[Ord. 21A, 9/2/1982, § 15.01]
The environmental improvements and energy conservation requirements
are designed to recognize the need for conservation of energy and
natural resources and to facilitate the utilization of renewable resources.
Environmental improvements are intended to moderate the effects of
solar radiation, conserve energy, improve air quality, reduce glare
and noise, and control erosion, largely through the planting of trees,
shrubs and other vegetative cover. Energy conservation requirements
are designed to allow the installation of renewable energy devices
and provide the opportunity for individuals to reduce energy dependence
by encouraging the productive use of solar and wind energy components.
[Ord. 21A, 9/2/1982, § 15.02]
The following terms are specifically defined for use within
this Part.
A solar energy system that requires external mechanical power
to move collected heat.
A landscaped barrier consisting of predominantly (80% or
more) coniferous trees and shrubs, hedges, earth mounding, walls,
or a combination thereof established at a minimum height of six feet.
Such environmental buffer shall provide a solid visual, noise and
pollutant barrier between potentially incompatible uses. Dense screen
plantings shall be at least five feet in width with irregularly spaced
double or triple rows of plants and shrubs to obtain a dense, solid
mass.
Equipment consisting of containers, heat exchangers, piping,
and other transfer mechanisms (including fluids, gases or solids),
controls, and related structural support for transporting and storing
collected energy (from solar energy systems), including structural
elements designed for use in passive solar energy systems.
A durable landscaped planting area located within a vehicular
use area or parking lot. Design and location shall provide shade and
visual separation of parking and pedestrian areas, improve air quality,
and control stormwater runoff from large paved areas. An island or
strip shall be a minimum of 50 square feet in area, at least five
feet in width and contain at least one shade tree per 40 lineal feet
of island or fraction thereof. Islands of 40 feet or less in length
shall contain at least one shade tree. The remaining area within the
island or strip shall be appropriately landscaped with grass, mulch,
stones, plants, or other materials not exceeding three feet in height.
A solar energy system that uses natural and architectural
components to collect and store energy without using any external
mechanical power.
A landscape planting consisting of trees and shrubs established
at less than three feet or greater than six feet in height, so it
shall not interfere with any clear sight triangle. Such planting shall
separate streets and vehicular use areas from parking lots, buildings,
and other interior improvements. Perimeter plantings shall consist
of individual trees or shrubs spaced a maximum of 50 feet apart to
form a linear vegetative border, with grass or ground cover continuously
thereunder.
A landscaped planting consisting of a mixture of coniferous
trees or shrubs, shade trees, ornamental trees or shrubs, earth mounding,
hedges or a combination thereof established at a minimum height of
six feet. Such planting shall separate and protect uses from noise,
odor and dust, as well as moderating the effects of winter winds and
summer heat. Screen plantings shall be at least three feet in width
with regularly spaced trees and shrubs to obtain a pervious, moderately
dense planting.
The open space between a solar or wind collector and the
sun or prevailing wind which must be free of obstructions that may
shade or impede the collector to an extent that would reduce its cost-effective
operation.
A freestanding or fixed device, or combination of devices,
structures, or part of a device or structure that transforms direct
solar energy into thermal, chemical or electrical energy that contributes
significantly to a structure's energy supply.
Radiant energy (direct, diffuse and reflected) received from
the sun.
A complete design or assembly consisting of a solar energy
collector, an energy storage facility (where used), and components
for the distribution of transformed energy.
A device which converts wind energy to mechanical or electrical
supply; commonly referred to as windmills.
The blades, plus hubs to which the blades are attached, that
are used to capture wind for the purpose of energy conversion. The
wind rotor is used on a pole or tower along with other generating
and electrical storage equipment and forms a wind energy conversion
system.
[Ord. 21A, 9/2/1982, § 15.03]
1.
Environmental and energy-conserving improvements shall be required
for the following:
A.
All new subdivisions and developments.
B.
All new uses or buildings erected or established, including said
uses or buildings which are to be located on previously subdivided
lots or unsubdivided property.
C.
Expansion of all buildings or uses except single and two-family dwellings.
D.
To separate commercial, industrial, institutional and other nonresidential
uses from adjoining residential uses or residential districts.
E.
Around parking lots with 10 or more parking spaces and within the
interior of parking lots with 25 or more parking spaces, including
parking lots expanded beyond these sizes.
F.
Areas between parking lots and buildings.
G.
Building wall expanses in excess of 75 feet which are exposed to
westerly winds, except single and two-family dwellings.
H.
New streets.
[Ord. 21A, 9/2/1982, § 15.04]
1.
Environmental improvements shall satisfy the following minimum standards:
A.
General Standards.
(1)
A minimum of 15% of each developed lot shall be landscaped with
appropriate ground cover or plantings.
(2)
Land areas with slopes in excess of 20% shall be restricted
to the removal of not more than 25% of the total vegetative cover
of the lot.
(3)
Existing plant materials shall be preserved, wherever possible,
during development. Such existing plants shall be credited toward
required plantings. Where topographic, vegetative or engineering features
on or adjacent to the site may provide the desired conservation and
environmental protection, the design plan may be adjusted to credit
use of the alternate protective features, provided the Planning Commission
approves the design.
[Amended by Ord. 2015-05, 8/13/2015]
(4)
All required trees shall be a minimum of one-and-one-half-inch
caliper, and trees, shrubs and plants shall be disease-resistant,
saline-tolerant, winter-hardy and of a species suitable for this geographic
region.
(5)
All landscaping and plantings shall be installed using good
planting procedures, utilizing quality plant material.
(6)
Plantings should not be designed to interfere with southern
exposures to solar radiation.
B.
Specified Standards.
(1)
Buffer Areas. Dense screen plantings shall be required within
all specified buffer areas. Said plantings shall be centered within
the yard space to provide the growth without infringement upon the
property line.
(2)
Streets. Perimeter plantings shall be required along each side
of all new streets, a maximum distance of 10 feet from the street
right-of-way line. Planting strips of five feet or more in width between
the sidewalk and the street may be approved for the perimeter plantings
utilizing appropriate tree species. When divided streets are proposed,
perimeter plantings shall also be required within the median strip.
(3)
Parking Lots. Perimeter plantings shall be required around the
border of all parking lots containing 10 or more parking spaces. Said
plantings shall be a maximum of 10 feet from the edge of the paved
parking surface. Interior island plantings shall be required within
all parking lots containing 25 or more parking spaces. Interior island
plantings shall be provided at the ratio of five square feet of planting
area for each 100 square feet of paved parking and vehicular use area,
and in locations which will divide and separate the parking lot.
(4)
Buildings. Screen plantings shall be required, except for single-
and two-family dwellings, around and along buildings in accordance
with the following.
(a)
Parking lots of 10 or more parking spaces shall be a minimum
of 20 feet from the building line of any principal building or structure.
The twenty-foot setback shall contain appropriate screen plantings.
(b)
Building walls over 75 feet in length which face westerly, southwesterly
or northwesterly shall be boarded by a parallel screen planting which
is equal in length to the wall length and is located a maximum of
50 feet from the face of the wall.
[Ord. 21A, 9/2/1982, § 15.05; as amended by Ord.
44, 6/11/1998]
1.
The use of solar, wind and alternate energy systems is encouraged
within these regulations and permitted within any zoning district.
Although the installation of such systems is not mandatory, where
they are utilized, the following standards shall apply:
A.
Active and passive solar systems, wind energy systems and similar
alternate energy systems, including customary energy storage accessories,
shall be permitted for the product, collection, movement, distribution
or storage of heated water, air or other medium which is intended
for conveyance to a principal or accessory building. Systems may include
the following, subject to the requirements contained herein:
(1)
Solar panels with a combined glazing area of 65 square feet
or less, provided that:
(2)
Solar panels with a combined glazing area in excess of 65 square
feet, provided that:
(a)
Solar panels attached to a principal structure shall comply
with the zoning setbacks prescribed for a principal structure in the
applicable zoning district;
(3)
Solar greenhouses attached to principal structures shall meet all yard requirements for a principal structure in the applicable zoning district. Solar greenhouses attached to accessory structures shall meet all yard requirements specified for accessory structures in § 27-1402 of this chapter.
(4)
Detached solar greenhouses shall meet all yard requirements specified for accessory structures in § 27-1402 of this chapter.
(5)
Wind energy conservation systems, provided that:
(a)
The structure supporting the wind rotor unit shall be located
a minimum distance of the tower height (measured from the ground to
the top of the rotor) plus 15 feet from any property line or street
right-of-way. The height of such structure shall not exceed 75 feet.
(b)
Towers may be ground- or roof-mounted and shall be securely
fastened as per manufacturer's specifications or a demonstrable equivalent
to achieve maximum safety and prevent collapse or fall. Any propeller
or turning device that reacts to wind velocity shall have a governor
to control the speed of revolutions. Such governors may include a
rudder that turns the propeller away from the wind, individually spring-mounted
paddles that turn away from the wind, or other suitable manufacturer's
tested device. Towers shall be locked or secured to prevent unauthorized
access, and in no case shall a permanently mounted ladder be affixed
less than 10 feet from grade level.
[Ord. 21A, 9/2/1982, § 15.06]
1.
The improvements required and permitted within this Part shall be
maintained and protected to assure their environmental benefits. The
following specific requirements shall apply:
A.
Maintenance.
(1)
Plantings. All required plantings shall be maintained in a good
condition to present a healthy, neat and orderly appearance. Such
plantings shall be kept free from refuse and debris. Plants damaged
by insects, disease, vehicular traffic, acts of nature or vandalism
shall be replaced by the next planting period.
(2)
Energy Systems. Energy systems shall be maintained in a safe
manner. Broken glass or other potentially hazardous conditions shall
be promptly repaired. A disconnected or abandoned energy system shall
be removed from the property within 60 days of such abandonment.
B.
Protection.
(1)
Plantings. Required plantings shall not be removed except to
facilitate the planting of acceptable replacement plants. Property
improvements shall be protected at all times by such environmental
plantings and extensive trimming or pruning of the plantings to reduce
or eliminate the protection shall not be permitted.
(2)
Energy Systems. Where a solar or wind energy system has been
installed, it shall be the responsibility of the property owner to
secure any easements or restrictive covenants necessary to protect
the sky-space affecting the solar or wind system. Such an agreement
shall be negotiated between owners of affected properties, but it
is not a requirement for approval of a building and zoning permit
for the solar or wind energy system.
[Ord. 21A, 9/2/1982, § 15.07]
1.
The following factors shall be considered, in addition to those within § 27-2205 of this chapter, when reviewing petitions for variances to the provisions of this chapter:
A.
Variances shall be granted only for minimum relief and not for purely
financial reasons.
B.
Variances to planting requirements shall not request relief from
planting height, quality or maintenance.
C.
Variances for energy systems shall allow for effective placement
of energy systems, provided that the skyspace of adjoining property
owners is not restricted.
D.
Variances shall consider the resulting effect on the microclimate
on the property.
E.
Variances shall consider possible damage to utilities.
[Ord. 21A, 9/2/1982, § 15.08; as amended by Ord.
44, 6/11/1998]
1.
Plans. Plans depicting environmental and energy improvements shall be submitted at the time of application for a building and zoning permit. Information may be included on the required plot plan specified in § 27-2003 of this chapter or submitted on a separate plan. In addition to the information required within § 27-2003 of this chapter, plans shall include:
A.
Location, size and species of existing plant material.
B.
Delineation of plants to be removed and plants to be retained.
C.
Location, planting size, mature size and species of all plants within
required plantings.
D.
Proposed treatment of all ground surfaces (e.g., paving, grass, gravel,
mulch, stone).
2.
Building and Zoning Permits. A building and zoning permit shall be required for installation, expansion or alteration to any of the environmental improvements and energy systems described within this Part. Applicable procedures of Part 20 of this chapter shall apply during the processing of such permit applications. Where desired, the Zoning Officer may refer plans to the Planning Commission and Lebanon County Conservation District, or to other applicable agencies for review and comment prior to the formal action on the permit application.
[Amended by Ord. 2015-05, 8/13/2015]
