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HomeMy WebLinkAbout20250943 171 Church St Roof Replacement Application1 Narrative – Roof Replacement – Architectural Review District Parcel Information and History The subject property of the instant application is 171 Church Street in Saratoga Springs identified as Tax Parcel: 165.50-1-59 (the “Property”). The Property contains a total of approximately .19 acres in the UR-3 zoning district, and also art of the Architectural Review District. The Property is currently owned by Jillian and Daniel Massetti (collectively the “Applicant”). The Property is principally improved by a single family home, which was built in 1878. The Applicant purchased the Property in 2020. Overview of Proposed Project The slate roof on the Property is deteriorating due to its age, and likely to incomplete/faulty intermediary repairs undertaken by prior owners of the Property. Submitted herewith is an assessment of the current roof at the Property from Matthew Fortier, of Benson Contracting. As a result of this evaluation, the Applicant wish to replace the entire roof at the Property. The primary roof will be replaced with slate-like, designer shingles made by GAF, called “Slateline Designer Lifetime Shingles” (the “Product”). The manufacturer’s information about the Product is submitted herewith. The roof of the porch will be replaced with standing seam metal roof panels. It is the Applicant’s goal to respect the historic nature of the Property by utilizing the Product that looks and functions nearly identical to the original slate, but causes less of injury risk in the event of deterioration. Further, the Applicant also notes that the roof currently has an active leak, creating risk of damage to the historic interior of the Property and internal structural components. Immediate action is necessary to prevent further deterioration. Requiring slate rather than Product would significantly extend the replacement timeline due to the greater cost and sourcing requirements. This additional time could result in additional water infiltration during the delay, risking further damage to the structure. This Board’s approval of the Product therefore not only preserves the historic look of the Property, but also ensures that the entire structure can be protected in a timely and responsible manner from further damage. 2 Evaluation of Architectural Review Standards Section 13.9(I) of the UDO sets forth a total of twelve (12) approval standards that the Design Review Board must consider and weigh when evaluating an application for alteration or construction in the Architectural Review District. However, as this project focuses solely on replacing the roof and not modifying any of the architectural design elements of the Property, only three of these standards apply. The applicable standards are set forth below, with the Applicant’s response to each standard following thereafter. 9. Treatment of Major Building Elements c. Roofs. Features that give a roof its essential historic and architectural character must be retained and rehabilitated whenever possible. Roof designs for new structures must be compatible with neighboring buildings. Exterior mechanical equipment shall be minimized and screened from view. As noted above, Matthew Fortier’s assessment of the current main roof, rehabilitation in its current form is not practicable or safe. Instead, the Applicant proposes to retain all the same architectural features of the roof, and simply replace the slate shingles with designer composite Product which will provide the same appearance as slate – retaining the historic character of the Property. As to the porch roof, the roof material has been painted over repeatedly and serves no historical or architectural value. Instead, the Applicants are proposing standing seam metal sheeting which is compatible with other structures in the neighborhood. 10. Materials. Materials used in new construction must be compatible with those traditionally used in the neighboring area. Contemporary materials may be acceptable provided that the overall texture, color, and details of the building are compatible with neighboring buildings. The Applicant’s proposal for designer slate-look shingles and standing seam metal are compatible with those used in the area, both traditionally and contemporaneously. The Applicant has surveyed its immediate neighborhood, for a total of 22 properties, including the subject Property. All of the properties contained in the survey front on either Church Street or Van Dam Street, are located in the Architectural Review District and are listed in the National Historic Register as part of the Saratoga Springs West Side District. A map identifying the locations of these properties is submitted herewith. Below is a chart with a listing of the roof material(s) on each property and the original construction date: 3 Address Current Roof Material Original Construction Date 171 Church St. Slate 1878 183 Church St. Asphalt 1934 179 Church St. Asphalt 1878 175 Church St. Asphalt 1880 173 Church St. Asphalt 1869 188 Church St. Asphalt 1927 184 Church St. Slate 1850 178 Church St. Asphalt 1900 174 Church St. Asphalt 1840 172 Church St. Flat 1900 166 Church St. Asphalt 1874 160 Church St. Asphalt 1890 150 Church St. Asphalt 1870 147 Church St. Asphalt 1900 145 Church St. Asphalt 1897 143 Church St Asphalt 1850 139 Church St. Asphalt 1895 149 Van Dam St. Asphalt 1900 151 Van Dam St. Asphalt 1888 153 Van Dam St. Asphalt 1910 161 Church St. Slate and Asphalt 1885 163 Church St. Slate and Asphalt 1900 As can be seen, of the 22 properties in the neighborhood, only two solely rely on slate shingles as its roofing material – the subject property and 184 Church Street. This represents nine percent (9%) of the neighborhood. Additionally, only two more properties, 161 and 163 Van Dam, utilize slate at all. Only 18% of the neighborhood has slate shingles incorporated into their primary structure at all and 77% utilize asphalt shingles solely. As a result, it is clear that the neighborhood is predominately made up of structures which utilize asphalt shingles. By utilizing the Product for its slate appearance and safer, easier to maintain durability, the Applicant is proposing a material that matches both the historical original look of the Property but is also a compatible material with the current, predominant materials in the neighborhood - that being asphalt shingles. Further, all the properties discussed in the survey above are listed as part of the West Side Historic District. To the extent any or all of them were originally slate roofs, the clear trend in the neighborhood has been to remove the slate and replace with the safer, more cost-efficient asphalt shingles. In making this conversion, it has not seemed to impact the 4 value of these properties as part of the national historic district in which they sit. Nor has or could the listing of a property within such district, on its own, prevent such replacement. It would be a severe ruling against the Applicant to hold them to a higher standard of material, when the vast majority of their surrounding neighbors have not been held to that same standard. Furthermore, unlike some of the neighboring properties, the Applicant is attempting to the greatest extent possible honor and respect the original slate roofing material by utilizing the Product, which is specifically designed to look like slate rather than some of the neighboring regular, on-toned asphalt shingles. By utilizing the Product, the Applicant proposed to honor the history of the Property by having the roof look like the original slate, but also conform to the new neighborhood standard or asphalt shingles. 11. Colors. Colors used in new construction must be compatible with neighboring buildings. Architectural features of historic buildings must be restored with colors and finishes appropriate to the nature of the materials and to the historic character of the building. Where historically documented colors are not used, colors must be appropriate to the building's predominant architectural style(s). By utilizing the Product, the Applicant is proposing a design that will retain the historic character of slate with its multiple hues on the same roof. This is very different from some of the surrounding asphalt roofs, which display a single color. This coloring scheme will be compatible with the neighboring properties that utilize slate roofing, and will harken back to the original construction at the Property which was slate as well. Benson Contracting 313 Ushers Rd # 2 Ballston Lake, NY 12019 (518) 419-4837 10/06/2025 To Whom It May Concern: Upon inspection of the roof at 171 Church St., Saratoga Springs, NY, the roof is a full slate roof on the main section of the house and a metal roof that has been coated several times on the porch overhangs. There is an existing leak between the chimney and the dormer adjacent to the chimney. During the inspection, I found that there are several missing slates on the roof in several areas, cracked slate tiles, and many tiles starting to delaminate or shale. The exact reason for the delamination or shaling could be from using a lower-quality slate or possible iron pyrite inclusion; it all depends on where the slate came from. There are several areas where the roof has been repaired, and you can see the different quality in the slate. It is consistent throughout with the delamination and shaling, not just in one area. Another factor in the condition of the roof is the installation using plain steel nails instead of copper, which leads to the rusting out of nails, the rust streaks we see on the roof, and the sliding or shifting of whole rows of tiles. Upon inspection of the valleys, the metal has completely rusted out in the middle in certain areas, leading to one of the major leaks inside the residence. It appears that the metal rusted out and was attempted to be covered up by green paint, I’m assuming to try and resemble aged copper. The valley on the driveway side of the house was attempted to be fixed, but because the slate tiles were not removed, whoever did the repair could not get new metal up high enough past the tiles to function properly. Due to the delamination/shaling, missing tiles, shifting of rows, installation issues, improper repairs, and attempts at covering up damaged areas, in my experience and opinion, the roof at 171 Church St. is at the end of its life and should be replaced not only because it is impractical and beyond repair, but also because it poses a major safety issue to the occupants and passersby. We would like to replace the slate section of the roof with one of the designer shingles and replace the porch roof section with standing seam metal roof panels. Sincerely, Matthew Fortier Inspector Cannie Law PLLC 4 Roberts Ln. Saratoga Springs, NY 12866 518-350-4137 cannielawfirm@gmail.com October 9, 2025 City of Saratoga Springs Design Review Board Attn.: Julia Destino 474 Broadway Saratoga Springs NY 12866 Via in hand delivery and email RE: Massetti – 171 Church Street Roof Architectural Review Application Hello Julia: As your office is aware, this office represents Daniel and Jillian Massetti, the owners of 171 Church Street and Applicants relative to the above referenced Architectural Review Application (the “Application”). On behalf of the Applicants, I submit the following additional materials: 1) Project Narrative 2) A Letter from Benson Contracting, providing an assessment of the current roof 3) Product Literature for GAF Slateline Shingles 4) Current Property Photos 5) Elevation renderings for the proposed roof replacement These items should provide for a full and complete application for the proposed project. If you concur, I request the Application be placed on the next available Design Review Board agenda. As always, please feel free to contact me directly with any questions. Very truly yours, /s/ John B. Cannie John B. Cannie, Esq. Slateline® Shingles Bold shadow lines and tapered cut-outs create the look of slate at a fraction of the cost. 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Installation instructions may also be obtained at gaf.com. † Lifetime refers to the length of warranty coverage provided and means as long as the original individual owner(s) of a single-family detached residence [or eligible second owner(s)] owns the property where the qualifying GAF products are installed. For other owners/structures, Lifetime coverage is not applicable. Lifetime coverage on shingles requires the use of GAF Lifetime Shingles only. See the GAF Shingle & Accessory Limited Warranty for complete coverage and restrictions. Visit gaf.com/LRS for qualifying GAF products. Lifetime coverage on shingles and accessories requires the use of any GAF Lifetime Shingle and at least 3 qualifying GAF Accessories. See the GAF Roofing System Limited Warranty for complete coverage and restrictions. For installations not eligible for the GAF Roofing System Limited Warranty, see the GAF Shingle & Accessory Limited Warranty. 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