Overlook Villas ARC Guidelines Edit page

Approved Overlook Architectural Guidelines


Overlook Exterior Painting (2020, AMM)
 

• Problem: Pealing and non-matching/faded paint colors.
• Solution: Paint contract services (waitlist can be up to 18 months)
  • House painting to include all sidings, trim, and chimney: $4,600-$5,200
  • Deck staining $1,500-$2,000
  • Sherman-Williams in Oakland. Ask for the “Overlook Villas” cash account (15% discount).
  • Sam Butler’s Official “Overlook Match” paint specifications are below.

Overlook Exterior Lighting (2020, AMM)
 

• Exterior Lighting
  • Deck lighting must be approved; it cannot cause direct light pollution to neighbors. Consider recessed/backlighting.
  • Holiday lighting (white lights) is approved for limited periods.
• Replacement Lighting Fixtures
  • Problem: Many silver carriage lights are rusted or damaged; the model is discontinued.
  • Solution: Owners may choose from a variety of bronze-colored carriage lanterns.
  • Specifications: 17”-25”, fixed carriage lantern, bronze, <40-watt candelabra bulbs.
    • Koda Outdoor Wall Lantern - Amazon, $76, Bronze.
    • allen + roth Castine - Lowe’s, $79, Bronze
    • Fleur De Lis Summerdale Wall Lantern - Wayfair, $102, Rust.
    • Bel Air Saddle Rock 19" – Walmart, $102, Copper.
    • Cotswold 2-Light Oil Rubbed Bronze - Home Depot, $166.
    • Cotswold Lane Wall Light - LAMPS PLUS, $279, Bronze. 

Overlook Open Deck Modification (2021, ARC)
 

• This project aims to open the screen-enclosed deck room by removing the exterior walls and screen windows to improve flow access for more usable space and enhance the view from the deck area.
• Architectural appearance will remain consistent with the original design aesthetic and not present any structural or safety issues, interfere with the view of neighboring units, or cause any light or noise issues.
• Download planning template below.

Overlook Roof Shingle Replacement (9 Sep 2024, ARC)
 

• Problem: The 30-year architectural shingles on the Overlook roofs are over 15 years old and are deteriorating due to extreme weather (wind, cold, show, ice). Insurance adjustors have assessed hail damage to several roofs.
• Estimates: Three professional roofers assessed that the current shingles have about 5-years (2025) more of life but will also need spot repairs until then.
  • Owners should replace all shingles by 2025.
  • End units will cost approximately $18k per unit (2023 prices).
  • Middle units will cost approximately $14k per unit (2023 prices).
  • Each building (3 units) will cost approximately $50k per building.
• Solution:
  • OLV Members have identified the GAF Timberline HDZ or AS-II (hail resistant) in Weathered Wood color match as the preferred replacement shingle.
  • Each building (3 units) must coordinate to contract and complete the work by 2026.
  • The preferred contractor is Titan Roofing. For more information contact Mike Groom at [email protected].

Options for Replacement Exterior House Siding Boards (2024, ARC Submissions)

• Problem: The Hardi Plank siding currently on the exterior walls of the Overlook units is disintegrating after only 17 years and desperately needs replacing in high saturation spots, especially where paint has peeled and allowed moisture infiltration. Damaged boards and flashing have also allowed rotting behind the boards, resulting in costly repairs to replace wall frames and insulation.
• Solution: Alternative siding material that is highly durable so that it will not disintegrate or warp and is fire retardent with a Class-A flame spread index rating. Siding material must also hold paint for over 5 years without flaking and resist rot, cracking, splitting, mold, and moisture.
• Approved Options: 
  • OLV Members are currently researching material and pricing options.
    • Hardie Plank Lap Siding, Select Cedarmill HZ5, cement composite fiberboard.
    • LP SmartSide Lap Siding, wood resin bonded cellulose fiberboard.
       

Composite Deck Replacement Boards (14 Jul 2025, ARC)

• Problem: Wooden deck boards require staining every 2-4 years to maintain their good and safe condition. Restaining can cost $2k-$3k per job.
• Solution: Replacing wooden deck boards with composite boards can cost between $3,500 - $6,000 for one-time installation, color matched to cedar, is highly durable, lasting for >30 years, and does not need staining.  
• Research: 
  • The ARC has approved the following material options:
    • TimberTech Azek (PVC) Vintage Collection with variegated surface in Mahogany color.
    • Trex Transcend Lineage Composite in Hatteras color.
  • Reminder: All change requests must be submitted to the ARC Change Request page to ensure that all contractors are properly licensed and insured.