A. 
Warrington Township seeks to provide opportunities for alternative and emerging energy facilities constructed to serve a permitted or existing principal use on the same lot while regulating the use of potentially intrusive facilities, equipment, and machinery.
B. 
The purpose of this article is to establish provisions for the design, permitting, construction, operation, and decommissioning of alternative and emerging energy facilities within Warrington Township that will protect the public health, safety and/or general welfare of the community.
A. 
Section 370-1003 of this article shall apply to all alternative and emerging energy facilities that are proposed to be constructed after the effective date of this article.
B. 
Alternative and/or emerging energy facilities constructed prior to the effective date of this article shall not be required to meet the requirements specified under this article. Any physical modification to an existing alternative or emerging energy facility that alters the size, type and generating capacities of the facilities shall require a permit and shall comply with the applicable provisions specified under this article.
C. 
Alternative and/or emerging energy facilities may be utilized as the primary energy source by the principal use of the lot on which they are located. Surplus energy may be exchanged, transferred and/or sold to a public or private utility company, provided that such surplus energy is exchanged, transferred and/or sold in accordance with the provisions established by the Public Utility Commission and the laws of the Commonwealth of Pennsylvania.
D. 
Private energy and utility providers, as defined and described in this article, shall comply with all provisions established by the Public Utility Commission and the laws of the Commonwealth of Pennsylvania.
E. 
Compliance with the conditions set forth in the Subdivision and Land Development Ordinance.[1]
[Amended 4-12-2022 by Ord. No. 2022-O-06]
[1]
Editor's Note: See Ch. 305, Subdivision and Land Development.
A. 
The following provisions shall specifically apply to wind turbines or wind energy facilities:
(1) 
Windmills, wind turbines or wind energy facilities shall be permitted by special exception, provided that such facilities are located in an RA District only, with a minimum lot size of three acres, in accordance with all other applicable provisions of this chapter. Any such facility may not be located on any parcel that has utilized transfer of development rights (TDRs).
(2) 
Windmills, wind turbines or wind energy facilities that are designed and permitted as an attached or freestanding alternative energy facility shall comply with the height requirements specified by this chapter.
(3) 
All windmills, wind turbines or wind energy facilities shall be located, designed and installed as per the manufacturer's specifications as well as all zoning, building code and utility requirements.
(4) 
All windmills, wind turbines or wind energy facilities shall be set back from all occupied buildings located on a nonparticipating landowner's property a distance of not less than five times the turbine height, as measured from the center line of the wind turbine base to the nearest point of the occupied building(s). All such wind energy facilities shall comply with the building and lot coverage requirements of the zoning district in which they are located.
(5) 
All windmills, wind turbines or wind energy facilities shall be set back from the nearest property line or public road a distance of not less than the normal setback requirements for that zoning classification or 1.1 times the turbine height, whichever is greater. The required setback distance shall be measured from the center line of the wind turbine base to the property line.
(6) 
All windmills, wind turbines or wind energy facilities shall be located behind the front facade of the building occupying the permitted use. No wind turbine shall be permitted in the front yard of the lot on which it is located. Spacing between adjacent turbines, and to any occupied building on the participating landowner property, shall be not less than 1.1 times the turbine height.
(7) 
The minimum height of a windmill or turbine shall be 15 feet, as measured from the ground surface to the turbine rotor plane at its lowest turning movement.
(8) 
The maximum height of a windmill or turbine shall be 55 feet, as measured from the ground surface to the turbine rotor plane at its highest turning movement.
(9) 
A nonparticipating landowner shall not intentionally block, interfere with or disrupt the functional operation of an existing wind resource of an alternative energy facility. If such action or event should occur, the matter shall be resolved as a civil dispute between the landowners, and Warrington Township shall not be held responsible.
(10) 
All windmills, wind turbines, or wind energy facilities shall be completely enclosed by a fence, suitably labeled to indicate DANGER or HIGH VOLTAGE, as appropriate.
(11) 
All windmills, wind turbines, and wind energy facilities shall meet requirements for aircraft safety regulations imposed by the Federal Aviation Administration.
B. 
The following provisions shall specifically apply to solar energy systems:
(1) 
Roof-mounted solar energy systems shall be permitted by right for dwellings, industrial buildings, and commercial buildings in all applicable zoning districts. All other solar energy systems shall be permitted by special exception, provided that such facilities are located on a lot with a permitted use in accordance with the applicable provisions of this chapter.
(2) 
Solar energy systems designed and permitted as an attached alternative energy facility, provided that all structural components of the solar energy system do not exceed the permitted building height requirements of the zoning district in which they are located. The building height shall be measured from the average ground elevation of the building to the highest point of the solar panel(s) or other structural components of the solar energy facilities.
(3) 
Solar energy systems designed and permitted as a freestanding alternative energy facility shall be located at least 15 feet from a property line or public road and shall not exceed 15 feet in height, as measured from the ground surface to the highest extended point of the structure. All such solar energy systems shall comply with the building and lot coverage requirements of the zoning district in which they are located.
(4) 
Solar energy systems shall be located, designed, and installed as per the manufacturer's specifications as well as all zoning, building code and utility requirements.
(5) 
Freestanding solar energy systems shall be located behind the front facade of the building occupying the permitted use. No solar energy system shall be permitted in the front yard of the lot on which it is located.
(6) 
A nonparticipating landowner shall not intentionally block, interfere with or disrupt the functional operation of an existing solar energy system. If such action or event should occur, the matter shall be resolved as a civil dispute between the landowners, and Warrington Township shall not be held responsible.
(7) 
Solar energy panels shall be designed and located in order to minimize glare towards any occupied residential use and prevent glare toward any public road.
(8) 
All freestanding solar energy systems shall be completely enclosed by a fence, suitably labeled to indicate DANGER or HIGH VOLTAGE, as appropriate.
C. 
The following provisions shall specifically apply to geothermal energy systems:
(1) 
Geothermal energy systems are permitted, provided that a permit is obtained, and such facilities are limited to heating and cooling of buildings and located on a lot with a permitted use in accordance with the applicable provisions of this chapter.
(2) 
Geothermal energy systems shall be located, designed, and installed as per the manufacturer's specifications as well as all zoning, building code and utility requirements.
(3) 
Geothermal energy systems may be located on a lot with a permitted use, provided that all structural components comply with the building setback requirements and lot coverage requirements of the zoning district in which they are located.
(4) 
A nonparticipating landowner shall not intentionally block, interfere with or disrupt the functional operation of a geothermal system. If such action or event should occur, the matter shall be resolved as a civil dispute between the landowners, and Warrington Township shall not be held responsible.
(5) 
Any special exception application for a geothermal energy system must meet the requirements for water wells as required by this chapter, the Bucks County Health Department and Chapter 353, Water, of the Code of the Township of Warrington, as well applicable regulations of the DRBC Groundwater Protection Area, Commonwealth of Pennsylvania and USDEP NPDES requirements.
D. 
The following provisions shall specifically apply to emerging energy facilities:
(1) 
Emerging energy systems shall be permitted by special exception, provided that such facilities are located on a lot with a permitted use in accordance with the applicable provisions of this chapter.
(2) 
Emerging energy systems may be located on or attached to an occupied building, provided that the structural components of the emerging energy facilities do not exceed the permitted building height requirements of the zoning district in which they are located.
(3) 
Emerging energy systems may be located on a lot with a permitted use, provided that all structural components comply with the building setback requirements and lot coverage requirements of the zoning district in which they are located.
(4) 
Emerging energy systems may be located on a lot, provided that it is located, designed, and installed considering the health, safety and general welfare of the adjacent property owners. As part of the special exception application, the Zoning Hearing Board may attach reasonable conditions and safeguards.
(5) 
Wood-fired boilers, outdoor wood-fired furnaces, outdoor wood-burning appliances, or outdoor hydronic heaters, as defined by the Pennsylvania Department of Environmental Protection, shall be prohibited as an alternative or emerging energy facility serving any permitted use.
(6) 
Anaerobic digesters, as defined by the United States Environmental Protection Agency, shall be prohibited as an alternative or emerging energy facility serving any permitted use.
A. 
The following energy resource protection provisions shall apply to alternative or renewable energy resource protection:
(1) 
The landowner shall provide documentation of the land and airspace on his property which must remain open to assure adequate solar access and/or wind to the renewable energy system, as well as demonstrate no impact to wetlands. Warrington Township may request a study of wind turbine effects on migratory birds or bats should sufficient reason exist to suspect such impacts. All such documentation shall be considered as part of the permit application or special exception application.
(2) 
The landowner shall provide the Zoning Officer with any other permits that have been obtained from agencies with jurisdiction in order to locate the alternative or renewable energy resource system on his property.
(3) 
Alternative energy facilities shall comply with the design, transport, and installation requirement standards set forth in the Subdivision and Land Development Ordinance, which are incorporated by reference.[1] In such cases, the applicant must obtain zoning approval and all applicable building permits as well as all other permits that may be required by federal, state, and county agencies.
[1]
Editor's Note: See Ch. 305, Subdivision and Land Development.
B. 
The following setback modifications may be considered for alternative and/or emerging energy facilities as part of a zoning variance application:
(1) 
A landowner may obtain a modification of the setback requirements specified under other parts of this chapter (occupied buildings on nonparticipating landowner's property) by having a modification agreement executed between the adjoining landowners which sets forth the applicable setback provision(s) and the proposed changes.
(2) 
The written modification agreement shall notify the property owner(s) of the setback required by this section of this article, describe how the proposed alternative and emerging energy facility is not in compliance, and provide written evidence that consent is granted for the alternative or emerging energy facility not to be set back as required by this section of this article or by applicable sections of this chapter.
(3) 
Any such modification agreement shall be recorded in the Bucks County Recorder of Deeds office. The modification agreement shall describe the properties benefited and burdened and inform all subsequent purchasers that the modified setback shall run with the land and may forever burden the subject property. The Zoning Officer may not issue any permits containing setback modifications without first receiving and placing into the Township records a fully executed, recorded copy of the modification agreement and proof of recording.
(4) 
Any modification pertaining to the dimensional setback requirements from public roads or street rights-of-way shall not be considered as part of any application.
(5) 
Any modification pertaining to the dimensional setback requirements from an adjacent property owner shall not be considered as part of any application.
C. 
The following provisions shall apply to noise, shadow flickering and/or interference involving alternative and/or emerging energy facilities:
(1) 
Audible sound from any alternative and/or emerging energy facility shall not exceed 55 dBA, as measured at the applicant's property line. Warrington Township has the right to inspect, measure and record sound levels at the applicant's expense.
(2) 
The applicant shall make reasonable efforts to minimize shadow flicker at the property line.
(3) 
The applicant shall not disrupt radio, telephone, television, or similar communication signals and shall mitigate any harm caused by the alternative and/or emerging energy system.
A. 
No alternative or emerging energy facility shall be located, modified or constructed within Warrington Township unless a permit has been issued to the landowner in accordance with the provisions of this section of this article. Geothermal energy systems are exempt from the permit application process, but not exempt from the special exception application process.
B. 
The permit application and special exception application shall be accompanied by a fee in the amount specified by Warrington Township.
C. 
The permit application and special exception application shall demonstrate that the alternative or emerging energy facility will comply with the provisions contained under this section of this article. The following specific items shall be provided by the applicant:
(1) 
A complete narrative describing the proposed alternative or emerging energy facility, which shall include: a project overview; the project location; the number of the alternative or emerging energy facilities; the area and height of the alternative or emerging energy facilities; the initial and potential generating capacities; the facility dimensions; and the manufacturer's specifications.
(2) 
For commercial applications, an affidavit or similar evidence of agreement between the landowner and the facility owner/operator demonstrating that the facility owner/operator has the capabilities and permission of the landowner to apply for necessary permits for construction and operation of the alternative or emerging energy facility.
(3) 
The properties within 500 feet of that on which the proposed alternative or emerging energy facility will be located.
(4) 
A site plan showing the boundary lines of the property occupied by the alternative or emerging energy facility and the properties within 500 feet of that on which the proposed alternative or emerging energy facility will be located. The site plan shall also include: topographical and natural features; the planned location of the alternative or emerging energy facilities; the building setback lines; the access road and turnout locations; buildings and structures; and all public utilities.
(5) 
The existing and projected annual energy needs of the permitted use that will benefit from the alternative or emerging energy facility, including the amount of surplus energy that will be exchanged, transferred and/or sold to a public or private utility company.
(6) 
Documents related to the potential abandonment and/or decommissioning of the alternative or emerging energy facilities.
(7) 
Other relevant studies, reports, certifications, and approvals as may be reasonably requested by Warrington Township to ensure compliance with this section of this article.
D. 
As part of the permit or special exception application, Warrington Township may attach reasonable conditions and safeguards in order to consider the health, safety and general welfare of the applicant and the adjacent property owners. The permit must be prepared and signed and sealed by a professional engineer licensed in the Commonwealth of Pennsylvania.
E. 
The following provisions shall apply to emergency service requirements for an alternative or emerging energy facility:
(1) 
The applicant shall provide a copy of the permit application to the local emergency response providers (police, fire, and ambulance) of Warrington Township.
(2) 
If required by the Zoning Officer, the applicant, in conjunction with the emergency service providers, shall establish an emergency response plan for the alternative or emerging energy facility.
F. 
Pursuant to the time limitations specified for a permit application, Warrington Township will determine whether the application is administratively complete and advise the applicant accordingly.
G. 
Pursuant to the time limitations specified by the PaMPC and the Uniform Construction Code, as amended from time to time, Warrington Township shall consider the permit or special exception application. The applicant may be afforded an opportunity to present the project to the designated municipal officials, as well as answer questions about the project.
H. 
Throughout the permit process, the applicant shall promptly notify Warrington Township of any changes to the information contained in the permit or special exception application.