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HPC of South Bend and St. Joseph County - Standards Update Draft
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HPC of South Bend and St. Joseph County - Standards Update Draft
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2/23/2023 10:32:05 AM
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City of South Bend and St. Joseph County Historic Preservation Guidelines 20 <br />Residential Standards: Roof, Gutters/Downspouts. Soffits <br />Remove a tile, slate, metal or asbestos roof and re-roof with a new material <br />Effort shall be made to retain historic slate, tile, standing seam metal or asbestos roofs. <br />• Before wholesale replacement is considered, repair of the associated flashings, valley and other weatherproofing should be explored as the source of leaking. <br />• Original slate, tile, metal, or asbestos roofs may be replaced if more than 50% of the original material is deteriorated beyond repair . The Commission may consider alternate materials that replicate the look of the original as long as those alternate materials have a satisfactory performance . <br />• Alternate slate materials should match tile size, thickness, and gradation and <br />particularly if it is laid up with a graduated reveal of larger at the bottom and <br />smaller at the top . <br />• Use the form and detailing of severely deteriorated roof features, such as cupolas and dormers, or chimneys, to create appropriate replicas . <br />• Roofs proposed to be covered with metal should be done with a traditional <br />standing seam design and installation with the seam being proportioned to the <br />overall size of the roof/building . <br />• Metal roofing which emulates slate or tile roofing, particularly when those materials are found to be beyond repair, are allowable . <br />• Metal roof colors should replicate the original material and/or preserve the <br />historic character of the building and neighborhood . <br />Add a dormer or bump-up addition <br />• Be added to side or rear on roof areas not visible from the primary public street . <br />• Be less than 75% of the roof area on which it is added. <br />• Finished with wall materials matching other dormers on the house . <br />• Be detailed with eaves, soffits, and moldings to match either other dormers on the house or the <br />main roof itself . <br />• Windows should match those of other dormers or be of scale within the overall size of the dor-mer with divisions like those found on the rest of the house . <br />Repair damaged gutters and downspouts <br />• Repair damaged gutters and downspouts with new materials that match the original material and design as the damaged section . <br />• Retention of half round gutters are preferred over replacement with a different type. <br />• In limited cases “ogee” or “K style” profile aluminum gutters may be considered to replace half round gutters damaged beyond repair. <br />• Galvanized steel gutters and downspouts shall be painted to match the color of wall or soffit behind them to prevent rust and staining of <br />adjacent materials and blend with the building . <br />• Copper gutters and downspouts should be repaired and not replaced . Copper downspouts can be replaced with coated aluminum to deter theft . The color of the downspout should be coated or integral to match a future patina color . <br />Exposed fastener corrugated metal roofs (top) are not approved in the district . Traditional standing seam <br />(below) may be considered . <br />Administratively Approvable <br />Replace existing with the same <br />materials and design.DRAFT
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