19.040 Wind Energy Facility

07/10/12; 09/09/25) A. Property Requirements. 1. Minimum parcel size. A wind energy facility must be located on a parcel that is at least 10 acres in size and one additional acre per wind turbine. B. Application Requirements. As part of the application requirements for a Site Plan, an application for a wind energy facility shall include the following: 1. A written description of the project, including the number and maximum rated capacity of each wind energy facility. For each proposed wind energy facility, include make, model, picture, and manufacturer's specifications, including noise decibels data. 2. A plot plan prepared by a licensed surveyor or engineer drawn at an appropriate scale and in sufficient detail to clearly describe the following: (a) Proposed boundaries of the Wind Overlay Zone with an accompanying legal description. (b) Location of all proposed wind turbines with circles drawn around each one demonstrating compliance with the setback requirements of this Section. (c) The location of the proposed wind energy facility as it relates to the boundaries of the parcel, adjacent ownerships and existing residences, schools, churches, hospitals, libraries, parks and public places to a distance of 2,000 feet. Adopted 04/08/08 (d) All proposed facilities, including access roads, electrical lines, substations, storage or maintenance units. (e) Any federal, state, county or local recognized historic or heritage sites, delineated wetlands, and important bird areas as identified in federal, state, county, or local GIS databases or other generally available documentation. (f) Proposed landscaping, screening and fencing. 3. A vertical drawing of each wind turbine showing total height, turbine dimensions, tower and turbine colors, ladders, distance between ground and lowest point of any blade, location of climbing pegs, and access doors. One drawing may be submitted for each wind turbine of the same type and total height. 4. A lighting plan showing any FAA-required lighting and other proposed lighting. 5. Information relating to the construction/installation of the wind energy conversion facility including a construction schedule describing commencement and completion dates, and a description of the routes to be used by construction and delivery vehicles with the gross weights and heights of those loaded vehicles. 6. A visual impact study of the proposed wind energy facility as installed, which should include computerized before and after photo simulations, elevation drawings showing the height, design, color, night lighting etc., and the location of the proposed facility as viewed from neighboring areas. The visual analysis shall also indicate any visual screening incorporated into the project that is intended to lessen the system's visual prominence. 7. A wind or feasibility study that recommends a specific location for all wind turbines. The study must also recommend an optimal height for all wind turbines and if the location is feasible for a wind turbine(s). 8. A study on potential shadow flicker that identifies locations where shadow flicker may be caused by the wind energy facility and the expected durations of the flicker at these locations. The study shall identify areas where shadow flicker may interfere with residences Adopted 04/08/08 and describe measures that shall be taken to eliminate or mitigate the problems. 9. A noise analysis prepared by a competent acoustical consultant documenting the noise levels associated with the proposed wind energy facility. The study shall document noise levels at property lines and at the nearest residence or public building or use not on the site (if access to the nearest residence is not available, the Planning Commission may modify this requirement). 10. An assessment of potential electromagnetic interference with microwave, radio, television, personal communication systems, and other wireless communication. 11. A fire protection and emergency response plan, created in consultation with the Lehi City Fire Department. 12. A decommissioning plan, which shall include: (a) the anticipated life of the wind energy facility; (b) the estimated decommissioning costs in current dollars; (c) how said estimate was determined; (d) the method of ensuring that funds will be available for decommissioning and restoration; (e) the method, such as by annual reestimate by a licensed engineer, that the decommissioning cost will be kept current; and (f) the manner in which the wind energy facility will be decommissioned and the site restored, which shall include removal of all structures and debris to a depth of 3 feet, restoration of the soil, and restoration of vegetation (consistent and compatible with surrounding vegetation). C. Wind Energy Facility Design Standards. Figure 1. Wind energy facility with multiple wind turbines 1. Visual Appearance, Lighting, Power lines. (a) The design of wind energy facilities, including any buildings or related structures, shall to the extent reasonably possible, use materials, colors, textures, screening and landscaping that will help reduce the visual impact of the wind energy facility. (b) Wind energy facilities shall not project above the top of ridgelines. For the purposes of this section, ridgelines shall consist of prominent ridgelines that are highly visible from any major roadway classified as a collector or greater in intensity. A ridgeline shall also include the crest of any ridgeline and the land located within one hundred (100) feet horizontally (map distance) on either side of the crest. (c) Wind energy facilities shall use tubular towers. The use of guy wires is not allowed. (d) Individual wind energy facilities within a Wind Overlay Zone shall be constructed using wind turbines whose appearance, with respect to one another, is similar within and throughout the zone, to provide reasonable uniformity in overall size, geometry, and rotational speeds. (e) All wind turbines and other structures shall be finished in a single, non-reflective matte finished color or a camouflage scheme. (f) No advertising signs are allowed on any part of the wind energy facility, including fencing, support structures, and wind turbines except for reasonable identification of the manufacturer or operator of the Wind Energy Facility. No lettering, company insignia, advertising, or graphics shall be on any part of the tower, hub, or blades. (g) Wind Energy Facilities shall not be artificially lighted, except to the extent required by the FAA or other applicable authority. (h) Electrical controls and control wiring and power-lines shall be wireless or not above ground except where Wind Energy Facility collector wiring is brought together for connection to the transmission or distribution network, adjacent to that network. 2. Setbacks. The following setbacks and separation requirements shall apply to all wind turbines; provided, however, that the Planning Commission may reduce the standard setbacks and separation requirements if an exception is requested and the intent of this Section would be better served thereby. (a) Residential zone or public use: Each wind turbine shall be set back from the nearest residential zoning district (including any zone that allows for residential uses), school, church, public park or public library, a distance of one thousand (1,000) feet. (b) Property lines: Each wind turbine shall be set back from the nearest property line a distance no less than 1.1 times its total height, unless appropriate easements are secured from adjacent property owners, or other acceptable mitigation is approved by the Planning Commission. (c) Public Roads: Each wind turbine shall be set back from the nearest public road a distance no less than 1.1 times its Total Height, determined at the nearest boundary of the underlying right-of-way for such public road. (d) Communication and electrical lines: Each wind turbine shall be set back from the nearest above-ground public electric power line or telephone line a distance no less than 1.1 times its total height, determined from the existing power line or telephone line. (e) Wetlands: Each wind turbine shall be set back 500 feet from any wetlands as delineated by the U.S. Army Corps of Engineers. This distance may be adjusted to be greater or lesser at the discretion of the reviewing body, based on topography, land cover, land uses, and other factors that influence the flight patterns of resident birds. Adopted 04/08/08 3. Noise. Audible noise due to wind energy facility operations shall not exceed 55 dBA for any period of time measured at the wind energy facility site’s property line. 4. Height. The total height for a wind turbine shall not exceed 250 feet. 5. Density. No more than one turbine per acre shall be allowed. 6. Braking Device. All wind turbines shall have braking systems when winds reach speeds in excess of 65 miles per hour or as otherwise required by industry standards. 7. Signal Interference. The applicant shall minimize or mitigate any interference with electromagnetic communications, such as radio, telephone, or television signals caused by any wind energy facility. 8. Safety. (a) Wind turbine towers shall not be climbable up to 12 feet above ground level. (b) All access doors to wind turbine towers and electrical equipment shall be lockable. (c) Appropriate warning signage shall be placed on wind turbine towers, electrical equipment, and wind energy facility entrances. Signage shall include emergency contact information. (d) Each wind energy facility shall be equipped with both manual and automatic controls to limit the rotational speed of the rotor blade so it does not exceed the design limits of the rotor. (e) A six-foot-high fence with a locking gate shall be required to enclose each tower or group of towers. (f) The minimum distance between the ground and any part of the rotor or blade system shall be 20 feet. 9. Compliance with International Building Code (IBC). All wind turbines and associated buildings and facilities shall comply with all applicable IBC requirements. Building permit applications for wind energy facilities shall be accompanied by a standard drawing of the wind turbine structure including the tower, base, and footing. An engineering analysis of the tower showing compliance with the building code and certified by a licensed professional engineer Adopted 04/08/08 registered in the state of Utah shall also be submitted. In the case of a conflict between the IBC and this Chapter, the more restrictive shall apply. 10. Compliance with International Fire Code (IFC). All wind turbines and associated buildings and facilities shall comply with all applicable IFC requirements. 11. Compliance with FAA regulations. Wind energy facilities must comply with applicable FAA regulations, including any necessary approvals for installations close to airports.