Architectural Design Guidelines

1. Purpose & How to Use This Document

These Architectural Design Guidelines (the “Guidelines”) establish the design standards, expectations, and review procedures for all construction and exterior improvements within West Rim Estates. They are intended to protect the architectural character, natural setting, and long-term value of the community while giving owners, architects, and builders a clear, predictable picture of what the Architectural Control Committee (the “ACC”) looks for before a single drawing is produced.

1.1 Relationship to the CC&Rs

These Guidelines are adopted by the ACC under the authority of Section 6.06 of the Declaration of Covenants, Conditions & Restrictions (the “CC&Rs”), which empowers the Committee to adopt rules and standards that carry the same force as the Declaration and are enforced by the Board in the name of the Association. The Guidelines supplement and interpret the CC&Rs; they do not replace them. Where a Guideline and the recorded CC&Rs ever conflict, the CC&Rs control.

1.2 The Review Philosophy

West Rim Estates is a community of custom estate homes. The ACC’s role is not to impose a single style but to ensure that every home is executed at a level of quality, craft, and material integrity consistent with its neighbors, and that it sits well within the hill-country landscape and the community’s 72-acre greenbelt. The Guidelines aim to combine two things owners value: predictability about what will be approved, and the design latitude to build something distinctive.

1.3 Early Consultation Is Encouraged

Owners and their architects are strongly encouraged to engage the ACC early — before significant design fees are incurred — through the preliminary plan process described in Section 2. Most issues are far cheaper to resolve at the massing-and-siting stage than after construction documents are complete.

2. The Architectural Review Process

No improvement, site preparation, or exterior alteration may commence without prior written ACC approval. (CC&R §§3.05, 3.06, 6.07)

2.1 Two-Stage Submittal

Stage 1 — Preliminary Plans. Before preparing construction documents, the owner submits Preliminary Plans for ACC review. At a minimum these include the submitter’s name, address, and phone; a site/plot plan with legal description, street address, north arrow, and setback lines on all sides; scaled sketch elevations; topographic contours at 2-foot intervals or less; and a tree survey showing all living trees (except cedar) of 6-inch caliper or greater, with the footprint of proposed improvements overlaid. If the ACC does not respond within 30 days, the Preliminary Plans are deemed approved. (CC&R §§1.24, 6.07)

Stage 2 — Plans & Specifications. After Preliminary Plans are approved, the owner submits full Plans & Specifications: site plan, grading and drainage, landscape and irrigation, exterior elevations, materials and color samples, lighting, and utility plans. Unlike Preliminary Plans, Plans & Specifications are never deemed approved — they require affirmative written ACC approval before construction may begin. (CC&R §§6.07, 6.08)

2.2 Submittal Format

• Submit PDF copies of all plans and specifications to the ACC in care of the Board, c/o PAMco at pamco@pamcotx.com, or to such other address as the Board may designate.
• Applications submitted by anyone other than the owner must include the owner’s written consent.
• A reasonable, uniform application fee may be charged to defray review costs; third-party professional review (e.g., a consulting architect) may be billed to the applicant.

2.3 Timeline, Inspections, Variances & Appeals

• The ACC may inspect work in progress to confirm conformance with approved plans.
• Material changes to approved plans must themselves be approved before they are built.
• Variances may be granted where lot size, shape, topography, or tree preservation justify a departure; a variance on one lot is not a precedent for any other.
• Approvals address aesthetic and covenant conformance only — never structural, engineering, or code compliance, which remain the owner’s responsibility.
• An owner may appeal an ACC denial to the Board of Directors. Enforcement actions are subject to written notice and an opportunity to cure consistent with Chapter 209 of the Texas Property Code.

3. Site Design

3.1 Setbacks

Building placement on every lot is subject to ACC review. On corner lots the ACC discourages orienting the front of the residence or the garage openings toward Trailview Mesa Drive, and will weigh lot size and configuration in deciding orientation. (CC&R §4.05)

3.2 Grading, Drainage & Lot Character

• Storm water must drain to street rights-of-way, drainage easements, or retention areas; it may not be diverted onto adjacent lots beyond pre-development flows except under a recorded drainage easement. (CC&R §4.34)
• No topsoil, gravel, or other material may be removed from a lot without ACC permission. (CC&R §3.15)
• Site work should respect natural grade and minimize cut and fill, particularly on sloped and greenbelt-adjacent lots.

3.3 Tree Preservation

Living trees 10 feet or taller and 6 inches or greater in caliper (cedar excepted) may not be removed without prior written ACC consent. Approval is given reasonably where removal is necessary to site the main dwelling. Any tree removed in violation must be replaced with a tree of similar size and type. (CC&R §4.19)

3.4 Greenbelt-Adjacent Lots

Lots whose rear boundary meets a Common Area or the greenbelt are encouraged to let the rear yard transition to a natural state where the lot meets the greenbelt; the ACC may reduce rear-yard sodding requirements accordingly, while still expecting some sodded backyard area. (CC&R §4.11)

3.5 Sight Lines & Emergency Access

• No fence, wall, planting, or tree may obstruct sight lines between 2 and 6 feet in height within the 25-foot sight triangle at street intersections, or within 10 feet of a driveway/street intersection. (CC&R §4.12)
• Cul-de-sac landscaping must remain low enough to preserve emergency-helicopter (e.g., STAR Flight) landing clearance. (CC&R §5.06)

4. Architectural Character, Height & Scale

Source: CC&R §§4.02, 4.03. The ACC, exercising the discretion the CC&Rs grant it, may approve floor-by-floor deviations in size where they produce a more beneficial use of the lot.

4.1 Massing Principles

Beyond the numeric minimums, the ACC evaluates massing for scale and articulation appropriate to an estate community: façades broken into well-proportioned elements rather than monolithic walls, rooflines with genuine relief, and a clear architectural concept carried consistently around all four elevations, including those facing the greenbelt.

5. Exterior Materials & Color

5.1 Masonry

All homes are to be constructed of 100% stone, masonry, or masonry-type materials specifically approved by the ACC; window and door openings are excluded from the masonry calculation. Grey or concrete brick/masonry is prohibited. Uncovered or exposed concrete or concrete block is not permitted as an exterior finish, painted or not. (CC&R §§4.03, 4.25)

5.2 Foundation Exposure

• Stucco finishes: foundation faces are stuccoed to match the wall texture and color with no horizontal relief line. (CC&R §4.18)
• Stone/masonry veneer: foundation exposed no more than 12 inches above final grade; finished wall material is carried down to within 12 inches of grade. (CC&R §4.18)

5.3 Windows & Glazing

Window quality is judged on system grade and finish, not material alone. High-end black and dark-finish metal windows have become a defining feature of recent estate homes in the community, and these Guidelines welcome them — while holding a firm quality bar that keeps builder-grade metal windows out.

Acceptable window systems: all-wood; wood clad in aluminum or vinyl; and architectural-grade, thermally-broken steel or aluminum systems meeting the quality standard below.

• Thermally-broken frames with narrow, refined sightlines (architectural/commercial grade, not residential builder grade).
• Factory-applied, durable finish — anodized, or a high-performance powder coat meeting AAMA 2604 or 2605 — in matte black, dark bronze, or charcoal, coordinated with the home’s other metalwork.
• The specific manufacturer and product series are submitted for ACC approval, with cut sheets demonstrating the quality standard.
• Not acceptable: builder-grade, mill-finish, or non-thermally-broken residential aluminum windows; bare or unfinished metal frames.
• No reflective or mirrored glass; tinted glazing requires ACC approval based on degree of tint and overall aesthetics. (CC&R §4.23)
• Interior window treatments visible from the street are backed in white or beige so the streetscape reads consistently. (CC&R §4.16)

5.4 Exterior Color

Because homes are predominantly stone and masonry, painted color applies chiefly to stucco fields, trim, fascia, soffits, entry and garage doors, railings, and other metalwork. The palette favors warm, low-chroma hill-country tones that let homes settle into the landscape. High-gloss finishes, saturated or primary hues on large surfaces, stark pure-white masonry fields, and high-contrast color-blocking are not appropriate.

6. Roofs

Source: CC&R §4.29. Roof penetrations, vents, and equipment are placed to the rear of the main ridge wherever possible and painted to match the roof so they are not visible from streets or Common Areas.

7. Garages, Driveways & Sidewalks

7.1 Garages

• Attached garages only; no carports. Minimum two standard car bays; 4+ bays require ACC approval. Minimum 10 ft width per car (inside walls) and 21 ft depth per car. (CC&R §4.22)
• Side-entry/side-load orientation is preferred so doors do not face the street, except where lot geometry makes it impractical, subject to ACC variance. (CC&R §4.22)
• Electric openers required; doors kept closed except during active use. (CC&R §4.22)

7.2 Driveways & Sidewalks

• Driveways and driveway approaches are exposed aggregate (pebble finish); pavers or stamped/patterned concrete are permitted, all with contrasting or harmonious banding. Location and decorative treatment require ACC approval. (CC&R §4.08)
• Sidewalks are 5 ft wide, exposed aggregate, run the full lot width abutting the curb, include ADA-compliant ramps at intersections, and are completed with the residence. (CC&R §4.07)

8. Landscaping & Irrigation

A complete landscape and irrigation plan is submitted with the dwelling plans, prepared in sufficient detail to show species, size, spacing, and location of all plant material and sod, and is reviewed at least 30 days before installation. Irrigation plans are prepared by a licensed irrigation contractor and include a City-compliant backflow-prevention device. (CC&R §4.11)

8.1 Planting Standards

• Foundation plantings: minimum 5-gallon container, spaced no more than 3 feet apart. (CC&R §4.11)
• Yards are landscaped and irrigation installed concurrently with completion of the residence. (CC&R §4.11)
• Rear yards on greenbelt-adjacent lots may transition to a natural state per Section 3.4. (CC&R §4.11)

9. Site Elements & Accessory Improvements

9.1 Fences & Walls

• Front and side fencing visible from the street: wrought iron or approved iron-like material. Rear fencing: masonry or wrought iron/iron-like. No chain link, unfinished concrete block, or prefabricated fencing. (CC&R §4.36)
• Height 6 ft standard; up to 8 ft permitted around pools. Fences forward of the building setback are generally discouraged. (CC&R §4.36)

9.2 Pools & Athletic Facilities

• In-ground pools only (above-ground over 6 ft diameter prohibited); fenced with self-closing, self-latching gates; no pools in front or side yards. (CC&R §4.10)
• Sport courts, court lighting/fencing, and basketball goals require ACC approval and screening review; goals may not be sited where prominently visible from the street without consent. (CC&R §4.09)

9.3 Lighting

• Exterior lighting is designed to avoid glare onto streets, the greenbelt, and neighboring lots (a dark-sky-sensitive approach is encouraged given the natural setting). (CC&R §4.26)
• December holiday lighting is removed no later than January 15. (CC&R §4.26)

9.4 Mechanical, Tanks, Trash & Mailboxes

• HVAC compressors and equipment are screened from streets and Common Areas; no window or roof-mounted units. (CC&R §4.24)
• Approved tanks are enclosed by walls/fences or buried; no elevated tanks. (CC&R §4.32)
• Trash containers are kept in screened, permanent enclosures not visible from the street. (CC&R §§3.11, 4.31)
• Mailboxes conform to the community’s standard design and USPS placement requirements. (CC&R §4.30)

9.5 Antennas, Solar, Generators & Security

9.6 Signs, Flags & Displays

• Each home carries one uniform, illuminated address plaque per the community standard; other signs require ACC consent and may not exceed 5 sq ft. (CC&R §3.03)

10. Construction Management

• The ACC/Association may set construction hours, parking, gate-access, and signage rules for the gated community; contractors who disregard them may be denied access and/or fined. (CC&R §4.37)
• Job sites are kept clean and free of accumulated debris; damaged streets, curbs, drainage, and landscaping are restored at the responsible party’s expense. (CC&R §§3.04, 4.37)
• No structure remains unfinished more than 12 months after construction begins; construction begins within 2 years of the lot’s conveyance. (CC&R §4.38)

Appendix A — Texas Property Code Compliance Summary

This appendix consolidates the statutory limits referenced throughout the Guidelines so the ACC applies them consistently. It is a working summary for the Committee’s convenience and should be confirmed by counsel before adoption.

Appendix B — Preliminary Submittal Checklist

• Submitter name, mailing address, and phone number
• Site/plot plan: legal description, street address, north arrow, setback lines on all sides
• Tree survey: all living trees (except cedar) 6-inch caliper or greater, with improvement footprint overlaid
• Topographic contours at 2-foot intervals or finer; proposed cut/fill noted
• Scaled elevations (all four sides), with proposed exterior materials indicated
• Roof form, material, and color
• Driveway/sidewalk materials and layout
• Preliminary landscape and irrigation concept
• Exterior lighting concept
• Statement of any requested variances and the lot conditions justifying them