CHAPTER 2 - SITE PLANNING GUIDELINES

2 - SITE PLANNING GUIDELINES

2.1 Design Approach

The goal for residential development at Boot Ranch is to provide both privacy and a strong sense of community in an exclusive Hill Country setting. The lots are large and oriented to provide beautiful views and a sense of spaciousness not found at typical golf course developments. All of the homes in the development should reflect Boot Ranch’s theme of providing an atmosphere of casual elegance, Texas style. These Guidelines are intended to direct the design professional toward the design of a quality home that is situated within the site in a manner that meets the Owner’s needs, while striving to reflect the casual elegance of Boot Ranch and protect the integrity of the Hill Country. Homes should respond to views, and existing features including but not limited to topography, special landforms, tree clusters, and drainage. In addition to all Applicable Law, homes built within Boot Ranch must meet the requirements set forth in the Declaration and these Guidelines.

2.2 Placement of Structures

It is critical that the homes and outbuildings within Boot Ranch be partially concealed from the golf course, neighboring tracts and the road. The most effective way to ensure that this occurs is to establish specific setbacks for each Lot. Typically, minimum setbacks are 30’-0” from each side and rear property and at least 75’-0” from the front property line for lots located in Phase 1 and 30’-0” on all sides for lots located in Phase 2. In addition, buildings must be located within designated building envelopes, if applicable. The Owner will be informed of the specific setbacks and building envelopes applicable to their home and secondary structures prior to the Lot purchase. Structures and dog runs are not allowed within setbacks. The area occupied by all structures and the landscape envelope cannot exceed one acre in size unless approved by the ARB.

2.3 View Corridors

One of the design goals within Boot Ranch is to protect the views and viewing corridors in the construction of buildings and other improvements. This fundamental premise, held within the terms and conditions of these Guidelines, governs the construction of buildings, other improvements, and installation of landscape improvements which otherwise might obstruct or diminish such views and view corridors. Notwithstanding the foregoing, each Owner must recognize and understand that views and viewing corridors are not guaranteed and are in all respects subject to the rights of the Sponsor and the ARB.

2.4 Grading

Absolutely no grading whatsoever shall be permitted on any Lot without first obtaining written approval from the ARB. Slopes existing or man-made that are steeper than 3:1 (1.0’ of rise for every 3.0’ of horizontal distance) will require dense groundcover landscaping. Man-made slopes that are steeper than 2:1 (1.0’ of rise for every 2.0’ of horizontal distance) will not be permitted. In some instances, geotextile stabilization net may also be required for steep slopes. The Owner is responsible to install erosion control in accordance with Architectural Design Guidelines (ADG) standards for slopes not maintained by the HOA or golf course, including temporary irrigation. Recommendations or requirements of the ARB will be based on individual Lot location, terrain, soil conditions, vegetation, drainage, proposed cuts and fills, and any other conditions the ARB determines impact upon the site grading for the Lot. It is preferred to design with the existing grades; this will minimize walls, scarring and other potential negative impacts. The Owner is responsible for verifying that grading and drainage patterns are consistent with final plans approved by the ARB.

Use of boulders and steps assist with grade transition

Retaining walls will be an integral part of design for Boot Ranch homes. Building, especially on steeper terrain, will require well thought-out designs that respond to the existing topography and the use of retaining walls. To help minimize the appearance of large, uninterrupted retaining walls, the maximum height is eight feet (8’). If additional retaining walls are required, the walls must be tiered with a minimum four foot (4’) wide landscape area. These plants must be evergreen and a minimum of five (5) gallons when installed. The stone on the walls must complement the architecture of the house.

8’-0 maximum

8’ Maximum

8’ Maximum8’-0 maximum

4’-0 4’ Minimumminimum

Examples of tiered retaining walls with landscape

2.5 Drainage and Erosion Control

Drainage considerations for individual lots play an important part in the ecological balance of the community. Water runoff for each individual Lot must be handled by adequately sloping all areas so that runoff can be directed to the natural drainage areas. Each Owner is responsible for controlling any water runoff from their Lot so that such water runoff shall not adversely affect any neighboring lots.

Surge stone used to reinforce drainage area that leads into turf area

Particular care must be taken on lots fronting the golf course, lakes, and other amenity areas to protect such amenities from drainage during and after construction. Drainage swales must be sodded and/or surge stone utilized to mitigate erosion and wash-out areas. Each Lot will be evaluated based on the conditions unique to the Lot and surrounding area.

Each Owner, builder, landscaper, and all other contractors must comply with all Applicable Law, including but not limited to the erosion and sediment control guidelines established by federal, state and local authorities. In general, piping of downspouts must terminate a minimum of fifteen feet (15’) from side property lines and twenty-five feet (25’) from rear property lines or twenty-five feet (25’) from golf easement lines. At a termination point, pop-up drains are encouraged.

The drainpipe must discharge onto sod, other approved landscape material, or surge stone as the lot conditions require. The piping of all downspouts is highly encouraged. Exposed or otherwise visible drain lines are not permitted. If needed to assist in the overall drainage plan, catch basins, trench drains and related sub-surface pvc drainage pipes must be clearly shown on the site plan or landscape plan, with locations subject to ARB approval.

2.6 Foundations

The foundation must be poured concrete slab, concrete pier and beam, or a combination of the two. All foundations must be designed by a professional engineer, who must provide signed and sealed drawings to the ARB for review and approval prior to putting any construction documents out for bid.

There should be no less than four inches (4”) and no more than twenty-four inches (24”) of exterior foundation beams visible above finished grade at any point. Copper piping may only be placed in foundations where it is used for natural gas. Any other piping inside the foundation should be Kitec, Ipex or equivalent.

All exposed foundations must be clad in stone material matching the home; areas where wood clad is used, no more than four inches (4”) of concrete can be exposed. The ARB may approve other materials on a caseby-case basis.

2.7 Attachments, Satellite Dishes, Antennas, and Solar Equipment

No permanent attachment of any kind or character whatsoever (including but not limited to, television and radio antennas, solar energy-related systems, wind capture devices, lightning rods, satellite or microwave dishes or similar improvements) shall be made to the roof or exterior walls of any building, on any Lot, or otherwise placed or maintained on any Lot, unless such attachment or devices are approved in advance in writing by the ARB. Location of any solar panels must be approved by the ARB. Notwithstanding the above to the contrary, one satellite or microwave dish may be installed within any Lot, provided such satellite or microwave dish does not exceed eighteen inches (18”) in diameter. The location and screening of the satellite or microwave dish must be approved in writing by the ARB prior to installation.

Passive solar applications are encouraged as this entails the site planning, orientation and design of the residence for maximum winter/summer gains. However, solar panels, solar arrays and similar equipment may not be installed where visible from any point within Boot Ranch unless fully integrated into the architecture to a degree where the equipment appears to be part of the building itself. Including solar shingles, ALL exterior solar elements must be approved by the ARB prior to installation.

2.8 Mailboxes, House Numbers and Entry Monuments

All mailboxes are located at Metzger Market and no individual mailboxes will be permitted on the lots. House numbers must be visible but discreet in keeping with the design of the development.

Each homesite must provide an entry monument at the driveway entrance to adequately define and identify the home. See Appendix I for locating monuments on cul-de-sacs. Monuments may be a pillar, pilaster, large rock, or column that directly relates to the architectural theme of the home. The entry monument should not be over four feet (4’) in height. Because of the Transitional Ranch and Ranch Contemporary architectural styles, the materials of the entry monuments may adjust from the above list but will be reviewed on a caseby-case basis by the ARB.

The street address of the homesite must be located on the monument, which will be illuminated at night with an uplight consisting of 110V. The address materials can be tile, wrought iron, brass, bronze, granite, or similar long-lasting material.

All house numbers, entry monuments and address blocks should be detailed in the Final Design Review along with location on the site plan. Native plant material is required around the entry monument and on the other side of the driveway (see Section 4.1 - Landscaping). This shall be depicted on the landscape plans and irrigation plans. All landscape lighting must be included on the lighting plan with required information and material board. This must all be approved by the ARB prior to installation.

Existing driveway with approved type address number, walls, landscape on both sides, and hardscape

2.9 Roads, Driveways and Parking Areas

Decorative concrete or asphalt, decomposed granite, and chip seal can be used for drives, roads and parking areas. Natural materials are preferred. Bricks, pavers and stone may be used for parking areas or as accents to the main construction material. The entry of the driveway where it meets the main road must be identified with an enriched accent paving of a natural material, stone, pavers, etc., for a minimum of twenty-five feet (25’). Due to construction access and parking, it is required to complete the driveway enhancements last.

Stone paving used at the intersection of driveway and road

2.10 Garages

Every house shall have an enclosed garage for not less than two (2) vehicles. Garage openings may not face the street unless otherwise approved in writing by the ARB; such approval will be given by the ARB only where particular hardship would otherwise result because of lot configuration, topography or other circumstances deemed sufficient by the ARB. The placement of garages and driveways has a great effect on the overall aesthetics of the street scene and on the architectural appeal of each specific residence.

Whenever possible, garage doors should face an auto court, or driveways and garage doors should be designed so that their location does not adversely impact the view from a street, golf course, or neighboring homes. Such determination shall be made by the ARB in its sole and absolute discretion. For that reason, certain garage placements on a Lot are discouraged.

Garage doors open to an internal courtyard, minimizing visibility from the road

The Traditional style architecture shall allow garage doors to be made of wood or an approved material by the ARB. In either case, the garage doors and hardware must be compatible with the architecture of the dwelling. With the Transitional Ranch and Ranch Contemporary architecture, garage doors may become an architectural feature that must represent the character of the home. This includes but is not limited to material, color, hardware, and windows. If windows are desired, they must be frosted in order to minimize light obtrusion. All of these elements must be approved by the ARB.

All garage doors must have operating remote control door openers. All interior garage walls and ceiling must be finished with drywall, bead board or other acceptable material. All ducts, pipes and wiring in garages must be concealed from view above the level of the finished ceiling.

The garage turnaround area must provide a minimum twenty-eight foot (28’) back-up distance, and a five foot (5’) additional buffer between the edge of the driveway and the property line in compliance with the minimum setbacks for the particular Lot. Planned parking areas for guests should also be given the utmost care to visually reduce the impact when guest parking occurs. Details and enlarged elevation of the garage doors indicating material, hardware, etc., should be included in the Final Design Review.

Regardless of house style (Traditional, Transitional, or Ranch Contemporary), only single car width garage doors (up to 14’ wide) will be allowed. Neither double-car with garage doors nor double-car width doors that simulate the appearance of two single doors are permitted.

2.11 Pools and Spas

The size, shape and setting of pools (including standard swimming pools, therapy pools and spas/hot tubs) must be carefully designed to be compatible with the surrounding natural and man-made environment. Above-ground pools are prohibited as well as fiberglass pools and spas, pre-fabricated swim spas and any type of fiberglass insert.

Pools must not present a distracting view from the golf course or adjacent lots. Pools and pool decking are not allowed outside the Building envelope or within the setback lines. The pool, pool decking, and all equipment enclosures must comply with all Applicable Law and must be architecturally consistent and harmonious with the residence and other structures on the Lot in terms of their placement, mass, materials and detail.

Existing pools and spas in Boot Ranch

Pools and pool decking must be screened and/or placed so as to avoid distracting noise and views from neighboring lots.

Pool equipment must be located at least thirty feet (30’) from any property line, and not placed within any setback lines. Pool equipment must be completely enclosed and screened with walls constructed of approved materials that are consistent with the materials used in the construction of the house. All screening walls require landscaping.

Pool designs that are more transitional/contemporary style

Pool fencing must comply with all Applicable Law, as well as the requirements of the Declaration and these Guidelines. Proposed location of pool, spa, pool fencing, pool equipment, and screening walls should be indicated in the Preliminary and Final Design Review Applications. Refer to Section 4.4 - Fencing for additional information.

Draining of pool, spa and/or fountains onto Club Facilities, golf course property or any area maintained by the HOA is prohibited.

2.12 Play Equipment and Outdoor Features

Swing sets and similar outdoor play structures, equipment and sports equipment must be located in a location on the Lot where they will be screened from general public view, including the view from the golf course. All structures require ARB approval and landscape screening. Swing sets and play equipment must be constructed of wood with solid color awnings (navy blue, hunter green or brown).

Trampolines are permitted but must be flush with grade. All trampoline locations must be approved by the ARB prior to installation.

Basketball goals, including house or roof-mounted and temporary types, must be strategically placed to minimize any impact to adjacent residents, streets and golf course. The goals must also have proper screening with the use of landscape or other elements to alleviate any negative effect on adjacent properties regarding views and noise. This information must be provided to the ARB for approval prior to installation.

Animal houses or cages must be placed in a location screened from general public view and be approved by the ARB prior to installation.

Gardens are allowed within the rear yard but must be a minimum of five feet (5’) away from all utilities and not within setbacks. If retaining walls are required, or walls or fencing are desired, the design must follow the guidelines and be approved by the ARB. Landscape may be required around the perimeter to minimize the impact of walls or fencing from adjacent properties, roads and amenities.

No play or recreational equipment, sports equipment, hammocks, animal houses, cages, or gardens may be placed, erected or allowed to be maintained in any location except with prior written ARB approval.

2.13 Generators

Generators must be located within the building envelope for the home and preferably, no more than ten feet away from the home itself. Generators must be screened from view by a low wall using materials that are compatible with the materials used in the home and with evergreen shrubs planted around the outside of the screen wall. All generators shall use natural gas only and shall operate during emergencies only. Generators shall not produce over 70 dba. The home owner will be responsible for reducing the noise level if the proposed unit exceeds 70 dba.