Connections

All plans and specifications should be prepared in a professional manner. An Architect and/or Residential Designer is not required, however, is recommended for better results. The application specified for each project will indicate which items are required to create a complete application. Each item must meet the ACC application standards as follows:

a.     Site Plan - A scaled site plan showing property dimensions, building setbacks, easements, and the location of all proposed structures, driveways, walks, patios, bulkheads, boathouses, piers, culverts, and all other proposed improvements.

b.     Floor Plans - Drawn at readable scale (i.e., 1/8” = 1’ 0”, ¼” = 1’ 0”, etc.}, showing pertinent information required for constructing the improvements. The floor plan shall clearly indicate the total square footage of all structures and levels including any decks, patios, garages and/or carports, etc. This square footage is not limited to that provided with HVAC.

c.      Elevations - Minimum of four (4) drawn at a readable scale (i.e., 1/8” = 1’ 0”, ¼” = 1’ 0”, etc.) showing pertinent information to explain the design and materials of the proposed structure.

d.     Foundation Plans - A plan and details are required showing the type of foundation to be constructed for the proposed structure.

e.     Specifications- Outline Specifications indicating materials of construction, color schemes, and any other information that will help to explain the exterior design features of the proposed structures (by way of illustration but not limitation: Tan stucco and dark brown cultured stone}. These specifications may be included as notes on the floor plans or elevations. Examples must be provided.

f.      Release of Easement - An executed release of easement is required from the WS MUD on ALL ACC applications. Additional releases may be required from additional utility providers in the event a utility easement or adjoining property line is encroached upon. A release of easement is required to be submitted prior to receiving written approval from the ACC. If releases are not received in time to issue approval in compliance with the RRC, the application will be denied.

g.     The Owner may download the applicable forms and copies of governing documents on the Association website or come to the Association administrative offices for hard copies.

h.     An application is not deemed complete unless filled out in its entirety with all necessary documentation attached and all fees and deposits paid. At the time of submission, the application must be dated and signed as a completed application by the Association administrative office and submitted for review at the next ACC meeting.

i.      Incomplete applications will not be accepted.

j.       All applications requiring connections to sewer and water must be approved by the WS MUD in addition to ACC approval prior to commencing construction. The Owner is responsible for checking with the WS MUD concerning additional requirements (i.e., check valves, connections fees, etc.).

k.     All applications requiring culvert installation must be approved and signed by the WS POA Maintenance Supervisor prior to ACC review process.

l.      Bulkheads, boathouses, piers, and other structures may require permits from the Trinity River Authority (TRA) and/or the Corp of Engineers in addition to ACC approval prior to commencing construction.

m.   The Owner is responsible for checking their applicable Deed Restrictions and recorded policies for specific requirements that may affect the proposed project. Office staff is not qualified to offer an opinion or interpretation of said documents. If the Owner has questions concerning their project prior to submission, they should attend the next ACC meeting in order to ask questions and gain clarification. Please note that no written approvals may be granted prior to the completion and submission of all required documents and fees. Additionally, applications will not be accepted on property that is not currently owned by the applicant.

n.     First-time contractors, Owners, or builders in the subdivision are encouraged to schedule a meeting with the ACC Chair or management to discuss the ACC policies and answer any questions regarding construction in the subdivision.

o.     The ACC meets on the 2nd Monday of each month (subject to change). At that time the committee reviews the plan in detail.

p.     All applications should be submitted by 5 pm the Wednesday prior to the meeting.

Section 4.02 Project Procedure

a.     Any ACC application submitted after the start of the project and prior to ACC approval, shall be fined and then shall submit their deposit.

b.     When the ACC has approved the plan, the Owner is notified by letter. The letter states what has been approved and any stipulations of such approval. Notification is also given that any changes to the approved plan must be resubmitted to the ACC for further approval. If changes are made to the original plans submitted, a Change Request must be submitted to the Association office and reviewed by the ACC prior to their implementation. All change requests will be reviewed on a priority basis according to their content.

c.      A three-phase inspection (foundation, pre-drywall, and final) is required for all new home construction at the sole cost of the Owner and copies must be provided to the office for inclusion in their property file before compliance deposits will be refunded. Inspections must be conducted by a state-licensed inspector.

d.     Construction Permits: A permit is issued upon approval of all applications where construction will take place. This permit must be displayed on the construction site in a location easily seen from the roadway and must remain posted until the project is complete. Completion is defined in section 4e.

e.     The Owner is responsible for providing a list of contractors to the Access Gate (or to call the Access Gate on the day of their arrival) to ensure those authorized are permitted entry to the subdivision or add them to the Gate Sentry app.

f.      When the Owner notifies the Association management that the construction is complete, the site is inspected for cleanliness and road easement or adjoining property damage. In the event that damage occurs and is not corrected by the Owner or his/her contractor, the Owner will be responsible for the full cost of the required correction or cleanup. This cost will be deducted from the compliance deposit and should the cost exceed the held deposit, the remaining amount will be billed to the Owner and paid in full prior to owner occupancy. Project completion shall include the following:

h.     ALL MINOR PROJECTS MUST BE COMPLETED WITHIN 6 MONTHS OF THE APPROVAL OF THE APPLICATION. Should an extension for extenuating circumstances be required, the application may be made to the ACC.  Extensions shall be 3 months.

i.      The ACC shall review the continuing process and report to the Association Management any abandonment. Abandonment shall be defined as the exterior of the house not being completed after 12 months and 1 day.  The determination of abandonment is at the sole discretion of the ACC and the Association Board.  Additionally, the builder will not be approved for any other project(s) until the abandoned project has been completed.

j.       New home construction completion must include submission of the completed three-phase inspection and Certificate of Occupancy to the POA Office.  Major and minor projects must submit photographs of the finished project to the Association Management for refund.

Section 3.01 Application Fees, and Maximum Refundable Deposits

                                                            Fee Amount    Maximum Refund Amount    Total Amount      

a.     New Home Construction       $1,000              $2,000                                      $3,000 

b.     Major Projects                         $300                 $200                                         $500

c.      Minor Projects                         $100                 $100                                         $200

d.     Habitual Offender                  $1,000              $4,000                                      $5,000

Maximum Refundable Compliance Deposits are refunded upon completion of a project as defined in Article 4, Section 4.02(e) and passing of all three (3) phases of the required inspection process.  Compliance is defined as complying with all governing documents.

(To Be Deducted from Refundable Compliance Deposit Upon Issuance of Red Tag)

a.     Initial Deduction- Cease and Desist to commence within 24 hours: $100

b.     Each Day Thereafter: $25

All exterior alterations and/or building construction must be approved in writing, shall be monitored by the ACC, and are classified as the following at the sole discretion of the ACC:

Section 2.01 Repair, Replacement, and Maintenance Projects 

Section 2.02 Minor Projects

Section 2.03 Major Projects

Section 2.04 New Home Construction 

The approval of applications for construction, exterior alterations, or improvements will be based on the written provisions of the dedicatory instruments applicable to the property in reference. It is the intent of the ACC not only to aid the Owner in developing a residence complying with all governing documents; but also, to promote the development of the Subdivision to its fullest potential.

It should be noted that the ACC is not responsible for, nor can it control the quality of the construction or structural integrity of any project; this is the responsibility of the Owner.

This Policy, the RRC, and all applicable dedicatory instruments pertaining to the Subdivision shall govern all improvements made to the exterior of individual properties in the Subdivision. All such alterations and/or building construction require approval in writing from the ACC prior to the commencement of the work.

The ACC members are elected by the Owners. The Association Board is the source for appeal for all ACC-related decisions. The decision of the Board shall be final.

The intent of this Policy is to ensure compliance with the RRC and create policies designed to protect the property values of the Owners of property in the Subdivision as a whole. As stated in the RRC’s Section 3.01 – “The purpose of the ACC is to review plans in order to ensure compliance with the RRCs thus establishing and preserving a harmonious and aesthetically pleasing community.” This forms the basis for all decisions made in compliance with policies governing the appropriate application for review.

If construction, exterior alteration, or improvement is performed without prior written ACC approval, the Owner shall be subject to enforcement action as allowed by all governing documents of the Association and state law, including but not limited to issuance of a cease-and-desist order, fines, filing of a certificate of non­compliance in the public record, and up to and including legal action.

Each Owner and/or their contractor/builder, prior to any work and/or the commencement of construction of a new structure or alterations to the exterior of an existing structure, is required to provide a signed acknowledgment of receipt of this Policy and understanding of the RRC and policies governing exterior alterations within the Subdivision as well as accepting liability for violation of said documents.

According to RR&C section 4.05 Offensive Activity Prohibited, no noxious or offensive activity of any sort shall be permitted. Article 27 of the POA Policy Manual states that rules are in effect to protect the privileges of the property owners on all common property. To further amplify these policies, the following stratagem is in effect.

Unacceptable behavior is defined as rule violations, harassment, and/or abuse.

Harassment is defined as words, gestures, or actions which tend to annoy, alarm, or abuse another person.

Abuse is defined as insulting, hurtful or offensive wrongs or acts.

Association rule violations not dealing with deed restrictions are defined as unacceptable behavior.

Property owners, tenants, and their guests shall not engage in any abusive or harassing behavior, either verbal or physical, or any form of intimidation or aggression directed at other property owners, tenants, guests, or directed at management, its agents, its employees, or vendors. Property owners shall follow Association rules and regulations.

1.      Violators may face the following penalties:

2.      In cases of abusive behavior, harassment, or intimidation, it may be determined that the best action is to try to defuse the situation without issuing a warning at the time.  In these cases, the property owner, tenant, guest, management, employee, or vendor shall submit a written report of the incident to the POA Office.  The Community Manager shall send written notification to the offender that such behavior in the future shall result in suspension of amenities.

3.      In cases of minor rule violations, a verbal warning shall be issued to the property owner, tenant, or guest.  The Association management will be notified in writing of the incident.  No further action will be taken.

4.      In cases of repeated minor rule violations, a written warning shall be issued by the Community Manager stating that future violations shall result in suspension of amenities.

5.      In cases of major rule violations, the Association may suspend access to amenities immediately and/or ejection from the common areas.  A follow-up letter shall be issued by the Community Manager.

6.      Each written communication with the violator shall contain the date, description of the violation, and specific rule violated.  The letter shall state that the behavior is unacceptable and suggest an alternative means of dealing with the issue.

Media is defined as the means of mass communication whether broadcasting, publishing, or internet.

Audio recording is defined as the recording of voices and/or sounds by an electronic device in such a manner that the voices and/or sounds may be broadcast.

Video recording is defined as recording of visual scenes by an electronic device in such a manner that the visual scenes may be broadcast.

Broadcast is defined as the act of transmitting recorded audio or video recordings whether to other people or through media.

The Association is a private organization that holds public meetings in accordance with the Association’s policy. As a private organization, the Association does not allow audio or video recording of their meetings by any means.

In accordance with Texas consent laws, the Association DOES NOT give its consent to any recording – audio or visual – of any Association meeting or workshop. The denial of consent for any recording shall be announced at the beginning of any meeting or workshop. Therefore, anyone who records an Association meeting or workshop does so illegally.

If it is discovered that someone has illegally recorded – audio or visual – any portion of an Association meeting or workshop, that person shall be prosecuted to the full extent of the law.

Before any security measure contemplated by Section 202.023(a) of the Texas Property Code (“Code”) is constructed or otherwise erected on a Lot, an ACC application must be submitted to the Association and approved in writing in accordance with the Declaration. The following information must be included with the application:

Owners are encouraged to be aware of the following issues when seeking approval for and installing a security measure:

The Code authorizes the Association to regulate the type of security measure fencing that an Owner may install on a Lot.

All burglar bars, security screens, and front door entryway enclosures shall be black or any color approved by the ACC. Notwithstanding the foregoing, the ACC shall have the discretion to approve another color for burglar bars, security screens, and front door entry enclosure if, in the sole and absolute discretion of the ACC (subject to an appeal to the Board of Directors in the event of an ACC denial), the proposed color of the burglar bars, security screens, and front door entryway enclosures complements the exterior color of the dwelling. All burglar bars and front door entry enclosures must be comprised of straight horizontal cross-rails and straight vertical pickets. Decorative elements and embellishments (whether part of the original construction of the burglar bar or security screen or are add-on decorative elements/embellishments) of any type are prohibited on burglar bars, security screens, and front door entryway enclosures.

Security measures, including but not limited to, security cameras and security lights shall not be permitted to be installed in a manner that the security measure is aimed/directed at an adjacent property which would result in an invasion of privacy, or cause a nuisance to a neighboring Owner or resident. In the event of a dispute between Owners or residents regarding security measure fencing, or a dispute between Owners or residents regarding the aim or direction of a security camera or security light, the Association shall have no obligation to participate in the resolution of the dispute. The dispute shall be resolved solely by and between the Owners or residents.

Country Club General Rules:

Westwood Shores Community Group Use defined.  The Club House facilities and pool are not subject to a rental fee when used by property owners for activities for the Westwood Shores Community which include Civic Club dinners, games, and exercise groups.  Functions for which no fee is charged include community information events; events specifically approved by the POA Board; fundraiser events which specifically benefit Westwood Shores; events open to all Westwood Shores Members that are not fund-raising events for a specific organization or person; a memorial for a property owner or immediate family member of an owner. Any group with less than 90% property owner participation in the group may be charged a fee, as approved by the Westwood Shores Board of Trustees and as posted.

Club House Rooms, Pool and Exercise Room.   The Country Club Facility Use form must be completed by the property owner who is in charge.  All members of the group are required to sign in each day.  This form is to be updated at the first of each month.

Pool Use by an organized group, e.g., Exercise Group, with less than 90% property owner participation:

a.      Effective April 5, 2021, the Westwood Shores POA entry gate is activated to allow vehicles with a Westwood Shores authorized Remote Frequency (RFID/E Tag) to enter automatically through the right access lane. All other vehicles will enter through the left gate except emergency vehicles (police, ambulances, etc.). 

b.     All property Owners, renters with approved leases, and MVR members are eligible to use the Westwood Shores RFID/E Tag system through the automatic right gate entry.  Those who do not wish to use the RFID/E Tag system will enter through the left gate.

c.      Residents who currently have a TX Tag, EZ Tag, or NTTA Tag must complete the required documentation (Exhibit A) and submit this to the POA office to activate this tag in the Westwood Shores (what system, identified more appropriately) system.  Residents who do not have a state toll tag may purchase a Westwood Shores POA RFID/E Tag at the Westwood Shores POA Office and submit the required documentation to receive a RFID/E Tag.

d.     Westwood Shores staff will verify the status of Owner’s account, ownership of vehicle, proof of insurance or copy of vehicle registration and activate the tag.

e.      In addition to the RFID/E Tag, Westwood Shores requires a Westwood Shores POA sticker that is placed on the upper left windshield for visual identification of vehicles in the Subdivision.

f.       Any vehicle attempting to enter the gate with an outdated Westwood Shores POA sticker will be stopped.  The old sticker must be removed.  Membership status will be checked, and if verified, a new Westwood Shores POA sticker will be issued for the vehicle and the resident advised that an RFID/E Tag can be used for automatic right gate entry once the appropriate documents are completed by the Owner.

a.      Entry Using RFID/E Tag Access – Vehicles with a RFID/E Tag may enter through the right access lane automatically. One (1) vehicle permitted at a time.  Vehicle operators must allow the barrier arm to completely close behind the car in front of it before entering. Access through either the right or left lane will be governed pursuant to Sections b. and c. below.

b.     Entry Through Right Lane – RFID/E Tag Access ONLY – Vehicle operators must have an active and current RFID/E Tag to gain entry through the right lane. Vehicles with a POA sticker but without a RFID/E Tag will result in the driver being asked to move the vehicle to the left lane.

c.      Entry Through Left Lane – All Other Vehicles – All vendors, contractors, and any other vehicle without a RFID/E Tag must enter through the left lane. Vehicles with an outdated POA Sticker will use this lane and will be asked for additional information so that a new POA sticker may be issued and information about the RFID/E Tag provided.

d.     Residents are asked to provide a guest list that identifies anyone (person or company) that is visiting their home, for business or personal reasons, 24 hours a day.  The purpose of this list is that the resident does not have to call the Access Control Staff at the gate each time this person or company enters.  Note:  Residents must submit: (1) a fully completed form with the name of anyone who lives at the property full-time; and (2) 911 address; phone numbers; emergency contact information.  See attached Exhibit “B.”  The person or company on this guest list entering the Subdivision must be able to provide Access Control Staff with correct information about the person and address to visit so that staff can find and identify them on the guest list.

a.      Entry must be through the left lane only.

b.     Delivery companies, utility companies, medical personnel and supplies (i.e., UPS, FedEx, US Mail, DHL, Amazon, Entergy, Windstream, WS MUD, etc.) will not require property owner notification for access/entry.  However, Access Control staff will record the date and time of the company vehicle entry to be able to provide information to property owners upon request.

c.      Vendors and contractors will require property owner notification for entry prior to entry or should be included on the Owner guest list (i.e., Consumer Propane, Shaw Propane, Texas Star Propane, Dish Network, Direct TV, Trace Wireless, Home Inspectors, Survey Crews, Appraisers, Construction Workers, Housekeepers, etc.). In all cases, the person or company entering the Access control gate must be able to provide access staff with a name and address they intend to visit.

d.     Any vendor or contractor who refuses to enter through the left lane or provide the access control staff member with Owner information to obtain entry clearance will not be allowed access to the Subdivision.  Law enforcement may be contacted if the vendor or contractor refuses to leave the Subdivision.

No vehicle operator shall enter Westwood Shores through the exit lanes.

Tailgating in Westwood Shores controlled access points is prohibited.  Any vehicle operator who follows another vehicle in Westwood Shores controlled access points without allowing a gate or barrier arm to completely close and/or reset has violated the tailgating prohibition and may be fined.

THE ASSOCIATION IS NOT RESPONSIBLE FOR DAMAGE TO A VEHICLE OR OTHER PERSONAL PROPERTY RESULTING FROM A VIOLATION OF THESE RULES.  Per Article VII, Section 7 of the Association’s Bylaws, Owners are responsible for reimbursing the Association for the actual cost to repair any damage to Association Common Area or to any other Association maintained real or personal property that is caused by an Owner or an Owner’s guest(s), tenants(s) or invitees. 

All vehicles without a RFID/E Tag will be required to use the left lane for entry.  If Owners or residents attempt to use the right lane, they will be asked to move to the left lane, if feasible (access control staff will make the feasibility decision).  If requested by the access control staff member to move to the left lane and the driver refuses to move, the access control staff member will obtain as much information from the driver as possible and direct them to the POA Office. If a property Owner or resident without a RFID/E Tag continues to attempt to use the right lane after they have been advised that they are not in compliance with the access control procedures, the Owner or resident will be fined after proper notice.

Delinquency on annual maintenance or recreation fees will result in the deactivation of the property Owner’s RFID/E Tag unless arrangements are made through the POA office to bring the account current.

An Owner, in addition to any other remedy available to the Association to enforce these rules, may be fined for a violation of these rules in accordance with the Association’s Rules Enforcement Procedures. A violation of any term or provision of these rules will be treated as an uncurable violation.