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CSD-15-009 - HPA 2015-IV-002 - 80 Woolner Trail
Staff Report ��c tl R Community Services Department wmkitchene►:ca REPORT TO: Heritage Kitchener DATE OF MEETING: February 3, 2015 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200 ext. 7648 PREPARED BY: Michelle Drake, Heritage Planner, 519-741-2200 ext. 7839 WARD(S) INVOLVED: Ward 2 DATE OF REPORT: January 12, 2015 REPORT NO.: CSD-15-009 SUBJECT: Heritage Permit Application HPA-2015-IV-002 80 Woolner Trail Proposed Solar Panels and Geothermal System RECOMMENDATION: That pursuant to Section 33 of the Ontario Heritage Act, Heritage Permit Application HPA-2014-IV-002 be approved to permit the installation of solar panels and a geothermal system, at the property municipally addressed as 80 Woolner Trail, in accordance with the supporting information submitted with the application and subject to the following condition: 1. That the solar panels feature black cells and black frames; 2. That the final building permit drawings be reviewed and heritage clearance provided prior to the issuance of a building permit; and, 3. That temporary fencing be installed adjacent to the barn, silo and trees to the satisfaction of heritage planning staff in consultation with environmental planning staff prior to commencing work on site. "10 10 Ill/' i � /V11 11 0 W /f 10 10 3 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Application HPA-2015-IV- 002 which is seeking permission to install solar panels and a geothermal system at the property municipally addressed as 80 Woolner Trail (formerly known as 748 Zeller Drive). REPORT: The subject property is located on the east side of Woolner Trail between Fairway Road and the Grand River. The property is individually designated under Part IV of the Ontario Heritage Act and subject to a heritage conservation easement agreement. The property contains fine examples of Mennonite Georgian architecture represented through the farmhouse and barn as well as the organization and context of the overall farm site. In general, the heritage attributes include: the farmhouse, the barn, the outbuildings, and the gravel Ianeway. The applicant is proposing to install solar panels on the roof of the designated bank barn and a geothermal system underground between the two barns on the property. Proposed Solar Panels on Barn Roof Staff have reviewed the proposal against the City's Heritage Guidelines for the Installation of Solar Panels. Community Services Department report CSD-12-071 was adopted by Council on May 14, 2012 and directed staff to apply the Guidelines in the review and consideration of heritage permit applications. Staff acknowledge that the Guidelines were primarily developed with smaller residential buildings in mind but that some of the guidelines are still applicable. The Guidelines are divided into four sections: aesthetics and visibility; design and installation; location; and, reversibility and physical impact. In terms of aesthetics and visibility, the solar panels are proposed on the roof plane that faces away from the other buildings on the property. The solar panels will generally match the shape of the roof. The proposed solar panels will not match the colour or proportion of the roof. The proposed solar panels have black/blue cells with silver frames. Staff understand that the manufacturer can provide solar panels with black cells and black frames. Staff prefer the solar panels with black cells and black frames because they will comply with the Guidelines and be similar in colour to the existing roof. Staff acknowledge that matching the proportion would require solar panels that do not comply with current program rules for a microFIT 10kw installation and that the cost of an installation that matches the proportion of the existing roof plane would not be reasonable. Based on this information, the solar panels will not impact, hide or obstruct the heritage attributes. In terms of design and installation, a structural engineer has confirmed that the existing roof structure can bear the weight of the solar panels. The solar panels will be installed flush and at the same angle as the existing roof. The solar panels will not extend beyond the edge of the roof. The applicant has also confirmed that the installation will not impact the heritage attributes on the interior of the barn. Specifically, the solar panels will not impact the hand hewn beams. In terms of location, the solar panels will not be visible from Woolner Trail. The solar panels may have limited seasonal visibility from the adjacent public trail and the Grand River. The solar panels will be visible from the Fairway Road bridge. Proposed Geothermal System The geothermal system will be installed underground between the barns. A horizontal boring machine will be used to install the pipes from the mechanical room inside the farmhouse to the 3 - 2 header pit of the geothermal loop area. This technique is preferred to excavation because it will mitigate impacts to the driveway, front yard landscaping and farmhouse. The geothermal loop field will not require the removal of any mature trees. Two young trees, which are not identified as specific heritage attributes, may be relocated. Open excavation will be used in the geothermal loop area. The equipment necessary to complete the open excavation may create vibrations. Staff recommend that fencing be installed a minimum of 4.5 metres (15 feet) from the barn and silo in order to mitigate any potential negative impacts. Staff also recommend that fencing be installed outside the drip line of adjacent trees in order to mitigate any potential negative impacts. In reviewing the merits of the application, City staff note the following: ■ the subject property is individually designated under Part IV of the Ontario Heritage Act and subject to a heritage conservation easement agreement; ■ the solar panels generally comply with the Heritage Guidelines for the Installation of Solar Panels; ■ the geothermal system will be connected from the header pit to the farmhouse using a horizontal boring machine in order to mitigate impacts to the driveway, front yard landscaping and farmhouse; ■ the geothermal loop area will be excavated in an area that does not contain any heritage attributes; ■ potential negative impacts from excavation can be mitigated with the installation of fencing; and, ■ the solar panels and the geothermal system will not detract from the character of the property. As a result, Heritage Planning staff are of the opinion that the solar panels and the geothermal system will not impair or negatively impact the value of the property. ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The processing of Heritage Permit Applications supports the Quality of Life Community Priority of the City of Kitchener Strategic Plan by helping conserve the community's unique heritage and promoting culture as both an economic driver and a central element of a healthy community. Heritage Permit Applications also support the Development Community Priority to honour and protect our heritage. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2015-IV-002 3 - 3 1 HERITAGE PERMIT APPLICATION FORM Application No. City of Kitchener Community Services Department HPA ' Planning Division, 6"' Floor 1tT�HF,VE 200 King Street West Kitchener, Ontario N2G 4G7 (519) 749-2426 Nature of Application Exterior [ Interior ❑ Signage ❑ Demolition ❑ New Construction ❑ Alteration ❑ Relocation ❑ Subject Property Municipal Address: go \woC) �t� e � oC%I k ��'�c,k��, ti!� l�(` C► VV/(0 Legal Description (if known): L-T IL 'q I T OF IE KLOC) P" -z W D 9 I J A Building/Structure Type: Residen ial ® Commercial ❑ Industrial ❑ Institutional ❑ Heritage Designation: Part IV D4 Part V(HCD) ❑ a Is the Subject Property subject to a Heritage Easement or Agreement? Yes No ❑ Property Owner Name: Address: v1c v ..1 ca+ i , � -c.�i�� Ic?,y. �'fQPostal Code: kl.- lei Telephone (Home): _ Telephone (Work): E-Mail: Agent (if applicable) Name: C W duo Lneoc Prod"c t s Inc Address: a c „r E° ' 1 0 . Telephone (Home): r.;� (- LAq - �;'�lw Te ephone (Work): Fax: S - i ogcd E-Mail: Uj(.�e A00-ea,1e_v(3'1,G0,'y) Written Description Please provide a written description of the project proposal including any conservation methods you plan to use. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further guidance. Solnv ev S 3 - 4 Review of City of Kitchener Heritage Permit Application Submission Guidelines Describe why it is necessary to undertake the proposed work. R5 aok' M_(r.,Q &�S4_ 10 JD('(XW,_1& SuCh 6 ,) \Co_C 0� kk A'(�� n n(��5 70 - �'J J Descf e how the proposal is consistent with the Part 1V individual designating by-law or the Part V Heritage Conservation District Plan. Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (available at www.pc.gc.ca). Expected Start Dater °` 2,1 1aC')t4,-j_ Expected Completion Date: (Day/MorithNear) (Day/Month/Year) Have you discussed this work with Heritage Planning Staff? Yes ❑ No If yes, who? Mi kelle Have you discussed this work with the Building, Division? El Yes No If yes, who? Have you applied for a Building Permit for this work? F] Yes XNo Other Related Applications (Building/Planning): Application No. Acknowledgement The undersigned acknowledges that all of the statements contained in documents filed, in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener- Planning Division does not guarantee it to be a "complete" application. The undersigned acknowledges that Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. Once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener Committee and Council meeting, Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including photographs, which are necessary for 3 - 5 r the evaluation of this application. The undersigned acknowledges that where an agent has been ' identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as provided for under the Ontario Heritage Act. r / Signature of Owner/Agent: Date: Dec e vyxb i� �c.. /DUI � { n V Signature of Owner/Agent: t Date: +,� C_e VVA6VV 4�� � Authorization If this application is being made by an agent/solicitor on behalf of the property owner, the following authorization must be completed: I I We, owner of the land that is subject of this application, hereby authorize j�,,,� , 1C, i� r� ,,,J,)_, ;f ,cq to act on my I our behalf in this regard. Signature of Owner:^ Date: bereAn• .N Signature of Owner: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2.2) of the Ontario Heritage Act. The information will be used for the purposes of administering the heritage permit application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. if you have any questions about this collection of personal information, please contact the Manager of Corporate Records, legislated Services Division, City of Kitchener(519-741-2769). INTERNAL USE ONLY: Application Number: Application Received: a4 i o 14 - Application Complete: Notice of Receipt: Notice of Decision: 90 Day Expiry Date: PROCESS: ❑ Heritage Planning Staff ❑ Heritage Kitchener ❑Council 3 - 6 Michelle Drake From: Jason Grieb <jason.r.grieb @gmail.com> Sent: Wednesday, January 14, 2015 11:38 AM ii To: Michelle Drake; info @waterlooenergy.com Cc: ctschirhart @agts.ca; Jwkyes @live.com Subject: RE: Plans for solar project 80 Woolner Trail Hi Michelle, see below in RED Regards, Jason Grieb Partner/Vice President Waterloo Energy Products Inc. 29 St. Charles St. E. Maryhill, ON, NOES 2130 www.waterlooenergy.com jason.r.grieb(@gmaiI.com Tel : (519) 648-9977 Ext. 3 Cell : (519) 465-5221 Fax : (866) 746-1090 -------------------------------------------------------------------------- This e-mail is intended for exclusive use of the person(s) mentioned as the recipient(s). This message and any attached files with it are confidential and may contain privileged or proprietary information. If you are not the intended recipient(s) please delete this message and notify the sender. You may not use, distribute, print or copy this message if you are not the intended recipient(s). From: michelle.drake @kitchener.ca [ma i Ito:michelie.drake @kitchener.ca] Sent: January-14-15 10:28 AM To: jason.r.grieb @gmail.com; info(@waterlooenergy.com Cc: ctschirhart @agts.ca; jwkyes @live.com Subject: RE: Plans for solar project 80 Woolner Trail Hi Jason, Sorry, a few more quick questions. Are you able to clarify the cost difference between the panel you originally proposed (black/blue with silver) versus the panel I recommended (black with black)? The price varies depending on availability at time of ordering as they are not very popular to order.Typically they are$0.12 a watt more so for this system $1200+/- The black panel with black frame is consistent with our Guidelines and therefore preferred but at the same time we want to be reasonable. Our primary interest is to see panels that generally blend with the existing roof (rather than individual panels that stick out from each other and the roof). Another alternative may be the black/blue panel with black frame (because these colours are similar shades and therefore won't stick out as much). I understand your reasoning for the colour and blending in on most sites. For this specific site the roof is only really visible to the public from the new Fairway Road extension bridge which is thousands of feet away, and a walking trail which is closer of course. For the most part 85% of the typical solar panel is the cells which are dark blue and in my opinion you really wouldn't tell much if any of a difference from where most traffic will be that far away which is the Fairway extension. As the farm is tucked away down a lane, you can't see from any 3 - 7 other vantage point to the public. Also the barn roof the solar would be installed on isn't facing the driveway either, so visitors to the farm couldn't see then unless intentionally walking into a scrubby area to see the solar. I would suggest this is a very inconspicuous area of the property. Basically, to answer your question above once you vary from the standard panel to a more " Custom " black frame design there is additional cost. Not to say this can't be done as it can, but it will cost the home owner addition money to do so. I, I understand the panels will have limited visibility (if any) on the property but that they may be visible from the adjacent public trail and they will be visible from the Fairway Road bridge. Given the panels will have some visibility, I want to ensure that I apply the Guidelines consistently but fairly and that I can justify my position. = Understand your comments, and my thoughts to this are noted above. I am also providing my opinion to assist the homeowner in trying to keep the overall investment down as she is genuinely trying to do an environmental responsible action with installing solar and geothermal. As the home owner is the one that processed to protect the property for Heritage, she has told us she would be very upset/disappointed to not get to continue her passion for these items on the property. Thanks again, any question please let us know Thank you for helping with all my questions. Michelle From: Jason Grieb [mai Ito:jason.r.grieb @gmail.com] Sent: Wednesday, January 14, 2015 10:12 AM To: Michelle Drake; info @waterlooenemy.com Cc: agts.ca; Jason Kyes Subject: RE: Plans for solar project 80 Woolner Trail Hi Michelle, Excellent thank you for the reply confirming you have everything. Unfortunately both Jim and myself are away that week, but we will arrange to have one of our staff likely Chris Tschirhart or Jason Kyes at the meeting to answer any technical questions. Regards, Jason Grieb Partner 1 Vice President Waterloo Energy Products Inc. 29 St. Charles St. E. Maryhill, ON, NOB 2130 www.waterlooenergy.com lason.r.griebagmail.com Tel : (519) 648-9977 Ext. 3 Cell : (519)465-5221 Fax : (866) 746-1090 -------------------------------------------------------------------------- This e-mail is intended for exclusive use of the person(s) mentioned as the recipient(s), This message and any attached files with it are confidential and may contain privileged or proprietary information. If you are not the intended recipient(s) please delete this message and notify the sender. You may not use, distribute, print or copy this message if you are not the intended recipient(s). From: michelle.drake @kitchener.ca [ma ilto:michelle.drake @kitchener.ca] Sent: January-14-15 8:42 AM To: iason.r.grieb @gmail.com; info@waterlooenergy.com 2 3 - 8 Cc: Subject: RE: Plans for solar project bu woolner i rali Hi Jason, i Thank you for the follow-up. I will use this information to finalize my staff report. I will forward a copy by e-mail ii late next week. The staff report will be considered by Heritage Kitchener on Tuesday, February 3, 2015 beginning at 4:00 pm in the Conestoga Room on the first floor of Kitchener City Hall. I understand plans to attend the meeting. I also recommend that Jim or yourself attend the meeting in case any questions of a technical nature arise. Michelle From: Jason Grieb [mai Ito:jason.r.grieb @gmail.com] Sent: Tuesday, January 13, 2015 5:36 PM To: Mirholln nr=lin• ;nfnre-,lwatPrinoeneray.corn Cc: Subject: RE: Plans for solar project 80 Woolner Trail Hi Michelle, Please see below answers in RED, and additionally the attached supporting drawings etc. Thanks Regards, Jason Grieb Partner 1 Vice President Waterloo Energy Products Inc. 29 St. Charles St. E. Maryhill, ON, NOB 2130 www.waterlooenergy.com 0ason.r.grieb(a-)-gmail.com Tel : (519) 648-9977 Ext. 3 Cell : (519)465-5221 Fax : (866) 746-1090 This e-mail is intended for exclusive use of the person(s) mentioned as the recipient(s). This message and any attached files with it are confidential and may contain privileged or proprietary information. If you are not the intended recipient(s) please delete this message and notify the sender. You may not use, distribute, print or copy this message if you are not the intended recipient(s). From: michelle.drake(@kitchener.ca [mailto:michelle.drake(&kitchener.ca] Sent: January-12-15 2:51 PM To: jason.r.arieb@gmail.com; info( waterlooenerq om Cc: Subject: Kt: clans for solar project 80 Woolner Trail Importance: High Hi Jason, I have had a chance to fully review the information and draft a staff report with recommendations. A few items still need clarification/follow-up. 3 3 - 9 Michelle Drake ;I From: Jason Grieb <jason.r,grieb @gmail.com> Sent: Tuesday,January 13, 2015 5:36 PM { To: Michelle Drake; info @waterlooenergy.com Cc: Subject: RE: Plans for solar project 80 Woolner Trail Attachments: SOLAR PANEL LAYOUT WITH DIMENSIONS FROM EDGES RIDGE EAVE ETC. _WADDELL_JAN 13 2015.pdf, ` SOLAR PANEL LAYOUY 3D SKETCH _JAN 13_ 2015.pdf; REVISED GEOTHERMAL LOOP LAYOUT WITH DIMENSIONS B.pdf Hi Michelle, Please see below answers in RED, and additionally the attached supporting drawings etc. Thanks (Regards, Jason Grieb Partner 1 Vice President Waterloo Energy Products Inc. 29 St. Charles St. E. Maryhill, ON, NOB 2130 www.waterlooenergy.com 1ason.r. rieb rnail.com Tel : (519) 648-9977 Ext. 3 Cell : (519) 465-5221 Fax .- (866) 746-1490 -------------------------------------------------------------------------- This e-mail is intended for exclusive use of the person(s) mentioned as the recipient(s). This message and any attached files with it are confidential and may contain privileged or proprietary information. If you are not the intended recipient(s) please delete this message and notify the sender. You may not use, distribute, print or copy this message if you are not the intended recipient(s). From: michelle.drake @kitchener.ca [mai Ito:michelle.drake @kitchener.ca] Sent: January-12-15 2:51 PM To: iason.r.grieb @gmail.com; info @waterlooenergy.com Cc: Subject: RE: Plans for solar project 80 Woolner Trail Importance: High Hi Jason, I have had a chance to fully review the information and draft a staff report with recommendations. A few items still need clarification/follow-up. 1. Colour—the Heritage Guidelines for the Installation of Solar Panels note that the colour of the solar technology should match the colour of the roof. In your e-mail below, you note that the solar technology is black panels with silvers frames on a black roof. I understand from the manufacturer's website that black panels with black frames are available. Is it possible to use the black panels with black frames instead of the silver frames? If not, please explain. i 3 - 10 =We have talked to the manufacturer and confirmed we can access black frame panels for the project.Although these are more expensive for the customer to purchase, they are available and would be installed if the Heritage Committee insisted the customer use the product,thus invest the extra capital to do so. 2. Roof Plan —the drawing submitted with the application is only a partial roof plan (appears to show half of the roof). Please submit a full roof plan so that it is very clear where the panels are being installed in relation to the ridge of the roof, the edge of the roof and the eave of the roof. = I have marked up the existing structural engineering drawing showing the ridge line, south and north roofs, distance to peak,etc. for you. Other than a hand sketch as mentioned by Jim we are unable to do a 3D model. I believe the now marked up drawing attached should clarify what you are looking for. 3. Excavation — In your e-mail below, you note that a horizontal boring machine will be used. Could you please clarify if the entire system will be installed with this machine? Or will some areas still require open excavation? If open excavation is required, please submit a plan show the exact location of excavations along with distances to the farmhouse and barn. =The horizontal boring will be only used from the " Header Pit"shown,drilled under the driveway and front yard to the mechanical/furnace room. The balance of the main loop field will not be installed with horizontal bore as this is not practical thus an open excavation will be used in the area shown on "Geothermal Layout " Please see plan with distances 4. Geothermal Loop Location —the location has changed since the initial application was made in December. Please submit a new plan showing the location. =See attached Please follow-up by e-mail and attach the roof plan and geothermal loop location plan by no later than tomorrow afternoon at 5:00 pm. This information is required to finalize the staff report. Thank you. Michelle From: Jason Grieb [mailto:jason.r.arieb @gmail.com] Sent: Wednesday, January 07, 2015 3:27 PM To: Michelle Drake; info(&waterlooenergy.com Cc: Subject: RE: Plans for solar project 8o Woolner i rail Hi Michelle, Both Jim and myself in co-operation with have compiled the full list of requested answers in RED below for your review. Please " Reply All " if any additional information is required but I believe we have covered all the requested information. Thanks Regards, Jason Grieb Partner I Vice President 2 3 - 11 Waterloo Energy Products Inc. 29 St. Charles St. E. Maryhill, ON, NOB 280 www.waterlooenergy.com iason.r.griebC�gmail.cam Tel : (519) 648-9977 Ext. 3 Cell : (519) 465-5221 '! Fax : (866) 746-1090 -------------------------------------------------------------------------- This e-mail is intended for exclusive use of the person(s) mentioned as the recipient(s). This message and any attached files with it are confidential and may contain privileged or proprietary information. if you are not the intended recipients) please delete this message and notify the sender. You may not use, distribute, print or copy this message if you are not the intended recipient(s). From: michelle.drake @kitchener.ca [mailto:michelle.drake @kitchener.Cal Sent: December-29-14 3:30 PM To: info @waterlooenergy.com Cc: Subject: FW: Plans for solar project 80 Woolner Trail Hi Jim and Thank you for submitting the heritage permit application last week. Further to my e-mail below, I will require additional information to support the application. I don't have any major concerns with the proposed solar project but have provided a detailed e-mail outlining the additional information that is required. This information is required as per the Heritage Permit Application Submission Guidelines and the Guidelines for the Installation of Solar Panels. I suspect that you know the answers to the majority of my questions and that the additional information can be submitted via e-mail. I do have some initial concerns with the proposed geothermal location. I think it is best to confirm whether any other permits (e.g. tree conservation, GRCA, etc.) are required before proceeding with the heritage permit application. Proposed Solar Technology and Mounting System The partial roof plan submitted with the application is not sufficient. A full roof plan is required. The full roof plan needs to clearly identify the location of the solar technology and mounting system along with how they respond to the City's Heritage Guidelines for the Installation of Solar Panels (see attached pdf). The Guidelines recommend that the proportion (e.g. coverage of roof surface) of the solar technology and mounting system should match the entire roof surface. I recognize this is not feasible given the size of the barn roof. As a result, it will be critical for me to understand how the chosen solar technology and mounting system respond to some of the other Guidelines. = Your statement is correct and accurate that the system due to being a microFIT 10 KW installation cannot be sized larger than proposed. We have shown the exact location on the roof on the Engineering Drawings #S2, and the location on the roof was selected by the Engineer due to the best structurally sound location. Lower on the roof near the eave will also increase the possiblily of snow catching the panels and increasing the load and possibility of ice damage. Further explanations below as requested For instance, the Guidelines indicate that: • "Colour of the solar technology and mounting system should match the colour of roof'--What is the colour of the solar technology? = Raw Aluminum Colour Frame ( Silver ) & Black/Dark Navy Solar Cells in Panel What is the colour of the mounting system? Aluminum ( Silver ) rails and mounting hardware, and stainless steel mounting bolts. The aluminum mounting rails and hardware are located under the panels and are virtually not visible once the panels are installed. The panels will be mounted tight together( within 1/2" ) thus covering the majority of the vast majority of the mounting structure. This 3 3 - 12 mounting system is chosen to prevent any corrosion, thus eliminating the possibility of rust formation causing damage or marking streaks in the roof surface to ensure preservation of the existing materials ( Steel Roof ) What is the colour of the roof? Recent examples approved by the committee have used black panels with black boarders and mounting hardware on black asphalt roofs. (Note: Information on Canadian Solar website suggests solar technology may be blue or black with silver, black or new edge frame. Please confirm what is proposed for 80 Woolner Trail). = The existing roof is a steel sheet roof, which the existing black colour paint is " Worn " thus showing a some signs wear on the steel. The selected solar panel frame in aluminum with black 1 navy cells will blend in nicely and is also located on the rear of the property not facing the main entrance driveway. • `Install flush with the roof' —What is the height of the installation above the roof surface (e.g. distance between roof and panel)? Staff suggest the maximum distance should be 6 inches but that this height/distance should be reduced as much as possible. = The total installation height above the roof surface with the proposed equipment is 5.5 inches total. Upon installation if possible this could be reduced by 112 inch to 5 inches • "Mount at the same angle as the roof'—What is the angle of the roof? = The angle of the roof is approx. 32 degrees What is the angle of the solar technology and mounting system? = The solar technology is proposed to be flush mounted maintaining the same existing roof angle as per the submitted engineered drawings. Staff suggest that solar technology and mounting system should be installed at the same angle as the roof. Please submit the following information before Friday, January 9, 2015: • A Roof Plan drawing showing: • location of solar panels; (As per my e-mail below, I would encourage you to consider a location slightly below the ridgeline of the roof or just above the eave of the roof rather than centrally located between the ridge and eave. I understand from Jim that the current location may have been selected based on structural requirements. Please confirm if this is the only feasible location.) = A per Jim, the Structural Engineer that reviewed the barn determined that for long term stability the shown location has existing internal knee bracing providing the greatest structural capacity to hold the solar array. • size and dimensions of solar panels; (As per Guidelines, encourage the proportion to match the roof as much as possible) = 10KW array is all that is allowed under the microFIT program and it has been positioned on the roof to accommodate structural capacity of the barn, and centered to maintain the best possible appearance. The individual panel sizing has been provided in the original submission, as the overall dimensions of the total array size and roof size. • details of existing roofing materials and colours; = Steel Sheeting, black colour paint • details and location of supporting equipment; = As per previous submission ( Page S2, S3, S4 ) of Engineering Drawings • height of installation above roof surface (e.g. distance between roof and panel); and, = 5.5 inches • distance of installation from ridge, side and bottom of the roofline; = As per previous submission ( Page S2, S3, S4 ) of Engineering Drawings • A written description outlining how the solar panels respond to the guidelines; and, (Note: Answers to the questions noted above along with the roof plan may be sufficient). = See above • A written description outlining how the proposal avoids or mitigates impacts to the heritage attributes of the property (as per the designating by-law and easement agreement). (Note: The designating by-law references 4 3 - 13 all elevations of the barn, the original barnboard, roof and rooflines, cut fieldstone foundations, foundation window openings with glazing, overshot, barn doors, haywheels and pulleys, hand hewn structural beams, loft and grainery, wide plank doors and barn doors, and malt bin. Other than the roof and roofline, do you E anticipate any impacts to these features? For instance, will the mounting system be connected to the hand hewn structural beams? If so, how?) = Other than roof panels, we don't anticipate any impacts to other features of the barn. The mounting system will be mounted from above the roof, and mounting bolts will be into the truss system and invisible. There will be no mounted directly to the hand hewn structural beams, thus no affect of visual change whatsoever. Proposed Geothermal System I have some initial concerns with the proposed location of the geothermal loop. The location appears to conflict with the stone remains of the chicken coop, which is a protected heritage attribute. The location also appears to conflict with some mature trees along the property boundary. Given the size of the property and presence of mature trees, a tree conservation permit is required. Information about the tree conservation permit process is available on the City's website - httpal www.kitchener.ca/enl livinginkitchener/TreeConservation.asp. 1 strongly encourage you to investigate the tree conservation permit process as soon as possible in order to understand whether or not it is feasible to remove the trees. I also understand that the property is in close proximity to a regional well and that recent legislation to protect source water may affect your ability to install a geothermal system. I strongly encourage you to contact the GRCA and Region to confirm if any permissions are required. If the GRCA and Region have no concerns than I would encourage you to consider an option where the geothermal loop is located in an open area (e.g. between the house and two barns) where minimal mature removals are required. A loop in this area would need to avoid the native trees adjacent to the driveway. I recognize a loop in this area would require temporary alterations to the driveway but that the driveway could be reinstated in the same location after installation. The aerial photo showing the location of the geothermal loop does not provide sufficient information. Once you confirm what other permits (e.g. tree conservation, GRCA, etc.) are required, please submit the following information: = We have talked to Barbra Steiner, Senior Environmental Planner at the City of Kitchener regarding the permit requirement for Trees, and based on my conversation with her she will NOT require us to have a permit for the Geothermal Loop field installation. We have agreed to not remove any protected size trees and work around them appropriately = We have also talked to Mollie Kuchma at GRCA and she has also confirmed that a permit is not required from the GRCA. • Confirm the location of the stone remains of the chicken coop in relation to the proposed geothermal loop. _ As suggested above, and as per attached aerial photo we have revisted the site and consulted with the property owner and opted to locate the geothermal loop between the two barns. This will eliminate the issue of the chicken coop, and well require ZERO protected sized trees to be removed whatsoever from the property in order install the loop field. • Provide a description of the construction requirements to facilitate the installation of the geothermal loop. = A horizontal boring machine will be utilized to install the 2 pipes required from the mechanical room where the furnace is currently located to the geothermal loop field header location ( shown on aerial view ). The purpose of choosing this versus typical excavation is to completely eliminate any damage or excavation to the driveway area as we can boreldrill under the driveway. In addition this will preserve the front yard and any structural concern that may be brought around the house. With the horizontal bore application we eliminate large excavation equipment near the farm house reducing vibration and indirect impacts to the structure. The only change to the interior of the house will be a direct swap out and replacement of the existing propane furnace with a geothermal heat pump furnace. This to the " Average " eye would appear very similar to the existing equipment. Some minor return 5 3 - 14 and supply air ductwork transitions at the furnace will be required to suit the new equipment. Please note, that if the existing furnace failed ANY new equipment either propane, electric, geothermal or other would require this done as well. • Confirm the vegetation (e.g. trees) that must be removed. = With the relocated loop field there is no requirement to remove any protected trees. There is a possibility of " Temporarily " moving 2 new i trees with are 2.5 cm trunk well under the protected size trees. These would be replanted in the same location if required to move. • If the alternate location in the open area is selected, confirm if the driveway will be temporarily impacted and if so explain how it will be reinstated. = No, as per above we will horizontal bore under the driveway • Confirm if the installation technique could cause any indirect impacts to the farm house, barn, chicken coop foundation, smoke house foundation and wood house (such as cracking due to vibrations) and if so explain how these indirect impacts can be mitigated or avoided. = No, as per above we will horizontal bore thus reducing any un-needed risk to the house or other areas. The balance of the excavation will be in the open area and not affect any structures. • Confirm if the technology requires any changes to the interior of the farmhouse. = See above explanation on interior changes Please do not hesitate to contact me if you have any questions. I look forward to working with you. Michelle Michelle Drake, MAES, MCIP, RPP Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 7839 1 TTY 1-866-969-9994 1 michelle.drake(cDkitchener.ca From: Michelle Drake Sent: Wednesday, December 10, 2014 12:50 PM To: Subject: RE: Plans for solar project 80 Woolner Trail Hi Sorry I missed your call. As per our discussion earlier this year, a heritage permit application is required to install solar panels on the barn roof. A few years ago we adopted guidelines for reviewing solar panels on heritage properties. See attached. The first step in the process is to schedule a pre-submission consultation meeting. I see no need for this meeting given we have spoken on site, I am familiar with the property and application submission requirements can be outlined in this e-mail. In order to process a heritage permit application, I will require the following: A complete Heritage Permit Application form (see attached); 6 3 - 15 • A Site Plan drawing showing the existing barn and property boundaries; • A Roof Plan drawing showing: location of solar panels; size and dimensions of solar panels; details of existing roofing materials and colours; details and location of supporting equipment; height of installation above roof surface (e.g. distance between roof and panel); and, distance of installation from ridge, side and bottom of the roofline; • Installation instructions and specifications for the solar panels; • A written description outlining how the solar panels respond to the guidelines-, and, • A written description outlining how the proposal avoids or mitigates impacts to the heritage attributes of the property (as per the designating by-law and easement agreement). NOTE: A 3D model and photographs are not required. The guidelines were prepared primarily for use on residential buildings but many of the guidelines can be applied to the barn roof. I acknowledge that it may not be possible to comply with all of the guidelines, For instance, given the size of the barn it is unreasonable to ask you to install a solar panel system that matches the proportions of the roof. I would encourage you to consider a location slightly below the ridgeline of the roof or just above the eave of the roof(rather than centrally located between the ridge and eave). The next two Heritage Permit Application deadlines are: • Monday, December 29, 2014 for the Tuesday, February 3, 2015 Heritage Kitchener committee meeting • Friday, January 23, 2014 for the Tuesday, March 3, 2015 Heritage Kitchener committee meeting Please don't hesitate to contact me if you have any questions. With respect to your interest in geothermal energy, a Heritage Permit Application may be required. It will depend if the construction and installation have the potential to impact the heritage attributes identified in the designating by-law and easement agreement that apply to your property. It may be best to submit a HPA along with a plan showing the exact location of the equipment and a description of the construction requirements. We will want to ensure impacts to vegetation are minimized and any changes (such as to the driveway) are reinstated in an appropriate fashion. As I am not familiar with the geothermal energy, it would also be helpful to understand if the installation technique could cause any indirect impacts (such as cracking in foundation due to vibrations). Looking forward to finding a way to meet both energy conservation and heritage conservation objectives on your property. Michelle Michelle Drake, MASS, MCIP, RPP Heritage Planner I Planning Division I City of Kitchener 519-741-2200 ext. 7839 1 TTY 1-866-969-9994 michelle.drake(cDkitchener.ca -----Oriflinni RAnoc- From: Sent: Tuesday, Uecember 09, 2014 2:45 PM To: Michelle Drake Subject: Plans for solar project 80 Woolner Trail 3 - 16 Hi Michelle, Here are the plans that I received from the engineering firm regarding my application for installing solar panels on the barn roof. (It would be on the 'old barn" on the side of the roof facing the Grand river.) " I will be going out shortly , will be in tomorrow afternoon and back in Kitchener on Thursday and Friday. Perhaps you can let me know whether this is an option for me. Thanks s 3 - 17 rr o to CD CL �" *y - mgr i ��.--. ��/ •Gy a 5 'e. ,lam Y! VJ 6d - Syj+ c' lf! 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