The selection of a lot, developing architectural plans, selecting a Builder, developing landscaping plans, understanding easements, etc. is just part of the large number of tasks ahead. The ACC is here to help and we strongly recommend that you engage early and often to help navigate through the process of building your home. A primary and secondary Point of Contact is assigned to each lot within the Ranch, but any of the ACC committee members are approachable and willing to help. You can find their contact information under the Members - Committee section of the WRPOA website.

Builder Selection and Approvals

Developing a plan is a major part of the process and a plan review can take place before, in parallel with the Builder selection, or can come after. Regardless the ACC is always willing to assist the property owner; pre- plan, plan review, during construction; as often as necessary. Two sets of plans are submitted to the ACC committee so that the plans can be reviewed for approval.

Selecting a Builder is another key element and choosing a quality, sustainable Builder who can deliver is paramount to any project. Therefore the ACC has developed an approval process and minimum Builder qualifications for Waggener Ranch. Each Builder is approved for each project, independent of previous projects. Appendix A outlines the minimum qualifications for a Builder. The ACC will review the request and will not take more than ten (10) days to approve or dis-approve once all of the Builder qualification documents are received.

Once a Builder has been approved and the plans reviewed, a meeting is scheduled to discuss the plans, Builder requirements, construction site plan, schedule, safety, and other important information. Appendix B – Builders Checklist summarizes the discussion agenda for the meeting.

Construction cannot begin until all issues are addressed and the ACC has approved the construction plans along with the Builder satisfying their deposit and insurance obligations.

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The information in Appendix A and B, along with the Builders Agreement and Builders Insurance and Construction Start Requirements are all available on the WRPOA website under Members – Documents.

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Easements and Setbacks

Article 5 of the CC&R’s addresses easements, specifically to utilities, street, common properties, including the perimeter fence around the Ranch, and drainage. Each lot at Waggener Ranch will have one or more designated easements on the plat. It is important that the owner and Builder are familiar with these easements.

In addition to the platted easements there are existing contours that define drainage. The integrity of the natural drainage must be maintained, of which no natural creek, ravine, or basin area can be altered. This is true of tree removal (except cedar trees) and contouring of the lot as well. The ACC must approve any tree removal, contour change or modification to drainage and is the primary reason that lot drainage is reviewed during the initial site plan review.

Article 8, Sections 6 and 13 address the location of improvements (setbacks) and natural vegetation areas located on each lot. The following provides a summary:

Setbacks:

1. Each Living Unit shall face the front of the lot.

2. No building shall be located nearer than 100 feet to the front property line.

3. No building shall be located nearer than 25 feet to an interior side lot line or nearer than 50 feet to any side lot line adjacent to a street.

4. No building shall be located within 30 feet of the Reservation of Easement on the boundaries of the property (Article 5, Section 2). This easement is 35 feet from the Property Boundary line. Therefore, the distance of the setback for lots that are adjacent to the boundaries of the Ranch is 65 feet minimum.

5. For properties that are interior to the Ranch, no building shall be located nearer than 100 feet of the rear property line.

6. No barn or outbuilding door shall face the front of the lot.

7. No plantings or objects may be placed between 2 and 6 feet in height and 25 feet in each direction of intersecting streets.

8. A Natural Vegetation Preserve (NVP) is to be maintained 20 feet from interior side lot lines, 45 feet from street adjacent lot lines, and 50 feet from front and rear property lines.

Appendix C provides a general diagram of the setbacks and easement considerations.

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Building Standards

Article 8 – Restrictions on Use coupled with Article 1 – Definitions, amendments, and ACC documents and interpretations define the minimum building standards for Waggener Ranch. The following provides a reference summary of this information, but it does not replace or supersede the documents that it references. It is advisable that the CC&R’s and other documents recorded and placed on the WRPOA website under Member – Documents are carefully reviewed.

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1. Lots are strictly for Single Family Use.

2. Any commercial use of the property is defined in Article 8, Section 2.

3. No improvements shall be constructed on the property without ACC approval.

4. Construction must be completed within one (1) year.

5. The location of improvements must be in compliance with easements and setbacks.

6. All buildings, structures, and other improvements shall be of new construction. Single story homes must have a minimum of 2600 square feet of “living” space and two story homes must have a minimum of 3000 square feet. Detached buildings finished as a living space, like Guest/Servants quarters are not included in the calculation.

7. No temporary buildings and/or outbuildings may be used for residential use, either temporarily or permanently.

8. Exterior Finish

   1. The construction of the primary, servant/guest quarter, or any other building, other than a barn meant to house animals, must be 75% masonry. Masonry is defined as stone, stone veneer, or stucco. Brick and cement board/siding is not considered masonry.

   2. 100% of the walls exposed to a view from any street will be masonry.

   3. The portion of exposed chimney shall be 100% masonry, but is not included in the calculation to determine the 75% masonry restriction. The ACC recommends a chimney shroud be installed to provide a more finished look.

   4. The ACC will consider other material for the remaining 25% exterior walls, but will not allow cement sheet siding, or similar sheet material.

   5. Fascia trim board should be 8 inches. 2-inch by 8-inch wood or 5/4 cement trim board may be used with a cement board soffit. The ACC will consider other fascia dimensions on construction that uses exposed rafter overhangs.

   6. The construction of a detached servant/guest quarters and other buildings must follow the same guidelines as the primary building.

   7. The construction of a detached barn shall be a maximum of 1600 square feet and be of the same material as the primary Living Unit or it may have a wainscoting of masonry between 42 and 44 inches with the remaining wall material to be consistent with the Living Unit and approved by the ACC.

9. Garages can be attached or detached and must be for a minimum of two cars. If detached, the garage building must be of the same material and construction as the main Living Unit.

10. Driveways should be constructed of concrete, asphalt, pavers, or other materials that are approved by the ACC. The first 50 feet of the driveway from the front property line will be concrete. The driveway should have 4 feet of grass sod or river rock on both sides over the entire length to minimize erosion.

11. All exterior color schemes must be approved by the ACC and must be earth tone in color.

12. Fencing is not required, however the owner may install a 4 foot King Ranch style fence on the property as a perimeter fence as long as it is no closer than 25 feet of the lot line on interior sides and 50 feet on front, rear, and street facing sides. The specific construction of this type of fence and gates is described in Article 8, Section 17, paragraphs a through c.

13. Interior fences inside the building envelope (within 100 feet of the main Living Unit) may be constructed of cedar board, wrought iron or similar style with approval of the ACC. A fence of this nature should not exceed four foot in height as a general rule.

14. Chain link fencing is not allowed.

15. Roofs of all improvements, including Living Units, garages, barns and other outbuildings shall be slate, fire retardant composition shingle (minimum 30 year), standing-seam metal, concrete tile, or roofing tile. All units shall use the same material and color.

16. The use of solar panels is allowed and should be submitted to the ACC for review and approval.

17. All roof penetrations should be on the non-street facing side of the structure.

18. No window air conditioners are allowed in any building unit.

19. Swimming pools must be approved by the ACC. Article 8, Section 23 describes in detail the specifics of pool construction and location. A fence must be constructed to protect the access to the pool. In general, a fence that is in compliance with Article 8, Section 17 will be adequate as a minimum. However, the ACC strongly recommends that owners and contractors carefully consider safety factors during the design and planning of the​ swimming pool. See pool fencing recommendations on website under Member – Documents for a few items to consider.

20. Outdoor lighting must be approved by the ACC and should be of design to minimize light pollution of the night sky and minimize visibility from any other part of the property or adjacent property. Appendix D provides examples of low light pollution exterior fixtures.

21. Effluents from septic systems must not spray onto any easements, setbacks, or onto the Natural Vegetation Preserve. The ACC, in coordination with Comal County, will review and approve the placement of the septic system.

22. Construction hours are Monday through Saturday between 7:00 am and 6:00pm during standard time and 7:00 am and 7:00 pm during daylight saving time. Exceptions may be granted for extenuating circumstances (i.e., concrete pour days).

23. No open fires or burning of brush, wood scraps, or any other materials is allowed.

24. Landscaping plans must be submitted and approved by the ACC during the construction period. The ACC point of contact will provide a timetable for this submission. Landscape Design Guidelines can be found on the Members – Documents section of the WRPOA website.

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