HomeMy WebLinkAboutARAPAHOE FARM TOWNHOMES PUD - FINAL - 55-87K - CORRESPONDENCE - CITY COUNCIL (2) •
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Commull? Planning and Environmental •ces
Planning Department
City of Fort Collins
MEMORANDUM
TO: Arapahoe Farms Ad Hoc Roofing Committee
FROM: Ted Shepard, Senior Planner
DATE: July 6, 1994
RE: Selection of Roofing Material for Arapahoe Farms P.U.D.
Report to the Roofing Committee
1. Background:
On May 10, 1994, the City Council upheld the P & Z approval for
Final P.U.D. for Arapahoe Farms Townhomes subject to the following
modification:
"The shingles to be installed on the Project must be
determined to be compatible with the surrounding
neighborhoods, with such determination of compatibility to be
made by Mike Pretz, Poudre Fire Authority Battalion Chief; Ron
Phillips, Interim Director of Planning, and Felix Lee,
Administrator of Building Permits and Inspections, provided,
however, that it is not necessary that the developer be
required to install wood shake shingles in order for the
shingle material to be compatible. "
In its first meeting, the committee established the following
review criteria in evaluating various roofing materials:
a. Cedar shakes eliminated from consideration by the
condition of the City Council.
b. Fire rating must be "Class A" by U.L.
c. Have a minimum guarantee of 30 years.
d. Have structural integrity to withstand high winds.
e. Have a quality, "high-end" residential characteristic.
f. Be a material that is compatible with the neighborhood.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
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Roofing Material for Arapahoe Farms P.U.D.
July 6, 1994
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2 . Options:
The following materials have been considered:
A. Woodruff by Masonite
This product is not rated "Class A" . It weighs 238 pounds per
square.
This product has been found to lighten or bleach out over time due
to our climate's exposure. An example of this is the Quail Hollow
Subdivision and the Westbrooke P.U.D. In an interview with a local
builder (Dan Jensen, Jensen Homes) , this bleaching out causes
dissatisfaction for the homeowner and impacts the overall
aesthetics of the neighborhood. One supplier (Byron McGough, B&M
Roofing) reports that this product does not fade evenly and tends
to look patchy and that the material is subject to galvanic
reactions. For these reasons, it is recommended that the committee
reject this product.
B. Concrete Tile
This roof is rated "Class A" . It weighs 900 to 1, 200 pounds per
square.
This material is very heavy and may require structural
modifications to both the foundation and the framing. This
material is not found in the surrounding neighborhoods. Concrete
tile may have an appearance that is "too heavy" for four and five-
plex structures. Due to the weight and introducing a new roof into
the neighborhood, it is recommended that the committee reject this
product.
C. Permatek
This roof is rated "Class A" . It weighs 450 pounds per square.
This product is formed from a composite of Portland cement and wood
fibers. Permatek is specifically designed to look like cedar
shakes. It comes in three colors which are factory coated with a
durable ultra-violet-resistant industrial slurry (paint) . This
coloring is not integrated all the way through the material like a
concrete tile. Rather, the slurry is applied to the exterior
surface only.
The committee is aware that Permatek is the preferred choice by one
of the appellants. The committee has received three negative
reports regarding this product (Jensen Homes, B&M Roofing, and
Boulder Roofing, Inc. ) These reports center around the ability of
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Roofing Material for Arapahoe Farms P.U.D.
July 6, 1994
Page 3
the paint to adhere to the surface over time through freeze-thaw
cycles and exposure. Since the pigment is not integral to the
material, there are reports of flaking, crumbling, and peeling. It
is reported that the material is porous and tends to absorb
moisture. It is anticipated that this roofing material may need to
be painted during its lifetime. One supplier (B&M Roofing) did not
bid on a large job, Adriel Hills, due to concerns about the product
to perform over time.
In terms of compatibility, this roof is the closest to looking like
cedar shakes. It is presently being installed on the new portion
of Adriel Hills in northeast Fort Collins. The older part of
Adriel Hills is cedar shake which provides an excellent opportunity
to compare and contrast. While it more closely resembles cedar
shake than the other products, the wavy texture is not as
pronounced as cedar shake and the rippling is very uniform if not
repetitious. Permatek does not seem to have the random wavy
texture of cedar shake.
The committee remains concerned about the negative reports from
three sources on the ability of Permatek to withstand local
climatic conditions. Permatek is not found in the surrounding
area. For these reasons, it is recommended that the committee not
select Permatek as the roofing material.
D. Asphalt/Fiberglass Composition Shingles
These shingles are rated Class A. The weigh from 210 to 240 pounds
per square.
These shingles are known in the trade as "ordinary three-tab" .
They are not considered to be "architectural" shingles. These
shingles are very popular because of their competitive price. They
do not feature a high profile or shadowline. Warranties range from
20 to 30 years. Because these shingles are not considered an
upgrade, it is recommended they be rejected by the committee.
E. Upgraded Asphalt/Fiberglass Shingles
These shingles are rated Class A. They weigh from 350 to 380
pounds per square.
These shingles feature the high profile or shadowline that adds
texture, shading, and depth to the roof. They are warranted for 40
years. The weight is ideally suited for our local climate
conditions, especially near the foothills.
These shingles are approved by the architectural control committees
for installation in Miramont (Gary Nordick) and Paragon Point
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Roofing Material for Arapahoe Farms P.U.D.
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(Byron Collins) . One builder, Dan Jensen, Jensen Homes, installed
this roof on a show home/office on South College Avenue.
This roof can be enhanced with an option available from the
manufacturers referred to as a heavy ridgeline or heavy ridgecap.
This feature adds an extra level of texture and depth to the roof's
overall appearance.
Research indicates that the upgraded Asphalt/Fiberglass Shingle
roof is applied to custom homes valued up to $500, 000 (Miramont)
These roofs are installed in the same neighborhood as cedar shakes
(Paragon Point) . This type of shingle is considered high quality
for residential structures. It is considered compatible and
appropriate for any residential neighborhood in Fort Collins.
It is recommended, therefore, that the committee approve this roof
for installation on Arapahoe Farm Townhomes P.U.D. , subject to
adding the heavy ridge cap option.
The committee should allow any one of the four types:
Celotex Tamko Elk Owens
Presidential Heritage Prestique Corning
Shadow
Warranty 40 yr. 40 yr. 40 yr. 40 yr.
Price Per $80/sq. $58/sq. $67/sq. $58/sq.
Square
lbs./sq. 380 350 350 350
Fire Class A Class A Class A Class A
Rating
F. "Decrabond" Coated Metal
This material is a lightweight, 26 gauge galvanized steel panel
that is coated with a granular material. It is rated Class A.
It weighs 140 lbs. per square.
This roof is good solution for commercial buildings that desire to
emulate a residential appearance. Like the Permatek, there is no
randomness to the texture. The profile is pronounced yet very
uniform with a rigid pattern. This material is not found in the
surrounding neighborhood. It is recommended that the committee not
select this material.
Roofing Material for Arapahoe Farms P.U.D.
July 6, 1994
Page 5
3 . Conclusion:
In researching roofs and attempting to determine compatibility, it
is obvious to the researcher that there are no products on the
market that imitate cedar shake shingles. While there are sincere
attempts to market products as equal to another type of product,
the differences are obvious even to the casual observer. For
example, concrete tiles designed to imitate real clay tiles do not
look like clay tiles, they look like concrete tiles. Permatek
tiles that are designed to look like cedar shakes do not look like
cedar shakes, they look like Permatek tiles.
Therefore, the question of compatibility is not one of trying to
find the best imitation of cedar shake, but of trying to find a
high quality roof that complements an existing upscale residential
neighborhood.
The L.D.G.S. states:
"The intent of (neighborhood compatibility) criteria is to
ensure that development proposals are sensitive to and
maintain the character of existing neighborhoods.
"Compatibility" as used in this section of the criteria does
not require that development proposals be "the same as, " but
that they must fit in with, be sensitive to, and complement
their surrounding environment and neighborhood. "
Staff finds that a 40-year, fire-rated, 350 lbs. (minimum) asphalt
fiberglass roof, with high profile shadowline, with the heavy ridge
cap option, satisfies both the L.D.G.S. and the condition of the
City Council.
Sources:
Steve Kane, Brookhart's Wholesale Roofing
John Seibel, Brookhart's Wholesale Roofing
Gary Nordick, Nordik Construction (Miramont)
Dan Jensen, Jensen Homes (Quail Hollow)
W. Clay Hawkins, Boulder Roofing Supply
Byron Collins, Developer (Paragon Point)
Byron McGough B&M Roofing