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HomeMy WebLinkAboutCSD-13-061 - Heritage Permit Application HPA 2013-IV-008 - 318 Duke Street West REPORT TO: Heritage Kitchener Committee DATE OF MEETING: June 4, 2013 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning PREPARED BY: Chris Mahood, Heritage Planner, 519-741-2200 x7072 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: May 24, 2013 REPORT NO.: CSD-13-061 SUBJECT: Heritage Permit Application HPA-2013-IV-008 318 Duke Street West Proposed Solar Panel Array RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2013-IV-008 be approved to permit the installation of a solar panel array on the south-facing roof of the building municipally addressed 318 Duke Street West, in accordance with the supporting information submitted with the application and subject to the following condition: 1. That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to the issuance of a building permit. BACKGROUND: The Community Services Department is in receipt of Heritage Permit Application HPA-2013-IV- 008. The applicant is seeking permission to install a solar panel array on the south-facing roof of the building municipally addressed 318 Duke Street West. REPORT: The subject property is located on the south east corner of Duke Street West and a public laneway, just north of Breithaupt Street, in the Mount Hope Huron Park Planning Community. The building located on the property was built in 1913 and originally served as Fire Station No. 2, addressing the needs of Ber former fire station was built in the Italian Villa tradition. It was designated in 2005 under Part IV of the Ontario Heritage Act (By-law 2005-163). The designating by-law references the following heritage attributes as being of cultural heritage value or interest: extension, 2 storey rear extension, and attached 22 metre hose tower; stone foundation; red brick facades and brick detailing including pilasters and corbelling at the foundation and below the cornice on the north elevation, brick voussoirs above window and door openings, and semi-elliptical headed arcade on the hose tower; 1913 date stone on the west elevation; all window and door openings including garage door openings; all wood windows and doors, excluding the garage doors; the 5 panel double wood doors on the second storey of the north elevation; concrete sills; wood soffits and facia; roof and roofline including parapet walls and brick chimney; and excluding the framed and open vertical shaft of the interior of the hose tower from ground floor to top floor and any other interior space. The applicant is proposing to install a 9.75kW solar panel array on the south-facing roof. Specifically, the proposal will involve the following: Re-shingling of the roof with asphalt shingles that match the colour of the proposed solar modules; Installation of a black-coated aluminum racking system, affixed to the roof; Installation of 39 black/black framed solar panel modules installed in a landscape orientation on the aluminum racking system; panel modules in appearance, to provide coverage of areas of the south-facing roof face not covered by the solar panel modules; Installation of concealed roof-top combiner boxes; and, Installation of a new dual gang electrical meter base on the north elevation of the building, replacing the current single meter base. The removal of the chimney was previously approved as part of Heritage Permit Application HPA-2012-IV-018. In reviewing the merits of the application, Heritage Planning staff note the following: The method and materials proposed to be used in the installation of the solar panel array are in keeping with Guidelines for the Installation of Solar Technology on Cultural Heritage Resources. Specifically: The installation is limited to a single roof surface; o The installation will be largely hidden from view behind the parapet wall at the front of o the property; Although visible from the side of the property, the colour, shape and proportions of o the solar technology and mounting systems will match the colour, shape and proportions of the roof surface; and, The installation will be on the same angle as the roof, mounted close to the roof and o set-back from the ridge and eaves. Overall, the installation does not impact, hide or obscure any identified heritage attributes of the property. Potential impacts on views of the building have been mitigated through design modifications (i.e. colour matching of roof materials and solar equipment, use of infill panels). The installation is also reversible future removal will allow for the exterior form to be returned to its original condition. In consideration of the above, Heritage Planning Staff recommend approval of HPA 2013-IV- 008. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: Quality of Life The processing of Heritage Permit Applications supports the Community Priority of the City of Kitchener Strategic Plan by helping preserve and promoting culture as both an economic driver and a central element of a healthy community. Development Heritage Permit Applications also support the Community Priority to honour and protect our heritage. FINANCIAL IMPLICATIONS: None. COMMUNITY ENGAGEMENT: Section 33(1.4) of the Ontario Heritage Act requires Council to consult with the Municipal Heritage Committee (Heritage Kitchener) beforeconsenting to a Heritage Permit Application, consenting to a Heritage Permit Application on terms and conditions, or refusing a Heritage Permit Application. Members of the community will be informed via circulation of the report to Heritage Kitchener and via formal consideration by Council. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning Community Services Department Attachments: Appendix A: Heritage Permit Application HPA-2013-IV-008 Appendix B: Guidelines for the Installation of Solar Panels on Cultural Heritage Resources 2 - 1 2 - 2 2 - 3 Written Description Siting 2 - 4 System Details Array and Racking Inverters Wiring 2 - 5 Conformity to Guidelines for the Installation of Solar Panels on C previously obtained a permit for the removal of this feature no other historic material will be removed The project is also entirely reversible Aesthetics and Visibility 2 - 6 2 - 7 v…![L— ‘LIh… /hatwhaL{9 twh5…/ htLhb{{…t9wLhw t9wChwa!b/9 NEW! twh5…/ C9!…w9{ Lb5…{w— [9!5LbD th{LL9 th‘9w {hwLbD WARRANTY NRG OTHER twh…5[— a!59 Lbt www.eclipsall.com 2 - 8 ah5…[9 59{LDb 9[9/wL/![ 5!! bwD bwD bwD bwD bwD Type /;ŒŒ ä¦;     5z’;“­zš“­ ›[ã‘ãIœ .䦭­ 5zš7;­ Cable t’ã L­- DIMENSIONS ° 4mm Glass .-‰ z;Þ www.eclipsall.com Noes: A F 2 - 9 FSC Installation Manual Solar Mounting Made Simple R Standard Rail (XRS) Roof Mounting System v1.21 2012 Edition A complete Manual for the installation of IronRidge’s Standard R 2 - 10 Table of Contents Installation Manual Solar Mounting Made Simple R was created to help with This Installation Manual the assembly of the IronRidge Standard Rail Mounting System. Standard Rail Introduction 1 Installer Responsibility Customer Support Tools Required For Assembly Torque Values For Dry Bolts Grounding Setup 2 Component List Assembly: Step 1 3 Assembly: Step 2 Assembly: Step 2 4 Assembly: Step 3 5 Assembly: Step 3 6 Warranty Information 7 support@ 2012 v1.2 | ironridge.com | (800) 227-9523 TOC 2 - 11 Standard Rail Installation Manual Solar Mounting Made Simple R Introduction needs. Due to its modular design, it can easily handle a wide va Installer Responsibility The installer is solely responsible for: i. Complying with all applicable local or national bu ii. Ensuring that IronRidge and other products are app iii. Ensuring that all structural support members, incl code level loading conditions; v. Ensuring that anchoring devices including lag screw vii. Ensuring safe installation of all electrical aspect installation. Par essional engineer. Customer Support have suggestions on how we can improve your experience, call cus com Tools Required For Assembly Wrenches are required to assemble the IronRidge Standard Rail Sy Hex Head Size Component 5/16” #12 Self-drilling/tapping screws 7/16” 1/4 cap-end screws and bolts 9/16” 3/8 cap-end screws and bolts Torque Values For Dry Bolts Use the following torque values in this assembly. Bolt Size Required Torque Value 1/4-20 120 in-lbs. (65 in-lbs. on End Clamps) 3/8-16 236 in-lbs. support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 1 2 - 12 Standard Rail Installation Manual Solar Mounting Made Simple R Grounding Setup All electrical installation and procedures should be conducted b with all national, state and local installation procedures, prod applicable National Electrical Code (NEC®), National Electrical Note: For installations that utilize WEEBs, WEEB Lugs and WEEB B “IronRidge Light and Standard Series Rail” for proper installati Component List The IronRidge Standard Rail System contains the following parts: Internal Splice L-Foot Attaches to the roof and is the Attaches to the roof and is the anchor point for the rest of theTies the extrusion rails panel assembly.together, extending their length. Standard RailEnd Clamp Attaches to the footClamps the outside ends of the via foot clamp and PV modules to the rails. provides support for the PV modules. Mid ClampEnd Cap Clamps the insides edges of the PV modules to the rails.and prevents the collection of debri inside rail. support@ | ironridge.com | (800) 227-9523 2012 v1.2 Page 2 2 - 13 Standard Rail Installation Manual Solar Mounting Made Simple R Assembly Mount all of the feet to the roof A. in the desired locations. Note: Determine the maximum distance between feet according B. 3/8-16” bolts into the side facing t-slot on the rail. Space the bolts out to match the foot spacing. On this same piece of rail, slide C. 1/4-20” bolts into the top facing t-slot on the rail. Space the bolts out to match the panel spacing. D. feet mounted on the roof. Mount nut and hex bolt. Hand tighten the nuts and check the level of the rail. Tighten 3/8-16 hardware to 236 in-lbs. Step 2. Mounting the next pieces of rail. On the next piece of rail, slide A. 3/8-16” bolts into the side facing t-slot on the rail. Space the bolts out to match the foc spacing. On this same piece of rail, slide B. 1/4-20” bolts into the top facing t-slot on the rail. Space the bolts out to match the panel spacing. support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 3 2 - 14 Standard Rail Installation Manual Solar Mounting Made Simple R Lay the rail on its side, with the C. slotted side down as shown. Slide the internal splice half way D. into the internal cavity in the rail. It should extend approximately six (6) inches into the cavity. Using one (1) self-drilling, self- E. tapping screw, one (1”) inch from the edge of the rail, secure the internal splice into the rail as shown on the right. Note: For installations that utilize WEEB Bonding Jumpers, please refer to Wiley/Burndy installation manual for “IronRidge Light and Standard Series Rails” for proper installation procedures. Loosely mount this piece of rail F. onto its footings. By moving this second rail along G. its footings, the internal splice should slip into the cavity on the tightly and evenly together. Maintain rail alignment while H. following the next steps. I. six (6) inches from the end of the should end). Drive one (1) self- tapping screws through the second rail, one (1”) inch from the edge utilizing the same horizontal Repeat this procedure for the J. remaining rails. support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 4 2 - 15 Standard Rail Installation Manual Solar Mounting Made Simple R Step 3. Clamping the panels to the rails. A. on the rails. Note: For installations that utilize WEEBs, please refer to Wiley/Burndy installation manual for “IronRidge Light and Standard Series Rails” for proper installation procedures. Then slip the end clamp over the B. hooked over the side of the module. Complete the clamp assembly C. Tighten end clamp to 65 in-lbs. Repeat with the other clamp. D. Working from the opposite side of E. the PV module. Assemble the mid clamps by putting a clamp on the support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 5 2 - 16 Standard Rail Installation Manual Solar Mounting Made Simple R Place the second PV Module into F. position on the rails, sliding it against contact with the edges of both panels. Note: For installations that utilize WEEBs, please refer to Wiley/Burndy installation manual for “IronRidge Light and Standard Series Rails” for proper installation procedures. Tighten to 10 ft-lbs (120 in-lbs). G. Repeat the procedure using H. mid clamps to secure each successive module. Secure the last module at the end I. of the rails using the other set of end clamps. Tighten to 65 in-lbs. support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 6 2 - 17 Standard Rail Installation Manual Solar Mounting Made Simple R Warranty Information April 1st, 2012, IronRidge provides the following warranties, fo purpose for which the Products are designed: a period of three (3) years from the earlier of (i) the date of complete installation o thirty days after the original purchaser’s date of purchase of the Produc from the earlier of (i) the date of complete installation of the Product or (ii) thirty days a purchaser’s date of purchase of the Product; years from date of manufacture. The Finish Warranty does not apply to: (a) surface oxidation of conditions include, but are not limited to, conditions where Pro AAMA 609 & 610-02 – “Cleaning and Maintenance for Architecturall for Repair of Damaged and Uncoated Areas of HotDip Galvanized Co steel-based components. The warranties above do not cover any parts or materials not man twenty (20) days after discovery of such defect. In the event of breach of or non-compliance with the warranties and exclusive remedy for such breach or non-compliance, shall be defects by repair, replacement, or credit, at IronRidge’s sole d discharge all of IronRidge’s liability with respect to these war Refurbished Product may be used to repair or replace the defecti associated with Product replacement are not covered by these war do not cover (a) normal wear, or damage resulting from misuse, o document proving the purchase and the purchase date of the Produ Except as set forth above, IronRidge sells the Products on an “A OR IMPLIED REPRESENTATIONS AND WARRANTIES, INCLUDING ANY WARRANT PURPOSE, QUALITY, WORKMANLIKE EFFORT, CORRESPONDENCE TO DESCRIPT FROM COURSE OF DEALING, COURSE OF PERFORMANCE OR TRADE PRACTICE, support@ 2012 v1.2 | ironridge.com | (800) 227-9523 Page 7 2 - 18 Checklist Information required* for the installation of solar technology on cultural heritage resources: Pre-Submission Consultation Meeting with Heritage Planning staff* A complete Heritage Permit Application form A Site Plan drawing showing: existing and proposed buildings property boundaries A Roof Plan drawing showing: location of proposed solar technology size and dimensions of the proposed solar technology details of existing and proposed roofing materials and colours details and location of any supporting equipment height of installation above roof surface () e.g. distance between roof and panel distance of installation from ridge, side and bottom of the roofline Installation instructions and specifications for the proposed solar technology A 3D Model (e.g. SketchUp Model) depicting existing conditions and proposed solar technology A written description outlining how the proposal responds to the Guidelines for the Installation of Solar Technology on Cultural Heritage Resources A written description outlining how the proposal avoids or mitigates impacts with reference to the Designating By-law and/or Heritage Conservation District Plan Photographs of existing conditions *Note that through the pre-submission consultation meeting process Heritage Planning staff will confirm, and may scope, the information requirements to process a request to install solar panels on a specific property. Guidelines for the Installation of Solar Panels on Cultural Heritage Resources Introduction The purpose of these guidelines is to develop a consistent, fair and transparent process for the consideration of proposals to install solar technology on cultural heritage resources. The City recognizes that both heritage conservation and energy conservation are important, and thus acknowledge that care must be taken that one is not achieved at the expense of the other. Proposals to install solar technology on cultural heritage resources shall be considered on a case by case basis recognizing that the best option will depend on the characteristics of the subject property as well as its ranking or degree of significance. Tolerance for the visibility of solar technology on a cultural heritage resource decreases with the significance of the cultural heritage resource (e.g. Part IV or Part V - Owners are strongly encouraged to implement alternative energy conservation measures prior to installing solar technology on a cultural heritage resource. Alternative energy conservation measures are the most cost-effective way to save energy and realize utility bill savings. The return on investment in solar technology can often be enhanced when the building hosting the system is already energy efficient. Examples of alternative energy conservation measures include: programmable thermostats; energy efficient light bulbs; ceiling fans (rather than air conditioning); regulating heating, cooling and moisture levels; adding insulation; maintaining windows and storm windows; and, caulking and weatherstripping. Proposals to install solar technology on cultural heritage resources should conform to the Ontario Ministry of CEight Guiding Principles in the Conservation of Built Heritage Properties and the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada. Applicable principles include: RESPECT FOR HISTORIC MATERIAL: Repair/conserve - rather than replace building materials and finishes, except where absolutely necessary. Minimal intervention maintains the heritage content of the built resource. REVERSIBILITY: Alterations should be able to be returned to original conditions. This conserves earlier building design and technique. Applicable standards include: Conserve the heritage value of a historic place. Do not remove, replace, or substantially alter its intact or repairable character-defining elements. Do not move a part of a historic place if its current location is a character-defining element. Conserve heritage value by adopting an approach calling for minimal intervention. Conserve the heritage value and character-defining elements when creating new additions to a historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. Create any new additions or related new construction so that the essential form and integrity of a historic place will not be impaired if the new work is removed in the future. In most cases, the installation of solar technology on the primary façade of a cultural heritage resource and/or on elevations visible from the public realm (such as parks, sidewalks, streets) are the least desirable options because such installations will likely have the greatest adverse effect on heritage values and attributes of the property and/or Heritage Conservation District. Recognizing the potential adverse effects on heritage values and attributes, proposals to install solar technology on cultural heritage resources must consider the following guidelines: Guidelines for the Installation of Solar Technology on Cultural Heritage Resources Aesthetics & Visibility Add as inconspicuously as possible. Color, shape and proportions of the solar technology and mounting systems should match the colour, shape and proportions of the roof. Installations should match the shape of the roofline on elevations and roof slopes that are visible from the public realm. Add in a manner that respects the exterior form of buildings and landscapes. Setback installations from edge of flat roofs to avoid visibility from the public realm. Avoid impacts to heritage values and attributes. Avoid hiding or obstructing heritage attributes. Ground mounted structures visible from the public realm should be screened with appropriate materials found elsewhere on the property or Heritage Conservation District. Design & Installation Ensure that the weight can be borne by the supporting structure (e.g. roof rafters). Install flush with the roof. Mount at the same angle as the roof. Avoid installations that extend beyond the edge of the wall or roof. Single installations on single-plane roofs are preferable to disjointed arrays or arrays on multiple roofplanes. Location Locate on elevations and roof slopes that are not visible from the public realm. Installations on accessory buildings with no heritage values or attributes, which do not impact the character of the property or Heritage Conservation District are preferred. Locate behind existing architectural features (e.g. parapets, dormers, chimneys, etc.) in order to reduce visibility from the public realm. Avoid locating on or forward of the front face of the building. Avoid locating in a front yard or in a side yard abutting a street. Reversibility & Physical Impact Avoid the removal of historic materials. Avoid alterations to heritage attributes. Installations should be reversible (e.g. future removal should allow for the exterior form to be returned to its original condition). Minimize damage by planning for both installation and removal. Proposals to install solar technology on cultural heritage resources will be discouraged where: Removal of historic materials is required; Removal or alteration to historic roof configuration and/or heritage attributes is required; and, Installation causes irreversible alterations to heritage attributes. Proposals to install solar technology on Part IV and Part V (Group A, B, and C) cultural heritage resources will require a Heritage Permit Application. Proposals to install solar panels on Group D cultural heritage resources within Heritage Conservation Districts and listed non-designated properties of cultural heritage value or interest on the Municipal Heritage Register are strongly encouraged to consider these guidelines but do not require a Heritage Permit Application.