January 29, 2008

In response to recent homeowner roof requests, the Pleasanton Hills board of directors is considering whether to approve roofing materials that have previously not been considered to be within the architectural guidelines for our community. Before making decisions, the board would like to receive comments from interested homeowners. If you would like to comment, please return the enclosed form by mail to the association manager by Feb. 9.

The association regulates roofing materials under a provision of the Pleasanton Hills covenants, conditions and restrictions that provides for Architectural Committee rules governing exterior changes to homes.

The association's architectural rules are intended to preserve property values by maintaining a pleasing appearance for the neighborhood. Homes in Pleasanton Hills were built with wood-shake roofs, except for three custom homes on Monaco Drive that have composition shingles. The association's policy over the years has been to allow materials that resemble wood shake and prohibit materials that look substantially different. The guidelines for roofing are on Page 3 of the Architectural Committee guidelines.

The board is currently considering a request to allow a steel roofing material called Girard Canyon Shake on a home on Dolores Drive. The association's Architectural Committee has denied the homeowner's request to be allowed to use the Girard material, and the homeowner has appealed to the board.

Advantages of the Girard Canyon Shake include:

• Lower cost than other materials
• Lower installation costs than other materials
• The material (in combination with the currently installed wood shingles) provides greater insulation than many other materials.
• The warranty period may be longer than for other materials in certain cases.

Reasons this material has not been approved in the past include:

• The steel panel material is distinctly different than shakes, i.e. a stamped metal panel with raised variations as opposed to individual shingles and does not provide for a ?wood shake? appearance.
• The Architectural Committee did not feel the Girard trim/finish provided a natural shake-like look.
• The committee felt that the Girard steel roof installations in Pleasanton were not as aesthetically pleasing as those of other new roofs within Pleasanton Hills.

More recently, another homeowner has requested permission to use CertainTeed Presidential Shake, thick asphalt shingles that are intended to simulate the appearance of wood shake. The Architectural Committee also has denied that request.

The Architectural Committee has developed and maintained a list of pre-approved roof materials that the committee and board have agreed meet the guidelines of our community. When homeowners select materials for a new roof, they can choose among a large number of materials on the market, which vary considerably in cost and durability. Deviating from the pre-approved list can slow down the approval process as the association must decide whether the material meets guidelines. The major types of materials are:

• Wood shake: A traditional choice used originally in Pleasanton Hills. Wood shake has become less common because it is considered a fire hazard. Some people believe fire-retardant chemicals applied to wood shakes do not last long enough or pose environmental hazards.
• Concrete tile: A relatively durable material that may require costly construction reinforcement because of its considerable weight. One brand of this material is preapproved in the architectural guidelines.
• "Lightweight" cement shake: This class of material is the most commonly used for roof replacements in Pleasanton Hills. The tiles are made of cement and other materials, such as fiberglass or wood fiber. One brand of this material is preapproved in the association?s architectural guidelines. Some products in this category have experienced premature cracking during their warranty periods.
• Steel roofing: A layer of metal with granular material bonded to it to provide color and texture. Each sheet is shaped into ridges and valleys to resemble the surface variations of shake roofs. It is much lighter than competing materials and is applied over wood shakes. Some products in this category have experienced fading and rusting during their warranty periods. There is one home on Dolores Drive that has steel panel roofing.
• Clay tile: A traditional, very durable choice. The widely used Spanish tile is made of clay. It has not been allowed in Pleasanton Hills because it does not resemble wood shake. Some newer clay tiles do resemble wood.
• Composition shingles: A very common choice, sold in varying thicknesses with tradeoffs between cost and longevity. Except for three homes on Monaco Drive that were built with this material, it has not been allowed in Pleasanton Hills. Newer "triple-layer" composition shingles are designed to present an irregular surface appearance that is promoted as resembling shake. Some products in this category have experienced mold during their warranty periods.
• Slate: One of the oldest roofing materials around. It is long-lasting and durable. Its weight requires a reinforced roof structure. It is available in different colors and grades depending on its origin. One home on Monaco Drive has a tile roof that resembles slate.

As more roofs have been replaced and roofing materials have evolved, the appearance of roofs in the neighborhood has become more varied. Photos of some roofs in Pleasanton Hills and steel roofs elsewhere in Pleasanton are on the association's Web site at http://pleasantonhills.org/joomla/index.php?option=com_rsgallery2. The board recommends that homeowners view the homes in person rather than rely on the pictures to assess the look of each roof.

Homeowners who plan to comment on the rules governing roofing materials may wish to consider how the association should balance concerns about aesthetics, costs to homeowners, reliability and fire safety. The questions that come up include:

• To what extent would a steel roof enhance or diminish property values in the Pleasanton Hills community?
• To what extent would an asphalt roof enhance or diminish property values in the Pleasanton Hills community?
• Should steel roofs be allowed?
• Should composite roofs be allowed?
• Are you comfortable with the existing list of pre-approved materials?

HOMEOWNER COMMENT FORM