Item No. c.6 Consider and discuss exemption from building
set-back for- Lot 12 or' Nor-1;hwest Hillsr Vol 5 F'age 13 and
Replat Vol S, F'age C~ of the Kerr Ca~anty Subdivision Records
as approved by Northwest Hills Ar^chitectual Committee. (County
Engineer)
Discussion Only. Commissioner^s' Court passed on this item.
COMMISSIONERS' COURT AGENDA REQUEST
* PLEASE FURNISH ONE ORIGINAL AND FIVE COPIES OF THIS REQUEST AND
_ DOCUMENTS TO BE REVIEWED BY THE COURT
MADE BY: Franklin Johnston, P.E._
OFFICE: Road & Bridge Department
MEETING DATE: October 27. 1997
TIME PREFERRED:
SUBJECT:(PLEASE BE SPECIFIC): Consider exemption from building set-back for Lot 12 of
Northwest Hills Vol 5 Page 13 and Replat Vol 5 Page 30 of the Kerr County Subdivision Records as
approved by NW Hills Architectual Committee
EXECUTIVE SESSION REQUESTED: YES
NO XX
PLEASE STATE REASON: Consider exemption from building set back
ESTIMATED LENGTH OF PRESENTATION: 10 minutes
PERSONNEL MATTER -NAME OF EMPLOYEE:
NAME OF PERSON ADDRESSING THE COURT: Franklin Johnston, P.E.
Time for submitting this request for Court to assure that the matter is posted in accordance with Title 5, Chapters 551 & 552 of the
Government Code is as follows.
Meetings held on first Monday: 5:00 P. M. previous Tuesday
Meetings held on Thursdays: 5:00 P. M. previous Thursday
THIS REQUEST RECEIVED BY:
THIS REQUEST RECEIVED ON:
All Agenda Requests will be screened by the County Judges Office to determine if adequate information has been prepared for the
„~ourt's formal consideration and action at time of Court meetings. Your cooperation will be appreciated and contribute towards your
Guest being addressed at the earliest opportunity See Agenda Request Guidelines.
NORTHWEST HILLS SUBDIVISION
ARCHITECTURAL CONTROL COMMITTEE
May 16, 1997
Norman & lane Cotter
/~ ~ R~va~2 P.414~< DR,
Z'NG-R A~'~l . 1"k . 7 flog S
SUBJECT: Review of site and structure plans for Lot, Street and
Phase, Northwest Hills Subdivision
The Architectural Control Committee (ACC) recently met for the
purpose of reviewing the subject plans and their compliance with
the building and site requirements set forth in the Northwest
Hills Subdivision Covenants, Conditions and Restrictions.
The following areas were reviewed for compliance. Comments are
offered where appropriate:
a. Dwelling size - The total habitable floor space planned
for your structure (exclusive of porches and the garage)
meets the minimum 1600 square feet requirement and is
approved. The total square footage in this category is
listed in the drawings as 3500 square feet.
b. Exterior/outside wall construction - Referencing the
drawing and construction specifications, the
exterior/outside walls meet the minimum 60% stone or brick
construction requirement, and the 60% brick or stone
construction for the front elevation requirement, and is
approved. The required specifications and those listed in
the drawings are as follows;
(1) Attached garage will be 100% rock on the front.
The sides and back to meet 100% brick, stone, or
stucco, is approved.
c. Set back restric
proposed dwelling will
(1) The set-back
right-of-way
variance of to fe
25 feet.
dons - The site plan indicates the
be located on Lot 112.
requirement from the front street
of 35 feet and -has been granted a
9t. making the front street set-back
(2) The two side line set-back requirements, 10 feet
each, and the back line set-back requirement of 25
feet, are also met and approved.
Note, that no projection of ahy part of any
building shall be permitted to extend or encroach
upon the space between said building or set-back
line and the lot line.
d, ehvsical lot(s) description - The physical description
of the building lot(s), as used herein, including size and
location, is based solely on plat records recorded with the
Kerr County Clerk's Office, Kerrville, Texas. The recorded
plat establishes the location of property stakes/pins. It
is your responsibility to verify that the physical location
of these stakes are in fact properly located on the building
site, The ACC recommends that Your builder be made aware of
these locations through all phases of construction. As
noted in the following subparagraphs (i and 1), You (or your
authorized agent) can be held responsible for damage caused
on any lots not owned by you.
e. pwellina appearance and site location - The proposed
structure is in harmony in areas involving external design,
appearance and site location, in relation to the surrounding
topography and other home sites and is approved.
If there are any changes to the specifications noted in
subparagraphs a through e, please notify the Committee so that
appropriate reviewing actions can again be taken.
The following is provided for general information:
f. External home attachments and free standina structures:
(1) General tYPe structures - No additional permanent
(or semi-permanent) attachments or free-standing
structures of any kind or character shall be made to
the outside roof or walls or to the adjacent owned
property area, and which was not included in the
initial home plans, until written request is first
submitted to and approved by the Committee. This
category includes, but is not limited to, decking
(covered or uncovered), gaxebos,trellises, hot tubs,
garages (or any similar style building) and all types
of extended solid walls or fencing (masonry, metal,
split-rail, etc.).
(2) Antenna svstems - Except for cable television
hookups, please contact the ACC prior to selecting and
^ installing anY external (outside) television or radio
antenna systems. There are many sYStems on the market
which are available locally and which are compact in
size and have a low (height) profile.
The HOA desires to preclude the "antenna farm" look
within the subdivision.
(3) LP Gas - Must conform to all state and local laws.
The tank must be located in the rear of the primary
residential building and generally not visiable from
the street. If that location is not available because
of refill requirements, the tank must be surrounded on
(3) three sides by a wall constructed of buildins
materials compatible with the primary house structure
and therefore out of direct sight of the street.
g. Storage of recreational vehicles and other similar
devices - In part, the CC&R's (Article VII) provide that
items such as planes, trailer (all types), boats, campers
and abandoned cars and trucks shall be parked (off-street)
in garages or by such other means or in such other location
that will completely conceal them from view from the
adjacent street(s). Planned storage facilities or systems
^ of this nature must also be submitted to the Committee for
review and approval.
h. External night lights - To avoid unreasonable annoyance
or nuisance to other Owners, any outside lighting of the
"dusk-to-dawn" variety (automatically turns on and off) must
be approved by the Committee. Areas of concern include
light location in relation to neighboring homes and
brightness.
i. Construction techniques/methodologies - Because of the
heavy rock surfaces and subsurfaces existing throughout the
Northwest Hills Subdivision, Che use of extraordinary
techniques and/or equipment have often been used during the
excavation/grading process. On occasion, one of the
techniques employed involved usins explosive devices and/or
materials. Oue to the higher density of homes now existing
throughout the subdivision, and the liability that would
occur if property is damages, the Committee does not
recommend using explosives during any phase of construction.
j. Lot drainage and maintenance
(1) Building site lot(s) - During the construction
process and when completed, the grade of Lot(s) ~~
shall not have been changed (by channeling, filling,
^ grading, or excavating) to a degree that would
adversely alter the natural water drainage/run-off or
seepage in a manner that could cause property damage to
'"~ an adjacent or nearby lot(s) and/or the public road
way(s) .
This requirement also applies to any landscaping
that would extensively change the lot(s) grading
profile.
(2) Ad.iacent or nearby lot(s) - You cannot physically
alter the grade or profile of any lot(s) (not owned by
You), without that owners consent, for the purpose of
resolving a water drainage/run-off problem on the
building site. This category includes, but is not
limited to, the movement of soil or rocks, tree removal
or branch trimming, and the removal or destruction of
plant life (i.e., cacti, bushes, wild flowers, etc.).
(3) Cleaning of building site lots prior
construction - No materials of any type
or limbs, general trash, debris, large
other unsightly materials shall be a
removed to any adjoining or adjacent lot
Lot in the Northwest Hills Subdivision.
to and during
such as trees
rocks or any
llowed to be
or any other
(4) Construction equipment operation - Do not allow
Your building contractor, or any other parson, to
operate construction equipment of any type on an
~^ adjacent or nearby lot(s), for any purpose.
k. Construction completion time frame - The building
construction approved herein must commence within six months
from the date of this Letter. Also, construction must be
completed six months of commencement of construction.
1. Access to building site during construction - To avoid
possible damage (and liability) to adjoinins lots (not owned
by you) during any phase of construction, access by vehicles
and/or construction equipment to the building lot must be
made directly of lot 112. As noted in subparagraph j.~,
avoid any operation of equipment on an adjoining or nearby
lot(s), now owned by you.
m. Occupancy - In no event shall any residential dwelling
be occupied until it has been fully completed in accordance
with the plans approved by the ACC. The process also
includes the final removal of all residual construction
materials (i.e., wood, brick, stone, excavated soil,
vegetation, etc.). The movement of construction materials
to any NW Hills Subdivision lot(s), even with the lot owners
approval, does not satisfy this requirement- No trailer,
tent or other similar type structure shall at any time be
used as a temporary residence.
For safety purposes and as a courtesy to the residents of
-- the subdivision, the Committee requests that:
n. Fire hazards - Cleared cedars and other vegetation be
disposed of in a timely manner. Because of the high fire
risk in the Northwest Hills Subdivision, the ACC does not
recommend burning large quantities of material as a method
of removal.
o. Toilet facilities - A portable toilet be placed on the
building site prior to start of construction.
p. Trash bin - A covered trash bin be used on the site to
prevent building debris, lunch bags, cans, etc., from
littering other residents property.
The members of the ACC, on behalf of the Homeowners Association
approve the house and plot plans. We welcome you as our new
neighbors to Northwest Hills. If we can be of further
assistance, please contact the Committee Chairman or any of the
other members.
Yours truly,
Northwest Hills Architectural
Control Committee
Chairman
Glen Sox
210-896-1849
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