Site Design Manual
Site Planning Design
It is required that each property owner at
Wilson Ranch leaves a large portion of each homesite undisturbed. Limiting clearing to minimum buffers between
construction and natural vegetative areas is imperative to maintain
the community ecosystem. Refer
to each homesites building envelope and the accompanying information
herein regarding site-planning development.
Boundary Setback Requirements
All trailside buildings and structures must
be set back from road or road right-of-way lines and from the boundary
of the development to comply with the following standards and building
Trailside Building Setback Limits
- Front Setback 50
- Rear Setback 50
- Side Yard Setback 25
- Please refer to the Typical Homesite Layout in Section III
for site planning examples.
The Concept of Concentric Zones of Impact
Each Wilson Ranch homesite contains three zones
of impact, flowing in a concentric fashion from the building envelope. Development proposed must adhere to the standards
for each zone in order to receive Committee approval.
The following describes the concentric zones
and the permitted activities within each environment. Please also refer to the graphic on Page III-7.
Each property has a defined area upon which
the building(s) is to be contained. The
lakeside homesites are restricted to an area of 4,000 square feet;
the trailside homesites are restricted to 7,000 square feet.
The designated building zone is consistent
with the site setback standards of Wilson Ranch.
On some lots, a larger area has been defined
within which the building zone (4,000 or 7,000 square feet) can
flex. Once the exact zone
is chosen the remaining area becomes the natural zone as defined
Within the building
zone grading and shearing are permitted (as necessary) in order
to locate the building. The
actual shape of this zone is flexible. The
approximate center of the building envelope has been identified,
and is represented on the properties by a circle, the center of
which is located in the field with a white stake and a 47-foot
radius rope. (A circle
with a 47-foot radius equals 7,000 square feet.)
Driveways, motor courts and garage aprons
are not limited to the building envelope. However,
these amenities are governed by impervious surface/building coverage
Zone 2 Forest
This zone is located immediately outside the
building area. This zone provides the opportunity for the homeowner
to thin the native vegetation and introduce limited ornamental
plant material. Selection of such material must consider fire resistance
and color integration. The purpose of this zone is to maintain
the natural environment of Wilson Ranch. The Design Review Committee
will approve work in this zone.
Limited grading is permitted in the Forest Management zone, subject
to specific review of each site proposal by the Committee. Driveways,
motor courts and garage aprons are permitted in this zone. It is
required that homeowners will be sensitive regarding the integration
of pavement for vehicular circulation into this zone.
To be approved, clearing of vegetation for driveway corridors and/or
view corridors must contribute to the community value of the Wilson
Non-native or non-naturalized plant material may not be introduced
into the Forest Management Zone, except as specifically approved
on a case-by-case basis by the Committee.
In common areas (lakeside lots) it is the responsibility of the
owner to repair any disturbed area. The disturbed area will be
repaired to a standard approved by the Committee. Homeowner landscaping
is not precluded in the common area but it must be compatible with
the natural lakeside vegetation and features.
Visibility of Driveway
driveways should be located in a manner that discourages long
views down the driveway to the garage
door. An appropriate approach is to locate the drive
so that it follows the topographic contours of the property. Drives and parking areas should be located
so vehicles are not visible from Freestone Lake. Consideration
should include eliminating vehicle lights shining onto or across
the lake. The homeowner should consider several seasonal
factors, along with the aesthetic qualities of arrival sequence
to their home. These factors
- Snow removal
positive qualities of individual ranch roads; i.e., middle grass
strips between wheel paths.
Surface run off and erosion potential
corridors should be incorporated into or adjacent to driveways
Typical Homesite Layout
Lot sizes indicated are average homesite sizes. Building envelope
configuration will vary depending on actual homesite. Each trailside
homesite is limited to a 7,000 SF impact area, and lakefront homesites
are limited to 4,000 SF. Refer to Final Plat Map and/or the homesite/lot
exhibits for specific homesite setbacks and building envelope configuration.
Preparation and Grading Standards
grading should conform to the sites existing
topography to preserve the natural character of the area and to
maintain the natural drainage patterns. Additional
on-site grading should maintain the existing natural character
and form of the terrain. Grading
should produce graceful contours, rather than sharp angles, by
providing transition at the top and toe of all slopes.
Water must be applied as necessary during
site grading to provide optimum moisture content to the soil. Planting areas are not to be graded when their
moisture content is so great that excessive compacting occurs,
or so little that dust is formed and dirt clods do not break-up.
Final grading of planting areas must include
light rolling, raking, and handwork. This
is necessary to achieve the desired contour, the flow line patterns,
and to ensure evenly finished surfaces with proper drainage.
Import and Export
Property owners are encouraged to retain a civil engineer to
calculate excavation requirements for their property. A balance of cut and fill is highly recommended. In the event that soil must be imported to
or exported from the property, the property owner will be responsible for this
cost. There will be no spoils or dumpsites
within Wilson Ranch to receive export cuts or to obtain import materials. Import soils scheduled for use as landscape
topsoil may be subject to an agricultural soil analysis, at the discretion
of the Committee.
The surface drainage system
shall consist primarily of on-grade pervious systems. Hardscape
materials are permitted when no other options are available.
use of underground storm drains should be minimized. Drainage
of individual properties must work with the existing topography
and be directed toward the natural open space, drainage swale
systems or the lake.Community
landscape areas and amenities must be protected during all
construction operations through the use
of fencing or other barriers. Streetscape
materials damaged by construction will be replaced by the Wilson
Ranch Property Owners Association at the property owners
expense. Adequate provision must be made to prevent any surface
waters from damaging public or private property, or to excavations
slopes, both during and after construction.
Temporary and permanent erosion control measures,
such as erosion fabric fences, silt fence, straw bales, or curb-like
diversions along the perimeter of construction and erosion areas
are required to prevent excessive runoff.
Runoff from construction areas must be directed
away from any sensitive natural areas. Permanent measures include the use of plant material to hold soil
in place and the proper grading of the site. Drainage
facilities shall use natural systems wherever possible. Pervious surfaces, rather than hard surfaces,
are encouraged to promote percolation to groundwater.
owners are responsible to extend their private driveway to
the ranch road. Any
damage to the ranch road resulting from driveway construction will
be repaired by the Committee at the property owners expense.
surface driveways, such as the Wilson Ranch Rural Driveway two parallel strips
of crushed rock divided by a grass strip are strongly encouraged.
Certain lots within Wilson Ranch will require
vehicular access across Early Winter Seasonal Watercourse to
the building envelope. This will necessitate the construction
of a bridge. All such bridges must conform to the typical specifications
and details available from the Property Owners Association
Manager. Bridges shall be engineered and designed for emergency
vehicle access. Vehicular or pedestrian bridges over Early
Winters Seasonal Watercourse are subject to Design Review Committee
Construction activity of all types, including but
not limited to: grading,
planting, boring, and building, is limited to the hours between
8:00 AM and 5:00 PM, Monday through Thursday and 3:00 pm on Friday.
Such activity on Saturday and Sunday is prohibited. The Committee
may grant exceptions where hardship
circumstances make it necessary. For
any proposed construction activity, notice must be provided to
adjacent property owners at least seven days in advance of the
or existing drainage pathways are not to be obstructed. All site improvements must avoid or bridge
such pathways without obstructing 100-year storms.
Uses and Elements
Walls and Fences
As with other design elements, the mountain, rural, Wilson
Ranch setting must set the tone for the design of any fencing
and walls. Generally,
solid fences and walls are not permitted. It is preferred that fences and
walls be designed in conjunction with plantings.
perimeter walls and fences are discouraged as thematic elements
along main road thoroughfares and at entries. The
approved community fence is shown herein, and may be used in
combination with the approved stone monumentation elements.
Private fencing and walls within each residential homesite
to the following
- Design and material use must
be compatible with the homesite layout and usage.
along property lines where they are intended to encompass the
entire lot, or a portion thereof.
- Small walled or fenced-in
areas are permitted within the rear yard, provided they
comprise a maximum of 20 percent of the rear yard area. This
patio area must appear to be an extension of the home.
height is three to four feet (3'0" to 4'0"), depending
on the length, scale, detail and purpose of the barrier.
(Final height is
to be approved by the Committee.)
- Open wire or woven mesh,
chicken wire, lattice, aluminum, sheet metal, plastic, fiberglass,
reed or straw-like materials or other similar fencing materials
- Materials listed in the approved
material palette are examples of acceptable fence and wall materials.
- Barbed wire or deterrent
security devices are not permitted.
- Non-climbable wrought iron
or aluminum fencing is permitted only around spa areas, and must
be secured by a latch or lock attached to a self-closing childproof
gate. Homeowners must adhere to all local codes
and governing conditions.
- All private fencing and wall
areas should be landscaped to mitigate any negative visual impact
of the fencing material.
- Walls and/or shrub planting
screens are required around trash areas and mechanical equipment.
- Walls located on sloping
terrain may step or follow the grade; however, no portion of
the footing or foundation may be exposed.
community fencing may not be altered without the review and
written approval of
mailboxes are not permitted within Wilson Ranch. All mail will
be delivered to the community mail center located for homeowners convenience.
water meters are required for each lot and water usage is collected
bi-weekly. SR II Water
Meters 5/8Gallon measurement is required. Description
and specs available from Wilson Ranch Property Owner Manager.
owners shall comply with the water conservation program for Wilson
Ranch, as described in the Design Guidelines or other documentation
from time to time. Without limiting the effect or scope of the
water conservation program, such compliance shall include limiting
outdoor irrigation as required by Okanogan County or the Association,
limiting average annual water use for residential units within
Wilson Ranch (i.e., single family homes or cabins but excluding
hotel or other non-residential uses) to 750 gallons per day per
unit, and observing other conservation measures that may be required
by the Association.
Areas that feature introduced landscaping, such as grass, trees,
shrubs and/or groundcover, should utilize an irrigation system.
An irrigation system provides a more efficient use of water than
hand sprinklers. All areas remaining in their natural condition
should not be irrigated.
Landscape areas that require irrigation should
conform to the following:
PVC sprinkler system or the utilization of drip irrigation
and nozzles selected to provide water to the landscape that
are compatible with their respective soils, slopes, exposure,
orientation and plant types
of an automatic control system
overthrowing of irrigation water onto public roadways, trails,
or neighboring homes is permitted
- Owners are
encouraged to irrigate the common area immediately adjacent
to Freestone Lake utilizing the Wilson Ranch mainline
around the lake. An irrigation plan, approved by the Design Review
Committee, would be needed.
Private County approved wells must be installed on Wilson Ranch Phase II lots.
An approved septic tank holding vault must be installed to serve each residence
of Phase 1 (lake side and trail side lots. The location of the tank should
be included in the approved site plan prior to construction. Private County
approved Septic Systems must be installed on Wilson Ranch Phase II lots.
Spa tubs must be fully integrated into the site
terrain and landscape design of the property. Swimming
pools are not permitted.
Spa equipment shall be located in a manner that
complies with the local codes. Location
of the equipment should minimize the impact of reflective glare
and noise on neighboring property.
equipment must be fully enclosed with solid walls and a solid
gate that match the style and color of the home, or be located
below grade in an equipment vault. Landscape
screens or wood fences cannot be used in place of solid walls
courts should be contained within the designated building envelope
and setbacks. Courts,
or any necessary fencing, must not obstruct the views from adjoining
properties. The Committee must approve location of all
courts may be enclosed with a fence. Fencing shall be dark
green, vinyl-coated mesh. Fence height shall
be a maximum of ten feet (10'0") above the court surface.
Adequate planting must be provided to soften the visual impact
of the fencing, and must be approved by the Committee.
for game courts is permitted, provided the lighting does not
spill onto adjacent properties. Lighting
standards are limited to sixteen feet (16'0") in height,
measured from finished grade of court. Lighting
fixtures must have internal reflectors and be shielded to minimize
the spread of light outside the court. The
light housing and pole must be cast aluminum with a baked enamel
finish of a color that matches the plastic coated fence.
Patios and Decks
exterior decks and terraces are subject to the Committees
approval. Decks must be compatible with the terrain
of the site and must not extend beyond the top of any slope.
Expanses of deck or terrace must not create reflective glare
to neighboring properties.
and patios must be designed utilizing materials, textures, patterns,
and other elements that are consistent with the homes architectural
style. Pressure treated wood used for these elements
must be painted or stained using colors appropriate within Wilson
structures, trellises and gazebos must be built within the building
envelope as defined by the minimum setbacks of the property. Patio structures must be consistent with the architectural style
of the home and constructed of similar or compatible materials.
wiring is to be installed underground. Electric transformers
and phone/cable TV pedestals must be screened from view using
plants or other landscape elements.
outside clotheslines are not permitted at Wilson Ranch.
Pets and Kennels
No free-standing dog kennels,
dog runs or other outdoor enclosure intended for domestic animals
are permitted. "Invisible Fences" that control pets using
radio waves or other technologies are permitted when they are shown
to be, and so long as it remains, effective with individual pets.
personal playground equipment, structures, etc., are subject
review and approval of the Committee.
architectural night lighting, e.g., a light post, wall-mounted
sconce, or recessed light fixture, is required near or directly
on the entrance of each residence in Wilson Ranch. Lighting
fixtures must have internal reflectors to minimize the spread
of light outside the lighted area.
Gas and Electric Meters
electric meters are to be screened with landscape plants or enclosed
in cabinets that are a part of the primary residence architecture. Conformance with all utility and building
code standards is required.
equipment, including air conditioning, heating equipment, soft
etc., must be screened from view and be insulated for sound attenuation. Window or roof mounted air conditioning units
are prohibited. Propane
gas tanks are to be buried underground or screened from all views.
owners are permitted to install individual satellite dish receivers
(SDRs). SDRs shall be
discretely located so they cannot be seen from public areas. The Committee will be responsible for approval and management of
grievances related to placement and operation of SDRs.
Snow Removal and Storage
at Wilson Ranch can occur at the rate of several feet per day. Driveways need to be designed to accommodate
the turning abilities of small snowplows and blowers. Snow storage areas must be considered and represented on the site
plan for each home site.
to the CCRs, no signs of any kind are permitted (see Article
address placard is permitted per dwelling unit, as approved
by the Committee.