CHAPTER 3 - ARCHITECTURAL DESIGN GUIDELINES

from 2022 Boot Ranch Architectural Design Guidelines

CHAPTER 5 - DESIGN REVIEW PROCESS

3 - ARCHITECTURAL DESIGN GUIDELINES

3.1 Style Overview

The Guidelines contain goals regarding style that will maintain the character and quality of the community. The ARB will carefully review each design to ensure that all homes meet these general goals as well as the Key Elements of Composition. The ARB retains the right to reject any proposed design that may be inconsistent with these principles.

It is imperative that the architectural design be cohesive, especially with the use of ancillary structures that must mimic the design of the main residence even including the mullions on the windows. The architectural details not only create character, but they create a home.

All homes, improvements, landscaping, and architectural designs shall implement the Key Elements of Composition (Chapter 1.3) with emphasis on the following:

• Specific Architectural Style

• Site Integration

• Natural Materials and Colors

• Motifs

• Indoor/Outdoor Spaces

• Shape, Shadow and Form

• Scale, Proportion and Balance

There are three architectural styles that will be approved within the Boot Ranch community; however, the location of the lot and adjacent existing homes may depend on which style will be allowed. These styles include Traditional Architecture, Transitional Ranch Architecture and Ranch Contemporary Architecture.

1. Traditional Architecture

• Most homes currently built in Phase One of Boot Ranch follow the Traditional Architecture style. This style will continue to be allowed in all phases of Boot Ranch

2. Transitional Ranch Architecture

• Within the existing phases of Boot Ranch and future phases, this style reflects a transitional contemporary style that is a blend of traditional design with accents of contemporary elements. This style brings the outdoors inside by architectural forms reaching up and out, walls of glass that extend light throughout the homes, and warm textures and materials combined with simple elements that are inviting to the eye.

• When proposing designs for a home that is adjacent to an existing home or homes that were built consistent with Traditional Architecture, the proposed designs must be compatible with the existing homes and street scene. It is the responsibility of the Owner or Builder to provide information to the ARB on the style of any adjacent existing home to prove the proposed designs are compatible. This includes but is not limited to documentation, contextual photos and any additional information. This must be included with the Preliminary

Design Review Submittal.

3. Ranch Contemporary Architecture

• Ranch Contemporary Architecture will only be allowed in Phase 2 unless a variance is approved by the ARB.

• This style allows designs to explore new directions of composition and materials while still unifying the philosophy and design elements for the Texas Hill Country.

Design Review Submittal.

Examples of Traditional Architecture in Boot Ranch

Examples of Transitional Ranch Architecture

Examples of Transitional Ranch Architecture

Examples of Ranch Contemporary Architecture

Examples of Ranch Contemporary Architecture

3.2 Building Mass and Form

All homes constructed within Boot Ranch must have a minimum of twenty-five hundred (2,500) square feet of conditioned living space. The maximum size for any home is fifteen thousand (15,000) square feet of conditioned living space.

Existing home in Boot Ranch

To guarantee that the homes remain in scale to the surroundings, a two (2) story limit will be imposed. A maximum highest roof point of thirty-five feet (35’) above the adjacent finished grade will be enforced. The main floor should follow the topography of the land, which will mean that stepped floor levels will predominate. One level homes will be considered with proper design of retaining walls that are integrated into the overall design as determined by the ARB. Asymmetrical designs are strongly encouraged along with the use of setbacks, porches, enclosed courtyards, and varied skylines.

3.3 Building Projections and Screened Elements

To take advantage of the casual lifestyle present at Boot Ranch, the use of patios, porches, verandas, and courtyards for outdoor living is encouraged. These projections must be designed to be integral to the home and constructed of materials that are complementary to the main structure. Second story decks must be in scale to the structure and shall not create any unusable space below.

All external utility and service connections must be provided in unobtrusive and inconspicuous locations. All electric and gas meters, air conditioning condensing units and any other appurtenances adjacent to the house must be positioned away from view and completely screened using stone wall enclosures that match the building façade and gates. Trash receptacle storage areas must be designed for each home and must be fully screened with stone walls and gates with a hard surface material for easier mobility. A path must also be provided to allow easy access from the trash enclosure gate to the driveway. These screened service/utility locations must be part of the overall house design from the beginning with proposed locations provided in the Preliminary Design Review. The use of plant material for screening these areas is prohibited.

Examples of wall screening adjacent to home

All other above ground utilities that are not adjacent to the house, including but not limited to telephone and electrical pedestals, must be screened with landscape, walls or coyote fencing. Once the locations of these utilities are set, the Owner shall provide the ARB with the type of screening method that will be used.

Examples of screening utilities not adjacent to the home

3.4 Exterior Wall Materials

To ensure that all buildings blend with the Hill Country setting, only natural materials will be approved for use on exterior walls, with stone, logs, and timber beams being the most appropriate. In its sole discretion, the ARB may approve other materials for the Transitional Ranch and Ranch Contemporary styles including but not limited to rammed earth, corten steel and exposed concrete. Metal siding will be considered for the Transitional Ranch Architecture and Ranch Contemporary Architecture. However, all exterior wall materials

will be decided on a case-by-case basis and must complement the architectural style as well as the setting and existing adjacent homes. One material should predominate and constitute at least seventy percent (70%) of the exterior wall surface. As of January 2022, stucco is not allowed.

Opportunity for various types of materials that may be approved on a case-by-case basis

The colors should be complementary to the palette of colors that exist at the site and no material that contrasts significantly with the surroundings will be permitted by the ARB. This includes colors for the Transitional Ranch and Ranch Contemporary styles as well. The texture of all exterior wall materials should provide enough roughness in the surface to create shadow details at all scales. No polished or highlyreflective stone surfaces will be permitted.

Exterior trim, fascia and soffit must also be painted or stained to match colors in the landscape.

3.5 Windows, Doors and Shutters

All windows and doors must be complementary to the exterior materials chosen. Doors should be of high quality material and painted or stained to match the color palette of the structure. Wooden windows and frames are encouraged, and metal clad windows and metal doors may be used if they complement the architectural style and are approved by the ARB.

Doors, windows, and eaves create symmetry and balance through color, material and proportion

To take advantage of the Hill Country views, the Traditional Architecture style allows large expanses of glass

windows with individual panes limited to ten feet (10’) in height and eight feet (8’) in width. Glass panels of this size may be arranged in a linear sequence up to thirty-six feet (36’) of total width, but must be broken by a vertical column of at least twelve inches (12”) in width between each pane.

With the Transitional Ranch and Ranch Contemporary styles, the folding glass doors, including the retractable windows, create a seamless indoor and outdoor living space that can capture the natural views. These types of doors and windows will be allowed within these architectural styles but will be reviewed on a case-by-case basis. All window and door ratios shall remain consistent throughout the entire house.

Wall of retractable windows that blend the indoor space with the outdoor areas

Windows shall be of a correct proportion to the overall design of the home. If mullions are used, then they shall be shown throughout all the windows, in the same pattern, to keep a consistent appearance. Exterior shutters shall be wooden, operable, and sized to fit opening.

3.6 Roofs, Eaves and Soffits

Since they represent such an important feature of each home, roofs will be one of the most carefully considered elements of the design, especially for homes with extremely visible roofs. In keeping with the goal of designing and constructing homes that blend into the natural environment, natural roofing materials are preferred within Boot Ranch for the Traditional and Transitional Ranch architectural styles. The Ranch Contemporary designs will have a wider range of style but must be approved by the ARB. Three types of roof structures are allowed:

1. “Shed roof” which is a roof structure that slopes in one direction;

2. “Gable roof” which is a roof structure that slopes in two directions;

3. “Hip roof” which is a roof structure that slopes in three or four directions

In the traditional style, a hip roof or a gable roof is allowed on the primary structure; a “secondary roof” can have a hip roof, a gable roof or a shed roof structure that terminates into a primary structure from at least one side. However, for the Transitional Ranch and Ranch Contemporary styles, the shed roof can be used as the primary roof.

Various types of roofs allowed depending on the architectural design style

With the exception of dormer window roofs, secondary roofs may not intersect primary roofs at any point that is higher than 40% above the roof plate line, where such measurement is taken on an invisible vertical line that runs between the roof plate and roof ridge.

Acceptable roofing materials for use on primary roofs are as follows:

1. Fire-retardant wood shakes and shingles;

2. Slate tiles;

3. Clay tiles;

4. Standing Seam Metal Roof.

Note that the tile shape, color, and profile for slate and clay tile roofs must be approved in advance by the ARB.

Further note that on gable roofs only (not hips), concrete tile roofing may be considered as an alternative to wood shakes, with prior approval of the ARB. If approved, concrete tile must simulate real cedar shake shingles. Physical samples must be provided to ARB in order to be considered for approval. Current roofing colors that are approved for Boral Madera are Weather Wood, Autumn Wood, Mountain Wood, Charcoal, and Vintage Wood. Additional information can be found at this website: https://www.boralroof.com/productprofile/concrete/madera-900/1MDCL5001/

Other concrete or composite “wood” shake tiles that may be approved for Traditional, Transitional Ranch and Ranch Contemporary but must blend with the overall architectural style include: https://www.cedur.com/products https://www.bravarooftile.com/roof-tiles/cedar-shake-roof/ https://www.allurausa.com/fiber-cement-siding-products/shakes-shingles

Only a specific rake detail will be allowed on concrete tile roofs. Corner or “L” shape tiles may not be used at gable ends. In order to better simulate actual wood shingles, roof tiles will overhang roof deck 3/4”, with drip edge flashing below to cover sheathing. Please reference installation specifications by “Boral Roofing,” Rake or Gable End Treatment, Option C, Detail #15:

Standing seam metal roof material may be used only on secondary roofs for the Traditional and Transitional Ranch Architecture. However, the Ranch Contemporary styles can use the standing seam metal on the primary roof. Copper is the preferred material, since its final patina will blend with the Hill Country setting. Standing seam paint grip may be allowed with ARB approval and must meet the following requirements:

1. Metal roofing shall be in conjunction with other roofing material defined as a mixture of natural materials on all structures;

2. Metal roof shall only be mill phosphatized (paint grip);

3. Paint is not required on metal roof, although acceptable if painted one of the following colors:

Charcoal Grey, Zinc Grey, Dark Bronze, or Historic Barn Red;

4. Seams must be hand crimped, 1” high, 21” on center;

5. Ridge cap shall be hand crimped;

6. Drip shall not exceed 1.5”;

7. Gutter limited to half round;

8. Downspouts shall be soldered, not crimped.

The preferred roof slopes will vary between the architecture styles. Steeper roofs may be approved by ARB on a case-by-case basis. Any large, unbroken expanses of a single-pitch roof will not be approved within this style. All roof types, materials and pitches must be approved by the ARB.

• The traditional style shall have a minimum roof pitch of 4:12 – 12:12.

• The Transitional Ranch style roof pitch can be 8:12 – 12:12 with the secondary roof form more shallow.

• The Ranch Contemporary style can pitch 2:12 with an opportunity for a flat roof.

The use of architectural elements such as dormers, attic vents, clerestory windows etc., are recommended. Interior volumes and angle changes in the building should be reflected by changes in the roof line. Roof colors should be compatible with both the natural landscape and exterior home colors. All elements that penetrate the roof – vents, flues, and other equipment – must be sited behind the roof line as seen from the golf course or be screened by an acceptable accent element, compatible in height with the structure, and painted to match the roof color. An effort should be made to combine plumbing vents in the attic to reduce the number of roof penetrations.

Rafters and wood decking shall be exposed unless otherwise approved by the ARB. Fascia board should be omitted unless otherwise approved by the ARB.

3.7 Chimneys

Chimneys should be full foundation based and constructed of stone similar in color to the exterior face of the home for the Traditional style. The Transitional Ranch and Ranch Contemporary architectural

styles will allow various types of materials such as steel and concrete but must match the character of the home and be approved by the ARB. Chimney shrouds or chimney pots, depending on architectural style, are required for all chimneys. Chimney and chimney pot design should be detailed in the final drawings.

The design of the chimney can enhance the architectural style

3.8 Ancillary Structures

All secondary structures including, but not limited to detached garages, guesthouses, pool houses, etc., must be designed as integral parts of the overall design concept. They must also be constructed of the same materials, utilize the same colors, and apply the design characteristics as the main building. These secondary structures need to be strategically placed, designed with a hierarchy in mind, and continue the ‘Key Elements of Composition’ in order to create a well-designed plan. The ARB reserves the right to place reasonable limits on the number of secondary structures permitted on a lot.

3.9 Lighting

Exterior lighting can be an attractive addition to any home within Boot Ranch by allowing high quality designs to create an ambience, enhance courtyards, and provide safety with energy conservation in mind. Boot Ranch supports the “Preservation of our Night Skies” presented by the City Council of Fredericksburg, Texas in which lighting must be muted and non-intrusive; therefore, it reduces energy consumption, minimizes glare and excess light, and preserves the dark skies for residents to enjoy the stars and natural beauty of the community.

Particular care must be taken when lighting homes that are visible from adjacent properties, the Clubhouse, and community amenities. Because of this, the criteria for exterior electric lighting is restricted. Gas lighting is not restricted. Below highlights key elements for a lighting design:

• The maximum amount of light emitted from a single fixture shall not exceed 75 watts or 1100 lumens. If three lights are used within one fixture, the total wattage shall not exceed 75 incandescent watts, 15 LED watts or 1100 lumens. The aggregate total of all outdoor lighting on any residential property shall not exceed 13,125 lumens per lot. The Exterior Lighting

Worksheet shall be completed in Step 3 - Final Design ( See Appendix J).

• All outdoor lighting (except streetlights) shall (i) be fully shielded fixtures and (ii) not be visible from neighboring lots, streets and/or common areas. Lights shall give off a warm/white/yellow glow (color temperature shall be 3000K or less on the Kelvin scale).

• Lighting of water features including pools and fountains shall be underwater and can include 12-volt halogen lamps as this incorporates functionality and energy efficiency. • Requirements for mounted exterior lights: + If in the ground or on a post, the mounted light cannot exceed 18” above ground

+ If mounted on walls (or in the wall), the light cannot exceed 66” above ground

+ If mounted in trees, the light cannot exceed 66” above ground and must be affixed to not sway.

• Requirements for uplights:

+ Fifty percent of proposed trees can be uplit with a maximum of 15 uplights. It is strongly encouraged to uplight large, mature, specimen trees.

+ Uplighting the house is allowed but must be done creatively and not be overpowering.

+ One fully shielded uplight (110v) is allowed at the house number by the street as well as at a flagpole with a maximum of 1100 lumens, 75 watt incandescent bulb or 15 watt LED.

+ Wall sconces, up-lighting, graze lighting and wash lighting of site walls is not permitted.

+ All uplights must be fully shrouded bulbs.

• Requirements for downlights:

+ No maximum amount but must not be overly lit

+ Must be aimed within 10 degrees of vertical

+ Shielded to allow for no light to be directed above 45 degrees

+ Must have no direct visible light source

+ Downlighting can be used for garage doors; flood lights are not allowed.

• Driveways and paths may be lit with low intensity downlights or path lights.

• All exterior lighting, including architectural lighting and landscape lighting, shall be shown on

Lighting Plans and must be approved by the ARB. Plans must clearly indicate fixture location and installation height. A material board is required for exterior architectural lighting AND landscape lighting, including manufacturer’s cut sheets/specifications, light color/temperature, and brightness (measured in lumens) for each type of fixture.

• Interior lighting can also be appealing; however, the ambient light can be damaging as it emits outdoors. This is especially true with the Transitional Ranch and Ranch Contemporary architectural styles that allow retractable doors and walls of windows. Designs should concentrate interior light at areas of activity and away from windows. Any built-in lighting near windows should be directed toward the home’s interior.

It is imperative that Owners be cognizant of their neighbors and support the dark skies for everyone in Boot Ranch to enjoy.

“Regular” fixtures are unacceptable. “Dark Sky” fixtures are fully shielded Dark Sky friendly outdoor fixtures should reduce intrusive light on a neighbor’s property by limiting light pollution sources such as glare, light trespass, and skyglow.

Residential lighting should be shielded, so that the light source cannot be seen. Lighting should provide low luminance levels (low light output), and use an energy efficient bulb.

If this cannot be accomplished with a fully shielded fixture, use a fixture with a semi-translucent face with a lamp output of under 1000 lumens (approximately 60 Watts Incandescent and 13-15 Watts Compact Fluorescent) should be used.

The following images are examples of acceptable and unacceptable outdoor light fixtures.

Source: City of Fredricksburg

3.10 Remodeling and Additions

An Owner desiring to remodel existing improvements and/or to construct additions to existing improvements is required to follow the Guidelines to the same extent as if such remodeling or additions were new construction. All criteria governing site location, grading, excavating structures, exterior lighting, paint color, exterior materials, landscape, fire pits, walls, pathways, and aesthetics will apply to remodeling and additions to the same extent as to new construction. A written approval from the ARB is required for remodeling and additions just as it is for new construction. A Preliminary and Final Review Submittal is required for all remodeling and home additions.