Amazon Web Services...CustomerInfo: Job#:N/A NA-Devine,Brendan 350121stAvenueNorth,...

Brendan and Jody Devine 3501 21st Ave N

Arlington, VA 22207 (703) 527-‐2627

Historic Affairs & Landmark Review Board c/o Historic Preservation Program 2100 Clarendon Blvd, Ste 700 Arlington, VA 22201 Subject: Request to replace existing pressed tin shingle roof with architectural asphalt shingles. Members of the Board:

The following is submitted in support of our request to replace the existing section of pressed tin shingles with architectural asphalt shingles.

1. Background: Our residence at 3501 21st Ave N currently has a composite roof measuring approximately 20 squares in size (2000 sq ft). Of that, roughly 700 sq ft (one third) consists of original Victorian pressed tin shingles. The majority of the remainder is both new architectural asphalt, which was installed in 2012 concurrent with a new addition, and new standing seam metal (installed on front porch in 2014). The pressed tin shingle section has exceeded its life span and requires replacement due to material failure (water is beginning to seep into the attic during heavy rains). In 2011 we contracted with a restoration specialist in hopes of completely rehabilitating the original roof. Due to the level of material decay, our only option to extend the lifespan was the application of a latex sealant over the shingles, which we did. This process, despite costing over $5,000, only adds an additional few years to the roof life. Five years have passed, and the roof is now leaking into the attic and has reached the point where replacement is the only option. 2. Professional Evaluation. In late 2016, we sought estimates for replacement from two local and well-‐known roofing contractors: Alpharain Inc, and Augustine Roofing. Both contractors have worked on a number of roofs in the Maywood District on approved roof replacements, both asphalt and stamped tin. In order to assess all options, we requested that both contractors provide us estimates for replacement with pressed tin shingles, standing seam, and architectural asphalt shingles. Alpharain declined to provide a written estimate because they are not taking on new work due to their current project load. Estimated costs from Augustine are as follows: Augustine Roofing: -‐Pressed tin shingles: $28,000.00 -‐Standing Seam Metal: $21,600.00

-‐Architectural Asphalt: $5,575.00 Both contractors strongly recommended against blending roofing materials of any kind due to waterproofing difficulties and potential complications with seam failure. Thus, both suggested that asphalt was the better material to allow the best and most water tight roof.1 3. Discussion. Section 1 (Introduction) of the Maywood Design Guidelines dated November 2005 (and amended April 2011) lays out the overarching mission and intent of the document. It includes language establishing that the guidelines are patterned after the Secretary of the Interior’s Standards for Rehabilitation, but no language mandating adherence to those standards. Additionally, it includes the following passage that is of particular significance to this situation:

“The Maywood Design Guidelines are not intended to dictate architectural style or to require particular architectural features. Rather, they identify a range of design options which will encourage preservation and new development compatible with the existing character of the Maywood Historic District. In the design review process, economic feasibility, durability, design integrity, and harmony of proposed improvements are all important concerns.”

The introduction goes on to state the following in a later paragraph:

“The Guidelines were developed with the recognition that buildings are not static, but continue to evolve over time. These guidelines are not intended to prohibit changes, but rather to ensure that such changes are respectful of and compatible with the existing historic fabric and character of the neighborhood.”

The above language clearly lays out the intent of this document, which is not to dictate specific details of individual houses, but to maintain neighborhood character while allowing for homeowners to make reasonable adjustments to home features based on evolving materials, techniques, and requirements, as long as the character of the district is maintained. Furthermore, the section of the Guidelines that discusses roof replacements states: “The HALRB strongly supports replacing metal roofs with the same materials.” It does not say “requires,” “mandates,” or “directs” replacement with the same

1 After we learned that that asphalt was the better option because of seam issues, we communicated that to HALRB. HALRB then apparently reached out to Alpharain’s owner. After Alpharain spoke with HALRB’s John L, Alpharain sent us an email stating that the HALRB would not support asphalt shingles and thus he would find a way to make stamped tin work as an application.

materials. Nowhere else in the guidelines is the issue of roof replacement addressed. Section 15.7 of the 2017 Arlington County Zoning Ordinance grants the HALRB authority to issue Certificates of Appropriateness for modifications to Maywood homes. Section 15.7.9 further requires that the HALRB utilize established neighborhood design guidelines when making CoA determinations. Subparagraph D addresses this specifically by stating the following: D. The Review Board or the County Board in accordance with §15.7.13

shall utilize the historic district design guidelines relevant to the specific historic district under consideration in its review of any CoA and make a decision in accordance therewith. The historic district design guidelines will guide and inform decisions with regard to CoAs.

Through discussions with the Historic Preservation Office and HALRB members, we have been told numerous times that the position of the board for the past decade has been that metal roofs are to be replaced with like materials if they are unable to be rehabilitated, but nowhere is there written codification of this position (aside from board meeting minutes) in any neighborhood guidelines or county zoning ordinances, nor was this position taken with any review by, or consent of, neighborhood residents. It is understandable for a board to hold a position one way or the other, and they are free to make recommendations or “strongly support” an approach to roof replacement, but absent linkage to statute, ordinance, or written policy, it remains just that, a recommendation. Residents of Maywood voluntarily agreed to become a historic district and to be governed by the Maywood Guidelines -‐-‐ not by the “positions” of the Board when they are inconsistent with those Guidelines. In addition to exceeding what Maywood Residents agreed to, the HALRB also is inappropriately applying the Secretary’s Standards for Rehabilitation. The HALRB frequently cites the Secretary of The Interior’s Standards for Rehabilitation, found in 36 CFR 67.7, as the guiding document for historic preservation in Arlington County. Section 15.7.9 of the ACZO addresses use of this statute as well: F. For districts without approved historic district design guidelines, The Secretary of the Interior’s Standards for Rehabilitation, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for the Treatment of Cultural Landscapes, or The Secretary of the Interior's Standards and Guidelines for Archaeology Documentation shall be used to guide the CoA review process as amended.

As clearly stated above, the Secretary’s Standards are to be applied in absence of any formal neighborhood design guidelines. Maywood currently has formal guidelines, the use of which supersedes the Standards for Rehabilitation.

If the HALRB opts to use the rehabilitation standards as a secondary source to inform their determination of appropriateness, then the entirety of those standards need to be considered. Subsection (c) of 36 CFR 67.7 states that the standards should be “…applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.” While the terms “reasonable manner” and “economic feasibility” are undefined, a cost increase of over 500% compared to contemporary materials indisputably rises to the level of economic infeasibility. Using the current property as an example, in 2010 we received an estimate from Alpharain for replacement of this roof with stamped tin, and the cost was $2500 per square and six years later, the cost from the same supplier is $4000 per square. This is a more than 60% increase in just 6 years. Compare this to the less than $900 per square estimated cost of replacing the same roof area with asphalt shingles and it becomes clear that the time has come for the Board to recognize that stamped tin shingles are cost prohibitive and no longer viable roofing materially for all but the independently wealthy. The requirement of metal roofs has become unreasonable and levies an undue financial hardship on neighborhood residents for what is a relatively insignificant alteration with regards to overall neighborhood character. It is true that pressed tin shingles are a unique architectural feature, but the fact remains that they have fallen out of use in new construction and currently represent a niche product which is available through only one supplier in the country at an extremely exorbitant cost. This fact relegates them to a category of luxury products as opposed to one of commonly used construction materials that an average county resident could be expected to procure at reasonable cost. The majority of property owners in Maywood, our family included, strongly support preservation of the overall neighborhood historical character. We do, however, also strongly feel that allowances must be made when it becomes clear that replacement of materials in kind is no longer a financially reasonable expectation for the board to have of district residents. Our neighborhood is not a museum and nor are our homes. Maywood is a living district that needs to be allowed the freedom to evolve with time. Here, we (like other neighbors with similar requests) are NOT asking to use historically inappropriate materials. Asphalt is a historically appropriate roofing material in Maywood. While asphalt shingles were not used on our particular home when it was built in 1915, they were used by the 1890’s (25 years before our home was built) (See U.S. Department of the Interior, Preservation Briefing on Roofing for Historic Buildings at https://www.nps.gov/tps/how-‐to-‐preserve/briefs/4-‐roofing.htm) and were in general use across the country by 1911 (William C. Cullen, The Evolution of Asphalt Shingles: Survival of the Fittest?, Professional Roofing, June 1992 http://2005.nrca.net/rp/technical/files/1748.pdf ) In the over 100 years that have passed since our home was built, asphalt roofs have become the predominant roofing material in Maywood. If a resident has the

financial means and chooses to replace their tin shingles in kind, then they should be free to do so -‐-‐ because, like asphalt and standing seam metal, tin shingles are historically appropriate to the neighborhood. If, however, a resident is confronted with the reality that sourcing and installing an uncommon material such as this would result in an economically untenable situation, then they should be offered the flexibility to maintain the integrity of their house in a manner that does not present a significant detraction from the overall neighborhood aesthetic. Alternatively, if a resident requested to install a roof material or style that is not currently represented in the neighborhood (e.g. heavily textured composite, slate, polymer, Spanish colonial, mansard, etc), then the HALRB would be fulfilling its mandate in denying that request. Maywood residents should be free to choose from all historically appropriate roofing materials currently present in the neighborhood depending on both their means and personal preference. A quick survey of the residences in Maywood will show that asphalt (two tab and architectural), standing seam metal, and stamped tin shingles are all prevalent. A homeowner should be allowed to use these materials interchangeably, which would allow residents of varying economic means to maintain their homes without detracting from the overall neighborhood aesthetic. Even experts from the Department of the Interior (who wrote the regulations) recognize that cost may dictate the substitution of a material wholly different in appearance from the original. See U.S. Department of the Interior, Preservation Briefing on Roofing for Historic Buildings at https://www.nps.gov/tps/how-‐to-‐preserve/briefs/4-‐roofing.htm. Here, the difference in appearance from the original tin shingle is most minimized with replacement of asphalt shingles (as opposed to standing seam metal). Another factor to consider is that the degree of visibility and patterning or texture that exists on our stamped metal shingle roof is very little, as a result of the many years of paint and latex refurbishment. The substitution of architectural shingles will neither significantly detract from the visual appeal of the roof nor seriously alter the architectural character of the building. Quite the contrary -‐-‐ replacement will increase the visual appeal of the building and best approximate the shingles originally used. Standing seam metal would be more visually distinct from stamped tin than asphalt shingles, making asphalt shingles the replacement material that should be applied. Most importantly, the use of asphalt shingles is in keeping with the Maywood Guidelines, a fact that cannot be ignored. The purpose of the Guidelines is to preserve the character of the neighborhood, not distinct architectural features of a singular home. A change in roofing material affects the character of the neighborhood in no way and is much different than the size and massing issues that the Guidelines were meant to address. In sum, asphalt architectural shingles are prevalent in Maywood, historically appropriate, most visually approximate the shingles currently on the building, and are within what the County can expect are reasonable financial means for its residents. The Maywood Design Guidelines do not require replacement of metal roofs in kind nor do they say use of architectural shingles is inappropriate. Tin shingles are a unique and attractive feature, but they also no longer fall into the

category of what can be deemed “economically feasible.” Architectural asphalt shingles are an attractive, widely used roofing material, the installation of which on Maywood homes has been, and can continue to be, permitted without detracting from the overall neighborhood character. Sincerely, Brendan and Jody Devine

Customer Info:Job #: N/ANA - Devine, Brendan3501 21st AvenueNorth,Arlington, VA,22207(703) 795-0547-mobile

Painter Roofing and Construction LLC3701 North Delaware St Arlington, VA22207 VALicense: Class A BLD -#2705151162 DC License: HIP #420213000100Phone: (703) 232-1434Fax: (703) 232-1434Company Representative:Frank Painter(703) [email protected]

Description

Prep Cover all plants to protect from falling debris. Furnish and install plactic sheeting to attic floor are to protectfrom dust and debris during construction

Remove Tear off, haul and dispose of existing shingles from roof area

Drip Edge - Install new aluminum drip edge to eaves and rakes

Ice Protection - Install GAF Ice and water shield to eaves, penetrations, walls, curbs, chimneys, and all othermanufacture recommended locations to achieve warranty

Underlayment - Furnish and install tiger paw synthetic underlayment to roof deck

Starter Shingles - Furnish and install new GAF starter shingles to roof eaves

Shingles - Furnish and install new GAF Timberline HD shingles to roof area

Ridge Vent Install GAF Snow Country Continuous ridge vent to all ridges

Plumbing flashings - Install new plumbing flashings to all plumbing vents

Trash Remove all debris from job site

Warranty Provide Manufactures shingle warranty

TOTALThe cost to perform the above Scope of Workwill be

Total for all sections: $5,500.00

Total: $5,500.00

TERMS AND CONDITIONS

Painter Roofing and Construction LLC herein after referred to as PRC states that all work performed under thiscontract is warranted for a period of one (1) year for residential painting or repairs from the date of substantialcompletion or for a period of five (5) years for residential roof replacements. If the work performed is damaged byany of the following causes, this warranty shall not apply to such damages: (A) Any natural cause, including but notlimited to lightning, hailstorm, strong gale force winds, hurricane, tornado, earthquake or any other acts orprovidence. (B) The infestation or presence of insects or animals. (C) Acts of negligence, accident, abuse vandalism,fire, falling object, civil disobedience or act of war, environmental fallout, chemical deterioration or presence ofsame outside or within the structure, incompatible solvent deterioration, etc. (D) Responsibility for leaks throughwalls or wood work or liability for consequential damages as a result of such leakage. (E) Failure or settlement of theroof deck or any components thereof. (F) Lack of proper drainage, failure of drainage components or condensationfrom machinery. (G) Unusual interior humidity. All material is guaranteed to be specified. All work is to becompleted in a workmanlike manner according to standard industry practices. Any alteration or deviation from theabove specifications involving extra costs will be executed only upon written orders and will become an extra chargeover above the estimate. All agreements are contingent upon strikes, accidents and unforeseen delays beyond ourcontrol. Owner to carry fire and other necessary insurance. Our workers are fully covered by Workman’s

Partial Roof Replacement/Metal Shingle section Only

Compensation insurance.

Payment terms as follows: Deposit of 40% of contract price due upon acceptance of proposal. Balance will bebilled progressively. All balances over 30 days are subject to a 1.50% finance charge.Payment is due five (5)days from date of invoice. Any past due amounts are subject to interest charges computed at the rate of 1.5%per month. If it becomes necessary to pursue collection, owner agrees to pay all reasonable attorney fees andcourt cost arising out of the failure to remit payment. The foregoing contract and conditions are to begoverned by the laws of the Commonwealth of Virginia.

The above prices, specifications and conditions are satisfactory and hereby accepted. Youare authorized to proceedwith the work as specified. Payment will be made as outlined above.

Note: The above proposal may be withdrawn with thirty (30) days.

Company Authorized Signature Date Customer Signature Date

Customer Signature Date

This estimate was last edited by Frank Painter ((703) 589-6354, [email protected]) on March 13,2017. The estimate may be withdrawn if not accepted within _____ days.



Description


Remove Remove existing standing seam metal roof to expose existing deck.

Drip Edge - Fabricate and install new metal edging to eaves and overhangs

Ice Protection - Install Ice and water shield to eaves, penetrations, walls, curbs, chimneys, and all other manufacturerecommended locations to achieve warranty


Copper metal Panels - Furnish 24 gauge steel panels to install over roof area. Panels will be 17 inch panel width.

Plumbing flashings - Install new plumbing flashings to all plumbing vents**Note: Tie into rear hip roof

Flashings - Fabricate and install flashings to chimneys and wall sections




Total: $18,700.00


Painter Roofing and Construction LLC herein after referred to as PRC states that all work performed under thiscontract is warranted for a period of one (1) year for residential painting or repairs from the date of substantialcompletion or for a period of five (5) years for residential roof replacements. If the work performed is damaged byany of the following causes, this warranty shall not apply to such damages: (A) Any natural cause, including but notlimited to lightning, hailstorm, strong gale force winds, hurricane, tornado, earthquake or any other acts orprovidence. (B) The infestation or presence of insects or animals. (C) Acts of negligence, accident, abuse vandalism,fire, falling object, civil disobedience or act of war, environmental fallout, chemical deterioration or presence ofsame outside or within the structure, incompatible solvent deterioration, etc. (D) Responsibility for leaks throughwalls or wood work or liability for consequential damages as a result of such leakage. (E) Failure or settlement of theroof deck or any components thereof. (F) Lack of proper drainage, failure of drainage components or condensationfrom machinery. (G) Unusual interior humidity. All material is guaranteed to be specified. All work is to becompleted in a workmanlike manner according to standard industry practices. Any alteration or deviation from theabove specifications involving extra costs will be executed only upon written orders and will become an extra chargeover above the estimate. All agreements are contingent upon strikes, accidents and unforeseen delays beyond ourcontrol. Owner to carry fire and other necessary insurance. Our workers are fully covered by Workman’sCompensation insurance.

Standing seam - Front Upper Roof Only






This estimate was last edited by Frank Painter ((703) 589-6354, [email protected]) on April 12, 2017.The estimate may be withdrawn if not accepted within _____ days.



Description

Installation - Furnish and install Victorian Shingle in accordance with Best Buy Metals written installationinstructions

Paint- Apply pain to metal shingles


Total: $19,000.00


Painter Roofing and Construction LLC herein after referred to as PRC states that all work performed under thiscontract is warranted for a period of one (1) year for residential painting or repairs from the date of substantialcompletion or for a period of five (5) years for residential roof replacements. If the work performed is damaged byany of the following causes, this warranty shall not apply to such damages: (A) Any natural cause, including but notlimited to lightning, hailstorm, strong gale force winds, hurricane, tornado, earthquake or any other acts orprovidence. (B) The infestation or presence of insects or animals. (C) Acts of negligence, accident, abuse vandalism,fire, falling object, civil disobedience or act of war, environmental fallout, chemical deterioration or presence ofsame outside or within the structure, incompatible solvent deterioration, etc. (D) Responsibility for leaks throughwalls or wood work or liability for consequential damages as a result of such leakage. (E) Failure or settlement of theroof deck or any components thereof. (F) Lack of proper drainage, failure of drainage components or condensationfrom machinery. (G) Unusual interior humidity. All material is guaranteed to be specified. All work is to becompleted in a workmanlike manner according to standard industry practices. Any alteration or deviation from theabove specifications involving extra costs will be executed only upon written orders and will become an extra chargeover above the estimate. All agreements are contingent upon strikes, accidents and unforeseen delays beyond ourcontrol. Owner to carry fire and other necessary insurance. Our workers are fully covered by Workman’sCompensation insurance.




Front Upper Roof Area - Best Buy Metals - Victorian Diamond Shingle



This estimate was last edited by Frank Painter ((703) 589-6354, [email protected]) on April 12, 2017.The estimate may be withdrawn if not accepted within _____ days.



Description


Remove Tear off, haul and dispose of existing shingles and decking from roof.

Ice Protection - Install GAF Ice and water shield to eaves, penetrations, walls, curbs, chimneys, and all othermanufacture recommended locations to achieve warranty


Drip Edge - Install Berridge drip edge per manufactures installation instructions

Berridge JClips - Furnish and install berridge j clips to all hips, valleys, and ridges

Berriddge Victorian Shingles - Furnish and install Berridge Victorian shingles to roof area**Note: PRC will tie new Berridge metal shingles into rear hip.

Plumbing flashings - Install new plumbing flashings to all plumbing vents

Ridge Cap and Flashings Furnish and install Berridge Victorian Ridge cap and flashing accessories in accordancewith manufactures specifications


Warranty Provide Manufactures Warranty



Total: $18,650.00


Painter Roofing and Construction LLC herein after referred to as PRC states that all work performed under thiscontract is warranted for a period of one (1) year for residential painting or repairs from the date of substantialcompletion or for a period of five (5) years for residential roof replacements. If the work performed is damaged byany of the following causes, this warranty shall not apply to such damages: (A) Any natural cause, including but notlimited to lightning, hailstorm, strong gale force winds, hurricane, tornado, earthquake or any other acts orprovidence. (B) The infestation or presence of insects or animals. (C) Acts of negligence, accident, abuse vandalism,fire, falling object, civil disobedience or act of war, environmental fallout, chemical deterioration or presence ofsame outside or within the structure, incompatible solvent deterioration, etc. (D) Responsibility for leaks throughwalls or wood work or liability for consequential damages as a result of such leakage. (E) Failure or settlement of theroof deck or any components thereof. (F) Lack of proper drainage, failure of drainage components or condensationfrom machinery. (G) Unusual interior humidity. All material is guaranteed to be specified. All work is to becompleted in a workmanlike manner according to standard industry practices. Any alteration or deviation from theabove specifications involving extra costs will be executed only upon written orders and will become an extra charge

Partial Roof Replacement/ Metal Shingle Section Only

over above the estimate. All agreements are contingent upon strikes, accidents and unforeseen delays beyond ourcontrol. Owner to carry fire and other necessary insurance. Our workers are fully covered by Workman’sCompensation insurance.






This estimate was last edited by Frank Painter ((703) 589-6354, [email protected]) on March 13,2017. The estimate may be withdrawn if not accepted within _____ days.

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