Moravian Preservation Master Plan.indb - Society for College and ...

More documents

Recommendations

Info

Moravian College • Preservation Master Plan the roofs and away from buildings causes multiple and expensive deterioration problems in wood and masonry walls. Roof drainage systems should be holistically evaluated as an architectural, landscape, and civil engineering issue. This evaluation should investigate how water drains from the roofs, where the water runoff falls to the ground, and how the water is carried away from the building. Historic gutters and downspouts should be replaced in-kind to match all visual qualities including materials, profiles, and details. Replacement gutters should not alter the character of the building’s architectural trim. Type-K (moldingshaped) corrugated gutters and downspouts are not appropriate on historic buildings. The use of synthetic materials such as PVC and vinyl is not recommended; they are incompatible with the historic context of historic buildings at Moravian College and have a short life-cycle. Galvanized steel gutters and downspouts should only be used to replace steel. Gutter guards should be considered to reduce the collection of leaves and other material. Because of the winter climate in Bethlehem, all sloping roofs should have snow guards above the eaves and up the lower portion of the roof to prevent snow and ice from falling on pedestrians. The placement and quantity of downspouts on historic buildings should be carefully planned. They should be securely attached to the wall with a sufficient number of anchors. Splash blocks or downspout extenders should be placed beneath downspouts to carry water away from the foundation and to limit soil erosion and subsidence. Downspouts should not interrupt or cross significant features such as cornices, pilasters, or trim. All historic buildings should have downspouts adequate to shed water from the entire roof. They should also be put in unobtrusive locations to the greatest extent possible. Modern downspout extensions should be unobtrusive to avoid visual impacts on the historic building and its immediate setting. Existing connections to underground drainage pipe systems should also be tested; the clay tile pipes typically used in the early- to mid-twentieth century grow brittle with age and are prone to cracking and breaking. Soil erosion at boots is usually a sign of clogged or broken underground connections. Below-grade pipe replacement with modern PVC pipe is appropriate. When replacing underground drain systems involving excavation in historic areas, particularly at the Priscilla Payne Hurd campus, consultation with archeologists should take place before and during work. Rooftop Additions and Attachments New rooftop construction is a sensitive issue in any historic building project. Large-scale rooftop additions or equipment installations are inappropriate on most historic buildings. Even small rooftop additions alter the height, profile, and overall exterior character of a building and are not recommended. Only small, low-profile mechanical equipment should be considered for rooftop mounting on historic buildings, and then only in a secondary location. Visibility is a key issue; sight lines from nearby buildings, streets, and other vantage points should always be evaluated. In general, elevator overruns and areas of fire refuge on historic buildings usually involve minor changes. Nonetheless, they should be studied for the overall visibility from all viewpoints and compatibility with the building’s historic materials and visual qualities. Roof Replacement or Alteration All historic roofs eventually need major or total replacement. Skilled maintenance staff or roofing contractors should carefully examine gutters, leaders, valleys, and flashing before determining that wholesale roof replacement is necessary. If replacement is required, the historic materials should be replaced in-kind, matching the existing in color, texture, size, profile, seaming, patterning, proportion, and other visual qualities. Slate and tile roofs are durable and can last for many years if well maintained. Traditional roofing materials are expensive, but a life-cycle cost analysis demonstrates that their use is actually very cost-effective; for example, slate typically lasts for a hundred years, while the average asphalt shingle lasts about twenty years. Slate roofs were installed on historic buildings for both their visual appeal and longevity. Slates vary in color, shape, pattern, and detailing, and should always be replaced in-kind. Compatible contemporary roofing systems, such as synthetic slate, are readily available, but their cost is comparable to the traditional material. Variation from the existing slate type in making roof repairs can be deleterious to the existing roof structure and detract from the integrity and aesthetics of the historic building. Generally, replacement of John Milner Associates • October 2009 • Chapter 9 • Building Guidelines • 302
Moravian College • Preservation Master Plan individual slates should always be undertaken before replacement of the entire roof. Proper installation and maintenance of slate roofs can result in a life span of a century or more. Roof replacement and major repair projects should preserve and/or replace all characteristic decorative roofing details in-kind. These may include specialized roof shapes, dormers, skylights, finials, crests, gutters, and cornices. The details and materials of any replacements should match the existing. Hidden construction materials and details such as decking, fasteners, and flashing should be selected for durability and compatibility, while highly-visible elements such as ornamental scuppers and copper guttering should be replaced in-kind. If design features such as the dormers, cupolas, or trim features are too deteriorated to repair, new replacement features should be based on the form, materials, detailing, and other visual qualities of the historic features. Adjacent buildings, architectural features, and landscape elements should be protected from damage during roofing projects. When replacing a roof, remove existing roofing material before adding new material. Removing old layers will prolong the life of the roof and restore the original profile of the roof edge. Asphalt shingles should not be applied over wood shingles, because the asphalt will trap moisture and cause deterioration of the roof structure. Although roofing material is an important aspect of a building’s design, if the roof has a flat gently sloping profile, which cannot be easily seen, it is acceptable to use a contemporary roofing system that meets functional needs. Visibility is a key issue; sight lines from nearby buildings, streets, and other vantage points should always be evaluated. The chosen material must provide adequate anchorage against wind and precipitation. Roofs should never actually be flat but should always slope positively to gutters and roof drains. Water ponding on a roof surface should never be permitted. Roof Insulation Energy efficiency is a central consideration in roof replacement projects. Roof insulation should occur only in well-ventilated spaces. Insulating poorly ventilated spaces will lead to moisture condensation on roofing and insulation materials. To avoid moisture damage and maximize thermal efficiency, a proper vapor barrier must be provided on the warm side of all insulation materials, especially in attics and crawl spaces. The standard preservation recommendation is to install batt-type insulation; blown-in insulation is only recommended for attics and crawl spaces where vapor barriers have been installed beneath. The vapor barrier prevents the passage of moisture and its accumulation in the insulation; damp or wet insulation is virtually useless. There are several ways to achieve an attic vapor barrier: a foil-facing material on fiberglass insulation; a Kraft paper-facing if it is backed with a bituminous or tar-like coating (Kraft paper alone is not a vapor barrier); or polyethylene sheeting placed between the insulation and inside surfaces. In an unheated attic space, the insulation may be installed over the flooring with the vapor barrier facing down. If the attic space is heated, the insulation is place between the roof rafters with the vapor barrier facing in. 9.7 Doors Doors are more than functional entryways; they are important architectural elements and special care should be taken to preserve their integrity. Although the surface of the doors may show some wear, the door itself is usually structurally sound for decades. Historic wood doors are typically built of harder and heavier wood than commonly in use today and are thicker and more substantial overall. The environmental effects of constant use and exposure, however, can lead to rapid deterioration; therefore, regular inspections and maintenance are critical. Repair of an existing historic door is more cost-effective than replacing it with a new one. Typical Door Conditions Moravian College’s historic buildings have a well-preserved collection of original wood doors, though some have been replaced when buildings have been renovated. The historic doors are generally in good condition, although there are some failed and worn finishes, and general deferred maintenance. Weathered surfaces, worn finishes, minor cracks, and damaged hardware should be repaired. The original doors and door hardware should be maintained. Weather-stripping should be replaced in order to improve thermal efficiency. Door Inspection and Maintenance Regular inspection and routine maintenance should identify small problems before they become John Milner Associates • October 2009 • Chapter 9 • Building Guidelines • 303
Page 1:
Preservation Master Plan for Moravi
Page 5:
Moravian College • Preservation M
Page 8 and 9:
Page 10 and 11:
Page 12 and 13:
Page 14 and 15:
Page 16 and 17:
Page 18 and 19:
Figure 2-1. Detail of Map of Centra
Page 20 and 21:
Page 22 and 23:
Page 24 and 25:
Page 26 and 27:
Page 28 and 29:
Page 30 and 31:
Page 32 and 33:
Page 34 and 35:
Page 36 and 37:
Page 38 and 39:
Page 40 and 41:
Page 42 and 43:
Page 44 and 45:
Page 47 and 48:
Page 49 and 50:
Page 51 and 52:
Page 53 and 54:
Page 55 and 56:
Page 57 and 58:
Page 59 and 60:
Page 61 and 62:
Page 63:
Page 66 and 67:
Page 68 and 69:
Page 70 and 71:
Page 72 and 73:
Page 74 and 75:
Page 76 and 77:
Page 78 and 79:
Page 81 and 82:
Page 83 and 84:
Main Street Moravian College • Pr
Page 85 and 86:
Page 87 and 88:
Page 89 and 90:
Page 91 and 92:
Page 93 and 94:
Page 95 and 96:
Page 97 and 98:
Page 99 and 100:
Page 101 and 102:
Page 103 and 104:
Page 105 and 106:
Page 107 and 108:
Page 109 and 110:
Page 111 and 112:
Page 113 and 114:
Page 115 and 116:
Page 117 and 118:
Page 119 and 120:
Page 121 and 122:
Page 123 and 124:
Page 125 and 126:
Page 127 and 128:
Page 129 and 130:
Page 131 and 132:
Page 133 and 134:
Page 135 and 136:
Page 137 and 138:
Page 139 and 140:
Page 141 and 142:
Page 143 and 144:
Page 145 and 146:
Page 147 and 148:
Page 149 and 150:
Page 151 and 152:
Page 153 and 154:
Page 155 and 156:
Page 157 and 158:
Page 159 and 160:
Page 161 and 162:
Page 163 and 164:
Page 165 and 166:
Page 167 and 168:
Page 169 and 170:
Page 171 and 172:
Page 173 and 174:
Page 175 and 176:
Page 177 and 178:
Page 179 and 180:
Page 181 and 182:
Page 183 and 184:
Page 185 and 186:
Page 187 and 188:
Page 189 and 190:
Page 191 and 192:
Page 193 and 194:
Page 195 and 196:
Page 197 and 198:
Page 199 and 200:
Page 201 and 202:
Page 203 and 204:
Page 205 and 206:
Page 207 and 208:
Page 209 and 210:
Page 211 and 212:
Page 213 and 214:
Page 215 and 216:
Page 217 and 218:
Page 219 and 220:
Page 221 and 222:
Page 223 and 224:
Page 225 and 226:
Page 227 and 228:
Page 229 and 230:
Page 231 and 232:
Page 233 and 234:
Page 235 and 236:
Page 237 and 238:
Page 239 and 240:
Page 241 and 242:
Page 243 and 244:
Page 245 and 246:
Page 247 and 248:
Page 249 and 250:
Page 251 and 252:
Page 253 and 254:
Page 255 and 256:
Page 257 and 258:
Page 259 and 260:
Page 261 and 262:
Page 263 and 264: Moravian College • Preservation M
Page 313: Moravian College • Preservation M
Page 339: Moravian College • Preservation M
Page 365 and 366:
Page 367 and 368:
Page 369 and 370:
Page 371 and 372:
Page 373 and 374:
Page 375 and 376:
Page 377 and 378:
Page 379 and 380:
Page 381 and 382:
Page 383 and 384:
Page 385 and 386:
Page 387 and 388:
Page 389 and 390:
Page 391 and 392:
Page 393:
Page 396 and 397:
Page 398 and 399:
Page 400 and 401:
Page 402 and 403:
Page 404 and 405:
Page 406:
show all

Moravian Preservation Master Plan.indb - Society for College and ...

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?