Wind Turbines

[darcar]

I wanted to pose a question regarding Wind Turbine installation and requirements in your jurisdictions.

Locally a company is installing a pair of 70’ wind turbines on their property approximately 55’ from the main building.

Our jurisdiction has an ordinance that addresses wind turbines and it defines them as “small” and “large” based solely on the turbines Kw generating capacity and not on the turbines height.

Any tower that generates > 1000 Kw is considered large and req’s stamped engineered plans (amongst other additional requirements) and ANY turbine ≤ 1000kw (no matter what the height) is classified under the small and does not req’d stamped engineering. A 70’ turbine is rated at 2 - 3 Kw…

What rules/ordinances does your jurisdiction have in place to address wind turbines?

 

[righter101]

Our county has a general 35 height restriction on buildings/structures. Someone recenly proposed installing a 125 foot wind generating tower. There is enough language in our land use code to allow it as one of the exceptions, (power generation tower/lines, I believe).

They were permitted and have built it. I remember having a restriction of no structures in an equivalent height radius (125 feet from tower base in all directions) in the event of a failure, I didn't want it hitting any buildings. I can't remember if that was my rule or the engineers design requirement.

 

[JBI]

The local laws I'm familiar with generally require a minimum of 150% of turbine height to nearest structure or property line.

 

[Mule]

You asked for it!!!!

R. Alternative Energy Systems

Alternative energy systems, including wind, solar and geothermal, may be used where allowed within

a zoning district, provided that they also comply with the following conditions:

1. Wind Energy Systems:

The following general regulations apply to all wind energy systems located within an

approved district.

a. General Regulations. The following general regulations apply to all Wind Energy

Systems located within any district.

(1) Utility Grid Wind Energy Systems are prohibited within the City.

(2) Building Permit Required. A building permit must be obtained prior to the

construction or installation of a Wind Energy System. An application for

building and electrical permit must be accompanied by:

(a) The appropriate permit fee as established in the City’s Fee Schedule;

(b) A site plan of the proposed Wind Energy System at a scale of 1" = 30'

or larger. The site plan should be on a single sheet (not exceeding

24” by 36”) and include:

(i) A survey and legal description of the proposed Wind Energy

System;

(ii) A plan view layout of the proposed Wind Energy System

clearly showing:

• the location of the wind energy system in respect to the

property on which the system will be built,

• All components of the System;• the distance from the system to all property lines,

• Required setbacks;

• Adjacent land uses and zoning designations;

• Existing structures on the site;

• Required landscaping or screening of the base of the

tower structure; and

• Natural features such as watercourses and trees.

(d) Elevation drawings showing:

• The design and height of the proposed Wind Energy System;

• Detailed drawings of all System components; and

• Screening requirements.

(e) A line drawing of the electrical components of the System in sufficient

detail to allow for a determination that the manner of installation

conforms to the National Electric Code. This information is

frequently supplied by the manufacturer;

(f) Standard installation drawings of the wind turbine structure, including

the tower, base, and footings. If the system is mounted on a tower,

either an engineering analysis of the tower or a copy of the

manufacturing specifications demonstrating compliance of the

system with the City’s building code (International Building Code) in

effect at the time of construction. An engineering analysis shall be

provided and certified by a registered professional engineer in the

State of Texas. This analysis is frequently supplied by the

manufacturer. Wet stamps shall not be required.

(g) Evidence of notice to the City’s franchised electric utility for

transmission and distribution, informing the electric utility of the

customer’s intent to install a grid-connected customer-owned wind

energy system and that the customer’s system meets the utility’s

approved specifications for interconnection.

(h) Proof of insurance coverage as required in Subsection (16) below.

b. Construction Standards. A Wind Energy System must be installed according to the

manufacturer’s recommendations and under the seal of a professional engineer

registered in the State of Texas. Additionally, all components of a Wind Energy

System shall comply with applicable state and Benbrook building codes.

(1) Maximum Height. The tower height shall not exceed the maximum allowed

within the zoning district, or as permitted by a conditional use permit.

Additionally, no tower height shall exceed the tower height recommended by

the manufacturer or the distributor of the Wind Energy System. Any towers

that exceed one hundred feet (100’) in height must obtain a letter of no

objection from the Commanding Officer of the NAS Fort Worth JRB.

(2) Location and Setback. The tower structure of a Wind Energy System must be

at least 40 feet from any primary structure and may be no closer to the

property line than the highest point of the system, including the maximum

height of any blades when attached thereto. No part of the Wind Energy

System, including blades or guy wire anchors, may extend closer than 10

feet to property line or within any required yard setback.

(3) Primary Structure Required on Lot. A Wind Energy System may be erected on

a lot only after a primary structure has been constructed on the lot.

(4) Sound Pressure Levels. Sound Pressure Levels shall not exceed 50 decibels

(dBA) between the hours of 7:00 a.m. and 10:00 p.m. and 35 decibels (dBA)

between the hours of 10:00 p.m. and 7:00 a.m. as measured from the

property line closest to the Wind Energy System.

(5) Lights. All lighting not required by the FAA is prohibited. When obstructionlighting is required by the FAA, such lighting shall not exceed the minimum

requirements of said agency. A tower structure may be artificially lighted

ONLY with steady-burning red obstruction lights (FAA type L-810) or

flashing red obstruction lights (FAA type L-864) flashing no faster than 20

flashes per minute. Flashing red obstruction lights (FAA type L-864) flashing

faster than 20 flashes per minute, medium intensity flashing white

obstruction lights (FAA type L-865 or L-866), high intensity flashing white

lights (FAA type L-856 or L-857) or dual flashing red obstruction lights and

medium intensity flashing white obstruction lights (FAA types L-864/L-865)

may be used ONLY when the FAA specifies that the specific lighting pattern

is the ONLY lighting pattern acceptable to promote aviation safety and

refuses applicant’s request for authorization to use the lighting required by

the City herein. Upward lighting, flood lights or other lighting not strictly

required by the FAA is prohibited.

(6) Signs. No advertising or other signs shall be allowed on a Wind Energy

System.

(7) Prohibited in Easements. No portion of a Wind Energy System shall be placed

in easements unless authorized by the easement holder.

(8) Screening. A Wind Energy System shall be screened from view from adjoining

properties by solid fencing or evergreen plants to a height of at least six (6)

feet.

POST TOO LONG.....CONTINUED ON NEXT POST.....

 

[Mule]

(9) Building Codes/Safety Standards. To ensure the structural integrity of a Wind

Energy System, the owner of such System must ensure that it is maintained

in compliance with all provisions of the City of Benbrook’s building code and

zoning regulations. If, upon inspection, the City concludes that a Wind

Energy System fails to comply with such codes and regulations and/or

constitutes a danger to persons or property, then upon written notice to the

owner of the Wind Energy System, the owner shall have thirty (30) calendar

days to bring such System into compliance with applicable standards.

Failure to bring such System into compliance shall constitute grounds for the

removal of the Wind Energy System at the owner’s expense. This notice

requirement shall not preclude immediate action by the Building Official as

allowed by law if public safety requires such action.

(10) Compliance with National Electric Code. Building permit applications for Wind

Energy Systems shall be accompanied by a line drawing of the electrical

components in sufficient detail to allow for a determination that the manner

of installation conforms to the National Electric Code.

(11) Certification by engineer. The application shall include a standard drawing

and engineer analysis of the system’s tower, and certification by a

professional mechanical, structural, or civil engineer.

(12) Insurance Required. Owners of any Wind Energy System must provide a

minimum amount of $300,000 liability insurance that covers the wind turbine

and all other Wind Energy System components, and such insurance

coverage must be maintained at all times. Proof of such insurance coverage

must be provided to the City at the time application is made for a building

permit.

(13) Contained on Property. No part of a Wind Energy System may extend

beyond the property lines or required building lines of the lot on which the

Wind Energy System is located.

(14) State or Federal Requirements. All Wind Energy Systems must meet or

exceed current standards and regulations of the FAA and any other agency

of the state or federal government with the authority to regulate Wind Energy

Systems. If such standards and regulations are changed, and if thecontrolling state or federal agency mandates compliance, then the owners of

the Wind Energy System governed by this Ordinance shall bring such Wind

Energy System into compliance with such revised standards and regulations

within six (6) months of the effective date of such standards and regulations,

unless a different compliance schedule is mandated by the controlling state

or federal agency.

(15) Maintenance. A Wind Energy System shall be maintained at all times,

including, but not limited to, painting, fencing, maintaining structural integrity,

and landscaping.

(16) Removal of Unsafe Wind Energy System. Wind Energy Systems that have,

due to damage, lack of repair, or other circumstances, become unstable,

lean significantly out-of-plumb, or pose a danger of collapse shall be

removed or brought into repair within 60 days following notice given by the

Building Official. If the Wind Energy System is not made safe or removed

within 60 days of notification from the City, the City may remove the Wind

Energy System and place a lien upon the property for the costs of the

removal. However, the Building Official may order immediate action to

prevent an imminent threat to public safety or property.

(17) Abandonment.

(a) At such time as an owner plans to abandon or discontinue, or is

required to discontinue, the operation of a Wind Energy System,

such owner must notify the City by certified U.S. mail of the

proposed date of abandonment or discontinuation of operations.

Such notice shall be given no less than 30 days prior to

abandonment or discontinuation of operations.

(b) In the event that an owner fails to give such notice, the Wind Energy

System shall be considered abandoned if the Wind Energy System

is not operated for a continuous period of twelve (12) months,

unless the owner of said Wind Energy System provides proof of

continued maintenance on a quarterly basis.

© Upon abandonment or discontinuation of use, the person who

constructed the Wind Energy System or the person who operated

the Wind Energy System or the property owner shall physically

remove the Wind Energy System within 90 days from the date of

abandonment or discontinuation of use. “Physically remove” shall

include, but not be limited to:

(i) Removal of the tower, turbine and all other components of the

Wind Energy System;

(ii) Transportation of the tower, turbine and all other components

of the Wind Energy System to an appropriate disposal site;

(d) The owner of the Wind Energy System shall pay all site reclamation

costs deemed necessary and reasonable to return the site to its

pre-construction condition.

(e) If a party as stated in Subsection © herein fails to remove a Wind

Energy System in accordance with this Section, the City shall have

the authority to enter the subject property and physically remove the

Wind Energy System. Costs for the removal of the Wind Energy

System shall be charged to the landowner of record in the event the

City must remove the Wind Energy System, and the City may place

a lien on the property for such costs of removal.

(f) Failure to remove an abandoned Wind Energy System as required by

this Section shall constitute a violation and be subject to the

penalties prescribed herein.2. Solar Energy Systems: Solar Energy Systems shall meet the following standards:

a. RESIDENTIAL ZONES

(1) Ground Mounted Systems:

(a) Front Yard: No system shall be located forward of the principal building

on the lot.

(b). Side and Rear Yard: No system shall be located less than ten (10) feet

from any side or rear property line.

(2) Roof Mounted Systems:

(a). Height: No system shall be installed with greater than six (6) inches

between the panel and roof.

b. NON-RESIDENTIAL ZONES

(1) Ground Mounted Systems:

(a) Front Yard: No system shall be located forward of the front most building

on the lot.

(b) Side and Rear: No system shall be located less than the required

building setback as required by the underlying zoning district.

(2) Roof Mounted Systems:

(3) Height: No system shall be installed greater than six (6) inches between the

panel and roof.

c. ALL ZONES

(1). No solar energy system shall be constructed upon a lot until a permit has been

issued

(2) Primary Structure Required on Lot. A solar energy system may be erected on a

lot only after a primary structure has been constructed on the lot.

d. Any solar energy system that exceeds one thousand square feet (1,000 SF) in

surface area must obtain a letter of “no objection” from the Commanding Officer of

the NAS Fort Worth JRB.

3. Geothermal Heat Pump Systems:

a. Open-loop systems shall be prohibited.

b. All closed-loop geothermal heat pump systems must be constructed in accordance

with all applicable State regulations, including regulations of the Texas Department

of Licensing and regulation for water well drillers.

c. No portion of a closed loop system may be constructed within five feet (5’) of a

property line or within a dedicated easement without obtaining written permission

from the City and all franchised utilities.

 

[JBI]

Ain't that a (Mule) kick in the head!

 

[SCBO1]

Mule,

I did'nt see where you regulate color, like Oklahoma Red!

pc1

 

[Mule]

OKLAHOMA RED!!!!!!!! HOW DARE YOU!!!!!

Well burnt orange wouldn't be as attractive as OK Red..............................

 

[darcar]

I read that EVERy turbine > 35' req's stamped engineered plans, or show that the plans were designed by a registered engineer?

The issue is if the plans were drawn by an Engineer for a turbine in say...Texas, Iowa has different wind, ice factors to factor in. Heck, county to county those items can differ.

And Black and Gold are a great color combo!!!

 

[conarb]

The damn things should be banned, when they kill pilots this green insanity hits home with me.

Agricultural pilots pushing for tougher rules to mark, light up hard-to-see towersBy Roman GokhmanContra Costa Times

Posted: 02/15/2011 12:00:00 AM PST

Updated: 02/15/2011 05:11:40 PM PST

The tower that an agricultural plane crashed into last month on a remote Delta island would have required bright markings and a light had it been 2 feet taller, underscoring concerns about cellular and meteorological structures that are difficult to spot sprouting up on farmland.

On Jan. 10, Stephen Allen, of Courtland, was killed on Webb Tract Island after his airplane struck an unmarked 198-foot-tall tower designed to evaluate the potential of wind turbines in that location. Only towers 200 feet and taller must be marked with bright paint and a light, according to Federal Aviation Administration regulations.

Gary Del Carlo, owner of Haley Flying Service in Tracy, is among those calling for changes to the regulations for marking towers.

"In a safety sense, it creates a real problem," the 64-year-old pilot said. "We are opposed to them being in a farm area where the obstruction will interfere with a flight plan."

Allen likely never saw the steel tower that caused the fatal crash, according to a preliminary report from the National Transportation Safety Board.

Coincidentally, the FAA recently began a public hearing process that may change its recommendation to developers on the height at which towers should be painted and lit.

The National Agricultural Aviation Administration, the Washington, D.C.-based governing body for agricultural pilots, is recommending that all towers 50 feet and taller be marked.