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HomeMy WebLinkAboutARAPAHOE FARM TOWNHOMES PUD - FINAL - 55-87K - CORRESPONDENCE - CITY COUNCIL (3) Commulk Planning and Environmental vices Planning Department City of Fort Collins September 12, 1994 Mr. Kevin Walker 4413 Hilburn Court Fort Collins, CO 80526 Dear Mr. Walker: In a recent conversation (July 25, 1994) with Ron Phillips, City of Fort Collins Planning Director, you expressed concerns regarding . the decision of the ad hoc roofing committee on the Arapahoe Farm Townhomes Planned Unit Development which selected a choice of two high-profile, 40-year, asphalt/fiberglass shingle products. Ron indicated that follow-up information would be provided. Please accept this letter in response to this request for further information. As explained to me, your concern is that the committee did not adequately reflect on the merits of "Permatek, " a wood fiber, Portland Cement product. The committee weighed the advantages and disadvantages of a variety of products. The purpose of this letter is to further describe the particular, positive and negative. attributes of Permatek versus high profile, 40 year asphalt/fiberglass laminate shingle (A/F) by conducting more interviews. It is hoped that this information will help you see how the committee arrived at its decision. The information was obtained by interviewing, in person and by telephone, persons who are involved in contract roofing installation, roofing material sales, architects, and home. builders. Please note that these persons are not the same as those contacted earlier. Rather, these persons represent a new set of contacts and offer an opportunity to compare the new findings with the earlier results. Also, inspections of existing homes with both Permatek and A/F were performed to evaluate the products in the field. Each person contacted was presented with a situation and a question. The situation was stated as follows: "There is a concern by the Poudre Fire Authority over the use of wood shake shingle roofs on new construction for residential structures. There are, however, numerous subdivisions and townhome and condominium associations which have restrictive covenants which prohibit any roofing material but wood shake shingles. Given this dilemma, what do you recommend as a high quality substitute roofing material?" 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 If, in the course of responding to this situation, the person did not bring up Permatek, the person was asked:. "What about Permatek?" CONTACTS AND RESPONSES 1. Rob Johnson - CJ Roofing Mr. Johnson's favorite roofing material is concrete tile. This material is heavy and requires the roof trusses to be reinforced. This material is being used on expensive custom homes. It has a fifty year warranty, one of the longest in a residential application. Where concrete tile is not practical, the second choice is the 40-year, high-profile A/F. This is being used extensively in Miramont P.U.D. The material is durable, well-made and attractive. When prompted to respond to using Permatek, Mr. Johnson explained that Permatek would never be one of his choices. The problem is that Permatek is not sealed all the way through and is subject to water build-up which leads to freeze/thaw cycles. Over time, this product will fail from the bottom up and crack. Also, the color will not hold and become splotchy. When the product first came into the Colorado market, the manufacturer was very good about re- painting failing roofs under terms of the warranty. Now, however, the manufacturer has stopped doing this warranty work. Mr. Johnson would not recommend Permatek. 2. Bill Steves - Advanced Roofing Technologies Mr. Steves responded by stating that he lives in a neighborhood of wood shake roofs. He recently removed his own 13-year old wood shake roof and re-roofed his home with a 40-year, high-profile A/F roof. He has received positive comments from his neighbors, who, over time, will also be facing a re-roofing decision. When prompted to respond to Permatek, Mr. Steeves responded that he believes the product will not last through its stated warranty period. It is his opinion that the product is over priced and over rated. It is not worth $130 per square. Rather, it performs like it should be priced at $50 per square. Thus, it is not a good choice for consumers. He has heard that the company has had to come back and re-paint about one dozen roofs in this area. He is suspect of any materials that attempt to simulate another. The pseudo-shake market is suspect and recommends his customers stick with traditional materials. 3. Dale Kirkley - Choice Roofing Mr. Kirkley responded that there are a variety of fake shakes on the market, all of which do not have the natural aesthetics of real wood shakes. There is a new product on the market called CemWood which is composite product (like Aermatek) which is designed to 411 imitate the wood shakes. For high-end custom homes, he recommends concrete tile. Mr. Kirkley is a self-described "big fan" of the 40-year, high profile A/F shingle. In fact, he has installed Tamko Heritage A/F shingles on his own roof. These shingles have a good dimensional look and is the best product on the market for the money. The aesthetics are superior to three-tab or tee-lock. When prompted to respond to Permatek, Mr. Kirkley responded that there are problems with the paint flaking off and the need to re- paint the roof. He has heard of the factory having to come back and re-paint to honor the warranty. He is very nervous to recommend Permatek. 4. Frank Montoya - F.M. Roofing Mr. Montoya responded that there is very little demand from his customers for Permatek. He has never installed Permatek. He is reluctant to experiment on a roofing material that is unproven over time. 5. Merle Haworth, Architect - Robb, Brenner and Brelig, Inc. Mr. Haworth is familiar with Permatek. He expressed concerns about the fiber content and that too much fiber content (needed to keep the weight down) can weaken the product. Without strength and durability, shingles in our hail zone may not hold up. Mr. Haworth explained that he specified the 40-year, high profile A/F roof on the Spirit of Joy Lutheran Church at the northwest corner of Harmony Road and Lemay Avenue. This church is located next to Whalers Cove at the Landings P.U.D. which is a single family subdivision with all wood shake roofs. The church, with the A/F roof, is residential looking and compatible with the neighborhood. 6. Carr Bieker, Architect - The Architects' Studio Mr. Bieker expressed a preference for indigenous materials. (He would prefer that the Poudre Fire Authority not ban wood shakes. ) He is familiar with Permatek and finds the product to have a sheen that makes the material look manufactured. It is his opinion that Permatek does not look like wood shakes. 7. Dave Lingle, Architect, Member of the City of Loveland Planning Commission - Aller-Lingle Architects, Inc. Mr. Lingle prefers the heavy-weight A/F and would have installed this material on his own house. He tried, unsuccessfully, to change the restrictive covenants in his own subdivision so he would not have to install wood shakes. 410 When prompted about Permatek, Mr. Lingle responded that the most practical application is for a home on a ridgeline. or in a sensitive scenic area, perhaps the foothills, where, from a • distance, the earth tone color is a primary design feature. 8. Rhys Christiansen - Realtec Mr. Christiansen recently built a custom home in the County in a subdivision which was mandated by covenants to have wood shake roofs. He, and two neighbors, petitioned the homeowner's association for permission to install 40-year, high profile A/F roofs. These three neighbors were successful and the subdivision now allows A/F as an allowable substitute for wood shake roofs. These three homes are constructed and there have been no complaints from surrounding property owners. When prompted about Permatek, Mr. Christiansen responded that this material was never considered. 9. John McCoy - Windtrail Limited Liability Corporation Mr. McCoy is building townhomes and apartments in an area surrounded by wood shake roofs, as mandated by covenants. He has selected an A/F product due to concerns about wood shakes. When prompted about Permatek, Mr. McCoy responded that Permatek tiles were never considered. 10. Gary Nordick - Nordic Construction Mr. Nordick is the developer of Pheasant Ridge, a custom home development. Presently, the 40-year, high profile A/F roof is not one of the approved roofing materials allowed by the restrictive covenants. Mr. Nordick is beginning a process to amend these covenants to allow the A/F product. Mr. Nordick is familiar with Permatek. It seems to fit a niche in the market for customers who do not want wood shake and are looking for a product that is different than A/F. At the owner's request, he has constructed about three homes with Permatek shingles. As you can see, the evidence indicates that there are some serious negative attributes ascribed to Permatek. These aspects cannot be ignored. Based on experience, those in the roofing business have legitimate concerns about the reliability of Permatek over the long term. These findings. are consistent with earlier results. In the final analysis, there are more positive attributes and less negative attributes associated with the 40-year, high profile A/F than with the Permatek. You are encouraged to inspect the specified A/F shingles in the new custom-home subdivisions that are currently in various stages of construction. It remains the opinion of the committee that these are handsome, sturdy roofs and will be a pleasing addition to the III 410 Regency Park and Woodridge neighborhoods. Please note the following: Miramont P.U.D. 625, 719 Meadow Run Drive 4918 .Switchgrass Court 4901, 4907, 4925, 5019 Blue Stem Drive 630 Sand Reed Court 5119, 5125, ,5131 Bull Rush Court 637 Castle Ridge Drive Paragon Point P.U.D. 6218, 6225 Glen Eagle Court 6249, 6325, 6337 Southridge Greens Blvd. 6430, 6436, 6500 Falcon Ridge Court Greenstone P.U.D. (There are no wood shakes in Greenstone P.U.D. The following streets in Greenstone contain numerous examples of A/F roofs. ) Streamside Drive Silver Moon Lane Greenstone Court Red Sky Court Greenstone Trail Gold Hill Court White Peak Court Chelsea Ridge 1207 Wooded Creek Court It is my hope that this information provides further insight as to conclusion of the Arapahoe Farms ad hoc roofing committee. If you need directions to above referenced housing developments, please do not- hesitate to call our office at 221-6750. 1141114 Sincceer`ely: ,1,4 Ted Shepard Senior Planner xc: Ron Phillips, Planning Die