J. ROOFS AND VENTS
FCHOA Purchaser's Handbook - Revision Date: 2021-01-10
1. Roofing materials exposed to view or on slopes shall be of a permanent quality, such as wood shingles or shakes, slate, simulated slate, asphalt shingles of an approved color and grade, or another suitable roof material as approved by the ARC. Composite or simulated wood shingles in vinyl or plastic materials are not permitted. For the purpose of depth and composition, the minimum asphalt shingle thickness allowed is found only in certain style shingles. Higher grades of shingles produce more depth and shadow line, and result in a more classical appearance. For an approved list of shingles, please contact the ARC. Asphalt shingle color should be dark tones such as weathered wood, slate blend, black, or charcoal gray.
2. All plumbing vents, fan exhausts, gas flues, and other necessary roof equipment must be on the rear or side slope of the roof or otherwise screened from view from the street as much as practical.
Builders shall provide necessary planning and coordination to locate gas equipment, such that the roof vents do not rise more than two feet above the roof ridge. All roof vents, metal and PVC, shall be painted flat black. Ridge vents covered by shingle caps are highly recommended for ventilation quality, maintenance, and appearance. It is recommended that fan exhausts be terminated in soffits or architectural louvers so as not to be visible.
It is highly recommended that high-efficiency gas heating units be used to reduce the height of exhaust piping.
Horizontal venting for gas fireplaces is permitted. The ARC requires the location of the vent be shown on the architectural drawings and approved by the ARC prior to installation. The ARC recommends the vent to be located on the rear elevation; however, the ARC may allow the vent on the side elevation upon the condition that it is screened from view from the street. If necessary, the ARC will determine the height and location of the landscaping. The vent shall not exceed more than 1’ x 1’ in height and width from the wall. The vent shall be painted the siding color or black if the house is brick.
The elements of traditional architecture must be considered when placing the horizontal venting for a gas fireplace. The ARC is unlikely to approve window configurations that inadvertently draw attention to the fact that a vent has been substituted for a chimney. For example, a Property Owner might decide to alter a plan that has a chimney by bringing the fireplace into a room, removing the chimney, adding a vent, and placing a window in the wall directly above the vent. As a result, this configuration visually emphasizes the absence of the chimney and creates a non-traditional window pattern. The ARC would require that alternatives be explored.
“Tankless” hot water systems are permitted. The ARC would prefer to see the unit on the rear elevation or in the garage; however, they will entertain side elevations upon request. The mounting on side elevations may require screening landscaping. The ARC will not approve a unit on the front elevation. The unit should be as low on the wall as practical. The ARC’s preferred location would be close to the electrical and gas meter, and enclosed with fencing.
3. Standing seam roofs, if appropriate to the architectural style, shall be a color and design as approved by the ARC. Typical colors are dark gray, copper, and black. Colors such as red, green or metallic are not appropriate.
4. With the exception of Section XII, “Nottingham Place”, Section XXXIII, “Eaglescliffe” and Section XXXV "Westport" a chimney must be constructed as an essential traditional architectural element. Ridge-mounted chimneys must be appropriate in size, (32” x 48” x 3’ high above the ridge minimum) scale, material and design to the style of roof and architecture. Vinyl-simulated brick is not permitted for chimneys. Cementitious products such as Hardi-board (stucco style finish) with cap detailing may be approved. If approved, chimney corner trim must be no larger than 3/8” x 1”. Stucco chimneys shall be finished in a traditional cap appearance as shown in Section 6 Architectural Exhibits, Exhibit VI-13. Stucco chimneys shall be painted a light natural stucco color including trim boards.
Constructing a brick chimney to grade with foundation is highly recommended. Owners should consult with their Builder if planning to support the chimney by interior wood framing, which may be subject to movement and leaking. An exterior projection for a fireplace box will require a full-height brick chimney. Stucco chimneys are only allowed as roof-mounted and are not allowed to grade.
Brick exterior chimneys that protrude through the roof should have metal flashing both at the roof shingle edge and through the brick above the roof shingles. Through-brick flashing is used to prevent moisture penetration down through the brick into the roof structure. Simulated stucco chimneys seem to be prone to damage by birds and other problems that may allow water to infiltrate. Metal chimney caps shall be painted black and should be screened from view or kept as low as possible, and shall not rise more than twelve inches above the chimney structure. An architectural detail exhibit shall be submitted at 3/4 inch or above scale for each chimney.
5. Exterior exposed television aerials or satellite dishes (not to exceed 1 meter = 39.37 inches diameter) are permitted, but must be approved by the ARC. See Section 2.C.6. Cable TV is available in Ford’s Colony.
6. Single story houses shall have a minimum roof pitch of 8/12. Steeper roof pitches of 10/12 and 12/12 are usually preferred and may be required by the ARC on some designs. A roof pitch exceeding 12/12 is not normally permitted in that it most likely is not consistent with the approved styles of architecture.
7. Gable vents are encouraged for architectural detail. Rectangular gable vents are preferred. Please note that if ridge vents are used, some roofing companies suggest the gable vents should be closed for better updraft ventilation.
8. For radon gas mitigation applications, the homeowner must apply for appropriate installation thru the Architectural Review Committee (ARC). Based on the current available options to resolve radon gas issues, the ARC would prefer the method of using the interior of the home to install the mitigation system. This method typically conceals all the equipment and piping necessary for the mitigation system. If this method of installation is not available due to internal structure obstacles, then the ARC will be open to accepting other methods with their detailed input to require the equipment, including but not limited to, the piping running alongside the house be concealed and hidden from sight as much as possible. Also, piping or vents running alongside of a sided house, shall be painted to match the siding color. If it is an all brick house, the piping and vents shall be painted black. The contractor completing the installation should be a radon certified installer in Virginia, listed on either of the following websites: www.nrsb.org or www.nrpp.info.