Site Design Manual

Site Planning Design Principles

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 homesite’s 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 envelopes:

Trailside Building Setback Limits

  • Front Setback – 50 feet
  • Rear Setback – 50 feet
  • Side Yard Setback – 25 feet
  • 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.

Zone 1 – Building Zone

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 below.

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 restrictions.

Zone 2 – Forest Management Zone

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 Ranch.

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

Individual 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 include:

  • Snow removal
  • The positive qualities of individual ranch roads; i.e., middle grass strips between wheel paths.
  • Surface run off and erosion potential
  • Utility corridors should be incorporated into or adjacent to driveways when possible

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.

Site Preparation and Grading Standards

Site Grading

Site grading should conform to the site’s 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.


Finish Grading

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.

Surface Drainage

The surface drainage system shall consist primarily of on-grade pervious systems. Hardscape materials are permitted when no other options are available. The 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 owner’s expense. Adequate provision must be made to prevent any surface waters from damaging public or private property, or to excavations and fill slopes, both during and after construction.

Erosion Control

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.


Driveways

Property 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 owner’s expense.

Pervious surface driveways, such as the Wilson Ranch Rural Driveway – two parallel strips of crushed rock divided by a grass strip – are strongly encouraged.

Bridges

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 approval.

Construction Activity

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 activity.

Drainage Easements

Natural or existing drainage pathways are not to be obstructed. All site improvements must avoid or bridge such pathways without obstructing 100-year storms.


Site Uses and Elements

Residential 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.

Individual 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 are subject to the following requirements:

  • Design and material use must be compatible with the homesite layout and usage.
  • Prohibited 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.
  • Recommended 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 are prohibited.
  • 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.
  • Existing community fencing may not be altered without the review and written approval of the Committee.

Mailboxes

Individual mailboxes are not permitted within Wilson Ranch. All mail will be delivered to the community mail center located for homeowners’ convenience.


Water Meters

Individual water meters are required for each lot and water usage is collected bi-weekly. SR II Water Meters 5/8”Gallon measurement is required. Description and specs available from Wilson Ranch Property Owner Manager.


Irrigation

All 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:

  • Buried PVC sprinkler system or the utilization of drip irrigation systems
  • Sprinklers and nozzles selected to provide water to the landscape that are compatible with their respective soils, slopes, exposure, orientation and plant types
  • Utilization of an automatic control system
  • No 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.

Wells

Private County approved wells must be installed on Wilson Ranch Phase II lots.


Septic Systems

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

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.

All spa 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 and gates.


Game Courts

Game 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 game courts.

Game 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.

Lighting 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.


Sundecks, Patios and Decks

All exterior decks and terraces are subject to the Committee’s 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.

Decks and patios must be designed utilizing materials, textures, patterns, and other elements that are consistent with the home’s architectural style. Pressure treated wood used for these elements must be painted or stained using colors appropriate within Wilson Ranch.


Patio Structures

Patio 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.


Underground Wiring

All exterior wiring is to be installed underground. Electric transformers and phone/cable TV pedestals must be screened from view using plants or other landscape elements.


Clotheslines

Permanent 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.


Playground Equipment

All personal playground equipment, structures, etc., are subject to prior review and approval of the Committee.


Decorative Lighting Standards

Decorative 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

Gas and 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.


Mechanical Equipment

All mechanical equipment, including air conditioning, heating equipment, soft water

tanks, 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.


Satellite Dish Receivers

Property 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

Snowfall 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.


Signs

Pursuant to the CCRs, no signs of any kind are permitted (see Article 8.7).


House Numbers

One address placard is permitted per dwelling unit, as approved by the Committee.


Landscape Zones

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