HomeMy WebLinkAboutRoof Material Update Email.134 E Bleeker St.20210514From: Sarah Yoon
Sent: Friday, May 14, 2021 11:59 AM
To: Jeff Halferty
Subject: FW: 134 roof material for project monitor review
Attachments: Project Monitor.134 E Bleeker.20210514.pdf
Hello Jeff,
Please see the following email and attachment for 134 E. Bleeker. We are running across this issue more
recently in regards to wood shingles and a discussion is underway. In the meantime, the applicant
requests approval for an architectural asphalt shingle, galvanized flashing, and lead coated copper snow
clips.
Let me know if you have any questions or comments. And if you would like to discuss the proposal via
Webex, let me know what time and date works for you.
Thank you for your help,
-Sarah-
Sarah Yoon
Community Development Department
Historic Preservation Planner
130 S. Galena St.
Aspen, CO 81611
Office: 970.920.5144
Cell: 970.319.0720
www.cityofaspen.com
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From: Sara Adams <sara@bendonadams.com>
Sent: Tuesday, May 11, 2021 3:50 PM
To: Sarah Yoon <sarah.yoon@cityofaspen.com>
Cc: Hannah-Hunt Moeller <hannahhunt@eigelberger.com>
Subject: 134 roof material for project monitor review
Hi Sarah and Jeffrey,
Thank you for reviewing an architectural asphalt shingle roof for the 134 East Bleeker Street project. The
HPC approved project was for treated wood shingles (the existing condition is rolled asphalt, photos are
below); however, the homeowner has been unable to find an insurance company that will insure the
property with wood shingles as a roof material. The increase in wildfires has significantly impacted how
insurance companies approach what they consider combustible materials. We asked Tim Morgan, from
Roaring Fork Insurance, to explain this dilemma since it will impact most historic properties – not just
134.
Hi All
Over the last 24 months the Colorado homeowners insurance market has changed dramatically due to
wildfire concerns. This has been driven by both regional issues and massive losses in California. Most of
the Private Client insurance carriers (those willing to offer Guaranteed Replacement Cost coverage on
homes valued over $1M) have stopped covering properties with wood shake roofs as a result. These
include AIG, Pure, Nationwide and Cincinnati. Chubb is the last remaining Private Client carrier that
allows wood roofs and they have taken large 20%+ rate increases in Colorado the last two years. This
roofing material is more flammable and even treated wood shake shingles are ineligible at this point. I
would be happy to connect you with one of our underwriters or property inspectors to discuss in more
detail. Please let me know how I can help and thanks.
Tim Morgan
Roaring Fork Insurance
Attached you will find the proposed location of the asphalt shingles, a cut sheet with color, and flashing
details. Flashing is proposed to be lead coated copper, which “matches” the approved half round
gutters and downspouts, and meets Guideline 7.8 below. The architectural asphalt shingles are similar
in scale, color, texture, and dimension to wood shingles but do not pose the same insurance challenges.
7.8 New or replacement roof materials should convey a scale, color and texture
similar to the original.
· If a substitute is used, such as composition shingle, the roof material should be earth tone
and have a matte, non-reflective finish.
· Flashing should be in scale with the roof material.
· Flashing should be tin, lead coated copper, galvanized or painted metal and have a
matte, non-reflective finish.
· Design flashing, such as drip edges, so that architectural details are not obscured.
· A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate
for a secondary structure from that time period.
· A metal roof material should have a matte, non-reflective finish and match the original
seaming.
Existing conditions:
Sara Adams, AICP
www.bendonadams.com
(o) 970.925.2855 x2
(m) 610.246.3236