» Improvement Request Form

ALTERNATE ROOFING SYSTEMS

The covenant requirement for a shake roof has not been changed nor is there a blanket approval for any other roofing system to replace wooden shakes. However, the covenants allow for individual residents to request an exemption from any covenant requirement.

The Covenant Review Committee along with the Board of Directors of the Highlands 460 Civic Association approved a standard procedure for requesting an exception from the shake roof covenant requirement. This procedure requires completing the Improvement Request form (attached) with a written justification that includes three key points as required by Article II, Section 1, of the recorded Declaration of Covenants, Conditions and Restrictions for the Highlands 460 subdivision:

1. The exception does not in any way detract from appearance and aesthetic qualities of the property.
2. The exception is not in any way detrimental to the property values of individuals located in the vicinity of the property.
3. The exception is not in any way detrimental to the general public health, safety, or welfare.

It is the responsibility of the individual requesting the exception to clearly show that these three points have been met by the exception request. Please understand that it is very critical that each individual requesting an exemption follows this procedure. If these procedures are not followed, the HOA runs the risk of losing the right to enforce the roofing covenant.

The exemption from the shake roof requirement, if granted, does not nullify any covenant requirements that would or could pertain to the proposed re-roofing project.

The exception is granted for a six-month period starting with the date of the exception letter approval from the CRC. If the re-roofing project is not completed within this time period the exception is null and void.

Alternate Roofing Systems PREVIOUSLY Approved

• Owens Corning Weatherguard HP 50-year - Weathered Wood color
• GAF/Elk Timberline Prestique High Definition Lifetime - Limited Lifetime Warranty laminated shingle. The previously approved colors are Weatheredwood and Barkwood. (Previously known as Elk Prestique Plus High Definition 50 year)
• The Grand Canyon - fiberglass asphalt shingle manufactured by GAF. The colors approved are Mission Brown and Stonewood. The Stonewood color is preferred.
• Presidential Shake TL - lifetime warranty, tri-laminated, asphalt shingle manufactured by CertainTeed. The approved colors are Autumn Blend, Weathered Wood and Shadow Gray. The color, Bark Brown has been reviewed and is NOT approved.
• Presidential Shake IR - an impact resistant, Class 4 shingle manufactured by CertainTeed. The approved colors are Autumn Blend, and Weathered Wood.
• Landmark TL Ultimate - lifetime warranty, tri-laminated, asphalt shingle manufactured by CertainTeed. The approved color is Weathered Wood.
• The Gerard Roof, Canyon Shake - 50-year non-prorated warranty, 26 gauge galvalume steel shingle, manufactured by Metals USA Building Products. Approved color is Timberwood
• MetroShake - II Classic Stone Coated Metal Roof - manufactured by Metro Roof Products. Approved color is Cedar 34
• Concrete Shake - a lightweight, concrete tile manufactured by Westile. The color approved is Weathered Wood.

Previously Reviewed and NOT Approved

• Oakridge Series manufactured by Owens Corning
• Heritage Series manufactured by Tamko
• The Prestique I High Definition, 40/30 year warranty, by Elk
• The color, Bark Brown, in the CertainTeed, Presidential TL, product line
• The Grand Manor Shingle and Carriage House Shingle by CertainTeed

Since we put together the list of approved products, some of the manufacturers have been bought out, manufacturers have upgraded some products, and some new product names have been introduced. If you wish to use a product which is not listed, but you believe it is the same or a better version of one that is listed, please have the dealer/manufacturer provide you with a statement that clearly identifies the new product name as an upgrade or renamed version of the name listed on our web site. This will greatly decrease the time needed for volunteer members of the CRC to research the product you have chosen and will shorten the time needed for the CRC to determine if your variance request can be approved. We will also update the list of approved products when such changes are verified.

Requesting an Exemption to Install a PREVIOUSLY APPROVED Roofing Product/Color

If requesting an exemption to use one of the above roofing products previously approved including one of the approved colors, complete the attached Improvement Request form and mail it to the PO Box on the form. No roofing samples or other supporting materials are needed. Depending on timing, the request should be reviewed and approved within one or two weeks but often much sooner.

Requesting an Exemption to Install a Roofing Product (including color) that HAS NOT been Previously Approved

The committee is willing to consider any other roofing materials or other colors of previous approved systems. The evaluating of other roofing materials will follow the covenant requirements under Article II, Section 2:

Section 2: Control: No Building, fence, wall, or other structure shall be erected or alterations made on any building until the construction plans and specifications regarding quality of workmanship, type of materials, and harmony of external design (emphasis added) shall have been approved by the Committee...

The Covenant Review Committee believes that this is a neighborhood with high quality roofs with a uniform color of weathered wood. The expectation is that the new proposed alternate roofing material would have a similar look and color as the existing weathered shake roofs.

A request to use a roofing material and/or color that has not been previously approved by the CRC will require the submission of the following in addition to the Improvement Request form:

1. A list by addresses of several recent applications in this area and the addresses of one or more applications that were installed at least five or more years ago. This is critical.
2. If necessary, the committee MAY request a 3' by 3' sample board of the proposed roofing materials. The CRC chair will call or e-mail a notice if a sample board is needed.

The expected approval time for a new request is approximately four to six weeks. Again, want to stress the importance for following these procedures. This is the only way that an exemption can be granted without endangering the future enforceability of all of the covenant restrictions especially the roof requirements. Any questions or concerns about the exemption process should be directed to the Covenant Review Committee or the Board of Directors for the Highlands 460 Homeowners Association at PO Box 2691, Centennial, CO 80161 or the Call Line at 303-331-2366.

Last modified: July 12, 2010.