as adopted by the New Jersey Department
of Community Affairs.
Energy systems that connect to the electric utility shall comply
with the New Jersey Net Metering and Interconnection Standards for
Class I Renewable Energy Systems and as required by the electric utility
servicing the parcel.
Major solar or photovoltaic energy facilities or structures
shall be permitted in the I, IL, I-2, LDI, and SR Zone Districts in
the Township of White, except as modified by statute.
Major solar or photovoltaic energy facilities or structures
shall be a permitted conditional use in the R-1, R-1B, R-2, R-3, and
R-4 Zone Districts, provided that minimum lot-size requirements are
met as provided in this section. The Planning Board shall be permitted
to grant variances from the required setbacks from adjacent residential
uses as set forth below.
Minimum lot size shall be 20 acres in the I, IL, I-2, LDI, and
SR Zone districts, except as modified by statute. The minimum lot
size shall be 50 acres in the R-1, R-1B, R-2, R-3, and R-4 Zone Districts.
Solar panels shall be permitted as a rooftop installation, provided
that no part of the solar panel or associated equipment shall exceed
a height of three feet above the roof surface. In no event shall the
placement of the solar panels result in a total height, including
building and panels, greater than that which is permitted in the zoning
district where the panels are located.
Major solar or photovoltaic energy facilities shall be permitted
as ground arrays and structures shall not occupy any area beyond the
required principal building setbacks for the zone in which the facility
is to be located.
Major solar or photovoltaic energy facilities shall not be located
within 200 feet of an adjacent residential lot line in the I, IL,
I-2 and LDI Zone Districts or within 300 feet of a residential lot
line on an adjacent lot in all other zone districts. The Township
Planning Board may grant bulk variances from the setback requirements
from residential lots and uses. The Planning Board may consider mitigating
factors regarding the required residential setbacks from adjoining
properties and may reduce or waive the setback requirement. Mitigating
factors may include the following: similar or compatible adjacent
uses; topography; natural or existing buffers; the size of the subject
lots; the nature of surrounding uses; the location of existing residences;
and a lack of visual impact.
Major solar or photovoltaic energy facilities and structures shall be screened from the public traveled way, public open space, or from adjoining residential uses or zones, with said screening by a combination of berms, landscaping and fencing in accordance with § 160-99. Where natural screening does not exist a landscaped berm shall be provided not less than 25 feet in width and of sufficient height to totally obscure any view of all solar energy facilities and structures from adjacent properties and roadways at the time such facilities and structures are placed in service. The Township Planning Board may grant bulk variances from the buffer requirements set forth herein. The Township Planning Board may consider mitigating factors regarding required berms from adjoining properties and roadways and reduce, modify, or waive this requirement. Mitigating factors may include the following: similar or compatible adjacent uses; topography; natural or existing buffers; the size of the subject lots; the nature of surrounding uses; the location of existing residences; and a lack of visual impact.
All electrical wires servicing a ground-mounted solar system,
other than the wires necessary to interconnect the solar panels and
the grounding wires, shall be located underground.
The design of solar energy systems shall, to the extent reasonably
possible, use materials, colors, textures, screening and landscaping
that will blend into the natural setting and existing environment.
Exposed hardware, supporting structure and frames shall be finished
in nonreflective surfaces and, if roof mounted, compatible with the
color scheme of the roof.
The installation of a solar energy system shall be in compliance
with the National Electric Code as adopted by the New Jersey Department
of Community Affairs.
Energy systems that connect to the electric utility shall comply
with the New Jersey Net Metering and Interconnection Standards for
Class I Renewable Energy Systems and as required by the electric utility
servicing the parcel.
Maintenance; soil stabilization. A maintenance plan shall be
submitted for the continuing maintenance of all plantings. All ground
areas occupied by the major solar or energy facility or structure
installation that are not utilized for access driveways shall be planted
and maintained with low maintenance sun and shade tolerant grasses
for the purpose of soil stabilization. The "OVN" seed mixture is suitable
for these purposes. It is a mixture of 40% perennial rye grass, 30%
creeping fescue and 30% chewing fescue, applied at a rate of five
pounds per 1,000 square feet.
A grading and drainage plan shall be submitted under the seal
of a licensed professional engineer and shall provide the details
to adequately demonstrate to the reviewing agency that no stormwater
runoff or natural water shall be so diverted as to overload existing
drainage systems or create flooding. Calculations shall be provided
to adequately demonstrate that existing preconstruction stormwater
drainage velocities shall not be exceeded in the post-development
condition.
The noise level generated by a major solar energy facility at
any receiving residential property shall not exceed a maximum A-weighted
sound level of 65dB between 7:00 a.m. and 10:00 p.m. and 50dB between
10:00 p.m. and 7:00 a.m.
Requirement for engineered drawings. Site plans and zoning permit
applications for solar energy systems shall be accompanied by standard
drawings of the solar panels, inverters, substations and any other
required structures. The design shall be signed and sealed by a professional
engineer, registered in the State of New Jersey, certifying that the
design complies with all of the standards set forth in all applicable
codes then in effect in the State of New Jersey and all sections referred
to hereinabove.
All photovoltaic facilities, including all solar arrays and
associated equipment, shall be dismantled and removed promptly after
180 continuous days of nonuse. Applicants shall be required to submit
a decommissioning plan for approval at time of site plan approval.