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Overlook Villas ARC Guidelines

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.
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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.
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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.
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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:
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Seeking Approval

Composite Deck Replacement Boards
  • 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: 

Options for Replacement Exterior House Siding Boards
  • 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: Seeking an 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.
  • Research: 


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