The Architectural Review Committee (ARC) was created to enhance property values by requiring conformity to certain standards of construction, visual appeal, uniformity and design. The Covenants, Conditions and Restrictions provide that "No building shall be erected, placed, or altered on any Lot until the construction plans and specifications and a plot plan showing the location of the structure have been approved in writing as to harmony of exterior design and color with existing structures, as to location with respect to topography and finished ground elevation, and as to compliance with minimum construction standards..." It is the general purpose of the ARC to approve or disapprove applications made to it for proposed alterations, additions or changes to be made to the exterior of the house and/or lot itself. Landscaping does not require ARC approval unless specifically referenced in the deed restrictions.
Procedure
An "Architectural Review Application", must be completed in its entirety and mailed to the address indicated at the bottom of the form. All pertinent information such as plans, specifications, building permits, locations indicated on a copy of the survey, etc. should be included with the application.
These forms are available from SCS Management Company. Or an abbreviated version can be can be printed from the home page of this web site. The ARC cannot respond to verbal requests for approval - all applications must be made in writing.
The ARC has thirty days from the date of receipt of an application in which to respond. If additional information is required by the ARC, the application process will be extended accordingly. Plans for the implementation of the proposed improvement(s) should allow for the time required to complete the approval process.
If an application is not approved, the ARC will state in their letter why such approval was denied and what type of application changes, if any, would alter that decision. If an applicant wishes to discuss or appeal a decision made by the ARC, call SCS Management Company at 281-463-1777.
Guidelines
The following are guidelines adopted by the ARC to specify their standards, requirements and thought processes used in evaluating an application These guidelines will be amended from time to time as the circumstances, conditions or opinions of the ARC dictate. It should be noted that each application is considered on its own merit and that the ARC may grant a variance from these guidelines and/or from certain provisions of the Declaration of Covenants, Conditions and Restrictions.
It should also be noted that ARC approval is required prior to the installation or construction of the improvement or change. If an improvement is made without ARC approval, the Board of Directors has the legal right to enforce its removal.
1.0 Outbuildings
1.1 An "outbuilding" is defined as any structure which is not attached to the main
structure. This definition does not include bona fide additions to the main
residence or garages, but does include storage sheds, gazebos, and playhouse/forts.
1.2 The ARC will consider the following:
a. The colors should match/blend with the predominant exterior colors of the main
residence.
b. Materials should match those of the main residence in both size and color,
however, the ARC will approve small prefabricated metal storage buildings
providing the color blends with the main residence.
c. It should have a peaked roof, no higher than nine (9) feet from the ground to
the highest point, and a maximum of ten-by-twelve (10x12) foot floor space.
Structure must be kept a minimum of three (3) feet off rear property line and
distance from side fence will be determined based on visibility from the street
in the front of the lot. At no time, however, will that distance from side fence
be less than three (3) feet, regardless of visibility. Location must also be far
enough away from fence to allow for drainage drainage to occur entirely
on the owner's lot.
d. Storage building placed on a concrete slab on top of a utility easement will
require letters of Consent to Encroach as it will not be considered portable.
HL&P currently charges $125.00 for this consent letter. If a storage building is
not on the utility easement, but on a slab, and can be moved, the ARC will
consider it as portable.
e. No storage building can be built up against any side or rear wall of home unless
its maximum height is less than six (6) feet and it is not visible above the
fence. It must also comply with all the other requirements for proper
construction, size and location.
f. If under six (6) feet, may be placed in side yard provided three (3) foot
minimum is observed.
g. Playhouse/fort must be no higher than nine (9) foot maximum If fort has a
platform the platform can be no higher than four (4) feet off ground and
be centered in backyard to protect neighbor's privacy.
h. Gazebo - Freestanding - Must be at least six (6) feet away from house.
Each application will be judged on a case-by-case basis with a maximum height at
peak of eleven (11) feet and must be three (3) feet off side and back fence.2.0. Basketball Goals
2.1 The basketball goal backboard, net and post must be maintained in excellent
condition at all times.
2.2 If the backboard is mounted onto the roof by use of a small, triangular mounting
structure, the mounting structure must be painted to match the shingle color.
2.3 Rims must be ten (10) feet in height.
2.4 Backboard must be regulation size and color.
2.5 Must be mounted on garage or placed on the side of driveway.
2.6 If any complaints are received within six (6) months after installation, the
basketball goal will be subject to immediate removal at the request of the ARC.3.0 Patio Covers
3.1 Should be constructed of materials which compliment the main structure.
3.2 Prefab covers made of aluminum may be approved providing they are of an earth tone
color - unfinished aluminum will not receive ARC approval. All metal must be
painted and certain structures using fiberglass roofing and wood frame may be
allowed to go unpainted provided treated wood is used.
3.3 If attached to house, must be integrated into existing roof line (flush with eaves),
and if it is to be shingled, shingles must match roof. Entire patio cover and posts
should be trimmed to match house. Supports must be painted wooden or metal columns.
No pipe is allowed.
3.4 At no time, however, shall a shingled roof be allowed with an unpainted frame.
Frame will have to be painted to match trim of house whether treated or untreated
wood is used.
3.5 Patio construction materials are as follows:
a. Painted aluminum (to match trim of house)
b. Painted wood (to match trim of house)
c. Natural pressure treated wood such as cedar, fir, redwood, may be used. Treated
pine must be painted or stained.
d. Fiberglass is acceptable and earth tone colors such as tan, brown, beige, clear
may be used. No green or yellow is allowed. Edges of fiberglass must not be
visible from surrounding properties or from the street.
e. If canvas is used as roofing material on a patio cover, it must be an earth tone
color and the structure must be located where it is not visible from the street.
Also, the canvas must be kept in quality condition or its removal will be
requested by the ARC.
General Note: All patio cover material, i.e., fiberglass, corrugated aluminum, metal, wood,
lattice, must be completely framed in so that no raw edges of material are visible.
3.6 Patio covers may not encroach into any utility easement unless the utility
companies have granted their written consent to such encroachment.
3.7 Patio covers must be situated on the lot to provide drainage solely into the
owner's lot. If a proposed patio cover location is less than five (5) feet away
from a side lot line, the ARC will require that it be guttered with down spouts
if it is to be a solid cover.4.0 Room Additions
4.1 Exterior materials and colors should match the house as much as possible.
4.2 Detailed plans must be submitted to the ARC.
4.3 Room additions may not encroach into any utility easement unless the utility
companies involved have granted their written consent to such encroachment.
4.4 On individual basis, Size and shape will depend on architectural style and layout
of home, size of lot, and how well room addition integrates with existing home.
of a storage area will not qualify as a bona fide room addition and will not be
permitted. Plans for room addition must show a room of reasonable size to
constitute a legitimate request for a room addition. Roof of addition must
integrate roof line as to appear to have been part of the original home. Room
additions cannot exceed one-third of the remaining back yard, but may be denied
for other reasons, structural integrity, architectural suitability, etc.,
even if it does only use one-third (1/3) of the remaining yard.
4.5 Building permits as required by the municipality (city, county, etc.) must be
submitted with the "Architectural Review Application" form. In some instances,
the ARC will grant approval with the provision that a copy of the permit must be
received by the ARC within thirty (30) days of the approval letter.5.0 Exterior Painting
5.1 Earth tone colors were most often used when homes were constructed. In general,
an earth tone color should receive ARC approval. Other earth tone blend colors
will be considered. Consult the Sommerall Color Palette for approved colors.
You may obtain a copy via email as provided on the home page of this site.
The color of neighboring homes will be taken into consideration
along with applicant's house brick features.6.0 Storm Windows and Storm/Screen Doors
6.1 Providing the frames of these are of a color compatible with the exterior house
colors, storm windows and storm or screen doors should receive ARC approval.7.0 Decks
7.1 Decks may not encroach into any utility easement unless the utility companies
involved have granted their written consent to such encroachment.
7.2 Decks should not be situated on the lot so that they may pose a problem to
the effective drainage of the lot or neighboring lot.
7.3 Decks cannot be higher than eighteen (18) inches.
7.4 Paint should match the house.8.0 Swimming Pools and Spas
8.1 No pool or spa of any type may encroach into any utility easement unless the
utility companies involved have granted their written consent to such
encroachment. Decking also requires consent agreement. Consents must be
received prior to approval. NOTE: HL&P currently charges $125.00 for this
consent letter.
8.2 Ideally, any pool or spa should be located at least five (5) feet from a side
and rear lot line to maintain proper drainage on lot. However, a minimum of
three (3) feet will be allowed in certain instances.
8.3 Above ground pools will receive special consideration. Above ground pool
acceptable provided it is not over four (4) foot in height. Decking around
pool cannot be over eighteen (18) inches above ground so to ensure privacy of
neighbors. If there is a walkway around pool, it cannot be wider than two (2)
feet nor higher than the wall of the pool. Railings for walkway cannot be
visible above the six (6) foot fence. It must also be three (3) to five (5)
feet from the side and rear fences.
8.4 Pool enclosures will be reviewed on an individual basis and height should
not exceed twelve (12) feet. Committee finds screened enclosure acceptable
provided adequate tree planting is installed as per ARC recommendations for
screening.9.0 Solar Panels
9.1 The ARC will approve solar panels which are unobtrusive and which blend in
with the roof shingle color.
9.2 Parabolic solar collectors which are not mounted so as to be flush with the
roof will not be approved.
9.3 Solar panel frames should be bronze or black in color in order to best
blend in with the shingles. All unfinished aluminum must be painted the
color of the shingles.
9.4 No solar panel should be mounted so that it extends above the roof line.
9.5 The ARC would prefer to have solar panels mounted on the front roof of a
house rather than mounted on stands to the side or back roof.
9.6 Solar screens allowed on windows.
9.7 Colors and manufacturers must be acceptable to ARC for both screens
and panels.
9.8 Solar film must be non-reflective type.10.0 Satellite Dishes
10.1 Maximum height of ten (10) feet. If below six (6) feet and not visible above
the fence no screening is required. Satellite dish must be of mesh, painted
a dark color: no fiberglass or solid material to be used
10.2 Must be screened from street view - defined as any street. Screening must
be of sufficient height to screen the dish
10.3 A wooden or lattice screen will be used as screening. Edges of lattice walls
must be framed in so that they arc not exposed. Structure must be freestanding
and cannot be joined to a side or rear fence.
10.4 Must be placed in rear/back side of house and not visible from street and
screen should be at least five (5) feet from side and at least eight (8) feet
from back fence but noton utility easement without a consent to encroach letter.11.0 Fence and Fence Extensions
11.1 Case by case.
11.2 No higher than eight (8) feet and granted on limited basis only. Consents from
all affected neighbors must be submitted in order to be considered for
height extension
11.3 No painting, staining, or varnishing of fence.
11.4 Cedar only.
11.5 No split rail fences or decorative fencing permitted to front other than
those constructed by General Homes for use at model homes.
11.6 Fence extension requests should be submitted by both neighbors sharing the
side lot line and fence, except in the case of a corner lot.
11.7 No fence may extend so as to encroach across the front building line.
11.8 If both neighbors do not concur as to a proposed fence extension, the ARC will
examine the effect the fence extension will have on both properties, If one
party will suffer detrimentally from the extension (e.g., will totally enclose
a bay window) the ARC will reject the application.
11.9 Only fence extensions which will be installed picket side out shall be
considered by the ARC.
11.10 Replacement or repairs of fence must be made with similar materials and
construction details as used in original fence.
11.11 A length of board that runs horizontally to the ground and is conventionally
installed along the bottom of the fence line will be considered on a
case-by-case basis. The board is commonly referred to as "rot board" and
must follow these conditions to be considered for approval:
a. The board(s)'s width must not have a greater effect on the overall
height of the fence than the maximum allowed.
b. The board(s) may not be wider than eight (8) inches.
c. Fence materials used should be either one-by-four (1x4) or one-by-six
(1x6) material, similar to other building material used.12.0 Decorations
12.1 On front lawns of lots and on any portion of a lot visible from any street,
there shall be no decorative appurtenances placed, such as sculptures,
birdbaths, birdhouses, fountains, or other decorative embellishments unless
such specific items have been approved by submission of an Architectural
Review Application.
12.2 Benches, burglar bars and gates will be reviewed on an individual basis.
12.3 House numbers may be placed on house or mailbox, but not on any type of
freestanding structure the in front yard.13.0 Exterior Lighting
13.1 Additional exterior lighting should not be of a wattage or lumen count which
will affect neighboring homes.
13.2 Directional lights or floodlights must be aimed so as not to shine in the
windows of neighboring homes.
13.3 Low voltage landscape lighting should receive ARC approval.
13.4 Security, mercury vapor, or fluorescent lights, must be attached to the front
of the house, preferably garage. Mercury vapor, fluorescent, and sodium halite
are not permitted in back or side yard.
13.5 Yard lights may be gas or electric. Single lamp only. Maximum height six (6)
feet. May be in front or back. Gas or electric lights must be black, brown
or white, depending on color of house and determination of suitable color
will be the decision of the ARC.14.0 Mailboxes
14.1 On streets where communal mailboxes are not in use, changes or improvements made
to the original mailbox will require ARC approval.
14.2 Replacement of the original pole with a wooden post should receive ARC approval.
If the post is to be painted or stained, a paint sample must be included with
the application. The ARC will consider the effect a painted or stained post
will have on the street if the proposed color will not readily blend in with the
surrounding materials, that portion of the application will be denied.
14.3 Bricked mailbox stands should receive approval providing the brick matches the
house, the stand is appropriate in size and design and will meet US Post Office
requirements. A specific sketch should be included with the application.
14.4 In sections of subdivision which use the communal mailboxes, applications for
the installation of individual mailboxes will be disapproved.15.0 Wind Turbines
15.1 Wind turbines should be mounted in the rear portion of the roof so that they
are not visible from the front or above the roof line.
15.2 The wind turbines preferably should either be a color which will blend with
the shingle color instead of unfinished aluminum or be painted to match the
shingle color.16.0 Outdoor Carpeting
16.1 Can only be installed on porch area - no walkways, etc.
16.2 Earth tone colors acceptable.
16.3 Specifically no green or blue carpet.
16.4 Visibility from street will be considered.17.0 Gate Covers (Zero lot line houses only)
17.1 Full wooden panel to match trim of house or wrought iron. wire mesh, screen
17.2 No chicken wire or lattice.18.0 Burglar Bars
18.1 Acceptable provided in harmony with house.
18.2 Painted to match exterior trim19.0 Birdhouses
19.1 Maximum preferred height twelve (12) feet.
19.2 Mounted on two (2) inch diameter metal pipe painted white or black.
19.3 Must be placed toward the middle of back yard20.0 Landscaping
20.1 Timbers, bricks, stones, (use native Texas stone), flower bed borders,
landscape lights, trellises and sprinklers.
20.2 Must compliment style and architecture of home and conform to color scheme
of immediate neighborhood.21.0 Antennas
21.1 Back side of house, lower than roof line and must not be visible from
the street.
21.2 If lot backs onto vacant property and can be seen from entrance to
subdivision or adjacent road, screening will be required. Planting of trees
or lattice structure for satellite dish can be modified for this purpose.
21.3 Not allowed on corner lot if visible from front or side street, regardless
of screening22.0 Swing Sets
22.1 Maximum height of eight (8) feet.
22.2 Location will be considered for neighbors privacy.23.0 Driveway Extensions/Sidewalks
23.1 Case-by-case.
23.2 Driveway extensions cannot extend any further on either side of driveway
than three (3) feet with a five (5) foot maximum in certain instances.
Driveway extensions can extend no nearer to side property line than
three (3) feet; five (5) feet in certain instances. No extensions will
be considered between the curb and sidewalk. Materials used must conform
to original materials (concrete).
23.3 All sidewalks in the side yard must be no greater than thirty-six (36)
inches wide and centered between house and property line. Thirty (30)
inches is the recommended width for the standard five (5) foot side yard24.0 Garage Conversions, Carports, Detached Garages
24.1 Conversions are permitted provided there are no exterior changes to garage.
24.2 Detached garage/carports are permitted on a very limited basis and can only
be used to store additional vehicles
24.3 Detached garages not permitted on standard size lot.
24.4 Driveways can never be removed from front yard even if alternate garage
is built.25.0 Window Air Conditioners
25.1 Must not be visible from street and must be below fence line.26.0 Window Shades/Awnings
26.1 Canvas awnings will not be permitted to be installed on windows to reduce
solar exposure unless they are on the back side of house on an interior lot
and not visible at all from the street. On a comer lot or lot that backs
onto a street, canvas awnings will not be permitted at all. When allowed,
they must be earth tone colors, no blues, greens, etc. and must be kept in
excellent condition at all times or will be subject to immediate removal upon
notification by the HOA of their unacceptable condition.
26.2 Awnings will still be allowed for use on playhouses and patio covers,
provided they also comply with above mentioned requirements for proper location
and color.
26.3 Metal and wooden slat-type shades may be allowed by the ARC if they are deemed
necessary in reduction of solar exposure and installation on appropriate windows
will be determined by the ARC. At no time, however, will they be allowed on
windows on the fronts of the homes.27.0 Playhouses, Forts, Jungle Gyms and Climbing Structures
27.1 Structures (playhouses, forts, jungle gyms and climbing structures), may not be
located nearer than ten (10) feet to any property line or fences and may not be
more than ten (10) feet in height.
27.2 Walking decks on such structures may not exceed five (5) feet maximum height.
Such structures may only be located in back yards.28.0 Roofs
28.1 All roof shingle replacements must use only approved colors and materials.
28.2 All shingles must be made of composition material. Absolutely no wooden, metal
or tile shingles will be allowed. Absolutely no metal roofing material, of
any kind, will be allowed. Absolutely no rolled roofing materials will be
considered.
28.3 All shingles must either match or complement the exterior color scheme of the
main structure (house).
28.4 When repairing or replacing only a portion of the existing roofing, all
replacement shingles must closely match remaining existing roofing as to
color and type.
28.5 Colors will be reviewed on a case-by-case basis, however, generally only
brown/earthtones will be considered. Absolutely no white or colored
(i.e.: red, green) will be considered.