22 pgs 2019084681 CERTIFICATION STILL CREEK RANCH HOMEOWNERS ASSOCIATION, INC.
ARCHITECTURAL GUIDELINES I, the undersigned, pursuant to Texas Property Code §202.006 do hereby certify: That I am the President of the Still Creek Ranch Homeowners Association, Inc., (hereinafter the "Association") a Texas nonprofit corporation; That the attached document is a document that applies to the operation and utilization of Still Creek Ranch located in Fort Bend County, Texas; That the property affected by the attached document is the property restricted by that certain Declaration of Covenants, Conditions and Restrictions for Still Creek Ranch, recorded in the Official Public Records of Fort Bend County, Texas under Clerks' File No.
2019084064, and any other property which has been, or may be, annexed thereto and made subject to the authority of the Association; That the document which affects the use and operation of the above-referenced property is attached hereto as Exhibit "A"; and That the document attached hereto as Exhibit "A" was adopted by at least a majority of the members of the Board of Directors of the Association.
SIGNED this the 26th day of JULY 2019.
STILL CREEK RANCH HOMEOWNERS ASSOCIATION, INC.
By: вл Ryan Niles, President STATE OF CA COUNTY OF orange BEFORE ME the undersigned authority, on this day personally appeared Ryan Niles, President of Still Creek Ranch Homeowners Association, Inc., known by me to be the person whose name is subscribed to this instrument, and acknowledged to me that he executed the same for the purposes herein expressed, in the capacity herein stated, and as the act and deed of said corporation.
MONNA16 Given under my hand and seal of office this the 26 day of July YESENIA BURGOS Notary Public California Riverside County
the capacity herein stated, and as the act and deed of said corporation.
MONNA16 Given under my hand and seal of office this the 26 day of July YESENIA BURGOS Notary Public California Riverside County Commission # 2150503 My Comm. Expires Apr 25, 2020 Sub Notary Public - State of 1 са 2019.
EXHIBIT "A" Still Creek Ranch Architectural Control Guidelines 2 Still Creek Ranch Architectural Control Guidelines Arenosa Development Powerline, Ltd.
(ADP) May 13, 2019 Still Creek Ranch Architectural Control Guidelines TABLE OF CONTENTS I. Architectural Review Process A. Application Requirements..
ABC B.
C.
Submission Procedures...
Disclaimers......
II. Site Planning Corner Lots and Intersections..
Greenbelt Lots...
ABCDEFGH A.
Minimum Building Setbacks...
B.
Lot Coverage......
C.
D.
E.
Sidewalks, Front Walkways, and Steps/Retaining Walls..
F. Garage and Driveway Locations..
G. Fences and Gates...
H.
Decks, Pools, Ancillary Buildings, etc..
Landscaping.
J.
Lot Drainage..
2 112 2334456880 10 B.
III. Architectural Design and Materials A. Massing of Home/Scale/Proportions.
Exterior Elevations and Materials..
C.
Entrances and Windows D.
Roof Treatment and Overhangs..
E.
Chimneys...
F.
Garages and Garage Doors..
G.
Address Identification....
H.
Lighting..
I.
Screening..
J.
Exterior Colors...
K.
Security Devices..
10 11 13 13 15 15 15 15 16 16 17 IV. Model Homes/Model Home Park ARC A.
Model Home Layout......
17 B.
Maintenance: Model Home Exteriors & Landscaping..
18 C.
Model Home/Builder Signage......
18 788 Still Creek Ranch i Architectural Control Guidelines These Architectural Control Guidelines outline design goals, design criteria and the design review process for Still Creek Ranch, developed by Arenosa Development Powerline, Ltd. (ADP). These
idelines These Architectural Control Guidelines outline design goals, design criteria and the design review process for Still Creek Ranch, developed by Arenosa Development Powerline, Ltd. (ADP). These guidelines are applicable to Still Creek Ranch.
I. Architectural Review Process A. Application Requirements As set out in the Declaration of Covenants, Conditions and Restrictions for Still Creek Ranch (the "Declaration"), all buildings, additions, modifications and/or improvements must be reviewed and approved by the Architectural Review Committee (the "ARC") prior to commencement of any building or construction activity. The ARC is a committee of the Board of Directors (the "Board") of Still Creek Ranch Homeowners Association, Inc. This approval can be secured in a timely fashion if applicable criteria specified in Sections II through Section IV of these Architectural Control Guidelines are met to the satisfaction of the ARC. ADP and the Board, as applicable (as determined as provided in the Declaration), reserves the right to alter the review process in order to ensure an adequate review of all submissions while accommodating the needs of property owners and developers.
B. Submission Procedures The design for each home in Still Creek Ranch must be approved in writing by the ARC before construction of the home may begin. Any deviation from approved plans during construction, without the ARC's approval, constitutes a violation. Corrections of such deviations may be required.
Notice of approval shall be in the form of a letter from the ARC to the party submitting the plans.
The ARC will use reasonable efforts to review submissions and to give notice of approval or disapproval within thirty (30) days following receipt of submissions.
ARC to the party submitting the plans.
The ARC will use reasonable efforts to review submissions and to give notice of approval or disapproval within thirty (30) days following receipt of submissions.
Only complete submittals will be reviewed. All drawings must be accurate enough to be scaled reliably. Faxed materials will be accepted for preliminary home design and plot plan change approvals. Any variances, however, must be requested in writing in accordance with the Declaration.
Faxes will not be accepted in place of normal submission procedures. Submittals shall be sent to: 1. Production Homes Still Creek Ranch Homeowners Association, Inc.
Architectural Review Committee c/o Bedrock Association Management, LLC Attn.: Jacey Jetton 77 Sugar Creek Center Blvd., Suite #600 Sugar Land, Texas 77478 Production home plans must be approved for each community and each neighborhood they are proposed. Approvals in other ADP communities do not constitute a blanket approval to build that plan in Still Creek Ranch.
(a) Plan Design: Architectural Review Process Submittal Requirements: The ARC requires two sets of the following for production home plan submittals: Still Creek Ranch Floor Plans on 11" x 17" sheets.
Architectural Control Guidelines - 1Front Elevations on 11" x 17" sheets; all elevations must be shown and must include: notation of locations of all exterior wall materials, notation of roof materials, and notation of window types Upon approval of a production home floor plan and series of elevations, only site/plot plan approvals are required for each home.
(b) Site/Plot Plan: Architectural Review Process Submittal Requirements: The design for each Site/Plot Plan must be approved in writing before construction of the
approvals are required for each home.
(b) Site/Plot Plan: Architectural Review Process Submittal Requirements: The design for each Site/Plot Plan must be approved in writing before construction of the residence can begin. These approvals are administered by the ARC's designated representative. Submittal must depict: C. Disclaimers Locations, dimensions, and materials notations for walkways, driveway, patios, and all other exterior flatwork, including setbacks, easements, and building lines.
Lot coverage calculation, including the total area of all footprint areas of impervious cover as listed below, including all building foundations, walks, sidewalks, patios and driveways.
Proposed location, height, and material of each exterior fence or wall.
Lot number, block number, section number, and builder name must be clearly printed on the first page of the submittal.
These Architectural Control Guidelines describe a general level of conformance for development.
The guidelines and the procedures set forth herein may be modified from time to time by ADP or the Board, as applicable (as determined as provided in the Declaration), and do not supersede compliance with applicable federal, state, county, or local laws and regulations.
All improvements must conform to any state or local building codes, zoning ordinances, or other governmental regulations. If any governmental regulation is more restrictive than these guidelines, the governmental regulations prevail. If these Architectural Control Guidelines are more restrictive than other applicable codes, these Architectural Control Guidelines apply.
Neither the ADP, the Board, the ARC, nor their individual members, partners, employees, agents, or
lines are more restrictive than other applicable codes, these Architectural Control Guidelines apply.
Neither the ADP, the Board, the ARC, nor their individual members, partners, employees, agents, or the successors or assigns of any of them shall be liable in damages to anyone submitting to them for approval of any plans and specifications or request for variances from the Architectural Control Guidelines, or to any owner or occupant of any parcel of land affected by the Architectural Control Guidelines, or to any third party, and the submission of plans or requests constitutes an express waiver and release of these third parties to the fullest extent permitted by law.
II. Site Planning A. Minimum Building Setbacks Site plans must conform to restrictions set forth in the Declaration, the recorded subdivision plat which shows building setback lines, easements dedicated by separate instruments, and all Fort Bend County ordinances. In some cases, different setbacks may be enforced by deed restrictions, neighborhood architectural guidelines, and/or the Board for aesthetic reasons. ADP reserves the right to modify setback requirements.
Still Creek Ranch Architectural Control Guidelines -2Front yard building setback lines will be in accordance with the recorded plat. There shall be required side yard setbacks of five (5) feet, provided that the lot side setback for all street corner lots shall be fifteen (15) feet. Detached rear garages must be a minimum of five (5) feet from the side property line (subject to preexisting easements). The recorded utility easement in the rear of each lot shall be the rear setback which may not be less than ten feet (10'). All setbacks shall be measured to the edge of building walls and not to the edge of their respective overhangs.
he rear of each lot shall be the rear setback which may not be less than ten feet (10'). All setbacks shall be measured to the edge of building walls and not to the edge of their respective overhangs.
Front and side setbacks of lot varying sizes shall be determined on an as-needed basis and incorporated into these Guidelines by addendum or amendment.
B. Lot Coverage Total site coverage of building, walks/sidewalks, patios and driveways may not exceed 80% for twostory homes and one-story homes (excluding patio home lots). Swimming pools, pool decks and spas are not considered in the calculation for lot coverage.
C. Corner Lots and Intersections STREET 1. Corner Lots Corner lots shall have garages and driveways near the property line farthest from the corner intersection only (Figure 1). "Side out" garages to the side street are prohibited (Figure 2).
The owner fencing along side streets must be constructed ½ way between the platted building line and the side property line. A continuous ligustrum hedge is required along the owner fence at the side property line. Individual shrubs shall be five (5) gallon in size and spaced three (3) feet on center.
Fence Building Line Fence way between Property Line and Building line ILITY EASEMENT HOUSE DET.
BAR.
26" BL STREET (MAJOR) DET.
SAR.
STREET Figure 1 Property line farthest from the corner intersection Still Creek Ranch Architectural Control Guidelines -3FRONT STREET Figure 2 Prohibited Side Loaded Configuration 2. Intersections An area of open space is required at all corner lots where intersections occur. These intersections shall be unobstructed to permit pedestrian and vehicular view when near an intersection. No trees or other potentially opaque landscaping is permitted in this area. This shall be twenty-five (25)
ions shall be unobstructed to permit pedestrian and vehicular view when near an intersection. No trees or other potentially opaque landscaping is permitted in this area. This shall be twenty-five (25) feet in distance from each street at the corner. (Figure 3) D. Greenbelt Lots Homes on greenbelts and water bodies should be planned in a manner that maximizes views to these amenities.
Detached garages are prohibited on lake lots.
E. Sidewalks, Front Walkways, and Steps/Retaining Walls 1. Sidewalks STREET 25° 44 STREET NO VISUAL OBSTRUCTIONS PERMITTED IN THE SHADED APEA CORNER LOT Figure 3 Sidewalks shall conform to the Fort Bend County construction standard and the Americans With Disabilities Act requirements, and shall continue uninterrupted visually through both front walk paving areas and driveways. Fort Bend County requires a five (5) foot wide sidewalk through the driveway. No sidewalk shall exceed a 2% cross slope. A picture-frame finish must be applied to driveway and walkway areas that intersect the sidewalk in order to achieve a continuous look. In situations where a lot is located at the end of a cul-de-sac the sidewalk shall be constructed around the radius of the cul-de-sac to the centerline of the street paving, to provide connectivity with the other side of the street.
2. Front Walkways Front walkways should complement the architectural style of the home and its respective site.
Walkways must conform to the landscape and should not compete with the home in detail or attention. All homes must have a front walk from the street curb or driveway to the front door.
Front walks must be at least three (3) feet wide, but no wider than five (5) feet. Front walks should be at least 3 inches lower than the front entrance landing in order to help avoid possible
t door.
Front walks must be at least three (3) feet wide, but no wider than five (5) feet. Front walks should be at least 3 inches lower than the front entrance landing in order to help avoid possible ponding problems in that area.
Concrete or brick pavers are the only permitted walkway materials.
3. Steps & Retaining Walls Any proposed steps and terraces in the front yard should generally occur on or near the front property line wherever possible.
Construction materials allowed for steps and retaining walls are the same as those for walls. The material should complement the predominant building material. All materials, however, must be of masonry or stone construction and approved by the ARC. Asphalt is strictly prohibited.
A maximum rise of eighteen (18) inches is allowed for any individual retaining wall at any given location. If a situation Still Creek Ranch Architectural Control Guidelines STEPS RETAINING WALL Figure 4 Retaining Wall - 4exists where a taller retaining wall is needed, it shall be broken up into individual and separate retaining walls, each not to exceed eighteen (18) inch in height. All retaining wall tops must be level with the horizon. Where possible, steps and walls should be contiguous within the overall design of the front yard (Figure 4).
F. Garage and Driveway Locations 1. Garages All homes in Still Creek Ranch must have a minimum two-car garage and a maximum of four-car garage. The garages may be detached or attached.
Detached garages must be set back a minimum of sixty (60) feet from the front property line. A breezeway or covered patio must connect the main residential structure of the home to the detached garage. Three-car garages detached and oversized garages are permissible, subject to ARC approval.
2. Driveways DRIVEWAY
d patio must connect the main residential structure of the home to the detached garage. Three-car garages detached and oversized garages are permissible, subject to ARC approval.
2. Driveways DRIVEWAY SPECIAL DRIVEWAY NATL.
IF USED) TO TERMINATE AT SIDEWALK ·S' RAZ.
Driveways are required to be built out to the street curb.
Where six (6) inch barrier curbs exist, the street and curb are required to be saw cut, and tie into the street and curb in accordance with city or county standards. It is the owner's responsibility to realign the grade in the flow line of the gutter in accordance with applicable regulations. Owners shall be responsible for repairing any ponding water ("bird baths") resulting from their construction activities. Where four (4) inch mountable curbs exist, no saw cuts will be required or permitted.
CONCRETE APRON ·COMMUNITY SIDEWA Figure 5 GENTLE CURVILINEAR LINES TO AVOID OBSTACLES The driveway shall be constructed perpendicular to the street and shall be tied in to the street with a five (5) foot radius. The joint will be constructed in conformance to city or county standards and shall be doweled at the point of curvature. The minimum driveway width shall be at least twenty (20) feet to allow for adequate off-street parking (Figure 5).
Where the driveway intersects the sidewalk and front walks, the driveway finish may not continue through the sidewalk.
Driveways may be paved with concrete or other masonry materials, which relate to the architecture of the home. This masonry material must be compatible, not only with the home, but also with any other walkways or terraces on the lot.
Materials such as textured concrete, stamped concrete, colored concrete, interlocking pavers, and
l must be compatible, not only with the home, but also with any other walkways or terraces on the lot.
Materials such as textured concrete, stamped concrete, colored concrete, interlocking pavers, and brick borders are acceptable, but must be submitted to the ARC for color and design approval prior to the construction.
Still Creek Ranch Architectural Control Guidelines -5The maximum allowable driveway width for detached garages is twelve (12) feet from the front property line to at least the front building line where it may then transition to a wider width. The minimum driveway width allowed is ten (10) feet except where applicable county and city codes require otherwise.
All detached garage driveways shall have a minimum five (5) foot side lot setback between the driveway and the adjacent side property line.
All driveway designs are subject to review by the ARC.
G. Fences and Gates 1. Wood Fencing Guidelines: (a) Height: Typically limited to six (6) feet nominal measurement above natural grade. Owners may be required to construct eight (8) foot high fences where perimeter conditions warrant.
(b) Materials: All wood fences are to be constructed with Cedar or similar product.
(c) Construction: STANDARD INTERIOR LOT FENCE Figure 6 Interior Lots: Fence must be set back at least five (5) feet from the front of the home. A "good neighbor" fence policy is required. Alternating sections are to occur at regular fence post intervals only, so that an entire panel is dedicated to one lot and the following panel is dedicated to the adjacent lot and so forth. In this manner, both lots receive approximately the same exposure to finished sides of a picket fence structure (Figure 6).
Corner lots (Figure 1, Page 3): Fence must be located halfway between the property line and
both lots receive approximately the same exposure to finished sides of a picket fence structure (Figure 6).
Corner lots (Figure 1, Page 3): Fence must be located halfway between the property line and the building line. The fence must be set back five (5) feet from the front of the home. The finished, or "picket" side of the fence should face the side street. On corner lots of a subdivision entrance where wood fencing is utilized, the fence must be a capped.
(d) Special Conditions: The finished side of a fence should always face the exterior or public side. Any exposures to public streets, greenbelts, ditches, or detention basins will be considered public view and must be constructed with an ornamental.
The breezeway fencing between a detached side-out garage and the home may be four (4) feet high to allow for visibility.
Where residential lots are located adjacent to either a commercial, institutional, or other more public use, the finished side of a fence should always face the non-residential use.
Still Creek Ranch - 6Architectural Control Guidelines 2. Ornamental Steel Fencing Guidelines: Ornamental metal fencing must be approved for lots adjacent to water bodies, nature preserves and greenbelts.
(a) Height: Nominally four (4) feet, measured from natural ground.
(b) Dimensions: Posts: one and one-half (1) inches square, nominally six (6) feet on center.
Rails: Two rails, one and one fourth (14) inches square. Located top and bottom. Bottom rail is to be two (2) inches above natural grade.
Pickets: Closed Picket with one rail on top and one rail on the bottom, one half (12) inch square, four and one-half (42) inches on center.
(c) Materials: All steel construction. Posts shall be sixteen- (16) Ornamental Steel Fence 14' Return HOUSE STREFT 25 L Figure 7
om, one half (12) inch square, four and one-half (42) inches on center.
(c) Materials: All steel construction. Posts shall be sixteen- (16) Ornamental Steel Fence 14' Return HOUSE STREFT 25 L Figure 7 Ornamental Fencing gauge wall thickness, rails shall be eighteen (18) gauge wall thickness. Weld solid all exposed ends.
(d) Paint System: One coat of primer, finished off with two coats of a black, non-fade paint system.
(e) Uniformity: Owners shall use every effort to maintain uniformity of the installed product throughout the community and with other owners' installation (Figure 7).
3. Gates: (a) Gates shall be constructed with the same materials and quality as the adjoining fence. If the adjoining fence is ornamental steel, all hardware shall be painted the same color as the fence.
(b) Pedestrian gates may not exceed forty two (42) inches in width.
(c) Gates are not required but may be constructed for resident access to the adjoining public areas (e.g. greenbelts and public rights of way).
H. Decks, Pools, Ancillary Buildings, Etc.
All decks, pools, ancillary buildings, and other such structures are to be constructed only in the rear of the yard as specified in the following: 1. Decks: Still Creek Ranch -7Architectural Control Guidelines Decks for either pools or hot tubs are not permitted within utility easements, and generally should be kept within the side-lot building setback lines. No deck is allowed to encroach into any easement.
2. Swimming Pools, Hot Tubs and Spas: Swimming pools and spas must be constructed within the setback lines of each lot and may not encroach into the utility or drainage easements. Adequate room for landscaping should be provided. Mechanical equipment may not encroach into the three (3) foot wide side lot drainage
lot and may not encroach into the utility or drainage easements. Adequate room for landscaping should be provided. Mechanical equipment may not encroach into the three (3) foot wide side lot drainage easement or any utility easements, and must be screened from public view.
Above-ground swimming pools are strictly prohibited. However, above-ground spas, jacuzzis or hot tubs are allowed provided they are screened from public view through the use of landscaping or a privacy fence. Mechanical equipment may not encroach into the side or rear yard setbacks, and must be screened from public view.
Generally, swimming pool features (i.e. slides, waterfalls, diving boards, etc.), accessories and equipment must not be directly visible from public views.
3. Ancillary Buildings and Other Structures: Gazebos, play structures, storage structures, shade and other structures must be submitted to the ARC for approval prior to construction. Guidelines may be adopted regarding the size and height of these outbuildings and structures. Gazebos, arbors and shade structures must be architecturally compatible with the main home and be in compliance with applicable restrictions. Structures proposed for greenbelt and lake frontage lots must not screen views from adjacent lots. Storage structures must be architecturally consistent with the style and materials of the home or actually be part of the home structure. Detached storage structures may require screening from public view. All ancillary buildings and other structures must not exceed 10 feet in height.
I. Landscaping 1. Yard Trees: All natural trees are to be saved in the front yard. If there are no trees in the front yard, the owner is required to install trees in the front yard of each home. The specific number of yard
Trees: All natural trees are to be saved in the front yard. If there are no trees in the front yard, the owner is required to install trees in the front yard of each home. The specific number of yard trees required for each lot depends on lot width. The following standards should be adhered to for the appropriate lot widths specified.
YARD TREE REQUIREMENTS Lot Width # of Yard Trees Required # of Street Trees Required 50' 1 Hardwood 0 55' 1 Hardwood 55'< 2 Hardwoods 0 Still Creek Ranch Architectural Control Guidelines -8All Corner Lots Add a Minimum of 2 trees on side yards The yard trees installed, or if existing, must be a minimum of four (4) inches in caliper (50 gallon) for hardwoods when measured twelve (12) inches above grade. Additionally, trees must have a minimum height of ten (10) feet and a minimum spread of five (5) feet. However, larger trees are encouraged.
2. Landscape Vegetation: In addition to the tree requirements above, individual lots must meet the following minimum landscaping requirements: (a) At least ten (10) foundation shrubs per lot should be installed in the front yard with a minimum container size of five (5) gallons.
(b) At least two (2) vertical foundation accent shrubs per lot should be installed in the front yard with a minimum container size of ten (10) gallons.
(c) Primary shrub treatment in the front yard shall be within the back third of the front of the home. This is not to preclude additional landscaping in other areas of the front yard.
(d) At least two (2) shrubs, five (5) gallon size are required in front of air conditioners visible from the street. Air conditioners on corner lots must be enclosed by the fence on the street side of the lot.
3. Grass Coverage:
five (5) gallon size are required in front of air conditioners visible from the street. Air conditioners on corner lots must be enclosed by the fence on the street side of the lot.
3. Grass Coverage: All areas exposed to public view (public right of ways, greenbelt views, public streets) shall be sodded with Saint Augustine grass.
4. Irrigation: Irrigation must be installed by the owner, at a minimum, in the front and side yards of all lots. If an owner installs sod or landscaping, as required by these guidelines, irrigation shall be installed to cover all landscape and sodded areas.
J. Lot Drainage In order for a lot to provide adequate drainage capabilities and remain sensitive to tree preservation, the following drainage guidelines apply: ADP endeavors to provide engineered and developed lots that enable the achievement of positive site drainage of +/- 1.0% to 2.0% generally from the rear of lots to the street. Some situations may exist where drainage is to the rear of lots.
When a home structure is in place on a given lot: Positive drainage should be maintained and should be directed away from the home structure.
Drainage runoff onto adjoining properties is prohibited.
Still Creek Ranch Architectural Control Guidelines - 9When lots require further drainage, the construction of swales (which minimize drainage impacts to existing trees and vegetation) is recommended. Lastly, where more drastic drainage requirements exist, the use of area drains is recommended.
Regardless of what method is utilized, the preservation of trees will always be considered a foremost concern. Drainage must attempt to work around significant existing trees and dedicated tree preservation areas.
III. Architectural Design and Materials
on of trees will always be considered a foremost concern. Drainage must attempt to work around significant existing trees and dedicated tree preservation areas.
III. Architectural Design and Materials The general purpose of this section is to encourage variety, diversity, interest, and individuality in home architecture. Requirements of specific neighborhoods or sections may supersede this section to reinforce a particular architectural theme desired.
A. Massing of Home/Scale/Proportions In general, the massing of a home should be appropriately scaled to the street and the surrounding homes. The home should have reasonable variations in its massing and should avoid the "straight box" approach in all instances (Figure 8).
Side elevations with huge expanses on a common plane should be avoided. Relief should be provided on all elevations by providing setbacks, which can break down the massing where possible. Pieces of the home should be scaled appropriately to each other.
Logical placement of material or texture changes can significantly help in creating appropriate massing (Figure 9, page 11).
B. Exterior Elevations and Materials 1. Exterior Elevations: Windows must occur on all street facing elevations of single-family homes. This requirement helps achieve a positive character for the community since emphasizes the importance of the home when experiencing the street scene.
2. Repetition of Elevation: The it of construction repetitive home designs shall be carefully considered in order to avoid monotony, Avoid Preferred Figure 8 Massing Better Avoid "blind" side street elevations Figure 9 Side Street Elevations yet maintain continuity of scale and character. The intent of this guideline is to avoid the Still Creek Ranch Architectural Control Guidelines - 10-
street elevations Figure 9 Side Street Elevations yet maintain continuity of scale and character. The intent of this guideline is to avoid the Still Creek Ranch Architectural Control Guidelines - 10negative "look-alike" effect of frequent repetition, but still allow sufficient latitude in satisfying market demand. The following rules must be met: (a) If a plan is to be repeated on the same side of street and across the street with the same front elevation design, it must not occur more frequently than every fourth consecutive lot. Thus, where this situation exists, at least three other homes must occur between the next repeated front elevation. Brick and trim color in this situation must be different. Patio home products, however, need not vary brick and trim color.
(b) If a plan is to be repeated on the same side of the street with a different front elevation design, it must not occur more frequently than every third consecutive lot. Thus, at least two other homes must occur between the next repeated floor plan with a different front elevation design. If a plan is to be repeated across the street with a different front elevation design, it must not occur more frequently than every other consecutive lot. Thus, at least one other home must occur between the next repeated floor plan with a different front elevation design.
Brick and trim color must also be different. Patio home products, however, need not vary in brick and trim.
(c) The ARC reserves the right to reject an elevation that closely resembles that of a nearby home or in any way detracts from the overall street scene. Additionally, identical uses in brick type and color, and siding color, are prohibited on homes that are adjacent to one
les that of a nearby home or in any way detracts from the overall street scene. Additionally, identical uses in brick type and color, and siding color, are prohibited on homes that are adjacent to one another. Custom homes may not be repeated within any given section. Section J (Exterior Colors) further details color requirements.
3. Exterior Materials: The variety and number of primary exterior materials should be held to a minimum. The maximum number of exterior materials allowed is three. The front exterior wall and side exterior walls on the first floor must be brick, stone or stucco excluding box-out windows. On two-story homes, the front elevation must be predominantly brick, stone or stucco. On the second story, exterior walls, brick, stone or stucco is on the front elevation, then a corner wrap of not less than 2' is required. ARC may require additional brick, stone or stucco on homes that are in public view of Still Creek Ranch entrance and public visibility from major collector roads and boulevards.
(a) Brick: Brick shall be hard fired and have an overall appearance of relative evenness in color and texture. Painted brick may be permitted where deemed appropriate for a particular architectural style. However, such applications must be approved by the ARC prior to initiation.
(b) Wood/Hardboard: Siding: Material shall be fiber-cement (e.g. "HardiplankⓇ") and must be of a horizontal, lap type. Diagonal siding, board and batten, and particleboard siding, and vinyl siding are prohibited. Siding shall be painted or stained with medium range colors that do not drastically contrast adjacent brick or other material. Naturally weathered wood is not permitted.
(c) Trim: Still Creek Ranch -11Architectural Control Guidelines
with medium range colors that do not drastically contrast adjacent brick or other material. Naturally weathered wood is not permitted.
(c) Trim: Still Creek Ranch -11Architectural Control Guidelines All trim shall be smooth/semi-smooth, high quality finish grade stock wood or Fiber-Cement (e.g. "Hardiplank"). Trim shall be stained or painted as approved by the ARC.
(d) Stucco: Stucco, as a building material, is permitted given an appropriate style of architecture. Stucco may be used as a major building material with the approval of the ARC.
(e) Stone: If stone is to be incorporated, it should be a natural limestone, or other regional stone color which is deemed appropriate with the project character as approved by the ARC.
(f) Synthetic Materials: Synthetic material such as metal siding, vinyl siding, and other materials which have the appearance of wood, or stone must be reviewed to ensure a quality appearance for approval by the ARC.
(g) Material Changes: Changes in exterior wall material should have a logical relationship to the massing of the home. Material changes on a common wall plane that occur along a vertical line should be avoided wherever possible.
(h) Awnings: Awnings over entrances or windows are prohibited.
C. Entrances and Windows All openings in a structure such as windows and doors should relate to each other on all elevations both vertically and horizontally. This should occur in some clearly defined order, and scattered or random placements should be avoided. Both entrances and windows should be in proportion as they relate to the building mass as a whole. All sides of a home should receive equal design consideration.
Reflective glass is prohibited.
1. Entrances:
trances and windows should be in proportion as they relate to the building mass as a whole. All sides of a home should receive equal design consideration.
Reflective glass is prohibited.
1. Entrances: Entrances should be the focal point of the elevation which they serve. Although two-story entryways are allowed, the creation of a focal point at the entry through the use of human scaled entry elements is suggested. Recessed or protruded one-story elements add to the architectural detail of the home. Regardless of the scale selected, entrances should always relate to the overall architectural character and quality of the home.
2. Windows: Windows, like entrances, should be compatible with the overall building mass and architectural character and quality of the elevation.
If shutters are incorporated as part of the design, they should be appropriately scaled to relate to the window opening and appear authentic. They must also always occur in pairs. The shutter color must harmonize with the other colors on the home.
Wrought iron and/or burglar bars will be considered only if the ARC determines that they are compatible with the architectural character of the home. Burglar bars over windows are generally Still Creek Ranch Architectural Control Guidelines -12prohibited and must be submitted to the ARC for consideration. Approval must be granted prior to installation.
If storm windows are to be utilized, they must resemble existing window frames of the home and neighborhood. They should have the same general configuration as the existing window frames if this is a replacement application. Additionally, storm windows must have a similar color value to the existing window frames of the neighborhood. Mechanical roll-down storm window boxes,
dow frames if this is a replacement application. Additionally, storm windows must have a similar color value to the existing window frames of the neighborhood. Mechanical roll-down storm window boxes, if utilized, must match the window frame color of the home.
D. Roof Treatment and Overhangs 1. Materials: Approved roof materials shall have the following minimum qualities: Dimensional with 30-year warranty.
Earthtone colors. All shingles within a given neighborhood shall be the same color.
Shingles shall be composition asphalt. Other materials must be approved by the ARC prior to installation. All materials must meet the minimum qualities specified above.
The shingle material must harmonize with other shingle materials used in the neighborhood.
Shingles with an ornate pattern or cut pattern are not acceptable. Earthtone shades are required for all shingle materials.
2. Form: The form and massing of the roof should have a logical relationship to the style and massing of the home. Roof pitches should be applicable codes, but must be a minimum of 5 in 12 and not steeper than 12 in 12 for the main body of the roof. Patio or shed roofs must be a minimum of 3 in 12.
The ARC will consider other configurations in roof forms if appropriate to the style of architecture for a particular home. However, very steeply pitched roofs, such as Mansards, which create massive roof structures, are strongly discouraged.
The roof height should not exceed ¾ of the total elevation area for single story homes and ½ the total elevation area two-story homes.
Fascia depths should be in scale with the mass of the elevation, but the face of the fascia board must be at least 6 inches (nominal) in size.
4. Roof Penetrations:
tal elevation area two-story homes.
Fascia depths should be in scale with the mass of the elevation, but the face of the fascia board must be at least 6 inches (nominal) in size.
4. Roof Penetrations: Roof vents, utility penetrations, or other roof protrusions shall not be visible from the front street and must be painted to match the singles. Skylights should not be visible from the front street.
All exposed stack vents, skylight curbs, attic ventilators, and other metal roof accessories shall match or closely resemble the roofing color.
Still Creek Ranch -13Architectural Control Guidelines All stack vents and attic ventilators shall be located on the rear roof slopes perpendicular to the ground plane. They shall not be visible from public areas and should be placed in a location which is least visible from adjoining property.
Roof-mounted ventilators shall be no higher than 10 inches above the roof surface.
5. Gutters & Downspouts: Gutters and downspouts should be strategically placed to minimize their visibility to the front street. Preferably, downspouts should occur only at the rear and sides of a home. Placement on the front elevation should be avoided as much as possible, but may be used to avoid water runoff at front entrances. Gutters and downspouts must match or be very similar to the color of the surface to which they are attached.
Downspouts must be installed vertically and in a simple configuration. All gutters and downspouts on standard lots must be installed so water runoff does not adversely affect adjacent properties.
E. Chimneys The chimneys must be compatible with the architecture of the home.
Acceptable cladding material includes masonry, brick, wood, or fiber-cement board.
adversely affect adjacent properties.
E. Chimneys The chimneys must be compatible with the architecture of the home.
Acceptable cladding material includes masonry, brick, wood, or fiber-cement board.
Spark arrestors and caps are required on all chimneys. The spark arrestor and cap should be unadorned, non-ornamental and designed to match or be compatible with the color and material of the exterior elevations of the home. Caps must be of metal or masonry construction.
Heights of chimneys should meet all fire code requirements and be proportional to the roofline of the respective home. Metal chimneys, if used, shall not exceed a maximum exposed height of 6 inches of chimney pipe nor a maximum height of 18 inches of total exposed metal including both chimney pipe and cap.
F. Garages and Garage Doors Front loaded garages may protrude no more than 15 feet from the front plane of the main residence.
Garage doors should be relatively unadorned while remaining compatible with the architecture of the home and elevations. Panelized doors, however, are encouraged to help downscale the effect of a garage door.
G. Address Identification Address identification is limited to the address number for a particular home. No street name or resident name is permitted on the exterior of the home. The address number must be visible from the street. The scale of the address number may vary according to the scale of the home, but may be no larger than 6 inches in height and must be placed in a horizontal line. No particular letter type style is required, but numbers must be Arabic and must be easily readable from the street. The number for address identification should be inset into the brick either next to the front door or on the front of the
uired, but numbers must be Arabic and must be easily readable from the street. The number for address identification should be inset into the brick either next to the front door or on the front of the home. Internally lit address numbers are not permitted.
Still Creek Ranch Architectural Control Guidelines - 14H. Lighting The type, color, and quality of all exterior site and home lighting must be consistent with other existing lights on the property and in the neighborhood of the respective home. Incandescent-type lighting is the norm.
1. Floodlighting: Floodlighting fixtures must be attached to the home or other architectural structure and must not illuminate adjacent public or private properties. Lights must be directed downward and shielded so that they do not create a "hot" glare spot visible to neighbors. The fixture color and any shielding should be compatible with the building. Conduits and wiring must be concealed.
Neither high-wattage, commercial/industrial-type fixtures nor sodium-vapor light sources will be approved for residential.
2. Exterior Lighting Fixtures: All exterior lighting fixtures visible from the street or other public areas must be of an understated design that complements the architectural style of the residence. Fixtures shall be white incandescent, unless otherwise approved by the ARC. High intensity area lighting, such as mercury vapor or high-pressure sodium is not allowed.
I. Screening 1. Wood Fences: All wood fences exposed to permanent public view must be constructed in accordance with these guidelines and screened with a combination of trees and shrubs.
2. Mechanical Equipment: Air conditioning compressors are not permitted outside of fences on the side streets of corner lots.
3. Rear Yard Equipment:
d screened with a combination of trees and shrubs.
2. Mechanical Equipment: Air conditioning compressors are not permitted outside of fences on the side streets of corner lots.
3. Rear Yard Equipment: Play equipment and structures, pools, lawn furniture, etc. must be screened from public street view by a combination of trees, hedges, walls, or fences. (Figure 10) HOUGE MOTOR COURT.
-BL J. Exterior Colors STREET LANDSCAPING TO SCREENMOTOR COURT FROM ADJACENT HOMEOWNER AND STREET Figure 10 Screening Example Exterior paints and stains for each residence shall be selected to complement or harmonize with the colors of the other materials with which they are used. The general intent is to encourage greater variety among homes along the street.
Still Creek Ranch Architectural Control Guidelines -15Siding and trim should generally stay within the earthtone color family. The use of white is also permitted. Extremely bold or primary colors, however, are prohibited.
Yellow, blue, pink or green pastels are discouraged unless part of an overall concept. However, soft and muted earthtone pastel colors like grey, beige, brown, salmon, etc. are acceptable.
The variety and number of exterior colors on each home should be held to a maximum of three not inclusive of brick color or front door color. Brick colors should generally be of an earthtone family or range. No one brick color family should dominate a particular street scene.
Repetition of brick uses should occur no more frequently than every fifth home.
Very dark colored brick is discouraged. Brick for homes on consecutive and facing lots must vary in order to avoid monotony. Variety in brick use is highly encouraged.
Likewise, trim color and/or field color must also vary. The ARC will determine whether consecutive
tive and facing lots must vary in order to avoid monotony. Variety in brick use is highly encouraged.
Likewise, trim color and/or field color must also vary. The ARC will determine whether consecutive or relatively consecutive homes' brick colors or trim colors are similar enough to deny their adjacency.
K. Security Devices Security devices such as sirens and speaker boxes should be the minimum size needed to be effective and should be located unobtrusively. Section III.C.2 ("Entrances and Windows"), prohibits security and/or burglar bars on the exterior of homes unless specifically approved by the ARC prior to installation. If security devices are being considered for a home, a device which is not visible to public view must be utilized and preferably mostly contained within the home.
IV. Model Homes/Model Home Park A. Model Home Layout 1. Modifications: Realizing that model homes will function as sales offices, modifications to the finished product that would actually be sold is expected. However, model homes are expected to emulate as closely as possible the end product that a consumer can expect to receive.
Before sale by the builder, all modifications (e.g., front yard fencing, atrium doors in lieu of overhead garage doors, floodlights, etc.) must be removed and the unit restored to its standard appearance.
2. Yard Lights: Each model should have, unless otherwise specified by the ARC, yard lights installed that will illuminate the model homes during the period from dusk to 10:00 p.m. The builder may employ other types of illumination upon approval of the ARC.
3. Fencing: Fencing on sales models will always be of an iron/metal material of a standard configuration where it is adjacent to front yards. Fences will always permit view of the home and into the lot
. Fencing: Fencing on sales models will always be of an iron/metal material of a standard configuration where it is adjacent to front yards. Fences will always permit view of the home and into the lot from the street. Model home fences should never exceed four (4) feet in height in the front yard.
Still Creek Ranch Architectural Control Guidelines -16Wood fencing is allowed in the rear yards of model homes. All fence designs must be submitted to the ARC for review and approval.
4. Flag Poles: Flags and flag poles are subject to a Flag Display Policy which has been or will be adopted by the Board.
B. Maintenance: Model Home Exteriors and Landscaping 1. Model Homes Exterior: Exterior of model homes should be kept in a new and fresh condition. Doors, siding and trim are to be kept clean and painted when necessary. If, in the opinion of the ARC, areas of a model home require refurbishing, the ARC will give the respective homebuilder two weeks' notice in writing in which to correct the deficiencies.
2. Landscaping: The front and rear yards of all model homes are to be landscaped including fully sodded yards and foundation plant material. Front yard and street trees will be planted in accordance with previously promulgated rules of the ARC and these guidelines. The landscaping in the rear yard shall be comparable to the front yard landscaping requirements, described hereinabove. A minimum of one (1) yard tree is required in the rear yard.
C. Model Home/Builder Signage One (1) builder yard sign per lot is allowed on each lot owned by builder, for the purpose of advertising a particular builder name or to advertise the property for sale. The builder yard signs may not exceed three (3) square feet. No additional sign, advertisement, billboard, or advertising structure
ing a particular builder name or to advertise the property for sale. The builder yard signs may not exceed three (3) square feet. No additional sign, advertisement, billboard, or advertising structure of any kind shall be displayed to public view on any lot.
Builders will be allowed one (1) model home sign per model home. The sign may be a maximum of 32-sq. ft. in area. Base landscaping is required. The sign will be allowed for a period of time commensurate with the model homes sales program only. Model identification signs may not exceed three (3) square feet. In addition, one sign no larger than three (3) square feet may be used to indicate whether a model home is open/closed and the hours of operation only. This sign must be close to the front door.
The Board has the right to remove any sign, advertisement, billboard, or advertising structure which is in violation of these guidelines. All model home signage packages must be submitted to the ARC for review and approval.
Still Creek Ranch - 17Architectural Control Guidelines RETURNED AT COUNTER TO: Maria Salazar 77 Sugar creek center Blvel Ste. 600 Sugar Land TX 77478 OURT OF COUNTY * ORT BEND TY TEXAS FILED AND RECORDED OFFICIAL PUBLIC RECORDS Opma Pichard Laura Richard, County Clerk Fort Bend County Texas July 31, 2019 04:17:14 PM FEE: $93.00 HM 2019084681