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PZC Minutes 100191 (2)RECORD OF PROCEEDINGS MINUTES OF PLANNING AND OCTOBER 1, 1991 00%1 ZONING MEETING The regular meeting of the Planning and Zoning Commission was held on October 1, 1991, at 7:30 PM in the Town Council Chambers of the Town of Avon Municipal Complex, 400 Benchmark Road, Avon, Colorado. The meeting was called to order by Chairman John Perkins. Members P-esent. Staff Present John Perkins, Sue Railton, Buz Reynolds, Derek Pysher. Henry Vest, Patti Dixon Clayton McRory, Rick Pylman, Director of Community Development; Jim Curnutte, Planner; Charlette Pascuzzi, Recording Secretary Chairman Perkins stated all .iernbers were present. Lot 63, B1oc!. 3,W1ldridge Subdivision, Bruce _Kell y.S_ingle Family Residence, De_sicn Revisions Commission member Buz Reynolds stepped down as a voting member due to a conflict of interest. Rick Pylman stated that on June 5, 1990, Bruce Kelly received final design approval for a single family residence. The original approval was for a two story log home, gable roof, 10" diameter peeled and stained logs (silver oak) with mortar white chinking and window trim, -edar shake shingles and all foundations covered with white stucco. On April 2, 1991, the applicant received approval for architectural changes to the roof form and window/door placements and also a change in the siting of the building to allow for a shorter access drive to the house. This request is to change the cedar, shake shingles to a textured fiberglass shingle as the first request, with a backup of a woodruf shingle. The color would be a rustic cedar or weathered wood and samples are being provided. The second request is to change from the silver oak stain to an almond aspen color, whicn is lighter and a change from the white window trim to a blue/green color. Pylman stated that the only staff comment is that it has been • r-- 00"1 PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 2 of 14 Lot 63,Block 3. W ldr_i_d_ge_Subdivis,i_on,_ Bruce_ f~el_ly Ing le Fmi_7_� Residence Desai n..Rev_i.sions_�_ lcont) the policy of the Planning and Zoning Commission in the past to allow only cedar shake shingles, tile, woodruf shingles, or sod in the Wildridge Subdivision and stet;ifically nave asphalt and metal roofs as materials that are not allowed in Wildridge. As a simple material change request, there is no statf recommendation. Pylman then turned the meeting over to the applicant. Bruce Kelly stated that in being an on hands participant in building his house, he stated that he has not had one positive comment from anyone concerning using cedar shake shingles. Not one contractor, roofing contractor, the banks, the bank inspectors, the permanent financers, or the insurance companies recommended the use of cedar shakes. They have all urged him to do anything possible to not use: them. He stated that he was told that the insurance company may not insure the house with a cedar shake roof and also that the financers (nay not finance the house. He understands that, from the builder/owners aspect, this is a very difficult thing for the Commission to deal with. He would like for someone to to " him, when three months +,-om now, when he goes for permanent financing and insurance, what he is supposed to do. Three diffierent rooters seated that— froni an economically feasibility stand point, the last: thing they would put on a house would be cedar shak< Shing es. He stated that until about a month ago he did not even know that; woodruf shingles existed, or that they were accepted in Wildridge. He has recaived the same comments regarding the woodruf shingles. The longevity is very poor, it.s fire protection is very poor, therefore it is not a very economical product. From the home owners perspective he trying to do something to better the house. The asphalt. shingles are safer, less expensive and the warranty is three times what the guarantee is on cedar shake shingles. He stated that he drove around looking at houses that are anywhere from 10 years old to 6 months old and he did not think that the houses with cedar shake shingles that were 6 months or older had an aesthetically pleasing appearance. They were almost a black color. He stated that he talked to people that owned the houses and some of them were on their second roof and it was less than ten years. He stated that for someone who has put together every penny they have to build a house, it doesn't make any sense to put, a cedar shake roof on it. He provided samples for a thirty year warranty asphalt shingle and designated the color he was c;ons(dering PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 3 of 14 Lot 63, Block 3. qj ldri'dge Subdivision___ Bruce_ KeIly_,Single Famil _Residence. Desi_qn__Rev_isions__(cont) using. He provided a log section showing the color he is requesting to stain the logs so that the Commission could see what the asphalt shingle color would look like with the log color. He stated that a week ago his wife had been looking at a blue/green, bluish/grey color for the trim. Now she has changed the color to a tan color. He feels that the shingles are the big aspect of this request.. There are a lot of people that live up there that have expressed their feelings, stating that they would like to see the change happen. John Perkins asked if Kelly knew the weight of the product h. - is proposing. Mr. Kelly stated that he did not at this time know that. Buz Reynolds asked if this was a thirty year product and Mr. Kelly stated that it was. Reynolds stated that this would be 310 lbs. per square. Mr. Kelly stated that he would answer any other questions the Commission might have. Chairman Perkins asked for comments from the Commission. Patti Dixon asked for a sample of the trim color. Mr. Kelly provided a sample named Country Twill. She asked if the log sample is what he is proposing and he replied that it was and is called almond aspen. Clayton NcRory stated that the issues here tonight are ones tom" they have seen over and over again. He feels that the ission cannot just go ahead and allow this change in ,-, fing materials that, has not been allowed previously. The Commission needs to have another worksession as soon as possible to review these new products coming in. At that time the policy should be renewed, or updated, or changed. He stated that he was very much aware that there is a covenants committee up in Wildridge and he feels that atthe time of the workshop a representative from the covenants committee should sit in on the meeting and look at the product. Then they should decide what grade of asphalt shingle might be allowed. This is what he would like to see. He realizes that the applicants are under time constraints and he stated that he would be flexible enough to do it, as soon as it could be arranged. He does not feel that they can create a new policy tonight. Derek Pysher stated that he feels that he has been kind of put in a spot. Applicants are wanting asphalt roofing, and he understands their conditions and the cost involved. He PLANNING AND ZONING October 1, 1991 Page 4 of 14 COMMISSION MEETING MINUTES Lot 63, Block 3, Wildridge_Subd_ v_.1si_on_,__Bruce ke_lly_S7_ng_le Family Residence, Design Revisions,_ Lcontl stated that he doesn't think that there is an active covenants committee for Wildridge at this time. There are restrictive covenants that say that asphalt roofing is not allowed and that is very clear, but because there is no committee, there is no one to protect itright now. He stated that he likes all the colors chosen, but he does not have an alternative for him on the roofing. He stated that as long as the covenants committee says no asphalt roofing, he is not going to cross that line. Sue Railton stated that these are not new products. They have been used for years and years. Good quality has not always been used, but now days on good houses, good quality ones have been used. We would not ask anyone to put inferior plumbing in their house so why are we asking them to put inferior roofs on their houses. This has been brought to our attention by fire districts, and by the State of Colorado. We have been talking about it for a year and a half now and it is time that the Commission act on it. If the covenant committee isn't working, she feels that they can say go ahead and put it on. Let the covenant committee get together and challenge it if they want to. Henry vest stated that as far as the covenant committee in Wildridge, they should be able to step forward and each landowner and each homeowner should be able to come forward and say what they think. He feels that Sue is also right in that this has been brought forward before and it needs to be done quickly. He doesn't see why they need to restrict themselves to cedar shake, or the woodruf masonite shingle if it is a good product. Certainly the El Presidente asphalt was a good looking shingle that was presented by Mark Harrison. He feels that they need to get together with the covenants committee and hear them out. Maybe some signatures could be gotten quickly and come up with an answer by the weekend or something. Rick Pylman interrupted to explain covenants and the role of the Planning and Zoning Commission. Rick Pylman stated that there are some covenants in Wildridge that were placed there by the original developer and a committee was formed. There is quite a bit of question as to whether those covenants are valid anymore. They have been brok,:n numerous times and as case law has been related to him, covenants are generally declared invalid after a lack of enforcement can be shown. We will never know the status in Wildridge unless someone challenges the covenants in court. In any case, enforcement PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 5 of 14 race. Kel l_y_ Sin.gle Fami Iv Hesiaence. ve 14 of the covenants is not the job of the Commission. The Commission should make decisions, based on your charge as the design review board, on the aesthetics and on the information given to you. There are covenants all over town. There are covenants that restrict clotheslines and we do not run out and enforce those if someone puts a closeline up; there are deed restrictions that are in place on commercial lots downtown that prohibit yas stations in certain places and car washes in others. When we went through the zoning change we placed the zoning and uses on that property that they thought was appropriate for the development of a well rounded community. We did not worry about what the deed restrictions or the covenants said. Thats a private matter, it is sombody elses issue. We looked at it from a community wide, municipal government perspective. The covenants may play a role in your thought processing and your decision process, but you shouldn't consider yourself by any means tine caretaker of those covenants, or the upholder of those covenants. You have no legality to do that. Your decisions need to be based on the Planning and Zoning Commission Design Review Guidelines and that is the only authority that you have to make decisions on. Those are very broad and you can use those in a great range. Pylman suggested the Commission not place a lot of weight on the covenants of Wildridge. If Wildridge wants to have a covenants committee, then they should get. it together and we could have a good working relationship with that committee. At this time there is no official board to talk to. The Commission must make their decisicns based on the Town's regulations. Patti Dixon feels the Board should get their hexads together and make some recommendations and decide to either remain the same or change the policy. This should be resolved once and for all. Clayton McRory stated that guidelines have been set and for the Commission to go ahead at this time and make a decision without sitting down and doing it from a government or Commissioners level will not work. The covenants are important and he feels that there should be a representative to sit in on the worksession. He feels that the Commission cannot just change policy on the spur of the moment. John Perkins stated that if they were going to move toward accepting this product, some acceptable guidelines need to be established, i.e. the weight per square, to his mind is the only guideline that the Town of Vail has in their procedure PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 6 of 14 Lot 63 Block Wild rid.ge_Subdivi_sion,�._ Br_uce_he_1l_y_Si_ngl_e Family Residence, Design Revisions,__ (_cont. and he believes that it is a 300 lb. per square. He stated that he is betwixt and between on this issue, and yet they cannot ignore the overwhelming number of people who live jn the Town of Avon that are coming to the Commission and asking to use this product. He feels that they are basically here to serve the people that live in the Town of Avon. If there is an overwhelming desire to have this product, he is not sure that this Board can continue to hold them off. He feels that aesthetically, it is a lowering of the minimum standard. From a cost standpoint, efficiency standpoint and safety standpoint, there is overwhelming evidence that it 'is supported. Buz Reynolds stated that he has lived in Wildridge for 11 years and he is on his second roof. He put number 1 heavy cedar shakes, which at the time were the best you could buy. He had to replace them after 8 years. Aesthetically, he will not argue, but the Boulder Canyon fire put the icing on the cake for him. He stated that wood products, and masonite, shakes have no fire rating. You can buy them with fire rating which makes the cost efficiency ridiculous. Asphalt will last for thirty years. He stated that the he doesn't see the wood products that the Commission is enforcing in Wildridge being a viable product that is actually good for the community. Clayton McRory asked how far off is Jan Livergood from having to put a roof on. The reply was immediatly. Jan Livergood stated that she has been trying to get on the agenda for a month. She said she had to go throught the Council too. Rick Pylman stated that that was not quite right. He stated that Jan submitted a letter appealing her roof material to the Town Council. The Town Clerk called Jan and informed her that she needed a fifty dollar check with an appeal and Patty held it until last week when Jan came in with the check. When Rick Pylman saw it on the Town Council agenda, he removed it from the Town Council agenda. The way the Town of Avon guidelines work is that you can only appeal something that was denied. Jan's roof product was actually approved, so her appeal was an improper application. She is asking for a change of materials, not an .:nF;al of a denied decision. Therefore, she is on this Planning and Zoning Commission agenda. McRory asked if Mr. Reynolds felt that this Commission should just change the decision that the Commission has been standing by for months and months. Aren't there procedures for making changes like this rather than just change it right now. Reynolds stated that these PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 7 of 14 Lot 63, Block 3. WiIdridge Subd_ivision,___Bruce.Kel1y Single products have been coming in numerous times and all the Commission members have known that this would come to a head sooner or later. Bruce Kelly asked if the Commission members had the power to make a policy change. McRory stated that they do have the power, but he doesn't feel that the Commission should just sit here and do it right now when the situation has come in over and over again, they need to find new evidence and new products. Sue Railton stated that they will never find new products. These are the same products that they have had for fifty years. McRory asked Ms. Railton if what she was saying is that if they vote on this tonight then it is a new policy and that is it. Ms. Railton replied yes, and we have been waiting for that to happen forever. McRory asked if she meant just any asphalt shingle? She stated no. She feels that they should be realiy textured, with a lot of shadow. She would not like to see the flat asphalt shingles. She suggested that they require a heavy weight asphalt shingle with a heavy texture. You cannot say that they have to have a certain brand, but you can require over a 300 lb and a heavy texture. Derek Pysher stated that maybe what Clayton was saying is that they have a worksession and come up with some guidelines. Sue Railton stated that she felt that what she proposed was good enough guidelines. McRory stated that he has no problem with the asphalt shingles, his problem is with the way they are going about making the changes. Chairman Perkins called for a straw vote on how many members feel that there should be a worksession on this issue. The count was five to one. Rick Pylman stated that he did r,ot think that there is a lot of research to be done. He stated that he understands what Clayton is saying. It would be nice to sit down and talk about the product and the parameters for approving products without the pressure of an application right in front of them, but if the Commission wants tj have a worksession, to help some of these people, the sooner the better. It could be done this week and he suggestea Thursday. Chairman Perkins stated that he agrees with Sue that they cannot designate brands. They need to set guidelines and the enforcement factor with this product is also a concern of his. Rick Pylman suggested that maybe the Commission could spend the next thirty minutes or so working on some guidelines. John Perkins asked Buz Reynolds how the texture aspect could be controlle-'? Bruce Kelly stated that the texture changes PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 8 of 14 Lot 63. Block 3,,_ Wildridge Subdivision,_ Bruce Kelly Single Family Residence, Desgn_Reyisions -Ccont), with the weight. The longer the guarantee the thicker the shingle and that causes your texture. Buz Reynolds stated that you can get a flat 40 year shingle. As mentioned before, the Town of Vail is requiring a 300 lb minimum. You have a 300 lb textured, with a shadow effect, rather than just a flat shingle. Sue Railton stated there are several different ways they get the relief by the patterns they form. The members then studied some of the samples provided. Derek Pysher made a motion to postpone this issue to Other Business this evening. Rick Pylman asked for a clarification of the motion, what is being postponed, the Kelly application or a worksession? Pysher stated a worksession. Perkins stated the Commission needs to act on this request, the motion needs to address this request. Derek Pysher moved to postpone and table Bruce Kelly application until the worksession. Discussion followed on this motion and the matter of tabling the application. Pylman suggested just postponing further discussion on this application for now and go into a work shop to discuss roof issues and come back to these items tonight. Derek Pysher moved to go into a worksession at this time to discuss guidelines for this matter. Jack Hunn approached the Commission and stated that he does not represent any covenants committee, as there is not an active committee at this time, and he does not represent any of the owners in Wildridge. He stated that he would like to make a distinction between the committee and the covenants. The committee failed to do their ,lob and they all resigned. The covenants continue to exist. While there is no mechanizm to enforce them, the way they are written, they specifically anticipated that the Town and the Planning and Zoning Commission would abide by them. He stated that he also agrees with Rick Pylman, the Town is ;n no way responsible for enforcing the covenants. On the other hand, to set its policy in a manner that is opposed to the covenants is counter-productive. This issue was brought before the Commission some time ago. The Fire Chief was here at that time. Certainly asphalt roofing products are more fire resistant than wood shakes. He also at that meeting agreed that irrigated lawns in close proximity to the houses would mitigate the spread of wildfires. If this is an issue about mitigating the spread of wildfires, then you should be � eoll ^ PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 9 of 14 Worksession On Guidelines -For Approving Asphalt _Shingles In Wildridge considering that. There are a number of products other than asphalt roofs that are more fire resistant than wood shakes and nobody has proposed them because they are more expensive. Concrete roof tiles are what he is suggesting. There are lightweight concrete roof tile product that simulates the shape and color of a wood shake and does not significantly add to the weight so you do not have to beef up the structure. It is only about 15% more expensive than a wood shake and has a fifty year guarantee and is fireproof. He suggests that this is an economic issue. It has certainly some merit in terms of function and durability, etc., but it is an economically motiviated request. He stated he appreciated where Mr. Kelly is coming from. He stated he is here to remind every one that he didn't make up these rules, but he was aware of them when he built his house and he abided by them. Every property owner that purchases property in Wildridge, if they look at the title report, is subject to the covenants. You promise to every neighbor up there that you will abide by those covenants. That is fact. He feels that people are obligated to abide by the covenants. If asphalt roofs are such a great idea sombody should go to the trouble of changing the covenants. That what it takes to make them legally acceptable, or you can ignore those covenants, and you have the right to do that. He stated that there are 32 or more units currently under construction that will come pouring in here asking for an asphalt roof. In the last year and a half you have said no to about 15 projects that requested asphalt roofs. They will have a legitimate gripe with the Town and the Commission. He doesn't think that they would ever see a wood shake roof in Wildridge again. He stated that he talked to an appraiser recently and asked which would be appraised at a higher value, asphalt roofs or wood shakes, and he said wood shakes. It is a perceived value. It is aesthetic. There is a minimum development standard that was anticipated by the developer of Wildridge eroded into the covenants which said wood shakes is the minimum visual aesthetic standard in Wildridge. There are products that simulate that look that have been used, woodruf shingles or the concrete tile he mentioned. Aesthetically they meet the goal, economically ones cheaper', ones got better warranty and is more expensive. To solve the problem of creating options, some of which may be more economically desirable, some which might be more tire resistant, does not have to involve asphalt roofs. He believes that if the Commission approves asphalt rooting products, they will be diminish the value of his property. When he goes to sell his property the bank will only lend as PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 10 of 14 Worksession on Guide lines For Approving Aspha1tSh.1ngfes_ I_n WiIdridge much as the appraiser says it is worth. The appraiser will be looking for comparables and if the only comparables available are asphalt roof products the appraiser will appraise it less than if they had wood shakes. If your considering asphalt roofs, then your messing with property values. The covenants are in force. They cannot be waived, and they do not go away until 88 years from now. That is fact and if the overwhelming majority of people who own property up there want asphalt roofs, seventy-five percent of them have to say yes to them. Until that happens they are illegal. He stated that he has a problem with this situation. The Commission has gone through worksessions and came to a conclusion which was to be the decision for a long time. If there is new information, or a new product, or something that has changed since that conclusion was reached, talk about it. He stated that one of the reasons that he was attracted to Wildridge was the covenants. He could count on minimum development standards. He could count on his neighbor following the same rules as he did. He feels this is really a problem. Rick Pylman gave the Commission a letter from Dave Peel, a member of the Eagle -Vail design review board, relating how they handled this type of matter. Clayton McRory stated that the Commission should get on with looking at the products under consideration. The applicants provided all the samples for the Commission's review. Discussion followed on the policing of the application of the roofing material to make sure the correct weight and texture is installed. Discussion followed on the various weights and textures and warranties of each sample. Discussion followed on how to define the guideline for the texture and shadow and relief. Rick Pylman stated that if someone comes in with a request for an asphalt roof and it 18 on a house that the Commission feels has the type of architecture that doesn't bear an asphalt roof, then the Commission has the right to say that this would not be an appropriate mix of materials. The Commission decided that the final guidelines for approval of an asphalt roof are: 300 lb. minimum weight product; it should have a relief and shadow and color variation pattern. Chairman Perkins then called the meeting back to order. He stated that he was prepared for a motion on Lot 63, Block 3, Wildridge, Bruce Kelly Residence. n 0 PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 11 of 14 Lot 63 Block 3._. Wildri_d.ge_Subdiyi_sion,. Bruce Kelly Single Family Residence, Des ign Rev is ion ss, (cont) Sue Railton moved to grant final design revisions approval to Lot 63, Block 3, Wildridge, for the color changes requested and the textured fiberglass shingle, the Oak Ridge Shadow in the adobe color in a 300 lb minimum weight. Discussion followed on the color of the asphalt shingle. Patti Dixon seconded the motion. The request was denied with a 3 to 3 vote, with John Perkins. Henry Vest and Derek Pysher voting nay. A second motion was made by Derek Pysher -c.o separate out and approve the requested color changes. Sue Railton seconded and the motion carried unanimously. John Perkins stated that he voted no on the asphalt shingles because it is his personal feeling that it is more appropriate to have a wood roof on a log home. Lot 57._Bl_ock 3. Wildridge__Subdiv_ision,__Jan Livergood_Simgle Family Residence. Material Change__Request,_Design—Review Rick Pylman stated that Jan Livergood received a final design approval on February 8, 1991. One condition of that approval was that woodruf shingles be used. The applicant is now requesting a change from a woodruf shingle to an asphalt shingle. The applicant will present the exact sample or roofing material she would like to use. She stated that the Timberline Ultra has a 40 year warranty, 400 lb per square and it has the look of slate. Discussion on the texture and weight and the type of building it will be installed on followed. Jack Hunn stated that he feels that there should be a range of colors th,,r, would be allowed. Clayton McRory asked if they could add to the guidelines that were set up that they fall within the same color scheme that a shake roof may give within a certain amount of years. A darker brown, etc. To keep a continuity in color throughout. Sue Railton moved to grant material change request for Lot 57, Block 3, Wildridge. The roof to be used is to be Timberline Ultra, 40 year, Birchwood color, minimum 300 lb per square. Clayton McRory seconded. PLANNING AND ZONING October 1, 1991 Page 12 of 14 COMMISSION MEETING MINUTES Lot 57, Block 3, Wildridge Subdiv.is.ion,__Jan L_ivergood Single Family Residence, Material Change.Reques�--A—qon.t) Derek Pysher stated that he has a hard time with the controls and with the product, and he wants to uphold the standards of the subdivision and make sure that the highest quality materials are put up there. Chairman Perkins called for a vote and the motion carried 4 to 2, with Derek Pysher and John Perkins voting nay. Chairman Perkins stated that they would now go to other business so that they can go back to the previous request. Clayton McRory moved to go back to Lot 63, Block 3, Wildridge for further discussion. Sue Railton seconded, and the motion carried 5 to 1, with John Perkins voting nay. Further discussion followed on the color of the proposed roof and if the applicant would want to change the color of the proposed roof color the Board would again vote. The applicant reviewed the reasoning for his choice of adobe stating that it was to keep it the basic color of a wood shake roof. He stated that he did not feel that the dark color that a shake roof turns to is attractive. AS far as the house being log, if you consider the history of log homes, most of them had metal roofs, which is also not allowed in Wildridge. The applicant stated that he would change the color to a teak color. Clayton McRory moved to accept the material change for the Bruce Kelly residence, Lot 63, Block 3, Wildridge, with the teak colored asphalt shingle. Sue Railton seconded. The request was again denied w';th a vote of 3 to 3, with John Perkins, Henry Vest and Derek Pysher voting nay. Buz Reynolds returned as a voting member of the Commission. Chairman Perkins asked for any other buisness. Rick Pylman stated that John Dunham and Tad Degen, representing the Wahl fourplex project are here to discuss the approved roofing of this project. He stated that the applicant is more than willing to use the woodruf product, however there is a building code problem. On a duplex or a townhouse project where there is a property line separating units tnere is a demand for a greater fire protection. When we first started using this product, the masonite corporation did manutacture a chemically treated woodruf, that combined with some metal fittings gave the class B fire rating that is required for a duplex or a townhouse project. he stated that he talked to the masonite corporation today and because of poor market PLANNING AND ZONING October 1, 1991 Page 13 of 14 COMMISSION MEETING MINUTES Other BusinessAcontl demand for that product they have stopped making that product. Woodruf no longer has a product that will meet building code stai,dards for duplexes and townhouses. It will work in a single family home where you do not have a property line issue. This project is in construction. They have a problem with the building code and because of that he told them that they could come to the meeting with short notice. They were willing to put the woodruf on, but we can't let them do that. Their request is to go to an asphalt shingle. They will go along with what ever is allowed. John Dunham stated that he got a call on Monday saying that the product ordered is no longer available. He stated that they would like to go to a synthetic roof. He provided colors of the townhomes and stated that they would acquiesce to whatever color of roof the Commission would wish. They are about 25% complete without roofs. Discussion followed on whether this is applicable to duplexes and if it is what problems will be upcoming. Anyone that doesn't have a roof on now won't be able to use the product if there is a property line involved. It could be only on tri-plexes and up that a type B root is required. Considerable discussion followed on this matter. Jack Hunn suggested that the applicant consider wood shakes, which he feels would be a step up instead of down grading. The applicant stated that they have pre -sold and have to stay within their limits. Sue Railton moved to grant Lot 83, Block 1, Wildridge the change from woodruf to a textured asphalt shingle, in a darker tone brown, minimum 3001b per square. Henry Vest seconded. The motion carried 5 to 2 with John Perkins and Derek Pysher voting nay. Rick Pylman stated that the Town's Townhouse Project also has Woodruf as an approved roofing material and they will not be able to utilize that either. He stated that he is not, at this time, ready to make a presentation, but they will be back with a request at a future meeting. Reading and Approval of _Planning___and Zoning_ Commjss_on Meeting of September 17. 1991 Derek Pysher moved to approve the minutes of the September, 17, 1991 meeting as submitted. Sue Railton seconded and the motion carried unanimously. PLANNING AND ZONING COMMISSION MEETING MINUTES October 1, 1991 Page 14 of 14 Rick Pylman asked if the Commission had any comments to make regarding the Streetscape to call him within the next couple days. The meeting was adjourned at 9:30 PM. Respectfully subiiitted, Charlette Pascuzzi Or Recording Secretary Comm iss J. Perk S. Rail C. McRo A. Reyn P. Dixo H. Vest D. Pysh _Date- I � C •