board of trusteeschimney capsishroud(s): fo「 purposes ofthis rule, the terms “caps” and...
TRANSCRIPT
Highpointe Homeowners Association
Board of Trustees
Rule and Reguiation 2016-1 Dated: Novembe「 O8, 2016
NOTICE: This poiicy supersedes a= previous Association Boa「d actions 「eIated to this
Subject.
TITLE: Chimney Maintenance′ Repair and Replacement, including Chimney
Cap (S)/Shroud(S〕
PRIMARY RESPONSIBILITY: Architectural ControI Committee
REFERENCES:
1. Amended and Restated Declaration ofCovenant, Conditions and Restrictions for
Highpointe, Article VII
2. Rule and Regulation 20O8-1 Fine Schedule/Rightto Hearing.
3. Rule and Regulation 2013-1 Compliance with Goveming Documents
4. RCW64.38.020(1)
PURPOSE: To estabIish ⅢIes and 「eguIations reiating to the maintenan∞, rePair,
repiacement, and mod桐cation of chimneys.
1. MAINTENANCE: Chimney(S) shaii be kept in good repai「 and painted in the same
COIo「 as the siding materiaI on the home. The chimney sha= not have visible 「ot,
damage, 「uSt, Or Other cosmetic damage, inciuding bird holes. Chimneys sha= be
free from moss. Bi「d hoIes sha= be repaired with coio「 matching materiaI and/o「
Painted to match the existing chimney(S).
2. REPAiR: As used he「ein, the word “Repai門s limited to patching, 「ePairs, O「
「epIacement of a smaiI potions o「 sections ofthe chimney言ncIuding the repair o「
repIacement of siding o「 stucco chimney mate「iaI, Repair aiso incIudes 「epIa∞ment
Of damaged or 「otten面m. If a Repai「 aIters the dimensions o「 mate「iaIs ofthe
OriginaI chimney, O「the Repai「 「esuIts in a change to the form, design, Or
appea「ance ofthe chimney, the Repair sha= be considered as a RepIacement, and
the RepIacement RuIes sha= appIy and pre-COnSt川Ction approvai from the HOA is
required. (See Repla∞ment RuIes beiow). Othervise, Repai「s sha= not 「equire p「e-
COnStruCtion approvaI from the BoardIACC pursuant to A面cle VII of the Decia「ation.
Rule and ReguIation 2016-1 Page l of5
3・ REPLACEMENT: Replacement is de軸ed as both the enti「e 「emova看and re-
COnStruCtion of a new chimney, O「 a Change in the physical dimensions, materials,
design’aPPearanCe’Or form of the o「iginaI chimney. Chimney Replacements sha=
requI「e Pre-COnStruction app「ovaI from the Boa「dIACC pu「suant to A面cIe ViI of the
Declaration; eXCePt that, a RepIacement of a chimney which does not resuit in a
Change in the physical dimensions, mate「iaIs used, design, aPPea「anCe Or form of
the o「iginal chimney sha= not 「equI「e P「e-COnStruCtion app「oval, unless such
Chimney has been Grandfathe「ed, PurSuant tO Section 5 of this Ruie, See beIow,
then the chimney and cap sha= be painted in a coio「that matches the chimney
Siding.
4. CHIMNEY CAPSISHROUD(S): Fo「 purposes ofthis Rule, the terms “caps” and“shrouds” shaIl be used interchangeabiy with both terms refer「ing to the same
decorative cover placed on the top of a chimney, Which may or may not ∞nceal the
Chimney仙e o「仙e pipe. Chimney caps sha= be kept in good 「epair and painted in
a coIo「 that matches the chimney siding. P「e-COnSt「uCtion approvaI from the
Boa「dIACC pu「suant to Article V= ofthe Decla「ation is 「equired with respect to
RepIa∞mentS Of Chimney Caps or with 「espect to any alte「ation to the Chimney
Caps which 「esuIts in a change of the physical dimensions, mate「ials used, design,
appea「ance, form orcoIorof the o「iginaI Chimney Cap, Notwithstanding the
foregoing, Chimney caps insta=ed in accordan∞ With the foI看owing 「equlrementS
need not 「eceive pre一∞nSt「uCtion app「oval prior to RepIa∞ment:
a. Wood Chimneys. - Chimney caps on a “wood" or othe「wood-Iike materiaI,
including ∞mentitious type siding p「oducts (Hardy pianks, boards, O「 Siding),
ShalI be approved if they a「e metai, matCh the existing chimney in ∞lo「, and
COnform to the community standard cap design.
b・ Stucco o「 EiFS. - A “stucco’’clad chimney that is non-WOOd-bumhg is not
required to have a chimney cap. However, if a cap is cur「entiy insta=ed on a
StuCCO CIad chimney or the homeowne「 desires to have a cap instalied on a
“stuc∞’’chimney, nO aPP「OVa=s requi「ed as iong as the cap is coIo「 matched
to the existing chimney and conforms to the community standard cap design.
Existing chimney caps may not be removed from the home without the w皿en
Permission of the the BoardIACC pu「suant to Article Vll of the Declaration.
5. GRANDFATHERING: Chimney caps original to the ∞nStruCtion ofthe home o「
ai「eady approved by the ACC or Board, O「 insta=ed on the home without the
app「OVal ofthe ACC o「 Boa「d, aS Of the date of this川Ie, Sha= be maintained subject
Ruie and Regulation 2016-1 Page 2 of 5
to these ruIes; eXCePt that’any SuCh cap sha= be exempted as to the coIor matching
and standa「d design cap requirement, unless such chimney and/or home is
「epainted, then the G「andfathe「 Chimney Caps sha= be required to be 「epainted to
match the coio「 ofthe chimney siding. Caps on chimneys as ofthe date ofthis Ruie
Sha= be conside「ed orisinal to the home for purposes of this Rule and sha= not be
「emoved f「om any Wood Chimney without approvaI from the Boa「d or ACC.
6. COMMUNiTY STANDARD CAP DESIGN‥丁he attached pictures rep「esent a visuaI
depiction ofthe standard cap design that has been pre-aPP「OVed by the Board for
insta=ation by homeowne「s. Genera=y, the sh「oud that is commonIy seen in the
COmmunity is consistent with this standard cap design. The attached pictures
attempt to genera=y冊strate that design. Any cap or sh「oud that is not enti「eIy
COnSistent with the standa「d cap design requires pre-COnStruCtion approvaI from the
Boa「d or ACC prio「 to insta=ation or RepIacement. The inclusion ofwi「e mesh fo「
bird or animaI controI is pre-aPPrOVed as Iong as mesh is ∞lo「 matched to the
Sh「oud and is contained within the shroud. The incIusion ofa rain cap o「top on the
Shroud wilI be considered on a case-by-caSe basis. OtheMise the shroud is an open
top st田Cture.
7. BIRD DAMAGE CONTROL: ShouId the Homeowne「wish to empIoy bird damage
COntrOI techniques to the chimney, and if such cont「oI techniques a「e visible f「om the
Street, they sha= require the approval of the Board orACC prior to insta冊ng o「
impiementing such techniques. Notw軸standing the foregoing, the fo=owing
techniques, Which do not 「equire p「e-∞nStruction approvai f「om the Boa「d o「 ACC:
a・ Bi「d repe=ent paint additives that do not change the coIor ofthe paint/stuc∞
and cIea「 bird 「epe=ants may be applied.
b・ Bird Ne軸ng, biack, With % hoies, Iimited tothetop 24to 36 inches ofthe
Chimney, may be appIied. The bird ne軸ng should not be ex∞SSive in
quantity and shouId be draped in such a manne「 as to minimize visibiIity f「om
the street. Ne軸ng, Once aPPIied, ShalI be maintained in good order. Upon
deterioration o「 damage, the ne佃ng sha= be removed and/o「 repIaced.
C. Meta川ashing, COnforming to the existing chimney form, Painted to match the
existing chimney coIor, Such ¶ashing sha= be Iimited to the top 18 inches of
the chimney and spec田ca=y to those a「eas ofthe chimney which prot「ude
PaSt the verticaI pIane (Chase) ofthe chimney, e,g. trim, mOIding, CrOWn, caP,
O「 Othe「 architectura看design elements. No flashing or metaI sha= be pIaced
upon the ve面cal sides (Chimney chase) ofthe chimney.
* NOTE: These techniques are not endo「sed or 「ecommended as effective by the HOA,
Only approved fo「 use without p「e-aPP「OVaI by the HOA, aS described herein. Uses of
Rule and Regulation 2016-1 Page 3 of5
SuCh techniques a「e the soIe 「esponsib冊y ofthe Homeowne「・ Othe「 techniques wi= be
COnSidered fo「 HOA p「e-aPP「OVaI upon 「equest.
Rule and ReguIation 2016-1 Page 4 of5
ADOPTED this 8th day of Novembe「, 2O16.
由M言寄造築/ ‥ i▲ i‥・「
Board Membe「
Rule and Regulation 2016-1 Page 5 of5