Council upholds ARB denial of roof-material change at 1018 Second St. SW, 4–3

Roanoke City Council on April 21 voted 4–3 to affirm the Architectural Review Board’s denial of an application to replace a historic patterned slate roof at 1018 Second Street Southwest with an asphalt product.

The owner, attorney Chris Kowalczyk, asked the council to overturn the ARB denial and allow asphalt architectural shingles that he said would make the building weather‑tight and keep two upstairs apartments insurable and habitable. Kowalczyk said the cost difference was substantial: he presented bids of roughly $53,000 and $59,000 for slate‑look asphalt shingles from two contractors, compared with an estimate of about $24,699 to use a standard architectural shingle; he also said a traditional slate replacement likely would exceed $100,000.

Why it matters: The decision highlights a recurring tension in historic‑district regulation — balancing preservation of a building’s defining architectural features against the practical and financial burdens property owners face when maintaining older roofs.

What the ARB and council said

- Drew Kepley, chair of the Architectural Review Board, told council the H‑2 design guidelines (local historic‑district rules) were updated last year to clarify acceptable substitute roofing materials. The board concluded the owner’s proposal did not retain the original roof’s distinctive pattern and texture, and the board unanimously denied the certificate of appropriateness.

- Catherine Horn, representing the Old Southwest neighborhood board on historic preservation, urged council to uphold the ARB decision, warning that waiving pattern or material requirements because of cost would create precedent that could erode the neighborhood’s historic character.

Owner’s account and council questions

Kowalczyk said his building’s slate roof is about 100 years old and that the upstairs apartments remain difficult to insure until the roof is replaced. He said one prior leak had been repaired, but he described the roof system as aged and in need of replacement to avoid catastrophic failure. Kowalczyk said he had sought multiple contractor quotes and that high costs for in‑kind slate or for slate‑replicating shingles made the project financially challenging.

Council vote

A motion to affirm the ARB denial carried 4–3. Council members recorded as voting to affirm the ARB were Vice Mayor McGuire, Councilman Boleson, Councilwoman Powers and Mayor Cobb. Council members recorded as voting against the motion (thus in favor of allowing the owner’s requested change) were Councilwoman Sanchez Jones, Councilman Nash and Councilman Hagan.

Ending: The ARB denial stands; the owner may pursue other options but the council’s action preserves the ARB’s determination that the proposed material and pattern did not retain the roof’s visual character under the H‑2 guidelines.