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HomeMy WebLinkAbout3. 411 West North Shore Drive_COA 2021-1101STAFF REPORT CONCERNING APPLICATION FOR A CERTIFICATE OF APPROPRIATENESS Date: November 10, 2021 Application Number: 2021-1101 Property Location: 411 West North Shore Drive Architectural Style/Date/Architect or Builder: Colonial Revival / 1938 / “Cooper House” Property Owner: Robert L. Jones Jr. & Lucille M. Jones Landmark or District Designation: West North Shore Drive Local Historic District (Ordinance #6512-78) Rating: Notable DESCRIPTION OF STRUCTURE/ SITE : Rectangular plan Colonial Revival home with appendages set on a concrete foundation. Walls are wood frame with aluminum siding. Steep gabled roof has asphalt shingles. Porch has two support columns, a flat-to-slightly sloped roof and flat decorated entablatures. The western appendage has a second story balcony on the west side with post and lintel railing with ‘x’ crossing over an enclosed porch. Chimney protrudes on the west wall and is constructed with regular bond brick painted white. Windows are double hung with 3/3 shutters. ALTERATIONS: COA 1997-0519 allowed for roof replacement with ‘Chapel Grey’ dimensional shingles. COA 2002-0603 allowed for the enlargement of the back window on the east side of the house, the addition of new skylights in the back of the roof, a new addition (with conditions). COA 2002-0603A allowed for the removal and replacement of the aluminum siding with vinyl siding, as well as other exterior modifications. COA 2002-1230 allowed for the installation of a roof window in the inside back corner of the roof and the removal of a yew tree. COA 2006-0314 allowed for new landscaping. COA 2007-0329 allowed for the replacement of non-original wooden lattice with aluminum vertical balusters. COA 2010-0331 allowed for chimney reconstruction and repair. APPLICATION ITEMS: “Replacement of south-facing roof and installation of solar panels on that roof. See attached description.” DESCRIPTION OF PROPOSED PROJECT: The applicant has requested approval to: 1. Remove existing shingles and replace with new black shingles, 2. Reposition existing vent stack to south corner of roof line, 3. Install twenty (20) all-black solar panels, each approximately 72” x 40” in size, on black metal brackets and frames, 4. Install supporting/necessary electrical equipment in a discrete location, This is the first project for solar collectors on the primary façade roof face of a historic property. The applicant investigated options related to solar shingles and these are unfortunately not commercially available in our area. In lieu of that option, the applicant has attempted to minimize the proposed installation by limiting the surface area of the roof that could be covered by the solar collectors to a symmetrical configuration, as well as insisting upon all- black material selection for the collectors themselves, the mounting brackets, and the roof material beneath. STANDARDS AND GUIDELINES: West North Shore Drive Local Historic District I. THE ENVIRONMENT The West North Shore Drive residential neighborhood from Michigan Avenue to Iroquois Avenue has a distinctive and valuable character. The external appearance of the river and street, homes, and yards communicates and reflects the fact that for over half a century it has been and still is a comfortable residential neighborhood. All of the architectural and charming character of West North Shore Drive has been preserved. The homes are generally architecturally and historically distinctive, large and located on ample lots. II. BASIC STRUCTURAL MATERIALS AND ARCHITECTURAL FEATURES Preferred: Retain and maintain the original exterior building material. Frame Structures: Repair, repaint, and / or clean siding to deter deterioration. Masonry Structures: Tuckpoint brick and stone, repair stucco and repaint trim, stucco and brick (if painted) to deter deterioration. Retain and maintain architectural detail of structures such as wrought iron, tile, brackets, etc., or replace when necessary with similar material in texture, size and appearance. Permitted: If vinyl or aluminum siding is the only economic solution to a deteriorating frame house, architectural detail must be visually preserved. The siding used should match the original in style, width, and lap as closely as possible. Prohibited: Do not use asbestos or asphalt siding on frame structures. Do not use artificial brick or cast stone siding on brick, masonry, stucco, or frame structures. Do not sandblast or use harsh detergents in cleaning brick, masonry or stucco. III. STRUCTURES A. ROOFS Preferred: Keep the original shape of the roof. Retain the original roofing material. A special effort should be made to do this when the roof in question is of tile, slate, or some other unique material not usually found today. Preserve or replace all architectural features which give the roof its character, such as dormer windows, cupolas, cornices, brackets, chimneys, cresting, weathervanes, and special eaves. Permitted: When necessary to replace roofing material, match the original as closely as possible in size, shape and texture. Prohibited: Do not add, remove, or alter features which will change its character or the architectural character of the house. […] IV. NEW CONSTRUCTION OR ADDITIONS TO EXISTING STRUCTURES Preferred: Consider the size, scale, roof lines, etc., in the design of a new structure, so that it will be compatible with its adjacent buildings in particular and will blend with the neighborhood in general. New additions to existing structures must be compatible in scale, building materials and textures to the building to which the addition is made. Retain as much of the original structure as possible, so that the addition could be removed without damage to the basic structure and appearance of the building. Prohibited: Do not use asbestos or asphalt siding. Do not use artificial brick or cast stone siding. Do not use glass brick. Structural concrete block may be used only on foundations for new construction or additions. V. ACCOMODATIONS TO THE ENERGY CRISIS AND MECHANICAL DEVICES Preferred: New approaches to energy conservation such as solar panels and wind generators may well become a practical and necessary part of our future. If you are considering the installation of such an innovation consult the Historic Preservation Commission so that they may recommend how this could be done without interfering with the visual integrity of your house. Place television antenna and other mechanical equipment such as air conditioning units in inconspicuous, preferably hidden, locations. Permitted: Window air conditioners and exhaust fans may be installed in rear or inconspicuous side windows. Prohibited: Do not cut holes through walls in areas that can be seen from the street, to accommodate an air conditioner or other mechanical equipment. Notwithstanding the above, no historic preservation decision, whether constructional or architectural shall be forced on Lots 12 or 13 (12B). Total understanding of the special conditions which exist to these properties, proper elevation, and agreement of the then property owner shall remain the sole authority. SITE VISIT REPORT: N/A STAFF RECOMMENDATION: Staff recommends approval. Prepared by Adam Toering, Historic Preservation Administrator HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov MAP OF THE AREA - Google Maps view of the subject area. SATELLITE/SANBORN IMAGERY - Sandborn Maps: 1945, 1960, imagery from 2016 of property. 5 HISTORIC PRESERVATION COMMISSION OF SOUTH BEND AND ST. JOSEPH COUNTY Phone: 574/235.9371 Fax: 574/235.9021 Email: hpcsbsjc@southbendin.gov FRONT PICTURE (SOUTH) - Picture of the front of the building, November 2021. FRONT PICTURE (SOUTH) - Picture of the front of the building, November, 2021 5 Application for Certificate of Appropriateness Robert and Lucy Jones – 411 W. North Shore Drive, South Bend Detailed Project Description Consistent with the City of South Bend’s policy to promote rooftop solar energy, we propose to install 20 all-black solar panels on the south-facing portion of our roof, which is a standard shingle roof. Before installing the panels, we will replace the roof with black shingles so that the solar panels will blend as nearly as possible with the surface of the roof. The panels will be installed in a neat rectangle, flat against the roof surface, and centered on the roof. In order to accommodate that configuration, we will move a vent stack from the front center of the roof to the far right side of the roof, where it will not interfere with the panels. Windfree Solar from Chicago will install the panels. Gean Roofing will install the new roof. Niezgodski Plumbing will move the vent stack to a position on the roof that will not interfere with the solar panels. We recognize that installing solar panels on the street -facing portion of a roof in a historic district is unusual. We obtained a satellite analysis of our roof surfaces from Eagle View and then consulted with installers, who informed us that the street -facing portion of our roof, which faces south-southwest, is the only feasible portion of our roof for solar panels. We then took great care to design an installation that would be as consistent with the style of our house, and as unobtrusive, as possible. We explored a variety of options. The approach we are proposing is the most aesthetically pleasing we could develop, but not the least expensive. We will incur extra costs by installing a new roof that will blend with the solar panels, by choosing more costly, all-black solar panels instead of standard panels, and by moving the vent stack in our roof to allow a more symmetrical arrangement of the panels. We have also compromised the total number of panels for the sake of aesthetics. While the roof would accommodate 22 panels, and we would prefer to install that number, we have reduced the proposal to 20 panels so that we can achieve a more symmetrical design. We are willing to incur those extra costs and compromise the number of panels in recognition of our location in a historic district. We explored the possibility of solar shingles but learned that option is not feasible. We sought bids through EnergySage, a marketplace created by the U.S. Department of Energy and staffed by independent solar energy advisors. EnergySage distributes requests for proposals to approximately 3,000 installers nationwide. We specifically requested proposals for solar shingles. We were informed by installers and by the independent experts at EnergySage that solar shingles are not readily available and are not yet ready for prime time. Just to make sure of that, we directly contacted a solar shingle manufacturer in Michigan and spoke with the CEO. He offered to sell us shingles – at a far higher cost than solar panels -- but was not able to install them or identify an installer who is familiar with them. And the shingles were designed for a Bermuda-style roof, which is not consistent with the style of our home. In the end, it was clear to us that the black solar panels proposed by Windfree Solar would be the most attractive, as well as the most tried-and-true, option for our home. 2 We have attached multiple supporting documents: • A photo of the front of our house. (Attachment A) • A photo of an installation at another house that we are attempting to emulate as closely as possible. (Attachment B) We are not certain that the panels in this photo are from the same manufacturer, but their appearance is similar to the panels we are proposing. We believe we can achieve the same blending of the panels into the shingled surface of the roof. • Relevant portions of the proposal from Windfree Solar. (Attachment C) • Image and specifications for solar panels. (Attachment D) • Satellite imagery of our roof from Eagle View. (Attachment E) • A proposal for replacement of the south-facing roof from Gean Roofing. (Attachment F) • A diagram showing the proposed relocation of the vent stack. (Attachment G) • Emails from our neighbors on both sides approving the proposal (Attachment H) Attachment A 411 W. North Shore Dr. Attachment B Sample Installation Save Money Save the World 5022 W. Foster Ave Chicago, IL 60630  312.943.1500 windfree.us Attachment C Windfree Proposal Why Windfree Solar? Save Money. Save the world. Windfree Solar is a leading solar and wind design & installation company with an award-winning diverse portfolio of certified installations. Windfree will take your project from beginning to end, providing a full-service installation for your solar PV project. We will assist you in transitioning your home or property to using renewable energy that is produced on-site, resulting in efficient clean power. Solar energy is a great financial investment that has positive social and environmental benefits. Operating your property using electricity generated from the sun is a powerful statement. Windfree Solar has been a major player in the renewable energy industry since 2009 and has been named a “Top Solar Contractor” for the past 6 years by Solar Power World Magazine. The timing could not be better for installing your PV system. Thanks to the IL SREC market and the Smart Inverter Rebate, Illinois has become a top 5 state for solar in the country. The Solar Renewable Energy Credit (SREC) procurement program provides you with payments that help supplement about 35% of your total system cost while the Smart Inverter Rebate ($250 x kW of project) helps to cover about 10% of the project cost, but is only applicable to commercial customers. In addition, there is a Federal Tax Credit that is worth 26% of your total project cost. These 3 incentives help the average customer offset about 70% of the total project cost. The Federal Tax Credit is set to decrease to 22% in 2021, highlighting why the timing is now for the best possible return on your sustainable investment. Our industry-leading 15 year workmanship labor warranty, coupled with our NABCEP certified installation teams, grants peace of mind that your system will operate safely and effectively for many years following installation.. A residential installation for a home- owner living in South Elgin, Illinois. 4.75-kW installation A commercial installation in Skokie, Illinois for Chicago Jewish Funerals 48-kW installation A municipal installation for the East Dundee Police Department. 23-kW installation A government installation for the United States Marine Corps in Joliet, Illinois. 107-kW Installation An agricultural installation for a farm in Central Illinois. 252-kW installation An educational array for Somonauk High School with solar trackers. 650-kW installation Your system Overview Statistics 81%of your energy generated from solar of your electric bill saved  from solar Components Solar Panels: 20 x Silfab Solar SIL-360 NX (or approved equals) Inverters: 1  x   SolarEdge Technologies Inc. SE5000H-US  (or approved equals) 71% System Size System Cost Est. Year 1 Production Est. Year 1 Savings 7.20 kW $21,960  8,606 kWh $1,103  BBBB JUST-IN-TIME P ERFO R M ERTOP BAAARRA JUST-IN-TIME TOPPERFORMER BAAARRA SIL-360 NX INDUSTRY LEADING WARRANTY All our products include an industry leading 25-year product workmanship and 30-year performance warranty. 35+ YEARS OF SOLAR INNOVATION Leveraging over 35+ years of worldwide experience in the solar industry, Silfab is dedicated to superior manufacturing processes and innovations such as Bifacial and Back Contact technologies, to ensure our partners have the latest in solar innovation. NORTH AMERICAN QUALITY Silfab is the leading automated solar module manufacturer in North America. Utilizing premium quality materials and strict quality control management to deliver the highest efficiency, premium quality PV modules.  BAA / ARRA COMPLIANT These panels are designed and manufactured to meet Buy American Act Compliance. The US State Department, US Military and FAA have all utilized Silfab panels in their solar installations.  LIGHT AND DURABLE Engineered to accommodate high wind load conditions for test loads validated up to 5400Pa uplift. The light-weight frame is exclusively designed for wide-ranging racking compatibility and durability.  QUALITY MATTERS Total automation ensures strict quality controls during the entire manufacturing process at our ISO certified facilities.  DOMESTIC SUPPORT/SERVICES Our 500+ North American team is ready to help our partners win the hearts and minds of customers, providing customer service and product delivery that is direct, efficient and local.  AESTHETICALLY PLEASING All black sleek design, ideal for high-profile residential or commercial applications.  PID RESISTANT PID Resistant due to advanced cell technology and material selection. In accordance to IEC 62804-1. * Chubb provides error and omission insurance to Silfab Solar Inc. HIGH EFFICIENCY PREMIUM MONO-PERC PV MODULE Attachment D Proposed Solar Panels Silfab-SIL-360-NX-20210505 • No reproduction of any kind is allowed. Data and information is subject to modifications without notice. ©Silfab,2020.Silfab Solar Inc. 240 Courtneypark Drive East Mississauga ON L5T 2Y3 Canada Tel +1 905-255-2501 | Fax +1 905-696-0267 info@silfabsolar.com | www.silfabsolar.com Silfab Solar Inc. 800 Cornwall Ave Bellingham WA 98225 USA Tel +1 360-569-4733 Electrical Specifications SIL-360 NX mono PERC Test Conditions STC NOCT Module Power (Pmax)Wp 360 268 Maximum power voltage (Vpmax)V 37.11 34.67 Maximum power current (Ipmax)A 9.70 7.74 Open circuit voltage (Voc) V 45.40 42.65 Short circuit current (Isc) A 10.20 8.20 Module efficiency %19.7 18.3 Maximum system voltage (VDC)V 1000 Series fuse rating A 20 Power Tolerance Wp 0 to +10 Measurement conditions: STC 1000 W/m2 • AM 1.5 • Temperature 25 °C • NOCT 800 W/m² • AM 1.5 • Measurement uncertainty ≤ 3% • Sun simulator calibration reference modules from Fraunhofer Institute. Electrical characteristics may vary by ±5% and power by 0 to +10W. Temperature Ratings SIL-360 NX mono PERC Temperature Coefficient Isc +0.064 %/°C Temperature Coefficient Voc -0.28 %/°C Temperature Coefficient Pmax -0.36 %/°C NOCT (± 2°C)46 °C Operating temperature -40/+85 °C Mechanical Properties and Components SIL-360 NX mono PERC Metric Imperial Module weight 20±0.2 kg 44±0.4 lbs Dimensions (H x L x D)1832 mm x 1000 mm x 38 mm 72.13 in x 39.4 in x 1.5 in Maximum surface load (wind/snow)*4000 Pa rear load / 5400 Pa front load 83.5/112.8 lb/ft^2 Hail impact resistance ø 25 mm at 83 km/h ø 1 in at 51.6 mph Cells 66 - Si mono-PERC - 5 busbar 158.75 x 158.75 mm 66 - Si mono-PERC - 5 busbar 62.25 x 62.25 in Glass 3.2 mm high transmittance, tempered, DSM anti-reflective coating 0.126 in high transmittance, tempered, DSM anti-reflective coating Cables and connectors (refer to installation manual)1200 mm ø 5.7 mm, MC4 from Staubli 47.2 in, ø 0.22 (12AWG), MC4 from Staubli Backsheet High durability, superior hydrolysis and UV resistance, multi-layer dielectric film, fluorine-free PV backsheet Frame Anodized Aluminum (Black) Bypass diodes 3 diodes-30SQ045T (45V max DC blocking voltage, 30A max forward rectified current) Junction Box UL 3730 Certified, IEC 62790 Certified, IP67 rated Warranties SIL-360 NX mono PERC Module product workmanship warranty 25 years** Linear power performance guarantee 30 years ≥ 97.1% end 1st year ≥ 91.6% end 12th year ≥ 85.1% end 25th year ≥ 82.6% end 30th year Certifications SIL-360 NX mono PERC Product ULC ORD C1703, UL1703, CEC listed, UL 61215-1/-1-1/-2, UL 61730-1/-2, IEC 61215-1/-1-1/-2***. IEC 61730-1/-2***, CSA C22.2#61730-1/-2, IEC 62716 Ammonia Corrosion; IEC61701:2011 Salt Mist Corrosion Certifed, UL Fire Rating: Type 2 Factory ISO9001:2015 7.87" [200mm]16.67" [423.5mm]38.78" [985mm]2.36" [60mm]38.11" [968mm] Mounting Hole(x4) Drainage (x8) Ø4.2mm (x2) Grounding Hole 47.24"[1200mm]39.37" [1000mm]72.13" [1832mm]1.5" [38mm]72.13" [1832mm]1.02" [26mm]0.07" [1.8mm]1.5" [38mm]0.47" [12mm]0.39" [10mm] 0.28" [7mm] C C * Warning. Read the Safety and Installation Manual for mounting specifications and before handling, installing and operating modules. **12 year extendable to 25 years subject to registration and conditions outlined under “Warranty” at www.silfabsolar.com. ***Certification in progress. PAN files generated from 3rd party perfor- mance data are available for download at: www.silfabsolar.com/downloads.  Modules Per Pallet: 26  Pallets Per Truck: 32  Modules Per Truck: 832 Eff vs. Irr Performance SIL-360 NX Irradiance (W/m2)Module Efficiency (%)13 14 15 16 17 18 19 20 21 70°C 55°C 40°C 25°C 10°C 0 200 400 600 800 1000 Max Eff@ 25°C [700W/m2] Eff@ 25°C, 1000W/m2 Rel. Eff@ 25°C, 600W/m2 Rel. Eff@ 25°C, 400W/m2 Rel. Eff@ 25°C, 200W/m2 19.72% 19.7% +0.2% -0.6% -.3% September 4, 2021 Property Address: 411 W North Shore Dr, South Bend, IN 46617-1144 Report: 41950675 Copyright © 2008-2021 EagleView Technologies, Inc. – All Rights Reserved – Covered by U.S. Patent Nos. 8,078,436; 8,145,578; 8,170,840; 8,209,152; 8,515,125. Other Patents Pending. Page 7 Imagery These are images of the property taken from multiple angles. TOP VIEW NORTH SIDE Attachment E Aerial views of roof September 4, 2021 Property Address: 411 W North Shore Dr, South Bend, IN 46617-1144 Report: 41950675 Copyright © 2008-2021 EagleView Technologies, Inc. – All Rights Reserved – Covered by U.S. Patent Nos. 8,078,436; 8,145,578; 8,170,840; 8,209,152; 8,515,125. Other Patents Pending. Page 8 SOUTH SIDE EAST SIDE September 4, 2021 Property Address: 411 W North Shore Dr, South Bend, IN 46617-1144 Report: 41950675 Copyright © 2008-2021 EagleView Technologies, Inc. – All Rights Reserved – Covered by U.S. Patent Nos. 8,078,436; 8,145,578; 8,170,840; 8,209,152; 8,515,125. Other Patents Pending. Page 9 WEST SIDE Attachment F Roof replacement proposal September 4, 2021 Property Address: 411 W North Shore Dr, South Bend, IN 46617-1144 Report: 41950675 Copyright © 2008-2021 EagleView Technologies, Inc. – All Rights Reserved – Covered by U.S. Patent Nos. 8,078,436; 8,145,578; 8,170,840; 8,209,152; 8,515,125. Other Patents Pending. Page 6 2 8 6 4 7 1 5 3 9 S N W E 2021 Eagle View Technologies, Inc., All Rights Reserved.x ← Proposed new location of vent stack Existing vent stack → Attachment G Vent Stack Location Attachment H From JoAnn Reed and Kevin, 341 W North Shore Dr. Thu, Oct 28, 2:06 PM Hi Bob and Lucy, Kevin and I as well as Dillon ’s parents Cheryl and Gary came in for the USC weekend. . . . Always great to be here. We have no issues at all with the solar panels and in fact the ones you selected are very stylish. We’re very supporting energy efficient actions. Good l uck with the project. Hopefully we’ll see you guys while we’re out here. Thanks so much, JoAnn P.S. we are the home owners JoAnn Reed From Noah Armstrong and Angela Deane, 425 W North Shore Dr. Noah Armstrong Oct 29, 2021, 9:18 PM to me, Angie Hi Bob, The solar panel plan looks and sounds great. You have our support. And good to hear regarding the tree limbs as well. I haven’t looked at it in ages but am on board with doing whatever we can to keep them healthy and properly trimmed. Hope to see you both tomorrow, Noah