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HomeMy WebLinkAboutARAPAHOE FARM TOWNHOMES PUD - FINAL - 55-87K - CORRESPONDENCE - CITY COUNCIL (2) • �1• 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 • • Roofing Material for Arapahoe Farms P.U.D. July 6, 1994 Page 2 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 • • 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 r • • Roofing Material for Arapahoe Farms P.U.D. July 6, 1994 Page 4 (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