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Home My WebLink About21-A020 APPROVED TOWN OF YARMOUTH i 1146 ROUTE 28, SOUTH YARMOUTH, MA 026644451 MAR 08 2021 r _ ' Telephone(508)398-2231 Ext. 1292—Fax(508)398-0836 ,OLD KING'S HIGHWAY HISTORIC DISTRICT COMMITT �, ' '` YARMOU OLD KING'S HIGHWAY APPLICATION FOR CERTIFICATE OF APPROPRIATENESS Application is hereby made for issuance of a Certificate of Appropriateness under Section 6 of Chapter 470, Acts of 1973 as amended,for proposed work as described below&on plans, drawings, photographs, &other supplemental info accompanying this application. PLEASE SUBMIT 4 copies OF SPEC SHEET(S),ELEVATIONS PHOTOS,&SUPPLEMENTAL INFORMATION. Check All Categories That Appl : Indicate type of Building: ® Commercial 71 Residential 1)Exterior Buildin Construction: New Building 11 Addition ■•Iterations X Reroof Fl Garage Shed Solar Panels Other: ' APPROVED!D 2) Exterior Painting: riSiding Shutters l Doors Crim IIOther: �! 3) Signs/Billboards: n NewSi Change to Existing Sign (� 4) Miscellaneous Structures: Fence _ _Wall IIFlagpole I spool UOther: ___, Please type or print legibly: 1/ Address of proposed work: r� .22 X/� ,4 f rru-.T/r /2- ' /-440-26.15 Map/Lot# /,z L / �� Owner(s): / /,'/ /7c7x-ts /S0vi,— �� •/c/ , Phone#:('? 12 F 72- S..','(:.VAll applications must be submitted by owner ora ompan d by letter from owner approving ubm al of application. ryoF Mailing address: ?/ rec/ii — /) s- /7? 6''/ Year built: /73c) Email: o�j,/t�z<r/Q-/jc,So,'/4/:/� 4,•� Preferred notification method: El Phone ® Email Agent/contractor: ( i;1srytiTt ,.J/� — Phone#: 6o ) 'E i -(-,SSS Mailing Address: //D off /65//�,-. 1 '7 a---,oc 1,Est� /� Ma_ SG 7 7 �— ,-/' ., Emailc_ria. C_o15cty-,o �y� L46, Preferred notification method: ® Phone 11 Email Descrtion of Prosed Wok: '51 ee,/,--_ 71/1 471: )-,- /5'12'. is "9,...„, ,_,,,,5,./, 14/ ra..,-( .54, ,..);, ,_C.- 6.-31 . 4 , • ch--- '•:.•• •st 5 f - _ Signed(Owner or agent): Date: //Zm/2-/ > Owner/contractor/agent is awa : that a permit is required from the Building Department.(Check other departments,also.) > If application is approved,ap. .val is subject to a 10-day appeal period required by the Act. > This certificate is good for one year from approval date or upon date of expiration of Building Permit,whichever date shall be later. > All new construction will be subject to inspection by OKH.OKH-approved plans MUST be available on-site for framing&final inspections. For Committee use only: X Approved Approved with Modifications Denied Rcvd Date: eaax�ri f r Denial: Amount �ro�ec� approved cis reviewed with choosen scicction of Cash/CK#: 3 • - - •. . t - ii - i : Z . - - • '`• Rcvd by: -\ , Signed: 45 Days: Approved by: .applicant shall seek OKH approval for any changes Richard Gegenwarth to these plans prior to the change Robert Wilkins being i Date Signed: Roseman/ Nicholls Paula Morrison 1 ) J� APPLICATION#: _f- OLP_V GENERAL SPECIFICATION SHEET Project Address: FOUNDATION: Material: ..e..AlJ re-- Exposure (Not to exceed 18"): 7 CHIMNEY: Material/Color: W p m i, GUTTERS: Material/Color: L( K t-- /-W bV4 , ROOF: Material:6lh%1 A1D11/ (il Pitch (7/12 min)%IN tr f Height to Ridge: % Color:( 18b , SIDING: Material/Style: Front: (-40,1241/2- G1 DO i17 Sides/Rear: Cbt211 - / 6 COLOR CHIPS Color: Front: Pri% Sides/Rear: ton . TRIM: All windows& doors to be trimmed with: lx 4igp (Circle one.) Material: �i /J-i' Color: L M'- DOORS: Qty: /2Material: MOP Color: W A7 Style/Size (if not listed/shown on elevations): *1� f2z7 ?5 STORM DOORS: Qty: 1Material:AIAM Color: .�(/(L, GARAGE DOORS: Qty: a Mat'I: Style: Color: WINDOWS: Qtv/side:: Front: If Left: 2-5 Right: le Rear: I 0 Color: tthiVef Manufacturer/Series: ©ciAJA ,_/ (A 1 /L Material: V000/ A WI Grilles (Required : Pattern (6/6,2/1,etc.) 1--' L Grille Type: True Divided Lite: 171 Snap-In: Between Glass: Permanent) Ap lied: Exterior Interi Y Por STORM WINDOWS: Qty: 620 Material: Q IN Kit)>U V($% Color: SHUTTERS: Mat'l: 1,012 Style: Paneled Louvered I Color: SKYLIGHTS: Qty: Q Fixed Vented Size Color: DECK: Size: f/ 'Z'ip I Decking Mat'l: ` 1' Color: 0.4) Railing Mat'l: WOW St le: ' ,SrE, --- Color:WI WALLS/FENCES*(Max 6' height): Height: Mat'I: Style: Color: (Show running footage & location on plot plan.) *Finished side of fence must face out from fenced in area. UTILITY METERS/HVAC UNITS: Location: l i(J - (M) Screening: i.3O LIGHTS: Qty: @ Style: Ib li / �j(iQ J il)V Color: eU :, Location(s): — L,c P LIGHT POSTS: Qty: (0 Material: Color: Location(s): Additional information: 2-General APPLICATION#: li \, 21'1 /-- m 1 I, I,ll . , . • I 1 -t, i •, , --. \ . .,1, , 1.-7.., It ( - .- r •si r/ • . ' '/ \-• • -,.:...• ',,,, - Ii „.„,... ,, ,, . a, :,1 v A i:-, J •.-. . ,..,_.. i , 0,- , ,-?..i, 1101;.-.,,,, 1 ,.,..%.:, ...f.• 1,,,\ . . , • 4 I/ Tr7.-;,-7- '1.,,:,..,..>:___•, ..,. i• _ , ..„ , . , . . . .. _1 ...- . . ,,,,i, ••• _ t It, ; ,• . . . . . . . 'I' smolialros......1.-1,-Noi.taximmig I ' .'*e'e .- , 11111.- • : - , ',o:, i, - 4 c .4 ., . ' ,•."' .' 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I,.I., .... .. . . . . . -4'..--i ' • .. ...---- - Itliti! .-,,i-:' '.‘, .. . •- --% .1 ,. .. \ , . ,;-4,+'-..-'," t•• - • • 4,t,,litt!' 1 . _ C 1:.'"Er., • e.. \ . • TOWN OF YARMOUTH 0� 1146 ROUTE 28,SOUTH YARMOUTH,MASSACHUSETTS 02664-4451 Telephone(508)398-2231 Ext.1292 Fax(508)398-0836 OLD KING'S HIGHWAY HISTORIC DISTRICT COMMITTEE WAIVER OF 45-DAY DETERMINATION The applicant/applicant's agent understands and agrees that due to the current declared National and State public health emergencies the determination of our Application for a Certificate of Appropriateness/Demolition/Exemption may not be made within 45 days of the filing of such application. The applicant agrees to extend the time frame within which a determination is to be made as required by the Old King's Highway Regional Historic District Act. SECTION 9 Meetings,Hearings, Time for Making Determinations "As soon as convenient after such public hearing; but in any event within forty-five (45) days after the filing of application, or within such further time as the applicant shall allow in writing, the Committee shall make a determination on the application. " Applicant understands that the review of this application will be scheduled as soon as the situation allows. Applicant/Agent Name (please print): /'14-17 Applicant/Agent signature: Date: /20 Application#: I A O 3/2020 122.68 N 123.17 ,,„, 122.75 122.76 Main St 123.20 123 _ 122.73 122.74 .�1 122.65 122.63 as 122.64 `� 122.77 123.15 , 122.78 123.16 / ce 122.79 122.62 122.80 123.14 `,r 122.82____/ „ , 122.81 a, „...--7\ \c-77\2.89 � /' 122.90 122.83.2 \\ / 122.84.1.1 >\\\\\./ 122.83.1 � `' 122.91 122.88 277 ROUTE 6A YARMOUTH PORT, MA 02675 "¢ finch = 147 feet w `re.,p.,4 Data and scale shown on this map are provided for planning and informational purposes only. YARMOUTH (MA) and Vision S Government Solutions are not responsible for any use for other purposes or misuse or misrepresentation of this information. 1/14/2021 TOWN OF YARMOUTH OLD KING'S HIGHWAY HISTORIC DISTRICT COMMITTEE ABUTTERS' LIST Applicant's (Owner) Name: C7,:• I g - 1 / / Property Address/Location: 2 4-71c. f•�rJ Pr.*, ,;1,! o a6''/ Hearing Date: ,9/42/0) Notices must be sent to the Applicant and abutters (including owners of land on any public or private street or way) who's property directly abuts or is across the street from the Applicant. Please provide the Assessor's Tax Map and Lot numbers only. The OKH Office will send out notices using the addresses as they appear on the most recent applicable tax list. Note: Instructions for obtaining the abutters Map and Lot numbers can be found on the Old King's Highway Department page on the Town website: www.yarmouth.ma.us Map Number Lot Number Applicant Information: Abutter Information: /. 79 8/ /ag9 /2.- 6v /02a 73 /.;? 2 7y , ,,A020 Application #: ! 8.2018 3 122/ 64/ / / WOLFF DINAH G Please use this signature to certify this list of properties P0BOX 146 YARMOUTH PORT , MA 02675-0146 directly abutting and across the street from the parcel located at: 277 Route 6A, Yarmouth Port, MA 02675 Assessors Map 122, Lot 80 122/ 74/ / / CLARK GORDON III kf�'i 141 ROUTE 6A Andy "achado, Director of Assessing YARMOUTH PORT, MA 02675 122/ 73/ / / JOHNSON WILLIAM F TRS C/O ROBINSON DOUGLAS C ' 4 CHURCH ST YARMOUTH PORT , MA 02675 122/ 80/ / / COMPASS ROSE ENTERPRISES LLC 277 ROUTE 6A YARMOUTH PORT, MA 02675 122/ 79/ / I MENCONI RALPH TRS MENCONI MARJORIE E TRS 1289 ROUTE 6A ' YARMOUTH PORT, MA 02675 122/ 81/ / / ELEPHANT HOUSE FOUNDATION INC C/O EDWARD GOREY HOUSE 8 STRAWBERRY LN YARMOUTH PORT, MA 02675 122/ 65/ C1/ / I 002. \ GREEN GATES LLC � ' 214 LEXINGTON AVE CAMBRIDGE , MA 02138 122/ 89/ / / TOWN OF YARMOUTH 11146 ROUTE 28 SOUTH YARMOUTH , MA 02664 122/ 65/ C2/ / GREEN GATES LLC 214 LEXINGTON AVE CAMBRIDGE , MA 02138 I122/ 65/ C3/ / GREEN GATES LLC C/O PROTHERO STEPHEN 214 LEXINGTON AVE CAMBRIDGE , MA 02138 I� t t " , :5 '1,11 5'si;,"'' The Commonwealth of Massachusetts William Francis Galvin, Secretary of the Commonwealth Massachuset ts Historical Commission December 16, 2020 Philip Baxter 1421 Main Street East Dennis, MA 02641 RE: Compass Rose Bed and Breakfast, 277 Route 6A (Main Street), Yarmouth, MA; MHC# RC.6 9023 Thank you for submitting a Project Notification Form (PNF) for the project referenced above, which was received at this office on November 19, 2020. The staff of the Massachusetts Historical Commission (MHC) have reviewed the information submitted and have the following comments. The proposed project consists of roof repair, structural repairs under the kitchen, and guest room renovations. The information provided indicates that the project will use federal Small Business Administration funds. Review of the Invent01y of Historic and Archaeological Assets of the Commonwealth indicates that the property at 277 Route 6A in Yarmouth, historically known as the Captain Joseph Eldridge House, is a contributing element of the N01ihside Historic District (YAR.A), which is listed in the National Register of Historic Places. Please be aware that the subject property is located within the Old Kings Highway Historic District, which is a Local Historic District and as such the project proponent must seek a Certificate of Appropriateness from the Old Kings Highway Historic District Committee. After review of MHC's files and the information submitted, MHC has determined that the proposed project will have "no adverse effect" (36 CFR 800.5(6)) provided that the following condition is met: the proponent receive a certificate of appropriateness from the Old Kings Highway Historic District Committee. These comments are offered to assist in compliance with Section 106 of the National Historic Preservation Act of 1966 (36 CFR 800). Please do not hesitate to contact Elizabeth Sherva of my staff if you have any questions. Sincerely, �� Brona Simon State Historic Preservation Officer Executive Director Massachusetts Historical Commission xc: Small Business Administration 220 Morrissey Boulevard, Boston, Massachusetts 02125 (617)727-8470 • Fax: (617) 727-5128 www.sec.state.rna.us/mhc -- -- � - w �; - �. 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Consult your CartalnTe•d dealer for color availability, WARNING: FOR LOW-VOLUME RAIN AND SALT -FOO AREAS - aw warranty regarding the use of aluminum gudsrs In 010110 areas, r®+ Oxford 42012) !011 Sherwood Forest Stonegate Gray Terra Cotta Weathered Wood .M ILI , Ott •, - _ _ ) 1 ' •l•_ ye V - ... In 16 it IL Nsp as I. It jai 1% \r, _ - _ y- a•'• �.. •'l Sjwa;ra .J5a�.�t r`a. ` �•;,. 5•• �+i • ar-. Ac �i:7� MMNN�•.yxi +y AN ++L� ��l•�"a}y rt i•t'.a '��i- xy�II��. 1I��,�I:JL11��,ta[ �a,y�l�ay.:i'�}"t.. "'•. 4 IN t ti"�•�, Y"' \K '>'�f i y Y' v . 1 - 1,�' �•i>>a 1'a,'.�'�,j� rr s `ti a .f4ltlkl. ��r'•�,"'c yi<� �" IN D'i+ t Sr ` .�"•-,-• Isla eI- Dark tdo es, triple -laver thickness and randant laani,nated tabs provide the depth and dimension oft al slate. fl�-Vier >e.! tit ?:.'}•e I•a•, lw, V�y�.' • , •fes'• -Ask Tic Jy•,.t1ar ::s 110 State Road, Suite 7, Sagamore Beach, MA 02562 Ph (508) 888-6555 – F (508) 888-6566 www.conservgroup.com Page 1 of 2 Old Kings Highway Committee March 3, 2021 Town of Yarmouth 1146 Route 28 South Yarmouth, MA 02664 Re: Application 21-A020, 277 Route 6A Please accept this letter as follow up to our meeting of February 22nd and subsequent site inspection of March 1st. The applicant is seeking approval from the Committee for removal of the existing slate materials from the upper low sloped portion of the roof, (not the mansard portion of roof) at 277 Route 6A. The existing materials will be replaced with fiberglass/asphalt shingles meeting the committee’s specified design and color. During our first meeting, a question was raised by Mr. Fred Ecker, who attended as an abutter and introduced himself as an Historic Preservation Contractor. Mr. Ecker stated that slate roofing lasts “100 years plus” and that the option of repairing rather than replacing the roof should be explored. Mr. Bob Kelly of the Yarmouth Historic Commission also attended as an abutter and stated that the roof on this building was constructed between 1850 and 1880. The Committee and Mr. Ecker were invited on site on March 1st to view the existing roof and form their own conclusion of the viability of a repair. With all parties having witnessed the current condition, the applicant again submits that with the roof’s age of 141 to 171 years old, it is well beyond its serviceable life span and is in need of replacement rather than repair. (See attached, NPS Preservation Brief 29 and Hoffman Architects Journal of Architectural Technology.) With the understanding that a complete replacement is warranted, we ask that the Committee return to the discussion of the earlier application considering the following. The aforementioned application is in compliance with the Old King’s Highway Regional Historic District Commission Bulletin Section 10(a) which states that the Committee shall pass upon: “The appropriateness of exterior architectural features of buildings and structures to be erected within the district. Section 3 – Definitions “Exterior architectural feature” – the architectural style and general arrangement of such portions of the exterior of a building or structure so designed to be subject to view from a public way or public place: including kind, color and texture of the building materials of such portion or type of all windows, doors, lights and signs and other fixtures to such portion. 110 State Road, Suite 7, Sagamore Beach, MA 02562 Ph (508) 888-6555 – F (508) 888-6566 www.conservgroup.com Page 2 of 2 In the Committees comments during the meeting of Feb 22nd, and again on our site inspection of March 1, observations were made by all members that the materials on the portions of roof under review were indiscernible from any vantage point on a public way. As defined in the bulletin, “In passing upon appropriateness, demolition or removal, the Committee shall determine whether the features involved will be appropriate for the purposes of this act and such application may be approved without substantial detriment to the public welfare and without substantial derogation from the intent and purpose of this Act.” We propose that the change in materials on this upper roof section will be neither a substantial detriment to the public welfare nor a substantial derogation from the intent and purpose of the Act. Finally, section 10 goes on to say “The committee shall consider settings, relative size of buildings and structures, but shall not consider detailed designs, interior arrangement and other building features not subject to public view. The Committee shall not make any recommendations or requirements except for the purposes of preventing changes in exterior architectural features obviously incongruous to the purposes set forth in this Act. In reviewing the applicable standard of the bulletin, in an earlier decision, Massachusetts District Court Justice Richard O. Staff noted that “The use of the adverb modifier “Obviously”, which means manifestly, plainly, or evidently, makes clear that the Committee should not examine proposed changes through the eyes of a highly trained and experienced architect specializing in the field of preservation and restoration of historical buildings but rather than through the eyes of the ordinary person.” Not only has the board commented on the indiscernible characteristics of the upper roof, but Ms. Dinah Wolfe, the only other public commenter at the meeting on February 22nd and lives directly across the street, also expressed no concerns over the proposed change. In summary, the proposed roof replacement, limited to the upper, low slope portion of the roof and not the very visible mansard portion, has been deemed effectively unable to be seen from a public way, and should be determined to be not a substantial detriment to the public welfare and without substantial derogation from the intent and purposes of the OKH Act. Therefore, we respectfully request that the commission approve this application as previously submitted. Respectfully, Michael Hilsinger ConServ Group, Inc. 2/26/2021 Preservation Brief 29: The Repair, Replacement and Maintenance of Historic Slate Roofs https://www.nps.gov/tps/how-to-preserve/briefs/29-slate-roofs.htm 1/2 The white blotches on these Pennsylvania Soft- Vein slates indicate areas where gypsum is leaching out onto the surfaces of the slates. Photo: Jeffrey S. Levine. Paper thin lamination can be seen flaking off this weathered, 120 year piece of Pennsylvania Hard-Vein slate. Photo: Jeffrey S. Levine. Deterioration of Slate and Slate Roofs The durability of a slate roof depends primarily on four factors: the physical and mineralogical properties of the slate; the way in which it is fabricated; installation techniques employed; and, regular and timely maintenance. The first three of these factors are examined below. The maintenance and repair of slate roofs are discussed in later sections of this Brief. The natural weathering of roofing slate manifests itself as a slow process of chipping and scaling along the cleavage planes. Paper thin laminations flake off the surface of the slate and the slate becomes soft and spongy as the inner layers begin to come apart, or delaminate. The nature of the sound given off by a slate when tapped with one's knuckles or slating hammer is a fair indication of its condition. Highgrade slate, when poised upon the fingertips and struck, will emit a clear, solid sound. Severely weathered slates are much less sonorous, and give off a dull thud when tapped. The weathering of slate is chiefly due to mineral impurities (primarily calcite and iron sulfides) in the slate which, in concert with alternating wet/dry and hot/cold cycles, react to form gypsum. Because gypsum molecules take up about twice as much volume as calcite molecules, internal stresses result from the reaction, causing the slate to delaminate. This type of deterioration is as prominent on the underside of the roof as on the exposed surface due to the leaching and subsequent concentration of gypsum in this area. Consequently, deteriorated roofing slates typically cannot be flipped over and reused. The chemical and physical changes which accompany slate weathering cause an increase in absorption and a decrease in both strength and toughness. The tendency of old, weathered slates to absorb and hold moisture can lead to rot in underlying areas of wood sheathing. Such rot can go undetected for long periods of time since, often, there is no accompanying leak. Due to their loss of strength, weathered slates are more prone to breakage, loss of corners, and cracking. Slates with low calcite content tend to weather slowly. Dense slates, with low porosity, likewise decay slower than slates with equal calcite, but with a greater porosity. The pitch of a roof can also affect its longevity. The steeper the pitch, the longer the slate can be expected to last as water will run off faster and will be less likely to be drawn under the slates by capillary action or driven under by wind forces. Spires and the steep slopes of Mansard roofs often retain their original slate long after other portions of the roof have been replaced. Areas of a roof subject to concentrated water flows and ice damming, such as along eaves and valleys, also tend to deteriorate more rapidly than other areas of the roof. Mechanical agents, such as thermal expansion and contraction and the action of frost, are subordinate in the weathering of slate, coming into play only after the slate has been materially altered from its original state by the chemical transformation of calcite to gypsum. The more rapid deterioration of slates found on roof slopes with the most severe exposure to the sun, wind, and rain (typically, but not always, a southern exposure) may be attributable to the combined result of the deleterious effects of impurities in the slate and mechanical agents. Atmospheric acids produce only negligible deterioration in roofing slate. It is difficult to assess the procedures by which a piece of slate has been fabricated without visiting the quarry and observing the process first hand. The location and size of nail holes, grain orientation, the condition of corners, and the number of broken pieces are all things which may be observed in a shipment of slate to judge the quality of its fabrication. Nail holes should be clean and with a shallow countersink on the face of the slate y eq . The pitch of a rfoof can also affect its a g p y e p longevity. The steeper terhe pitch, the longer terhe slate can be expectedgyeepe p g p to last as water werill run off faster anerd will be less likely to be drawny under terhe slates by capillary action or drriven under bery wind forces. 2/26/2021 Preservation Brief 29: The Repair, Replacement and Maintenance of Historic Slate Roofs https://www.nps.gov/tps/how-to-preserve/briefs/29-slate-roofs.htm 2/2 View of these slates laid on open sheathing shows that delamination and flaking are just as bad or worse on the underside of slates as on the exposed surface. This is why most slates cannot be flipped over for reuse. Photo: Jeffrey S. Levine. for the nail head; grain oriented along the length of the slate; and, corners left whole. An allowance for 10% breakage in shipment is typically provided for by the quarry. Installation problems often involve the improper nailing and lapping of slates. The nailing of slates differs from that of other roofing materials. Slate nails should not be driven tight as is the case with asphalt and wood shingles. Rather, they should be set such that the slate is permitted to hang freely on the nail shank. Nails driven too far will crack the slate and those left projecting will puncture the overlying slate. Nail heads left exposed accelerate roof deterioration by providing a point for water entry. Non-ferrous slater's nails, such as solid copper or stainless steel, should always be used since plain steel and galvanized nails will usually rust out long before the slate itself begins to deteriorate. The rusting of nineteenth century cut nails is a common cause of slate loss on historic roofs. When joints are improperly broken (i.e., when slates lap the joints in the course below by less than 3" [7.5 cm]), it is possible for water to pass between the joints, through the nail holes and ultimately to the underlying felt, where it will cause deterioration and leaks to develop. Insufficient headlap can also result in leaks as water entering the joints between slates may have a greater tendency to be wind blown beyond the heads of the slates in the course below. Occasionally, individual slates are damaged. This may be caused by falling tree limbs, ice dams in gutters, valleys, and chimney crickets, the weight of a workman walking on the roof, or a naturally occurring fault in the slate unit. Whatever the form of damage, if it is caught soon enough, the roof can usually be repaired or selectively replaced and deterioration mitigated. The ability to lay slate properly so as to produce a watertight and aesthetically pleasing roof requires training, much practice, and the right tools. The installation and repair of slate roofs should be entrusted only to experienced slaters. As a Project Architect with Hoffmann Architects, Inc., Deborah J. Costantini, AIA has specialized expertise in the design and maintenance of slate roofs. Project Coordinator Benjamin J. Robinson, Assoc. AIA develops design solutions for slate rehabilitation that apply new technologies to the historic roof restoration process. Deborah J. Costantini, AIA and Benjamin J. Robinson, Assoc. AIA Journal of architectural technology published by Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. I S S U E 4 / 2 0 0 8 V O L U M E 2 5 N U M B E R 4 Care and Preservation of Slate Roofs Accustomed as we are to the complicated roof systems of today’s construction, with waterproof mem- branes, insulation board, ballast, and adhesives, it can be hard to imagine that simple stone slabs nailed to a plain wood roof deck could protect against the elements for upwards of a century. But that is exactly what a slate roof does, provided it has been properly designed and maintained. Al- though they cover buildings through- out New England and dotted around the country, from the humble country cottage to the imposing cathedral, slate roofs have become an endan- gered species, not because they have reached the end of their serviceable life, but rather due to a lack of infor- mation about their repair and upkeep. Because so many rooﬁng professionals, while knowledgeable about contem- porary rooﬁng materials, do not have much experience with natural stone, slate roof owners are plagued with a barrage of misinformation—and incorrectly performed repairs. Walk- ing on the roof during installation or selecting the wrong type of fasten- ers for replacement slates could lead to cracked stone pieces tumbling off the roof: dangerous, unsightly, and a source of leaks. Even worse is the slate roof owner who dutifully invests in a full roof replacement, only to learn that the original roof still had ﬁfty-plus years of useful life, and that the new roof, incorrectly installed, is beginning to crumble after just a few short years. So when is it necessary to replace a slate roof? And what maintenance is needed to keep the roof in good condition? A variety of new products are on the mar- ket, from synthetic slate to photovoltaic shingles. When would these be appropri- ate technologies to consider, and how do they integrate with traditional rooﬁng? With regular maintenance and appropriate, periodic repairs, a well-designed slate roof can last upwards of a century. 2 J O U R N A L While slate rehabilitation can raise many questions, caring for a historic roof need not be a painful process. After all, the material is durable, and the construction elegantly simple. The solution lies in knowing what to look for, and how to approach any prob- lems that do arise. How and When to Inspect a Slate Roof Why inspect the roof? Adequate drainage is a critical component of a properly functioning slate roof system. For this reason, slate roofs typically have a high slope, so that water runs off as quickly as possible. When leaves and other waste are allowed to ac- cumulate on the roof or in gutters, water becomes trapped, creating a potential source for leaks. To prevent this problem, simple gutter cleaning and debris removal in the spring and fall, along with inspections for signs of damage to the drainage or snow guard systems, should be performed twice a year. Basic rooﬁng steward- ship, including the early identiﬁcation of problem areas, is essential to a slate roof’s longevity. When should major investigations occur? Every 5 to 7 years, a more thorough inspection by a qualiﬁed rooﬁng professional should be conducted to identify deteriorated conditions. Wait- ing until problems are so obvious and pervasive that they can no longer be ignored only leads to more costly re- habilitation, with the added likelihood of interior and structural damage. A detailed, routine investigation can help to identify minor deterioration and maintenance issues which can then be addressed promptly, before they become serious problems. How should the inspection be conducted? Such surveys should be completed initially from the ground, with the use of binoculars, to assess the overall condition of the roof. However, because some defects are only evident on closer inspection, use of a ladder or lift to access all roof areas is an important part of a thorough inves- tigation. Avoid walking on the roof! Slate cracks easily, and some hairline fractures may not create observable problems until months or even years down the road, when the slate begins to break apart, permits water entry, and eventually slides off the roof. Who should perform the survey? Twice-yearly seasonal inspections for general conditions can be performed by building maintenance personnel, but more comprehensive roof system investigations should be conducted by an architect or rooﬁng design profes- sional experienced with slate rehabili- tation. What needs to be inspected? Assess the condition and quality of installation for each component of the slate roof system: • Slate. Document cracked, broken, misaligned, delaminated, or missing slates. “Sounding” a slate by tapping it with knuckles or a slating hammer can help determine its integrity; a dull thud can indicate poor condi- tion, whereas a full, deep sound generally means the slate is intact. • Flashing. A slate roof is only as good as the weakest ﬂashing detail. Broken slates Missing fasteners Bent snow guards Damaged ﬂashing Deteriorated roof deck Loose gutters 3 V O L U M E 25 NUMBER 4 Slates may last centuries, but ﬂashing must be maintained and replaced periodically. Look for loose and missing fasteners, and ﬂashing that exhibits deformation, wearing, cor- rosion, or pin holes. Open seams and missing ﬂashing members are also common sources of water entry. Areas to investigate include: ridge, hip, valley, roof-to-wall, drip edge, and step ﬂashing. • Drainage system. Deterioration of copper gutters and drainage attach- ments manifests similarly to ﬂashing damage. Check for the signs of distress listed above at gutters, con- ductor heads, leaders, attachments, and related ﬂashings. • Substrate/roof deck. Inspect the rafters and sheathing for moisture staining. Test probes, involving re- moval of selected slates to expose the substrate, can be used to deter- mine if wood rot is present when attic space is inaccessible. • Fasteners. Conﬁrm the condition and material of nails and other fasteners. Copper or steel nails are generally found on most slate roofs, but replacement slates or ﬂash- ings may have been secured with inappropriate fasteners, which may deteriorate prematurely. • Accessories. Check the stability, proper functionality, and correct installation of snow guards, lightning protection systems, and other safety devices. How should information from the inspection be collected and used? To create a record of the survey, both for immediate repairs and for long-range maintenance planning, document deterioration conditions and sites of previous repair work in a written report, supplemented with photographs and drawings where possible. Prioritizing repairs and Synthetic Slate Shingle Rooﬁng: When Is It a Viable Option? Why synthetic slate? Because natural slate roofs can last up to 100 years or more, property owners are often surprised when roof replacement is recommended. Rehabilitation of slate roofs can be both expensive and time intensive, requiring specialized craftsmen (slaters), tools, and accessories. Natural slates often break during shipment, such that additional quantities must be purchased. Plus, material lead times can drastically stretch out the timeline of the project. To circumvent these challenges, some slate roof owners have turned to syn- thetic slate shingles as an alternative rerooﬁng option. Synthetic slate rooﬁng is relatively inexpensive and can be installed quickly by a standard rooﬁng crew, using pneumatic nail guns with standard rooﬁng nails. Lead times for materials are shorter than those for natural slate. And, overall, the weight of the syn- thetic material is far less than that of traditional slate, allowing for a slate-like appearance on a structure that could not bear the load of natural stone. What is synthetic slate? Numerous manufacturers produce synthetic slate shingles. Product composition varies from rigid ceramic materials to semi-ﬂexible shingles made with post-indus- trial waste rubber and plastics. While the real-time life expectancy of synthetic slate is not proven, laboratory testing has projected its useful life to be 40 to 60 years. How do synthetics compare with natural stone? Just as with natural slate, the lifespan of a synthetic roof is dependent on the quality of the weakest element. Heavy gauge metal ﬂashings, heavy rooﬁng underlayments and bituminous ice and water barriers are key aspects to a successful synthetic slate roof. Properly detailed conditions, such as intersec- tions at dormers, chimneys, vent stacks, and skylights, as well as hips, valleys and ridges, are important design considerations. Colors, textures, shingle sizes, and edge proﬁles of existing slate can all be mimicked with synthetic shingles. To determine if the “look” of the synthetic is acceptable when compared to the natural stone, product samples and test panels should be assessed in position on the roof. Often, synthetics have a slight sheen and in some cases appear too regular in their coursing, yielding an unnatural and potentially unappealing appearance. Where might synthetic slate be suitable? A design professional should be able to offer guidance in choosing an appropri- ate synthetic or natural slate for a speciﬁc building. Is the structure to receive the new roof in a historic district or considered to be a landmark building? Can the roof structure bear the load of natural slate? What is the budget for the project? There are many questions that an architect will answer prior to recommending a speciﬁc rooﬁng product, whether synthetic or natural slate. Regardless of the material selected, proper detailing of the roof using quality products, thorough design documents, and certiﬁed installers is what yields a successful outcome.(continued on page 4) 4 J O U R N A L budgeting for larger-scale remediation projects can be simpliﬁed with clear records of ongoing and emerging problems. Results of maintenance efforts can also be tracked to deter- mine the solution’s effectiveness. Maintenance and Repairs Documenting signs of deterioration is an important ﬁrst step in caring for a slate roof, but it is insufﬁcient to record problems yet wait until they require major rehabilitation to add them to the facility maintenance schedule. In conjunction with bian- nual inspection of the roof assem- bly, building personnel should also perform routine cleaning and repairs, guided by a maintenance agenda such as the following, but tailored to the needs of the speciﬁc structure type, occupancy demands, and exposure: Clear debris. Remove leaves, branches, dirt, and other waste from gutters, valleys, and penetrations. Clear any ob- structions in gutters and downspouts, both seasonally and after major storms. Repair/replace ﬂashings. Open seams and missing or inappropriate securement can be repaired, while deteriorated ﬂashings will need to be replaced. Copper ﬂashings can be replaced in kind, with a minimum of 16-ounce copper, although a heavier, 24-ounce weight is preferred for erosion-prone areas like valleys and gutters. Lead-coated copper is also commonly used for historic restora- tion, because of its durability in repair applications. To extend the life of existing ﬂash- ings, by sometimes as much as ten to twenty years, appropriate coatings can be applied, such as an elasto- meric rooﬁng membrane (e.g. GAF Topcoat). Check ﬁrst to be sure the coating is compatible with the ﬂash- ing material and with the slate roof system. Install membrane ﬂashings. Replace- ment of metal ﬂashings or gutters provides an opportunity to add or replace ice and water barriers along eaves or at valleys. Although many older slate roofs were constructed without membrane ﬂashings and remained leak-proof for decades, new developments in underlayment ma- terials provide added security should the slate or ﬂashing become dam- aged by weather events, fallen trees, or other unexpected circumstances. Secure loose and misaligned slates. Position the slate and secure it with appropriate rooﬁng nails in the over- lying slots, covered with a bib ﬂashing. Alternatively, use a slate hook, which is a curved, copper or stainless steel metal device which hooks under the slate at the exposed edge. Strap hang- ers might seem to function similarly to slate hooks, but these are not only large and unsightly, they also tend to deﬂect, allowing the slate to slip out. Replace deteriorated or missing slates. To remove a broken or damaged slate, a slate ripper can be used to extract the existing nails. The slate then slides out, and a new one can be inserted using either the nail-and-bib or slate hook techniques described above. When multiple slates have deterio- rated in a given area, substrate issues may be the source of the problem and should be addressed before replacing the overlying slates, lest the problem recur. For larger replacement areas, slate should be removed in a py- ramidal shape. A diminishing number of slates at higher courses allows for proper nail positioning at installation and minimizes the use of bibs. To avoid a patchwork of obvious replacement slates, matching by color, size, and texture is an essen- tial part of any slate replacement effort. When available, attic stock can be used, or extra materials can be ordered during a replacement project to maintain stock for future repairs. A knowledgeable rooﬁng design professional should be able to identify the slate type on your roof and its origin, and should be able to locate matching slate, either salvaged or newly quarried. Replace damaged safety accessories. Snow guards that are bent or broken should be replaced promptly, as large drifts of snow are potentially danger- ous, both in themselves and in their tendency to loosen and dislodge slates, which can then fall from the roof. For any repair or maintenance work, new materials and installation details should produce a roof area with a serviceable life comparable to that of existing sections, when possible. Ap- propriate and well-performed repair measures may aid in remedying im- mediate failures, in turn delaying—or preventing—more extensive repairs or replacement. When to Replace a Slate Roof A properly installed and well main- tained slate roof has a life expectancy of 60-125 years or more, depend- ing upon the building location, slate type, and roof pitch. However, poorly performed repair work or neglected ﬂashings and other details can signiﬁ- cantly shorten a slate roof’s lifespan. To determine the appropriateness and cost-effectiveness of repairs as com- pared with replacement, a roof design “A slate roof is only as good as the weakest flashing detail.” (continued from page 3) When to Replace a Slate Roof A properly installed and well main- tained slate roof has a life expectancy of 60-125 years or more, depend- ing upon the building location, slate type, and roof pitch. However, poorly performed repair work or neglected ﬂashings and other details can signiﬁ- cantly shorten a slate roof’s lifespan. 5 V O L U M E 25 NUMBER 4 professional will conduct a thorough evaluation of the roof assembly. Repair is usually indicated when: • Less than 20% of slates on a given roof or roof slope are damaged; • The roof is not complex, with mini- mal ﬂashing details; • Overall, the slate is in good condi- tion, and ﬂashings are at least in fair shape; • The roof still has a signiﬁcant bal- ance of its expected serviceable life remaining; and/or • Historic signiﬁcance makes preserva- tion a priority. Replacement should be considered when: • 20% or more of slates on a given roof or roof slope are damaged; • Slate deterioration areas are perva- sive and throughout multiple slopes; • Flashings in need of replacement are complex, requiring excessive manipulation and maintenance of the slates; • Multiple areas or challenging loca- tions of damaged slates necessitate extensive removal, risking breakage of additional slates; and/or • Slate is in fair to poor condition overall, with little remaining service- able life. Because the detailing and craftsman- ship of original slate roofs contribute to the character of historic buildings, they should be repaired rather than replaced whenever possible. However, because the majority of slate roofs were installed around the turn of the 20th century, many are now reaching the end of their serviceable life. Before rushing into a full-scale replacement, however, consult an experienced slate roof design professional to rule out worn ﬂashings, clogged gutters, poor attic ventilation, or other sources of moisture; isolated replacements — for example, of a single roof slope — may be sufﬁcient. In the case of older roofs, planning ahead and budgeting for eventual re- placement can prevent hasty decisions and inferior detailing when problems become urgent. An architect with ex- perience in slate roof design can specify a new slate roof which matches, as closely as possible, the existing roof, in slate type, coursing style, and detailing, even for a complex roof. All materi- als used, from ﬂashings to nails, should have a lifespan comparable to that of the slate, with a single metal, such as copper, selected for all ﬂashings, gutters, downspouts, and metal roofs, to avoid corrosion by galvanic action between dissimilar metals. Finally, availability of matching new or salvaged slates should also be consid- ered in the repair/replacement decision process. Even when replacement is necessary, temporary repairs may have to sufﬁce to allow time for locating, ordering, and delivering the slates. Preservation of Slate Roof Character Before major repair or replacement projects are undertaken, documenta- tion of a slate roof’s unique detailing Integrating Solar Power with Traditional Stone Is it possible to combine alternative energy rooﬁng technologies with traditional slate rooﬁng systems? Surprisingly, the answer is yes. Photovoltaics (PV) in rooﬁng have become increasingly mainstream; from integrated solar modules in EPDM membrane to rack mounted rigid rooftop solar panels, Building Integrated Photovoltaic (BIPV) systems harness the power of the sun and create clean and free electricity for a building owner. One way to integrate a PV system with a slate roof is with a product called “Sunslates.” Sunslates are dimensionally the same as a slate shingle and are installed the exact same way by a roofer. They clip together in series to cre- ate a low voltage electrical circuit, and an electrician connects the system to the building’s electrical panel. A variety of local and federal rebates and incentives are available to offset the cost of a BIPV system, generating return on the investment in a short period of time. Your rooﬁng design professional can guide you through the process. If a slate roof rehabilitation is imminent, and alternative energy methods desired, BIPV rooﬁng may be the answer. Consider integrating Sunslates or another solar rooﬁng technology with your traditional slate roof. Then, sit back, relax, and watch you electric meter spin backwards!COURTESY ATLANTIS ENERGY SYSTEMS, INC.Replacement should be considered when: •20% or more of slates on a given roof or roof slope are damaged; •Slate deterioration areas are perva- sive and throughout multiple slopes; •Flashings in need of replacement are complex, requiring excessive manipulation and maintenance of the slates; •Multiple areas or challenging loca- tions of damaged slates necessitate extensive removal, risking breakage of additional slates; and/or •Slate is in fair to poor condition overall, with little remaining service- able life. J O U R N A L 6 and style should be made, such that new sections can cleave to the original design as closely as possible. In ad- dition to matching the size, shape, color, and texture of the individual slates themselves, which may vary at different points along the roof slope or randomly along courses, replicating detailing along hips, ridges, and valleys is also important to preserving the character of a slate roof. Standard grade roofs, which are the most common, use uniform slates of consistent length and width, with even cleavage at the edges. Headlaps, the overlap of each slate with the courses above it, and sidelaps, the lateral spac- ing of slates in relation to the courses above and below, are regular. Random width or textured roofs use slates of various thicknesses, widths, and tail lengths to create a less uni- form appearance. Cleavages may be uneven at the bottom, and slates may range in color and texture. Graduated roofs employ thicker, larger slates at the eaves, and gradually dimin- ish in slate size along the slope, with the smallest, thinnest slates at the ridge. Hips and ridges, the upper unions of two adjacent roof slopes, could be covered with specially cut slates in a variety of arrangements, or might be ornamented with ﬂashing formed of sheet metal or terra cotta. Valleys, at the internal angle of two roof slopes, shed the bulk of water runoff and so must be particularly well protected. As such, they may employ metal ﬂash- ing, with slates overlapping at the sides (open valley), or they may have slates overlying a metal lining (closed valley). Construction style may also vary as to type of sheathing, ranging from wood boards or battens to concrete and steel. Even where materials and slate coursing have been duplicated ac- curately, failure to appropriately specify and secure the substrate may threaten the longevity of a slate roof installation. Pitfalls to Avoid Design problems. Insufﬁcient pitch leads to slower water runoff, which permits moisture entry into the slate by capillary action. Roof areas that are permitted to remain in prolonged contact with water, such as along eaves or valleys with insufﬁcient drain- age, deteriorate more rapidly than do areas that can dry out quickly. Use of soft slates also shortens a roof’s useful lifespan. Installation problems. Improper nailing of slate, with nails driven in too tightly or with nail heads left exposed, can crack the stone or puncture overly- ing slates. Plain steel or galvanized nails used instead of solid copper or stainless steel will rust prematurely, necessitating roof replacement even while the slate itself is still sound. Design ﬂaws, such as failure to leave sufﬁcient headlap or sidelaps, permit water to pass through joints between slates, leading to leaks. Repair problems. Rooﬁng mastic ap- plied to damaged slates or ﬂashings may be a tempting quick ﬁx, but the black paste is not only unsightly, it is also prone to crack and to accelerate metal corrosion. Mastic is also difﬁcult to re- move, making future repairs a challenge. Replacing solid wood sheathing with cheaper plywood or pressure-treated (continued on page 8) Problem Diagnosis Solution Design Pitfalls to Avoid Design problems. Insufﬁcient pitch leads to slower water runoff, which permits moisture entry into the slate by capillary action. Roof areas that are permitted to remain in prolonged contact with water, such as along eaves or valleys with insufﬁcient drain- age, deteriorate more rapidly than do areas that can dry out quickly. Use of soft slates also shortens a roof’s useful lifespan. 7 Slate Rooﬁng Experience in working with historic materials, along with technical expertise in applying new technologies, makes Hoffmann Architects’ project archi- tects and engineers uniquely suited to restoring and replacing slate rooﬁng. Resolving deterioration at the outsides of buildings is the ﬁrm’s exclusive focus. As such, our project teams commit to a detail-oriented approach to rooﬁng projects, beginning with a thorough investigation into the slate, ﬂashing, and underlayment conditions. Compre- hensive document preparation and construction administration see that installation is completed as designed. Hoffmann Architects’ speciﬁc experi- ence with slate rooﬁng includes: New York Public Library St. George Library Center Staten Island, New York Slate Roof Investigation Columbia University Casa Hispanica New York, New York Slate Roof Rehabilitation, Part of 60-Building Master Plan Goodwin Square Hotel Hartford, Connecticut Slate Roof and Façade Rehabilitation Former Southern New England Telephone Company Central Ofﬁces Various Locations, Connecticut Slate Roof Replacement and Masonry Repairs at Five Ofﬁces Queensborough Community College Oakland Building New York, New York Synthetic Slate Shingle Roof Replacement University of Maryland, Eastern Shore Physical Education and Health Building Princess Anne, Maryland Slate Roof Investigation Lockwood Mathews Mansion Museum Norwalk, Connecticut Slate Roof Rehabilitation Scholastic Inc. New York, New York Slate Roof Replacement and Cast-Iron Façade Rehabilitation V O L U M E 25 NUMBER 4 Smithsonian Institution Arts & Industries Building Washington, District of Columbia Slate Roof Repairs Wellesley College, Tower Court (pictured), Severence Hall and Claﬁn Hall in Wellesley, Massa- chusetts. Slate Roof Replacement and Building Envelope Rehabilitation Fairﬁeld University, McAuliffe Hall (pictured), and Bellarmine Hall in Fairﬁeld, Connecticut. Slate Roof and Building Envelope Rehabilitation Hoffmann Architects, Inc. 2321 Whitney Avenue Hamden, CT 06518 ADDRESS SERVICE REQUESTED JOURNAL is a publication of Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. The ﬁrm’s work includes investigative and rehabilitative architecture and engineering services for the analysis and resolution of problems within roofs, facades, glazing, and structural systems of existing buildings, plazas, terraces and parking garages. Please send news, technical information, address changes or requests for free subscriptions to Editor, Hoffmann Architects JOURNAL, 2321 Whitney Avenue, Hamden, CT 06518. For information on the services offered by Hoffmann Architects, Inc., contact our Marketing Coordinator at 800-239-6665 or: 2321 Whitney Avenue Hamden, CT 06518 203-239-6660 500 Fifth Avenue, Suite 830 New York, NY 10110 212-789-9915 2611 Jefferson Davis Highway, Suite 200 Arlington, VA 22202 703-253-9800 For more information on the topics discussed in this article, visit us on the web at www.hoffarch.com or contact us at email@hoffarch.com. Editor: Alison Hoffmann Production: Margaret Bailey J O U R N A L wood can lead to shrinking and resultant displacement of overlying slates, as can uneven or loosely nailed wood boards. Thin, substandard replacement ﬂash- ings can create serious water inﬁltra- tion problems, even if the surrounding slate is in excellent condition. At- tempting to save money by skimping on ﬂashing details is poor economics: the expense of duplicate repairs is greater than the cost of doing it right the ﬁrst time. Protecting Your Investment Slate, installed correctly and main- tained with due diligence, is one of the most durable of building materials. A (continued from page 6) Failure to match the color, proﬁle, and texture of existing slates when selecting replacements can lead to an unattractive patchwork appearance. hundred-year-old roof is a testament to nature’s endurance and to the craftsman- ship and skill of its artisans and caretak- ers. To preserve such a historic treasure, and to avoid the unneces- sary expense of re- peat repairs, it’s worth taking the time to ﬁnd an experienced slate design professional to evaluate the roof and design a maintenance and rehabilitation strategy. Learning the fundamentals of slate roof protec- tion will enable the slate roof owner or facility manager to stay abreast of developing problems, to prevent premature deterioration where pos- sible, and to budget and plan for major rehabilitation. Investigating contemporary innova- tions in products and techniques may be appropriate for your roof—al- though there is nothing wrong with sticking to tried-and-true materials and methods. After all, traditional slate roofs use natural materials to provide distinctive character and sound wa- terprooﬁng that lasts for generations. Now that’s sustainable design.