Welcome to Meadow Lake. The Meadow Lake community is pleased to work with you as you begin your project. Members of the homeowners’ association are proud of their community and have set high standards for new construction and renovation projects. The Association’s general manager and Architectural Review Board looks forward to working with you as you develop your plans and bring your project to completion. Please refer to the documents required under each option. Click on the links you’ll need for your project. You will need to complete the appropriate application and submit it to the HOA office for approval from the ARB. Please don’t hesitate to click here to contact the HOA office if you have any questions.
FOR NEW CONSTRUCTION
FOR REMODELING PROJECTS
FOR LANDSCAPE OR TREE REMOVAL PROJECTS
The HOA office is located at 521 St. Andrews Drive, Building 1, #114, Columbia Falls, Montana 59912
MLHOA BUILDING STANDARDS
Table of Contents
Note: MLCCE HOA (Meadow Lake Country Club Estates Home Owners Association) is the same entity as MLHOA (Meadow Lake Home Owners Association) and may be referred to as MLHOA throughout this website.
- Development Philosophy
- Purpose of the Design Standards
- Relationship to CC&Rs and Area Zoning Plans
- Scope of Standards
- Amending This Document
- Preliminary Review
- Submission of Plans
- New Construction
- Major Remodel
- Minor Remodel
- Review Schedule
- ARB Plan Review Meeting
- ARB On-Site Review Meeting
- Approval of Application for Construction
- Rejection, Cancellation, and Resubmission
- ARB Review of Work in Progress
- Changes During Construction
- Regulating Construction Activity 1
- Completion of Construction
- Fines and Penalties
1. Site Development Standards
- 1.1. Site Coverage
- 1.2. Building Setbacks 1
- 1.3. Driveways and Off-Street Parking
- 1.4. Grading and Drainage
- 1.5. Outbuildings and Accessory Structures
- 2.1. Architectural Design Theme
- 2.2. Roofs
- 2.3. Exterior Materials
- 2.4. Colors
- 2.5. Building Heights
- 2.6. Foundations
- 2.7. Lighting
- 2.8. Satellite Dishes and Antennas
- 2.9. Mechanical Equipment and Utilities Meters
- 2.10. Solar Applications
- 2.11. Fences
- 2.12. Dog Runs
- 2.13. Signage and Street Numbers
- 2.14. Storage Tanks
- 2.15. Mountain Watch Phase I Garages, Decks, Foundations, Etc.
- 2.16. Awnings
- 3.1. Introduction
- 3.2. Roadway View
- 3.3. Formal Landscape Treatment
- 3.4. Native Area Landscape Alternative
- 3.5. Landscape Grading and Drainage
- 3.6. Retaining Walls
- 3.7. Man Made Elements
- 3.8. Special Construction Guidelines – Meadow Lake North
- 3.9. Special Construction Guidelines – Mountain Watch Phase I
- 3.10. Special Construction Guidelines – The Ridge
4. Construction Activity Regulations
- 4.1 Purpose
- 4.2. Construction Trailers, Portable Field Offices, Etc.
- 4.3. Debris and Trash Removal
- 4.4. Sanitary Facilities
- 4.5. Vehicles and Parking Areas
- 4.6. Conservation of Landscape Material
- 4.7. Restoration or Repair of Other Property
- 4.8. Construction Access
- 4.9. Length of Construction Time
- 4.10. Fire Extinguishers
- 4.11. Pets
- 4.12. Ownership Responsibilities
- 4.13. Construction Hours
- 4.14. Dust and Noise Control
- 4.15. Construction Sign
1. Responsible Agent
2. Fines and Penalties
- A. Application for Design Review
- B. Plan Submittal Requirements – New Construction
- C. Construction Regulations – Short List
- D. Explanation of Fees and Deposits
- E. Special Guidelines: Construction on “Z” Lots
- F. Special Guidelines: Construction at the Ridge
- G. Special Guidelines: Construction at Meadow Lake North
- H. Special Guidelines: Construction at Mountain Watch Phase I
- I. Meadow Lake Utility Connection Information
- J. Special Guidelines: Construction of Commercial Property
- X. Fines and Penalties
- Z. Summary of Amendments
Community Building Standards. The authority to set and enforce building standards at the Meadow Lake resort is vested in the Meadow Lake Country Club Estates Homeowners Association (MLCCEHOA), Inc. governing documents. First, the MLCCE Declaration of Covenants, Conditions and Restrictions (CC&Rs) made 30 October 1985, established the authority of the MLCCE Architectural Review Board (ARB). Later, the resort declarant, exercising his rights as defined in Article V, Section 1 of the CC&Rs, and while serving as president of the MLCCEHOA, Inc. board of directors, on 15 October 2004 signed the HOA’s Bylaws assigning the ARB to the HOA. And finally, in January of 2012, the HOA board of directors reaffirmed the ARB charter by defining its objective, responsibilities, membership, and recognizing its status as a committee of the MLCCEHOA, Inc. board of directors.
The building standards contained in this document represent the regulatory guidelines for any and all construction at the Meadow Lake resort subject to the MLCCE CC&Rs. To help owners and their agents effectively and efficiently achieve their construction goals, it is the role of the ARB to provide guidance as it encourages development that protects and enhances the value of all property within the Meadow Lake community. The ARB, however, may not impose standards that are not explicitly defined in this document, nor may its members pursue agendas at variance with the intent and purpose of this document. Should any owner or builder believe the ARB is in error in its interpretation or application of these standards, an appeal may be submitted to the MLCCEHOA, Inc. board of directors.
Instructions and decisions rendered by the ARB are considered final unless reversed or altered by the association board of directors upon appeal. Past regulatory guidelines and ARB decisions or agreements do not have precedence when applying the standards contained in this document to new construction or renovation projects. Members of the association, builders, and their agents may seek assistance when reviewing these standards in the preparation or execution of building plans by contacting the MLCCEHOA, Inc. general manager.
Application and interpretation of the Meadow Lake building standards is the responsibility of the Architectural Review Board (ARB), a committee of the Meadow Lake Country Club Estates (MLCCE) Homeowners Association (HOA), Inc. The ARB derives its authority from the MLCCEHOA Declaration of Covenants, Conditions, and Restrictions (CC&Rs), the HOA’s Bylaws, and its charter as promulgated by the association’s board of directors. No building construction or condominium or residential lots at Meadow Lake resort is permitted without written approval by the ARB. Construction on commercial lots must first be coordinated with the ARB as outlined in Appendix J. It is the objective of this board to ensure that homes and other buildings constructed at MLCCE are aesthetically compatible with the natural landscape and the historical architectural patterns of the community.
1. Development Philosophy. The development philosophy of MLCCEHOA, Inc. is to encourage development that protects and enhances the value of all property within the community, while respecting, to the degree possible, the preferences of the owners of the property being developed. Meadow Lake members must be respectful of their community and its standards in the development and maintenance of their property. The overriding consideration to be made by the ARB is whether or not the proposed structure, its landscape and any outbuildings are aesthetically compatible with the landscape and overall attractiveness of the Meadow Lake community.
2. Purpose of Design Standards. The purpose of these standards is to guide the applicant in achieving the desired level of site development consistent with the overall natural and structural image of Meadow Lake resort. These standards are intended to aid the applicant in achieving a style, character and quality of development conforming to the goals and objectives of the resort and its members. Additionally, it is mandatory and the responsibility of the applicant that construction work undertaken at MLCCE be in compliance with all existing state and local building codes, plumbing codes, and electrical codes.
3. Relationship to CC&Rs and Area Zoning Plans. Whenever these standards are more restrictive than the CC&Rs or existing construction codes, these standards shall prevail. Additionally, these design standards shall apply to all properties at MLCCE that are developed or renovated after the adoption of this document (see “Introduction,” above), and are in addition to the requirements of the State of Montana and of the International Residential Code (IRC) and International Building Code (IBC) as adopted by the City of Columbia Falls. All standards set forth herein are subject to the criteria established in applicable Federal, State, County or Municipal regulations, wherever criteria are more restrictive.
4. Scope of Standards. All construction that is undertaken at Meadow Lake resort must follow the standards described in this document for single family and multi-family structures (see Appendix J for commercial properties). The ARB will not approve applications for singlefamily construction projects that are not consistent with zoning standards set by the City of Columbia Falls. Additional regulations described in the appendices may apply to commercial properties, “Z” lots, Meadow Lake North, The Ridge, and Mountain Watch Phase I.
5. Amending This Document. The MLCCEHOA, Inc. Board of Directors is responsible for this document and may amend it at any time by a majority vote of the Board at a scheduled public meeting.
II. REVIEW PROCESS
It is strongly recommended that an owner retain competent professional services for planning and design. A thorough analysis and understanding of a particular lot and the owner’s special needs and the skill to translate this into building form, as well as the ability to convey to the ARB the concept and design of a proposed residence or other improvements, are all important elements of the design review process. If an owner elects to create his own design and the result is not approved by the ARB, an owner should thereafter, utilize professional design services. Plans and specifications for any new construction or change to building exterior, landscaping or site must be submitted to the ARB. Lot owners are encouraged to be proactive in the planning of their homes and the ARB welcomes informal discussion at any regularly scheduled meeting to assist the lot owner in the preparation of their final application.
1. Preliminary Review
1.1. For a preliminary review, the following items must be submitted to the ARB by 4 p.m. ten (10) days prior to any scheduled meeting:
- 1.1.1. General site plan including grading and landscaping ideas (2 sets and 1 electronic copy DWF or PDF)
- 1.1.2. Rough elevations and material suggestions (floor plan ideas optional) (2 sets and 1 electronic copy DWF or PDF)
- 1.1.3. Pertinent information in writing or on drawings that allows the ARB to formulate a decision or recommendation.
1.2. No formal action will be taken at the preliminary review. The ARB will provide information to help with the design and building process. If lot owner is required or requests to come back for additional preliminary reviews, fees may apply.
1.3. The ARB will not schedule a meeting for the sole purpose of hearing details related to preliminary reviews. All reviews will be heard at regularly scheduled meetings, if time allows within the regular agenda.
2. Submission of Plans.
2.1. Plans and specifications for any new construction or change to building exterior, landscaping or site must be submitted to the ARB. The Application for Design Review Form is shown at Appendix A. This form must be filled out completely and signed by 8 the owner. All applications must be complete before they can be accepted and processed by the ARB.
2.2. Any applicant submitting plans for approval to the ARB shall be responsible for the verification and accuracy of all lot dimensions, grade, elevations, and the location of the key features of the natural terrain. By signing the application, the applicant certifies to the accuracy thereof before the ARB will undertake its review.
2.3. Applications and review materials described below should be delivered to the MLCCEHOA, Inc. office at 100 Saint Andrews Drive, Columbia Falls, MT 59912, or email the MLCCEHOA, Inc. general manager at firstname.lastname@example.org. The general manager will review submitted material and advise applicants if information is missing or needs clarification.
2.4. Owners undertaking projects without ARB approval are subject to fines and penalties (see Appendix X).
2.5. For commercial properties, see Appendix J for guidance pertaining to commercial building standards and the MLCCEHOA, Inc. architectural review process.
3. New Construction.
3.1 The construction of any structure on vacant property is considered new construction. New construction projects require the completion of Appendix A and compliance with Appendix B.
- 3.1.1 Architectural Plans (1 Set and 1 electronic PDF). (See Appendix B)
- 3.1.2 Landscape Plans should encompass the entire lot. (See Appendix B)
- 3.1.3 Topographical Survey: A topographical survey is required on lots that have elevation variation of more than 2 feet inside the building envelope. Survey must show the building envelope, lot boundaries and indicate elevations at lot corners at a scale standard in the industry for similar projects.
3.2 Fees and applicable deposits:
- 3.2.1 ARB Construction Review Fee: $500.
- 3.2.2 Road Protection Deposit: $1,500 (See Appendix D)
- 3.2.3 Completion/Compliance Assurance Deposit: $10,000 (See Appendix D) (Required after project is approved by ARB, but prior to the beginning of construction; refundable upon approved completion.)
- 18.104.22.168 Owners, builders, or contractors who have forfeited a Completion/Compliance Assurance Deposit or any portion thereof, in conjunction with a previous construction project at Meadow Lake, must post a $50,000 surety bond favoring the MLCCE, Inc., HOA that guarantees compliance with these Building Standards. The bond must be posted prior to start of construction and will be released upon completion of construction as approved by the ARB. (This requirement may be waived by the ARB after 5-years following the offending forfeiture.)
4. Major Remodel.
4.1. A “Major Remodel” is defined as:
- 4.1.1. A change or addition to the building structure.
- 4.1.2. A change or addition to the exterior aesthetics, accents or materials.
- 4.1.3. Substantial changes to landscape aesthetics or change to grade.
- 4.1.4. Changes to size or structure of decks, walkways, or patios.
4.2. Application requirements; refer to Appendixes A and B
- 4.2.1. Application Form. Completed and signed (Appendix A)
- 4.2.2. Site Plans. One set and 1 electronic PDF (Appendix B)
- 4.2.3. Architectural Plans. (1 Set and 1 electronic PDF) (Appendix B)
- 4.2.4. Landscape Plans. Should encompass the entire lot. (Appendix B)
- 4.2.5. Exterior Materials Display Board. Include siding, trim, and samples of materials on an 18″ x 24″ display board.
- 4.2.6. Fees and Applicable Deposits include the following:
- 22.214.171.124. ARB Construction Review Fee: $200 (Required with submittal; non-refundable.)
- 126.96.36.199. Road Protection Deposit: $1,500 (Required after project approved by ARB but prior to the beginning of construction; refundable on approved completion.)
- 188.8.131.52. Completion/Compliance Assurance Deposit: $2,000 – 10,000, depending on the degree of remodel as determined by the ARB (Required after project approved by ARB but prior to the beginning of construction; refundable on approved completion.)
- 184.108.40.206.1. Owners, builders, or contractors who have forfeited a Completion/Compliance Assurance Deposit, or any portion thereof, in conjunction with a previous construction project at Meadow Lake, must post a $25,000 surety bond favoring the MLCCE, Inc., HOA, that guarantees compliance with these Building Standards. The bond must be posted prior to start of construction and will be released upon completion of construction as approved by the ARB. (This requirement may be waived by the ARB after 5-years following the offending forfeiture.)
5. Minor Remodel.
5.1. A “Minor Remodel” is defined as:
- 5.1.1. An exterior change, improvement or major repair that does not require construction or changes to structure or its size.
- 5.1.2. Minor changes or improvement to landscaping.
- 5.1.3. A normal maintenance project is not considered a “remodel.”
5.2. A minor remodel has the following application requirements:
- 5.2.1. Application Form Completed and signed (Appendix A)
- 5.2.2. A simple diagram of project
- 5.2.3. Finished samples of new materials
- 5.2.4. Color chip if paint or stain project
5.3. Fees or deposits: No fees or deposits are required for minor remodels.
5.4. Minor remodels require ARB review if determined by the general manager.
6. Review Schedule. The ARB meets on the first and third Tuesday of each month. To be placed on the agenda, submittal of an application must be received by 4:00 PM on the Thursday preceding the meeting. If you have questions regarding this process, please contact the MLCCEHOA, Inc. general manager at (406) 892-8700, or visit the HOA office (see Section II, 2.3.). Please consider that review and approval processes for new construction and major remodels may take up to two weeks, longer if application is incomplete or not acceptable.
7. ARB Plan Review Meeting. The MLCCEHOA, Inc. general manager will notify all applicants of the date and time that the ARB will review their proposals. It is advisable to have the project manager at the meeting to present a proposal and answer questions. The ARB will review proposals to ensure that the regulations described in this document are met. Any standards infractions will be noted in writing. These infractions must be resolved before application approval. The ARB may also make suggestions about the projects. These suggestions are not binding but should be considered as they are intended to help the owner. Suggestions will specify what is required and what is recommended.
8. ARB On-Site Review Meeting.
8.1. The purpose of the on-site construction meeting is to compare the plans with the site. The applicant will have the site prepared as follows:
- 8.1.1. String lines identifying all property boundaries and corners.
- 8.1.2. String lines showing house and driveway locations.
- 8.1.3. All trees to be removed outside the house location marked.
- 8.1.4. First floor grade height marked on a stake.
8.2. To complete site set up and simplify the review, the applicant may remove brush and trees less than 4″ in diameter three feet above ground.
8.3. An on-site review may be scheduled to immediately follow the plan review meeting if the applicant requests.
9. Approval of Application for Construction.
9.1. The approval by the ARB of any plans, drawings, or specifications for any work under the construction standards or other governing MLCCE documents, including a waiver by the ARB, shall not be deemed to constitute a waiver of any right to withhold approval as to any similar plan, drawing, specification, or matter whenever subsequently or additionally submitted for approval.
9.2. Once the ARB approves a submitted application and plan, the MLCCEHOA, Inc. general manager will provide the applicant a written notice of approval stating any agreed upon conditions.
9.3. All building standards identified in this regulation, even if not specifically noted on the approval notice, are understood incorporated as part of the approval, and are the responsibility of the owner and builder to follow.
9.4. Following ARB approval, construction may begin when:
- 9.4.1. All conditions imposed on the project are agreed to in writing.
- 9.4.2. All fees and deposits are submitted.
- 9.4.3. The owner is current with association dues and fines.
9.5. Approvals are valid for 12 months.
10. Rejection, Cancellation, and Resubmission.
10.1. In the event of rejection by the ARB, a resubmission of the application and plans will follow the same procedure as an original submission.
10.2. If construction has not started within 12 months of the approval date, the ARB will consider the project cancelled. Approved and agreed upon conditions shall be void and the construction review fee forfeited. The ARB will refund deposits.
10.3. To resubmit an application, the applicant must again start the process with a new application. An additional ARB review fee will be required. Deposits are again necessary.
11. ARB Review of Work in Progress.
11.1. The ARB may review any work in progress. Not reviewing work during the construction period does not constitute approval by the ARB or compliance with these building standards. Any building that nears maximum square footage numbers will receive additional scrutiny. If deficiencies are found by the ARB, it will give notice and instructions for compliance.
11.2. The ARB reviews construction plans and home sites for compliance with standards contained in this document. It does not review construction plans and home sites for structural integrity, safety, workmanship, financial reasons or investment return.
11.3. The applicant and associated agents should note that Meadow Lake resort (as of October 2006) does not fall within the building inspection jurisdiction of the City of Columbia Falls.
12. Changes During Construction.
12.1. After application and plan approval, changes to the construction plan must be submitted to the ARB in writing and with diagrams completed and signed (Appendix A). ARB approval is necessary before work covered by the changes may begin.
12.2. Changes which the ARB may determine “Major” will require follow-on submission to a scheduled ARB plan review meeting.
12.3. Changes the ARB determines “Minor” require only the review and approval of two ARB members. No other review or action is necessary.
12.4. Failure to notify the ARB of a change will generate a non-compliance issue to include potential loss of the Completion/Compliance Assurance deposit, or a portion thereof. (See Section IV, paragraph 2, and Appendix X)
13. Regulating Construction Activity. During construction, the home owner and builder are to minimize the disturbance to neighbors and community as noted elsewhere throughout this document. Additionally, Appendix C (Construction Regulations – Short List) is provided as guidance for this subject. Owners shall advise building contractors and subcontractors of these regulations and post them on site. Owners, contractors, and all trades must follow these requirements. Applicants/owners are responsible for all activity on their property during construction as well as the behavior of associated personnel while on Meadow Lake resort property. The applicant/owner may be cited when these and other community standards are violated. [For additional information see MLCCEHOA, Inc. Community Standards.]
14. Completion of Construction.
14.1. Occupation of the property prior to ARB final approval is prohibited. Upon completion of the project, it is the responsibility of the property owner to notify the ARB and schedule a final inspection meeting. With this notification, the lot owner should include a letter of completion and indicate occupancy date. Two or more ARB members, with the MLCCEHOA, Inc. general manager, will inspect the property. The property owner and any representative may be present at the inspection. The ARB will bring a copy of the approved plans to the meeting.
14.2. The ARB representatives will review the following items as approved in the construction plans, including conditions specified by the ARB and changes submitted by the applicant and approved by the ARB:
- 14.2.1. All aspects of construction.
- 14.2.2. Landscaping, site work and drainage, driveway and sidewalks.
- 14.2.3. Road damage.
- 14.2.4. Adjacent site damage.
- 14.2.5. Compliance with ARB planning standards (Section III).
- 14.2.6. Compliance with MLCCEHOA, Inc. CC&Rs and Community Standards.
14.3. Upon approval of completion, the MLCCEHOA, Inc. general manager will provide written notice of completion and authorize occupancy. The property owner will then be released from the Completion/Compliance Assurance instrument associated with the project. Assurance and road deposits held by the association for this project will be refunded, less any deductions that may have been assessed.
14.4. Should the project not pass final inspection, the ARB will provide the property owner a written list of the reasons to be signed by the owner and an ARB representative. The following will then apply:
- 14.4.1 The owner will have thirty (30) calendar days to make any required alterations to the property.
- 14.4.2. It is up to the property owner to schedule with the ARB any necessary follow-up inspections.
- 14.4.3. All properties must pass inspection not later than eighteen (18) months from the date construction began. (See also Section III, para 4.9)
- 14.4.4. No more than 2 follow-up inspections will be granted.
- 14.4.5. If the property does not pass inspection (or follow-up inspection) within the eighteen (18) month period, the property owner shall forfeit the Completion/Compliance Assurance deposit to the benefit of MLCCEHOA, Inc. The Meadow Lake HOA Board of Directors may grant extensions when the reason(s) for not passing inspection is deemed beyond the property owner’s control. [NOTE: This forfeiture does not satisfy any requirements for completion and compliance with the approved plans or MLCCE governing documents nor be used to repair any project deficiencies. The property owner will still be subject to fines and penalties if the owner continues to not satisfy the requirements.]
- 1.4.5. No Waiver. The approval by the ARB of any plans, drawings, or specifications for any work done or proposed, or in connection with any other matter requiring the approval of the ARB under the Design Standards or the CC&R’s, including a waiver by the ARB shall not be deemed to constitute a waiver of any right to withhold approval as to any similar plan, drawing, specification, or matter whenever 13 subsequently or additionally submitted for approval.
- 1.14.6. Right to Waiver. The ARB reserves the right to waive or vary any of the procedures or standards set forth herein.
15. Fines and Penalties. See Appendix X, Fines and Penalties.
III. PLANNING STANDARDS
1. Site Development Standards.
1.1. Site Coverage. Each lot shall be subject to the following maximum site use limitations: [NOTE: 1.1.1. and 1.1.2. calculations must be shown on the site plan.]
- 1.1.1. Single family lots, multi-family lots: maximum building footprint: .45 (45%) of total lot square footage.
- 1.1.2. Maximum coverage with impervious materials: .65 (65%) of total lot square footage (impervious materials are defined as pavement, sidewalks, decks, patios, and building footprint).
- 1.1.3. Minimum footprint size of any residential structure shall be 1800 square feet in CR-3 Zoning, and 1,400 square feet in CR-4 Zoning, with no more than 600 square feet allocated to garage space. Any size Mountain Watch Phase I residence may be approved by the ARB if, in its opinion, the design would not result in a residence, which would be out of character with the other residences in the subdivision.
1.2. Building Setbacks. All setback measurements are to be made from the line of the lot foundation (exception: “Z” lots wherein the setback is to the line of the eaves overhang; see Appendix E). Living space shall not cantilever over the foundation into the setback.
- 1.2.1. Single family residential R lot setbacks are at least twenty feet (20′) from the front line of the lot; twenty feet (20′) back from the back line of the lot; and fifteen feet (15′) from the side lines of the lot.
- 1.2.2. Multi-unit lot setbacks are at least thirty-five feet (35′) from the front line of the lot; ten feet (10′) from the back line of the lot; and fifteen feet (15’) from the side lines of the lot.
- 1.2.3. D-lot (Whisper Village) unit setbacks are at least twenty feet (20′) from the front line of the lot; ten feet (10′) from the back lines of the lot; and eight feet (8′) from the side line of the lot.
- 1.2.4. Mountain Watch Phase I Single Family residential lot setbacks are at least twenty-five feet (25′) from the front line of the lot; twenty feet (20′) from the back lines of the lot; five feet (5′) from each side line of the lot, and if a corner lot the corner side setback is fifteen feet (15’).
- 1.2.5. Only stairs, balconies, decks, patios and sidewalks that are less than 24″ above ground level are permitted to encroach up to 30% into setback dimension.
- 1.2.6. Stair balconies and decks located 24″ above ground level or higher are prohibited from encroachment into the setback dimension.
- 1.2.7. Driveways and walkways require a minimum setback from lot lines of three feet (3′) within the 20′ setback (except “Z” lots as cited below).
- 1.2.8. Zero-lot line setbacks are at least 20′ from the front line of the lot; 10′ from the back line of the lot; no setback from the designated zero lot-line boundary; and 10′ from the other or remaining side line of the lot.
- 1.2.9. Z-lot – Special Guidelines: Construction on “Z” Lots. (See Appendix E)
- 1.2.10. S-lot – Special Guidelines: Construction at the Ridge (See Appendix F)
1.3. Driveways and Off-Street Parking. Driveways, walkways and other approaches to buildings must appear aesthetically acceptable to the ARB. All residents shall have a minimum of two off-street parking spaces.
- 1.3.1. One of the parking spaces must be enclosed within a garage.
- 1.3.2. All driveways and parking areas will be hard surfaced with asphalt, concrete, paver stones, or other similar materials consistent with other neighborhood driveways.
- 1.3.3. All driveway and parking areas will be designed to minimize disturbance on the lot and adjacent properties.
- 1.3.4. Driveway widths shall be limited as much as possible where they intersect the street. The desired width at the street is 24 feet (24′).
- 220.127.116.11. Special Guidelines for Construction at the Ridge. See Appendix F.
- 18.104.22.168. Special Guidelines for Construction at Mountain Watch Phase I. See Appendix H.
- 1.3.5. Driveways that intersect the street in more than one location are discouraged.
- 1.3.6. Driveway grade should not exceed 15%.
- 1.3.7. All site plans submitted for review must detail for culverts at each driveway access crossing roadside ditches.
1.4. Grading and Drainage. Building a home on a site will cause changes to grade and drainage. Structures, driveways, and other elements should be incorporated to minimize disturbance to natural terrain.
- 1.4.1. Grading must prevent additional water from draining to adjacent lots.
- 1.4.2. Cut and fills must feather out for a natural appearance.
- 1.4.3. Retaining walls should hide stepped foundation exposure.
- 1.4.4. Temporary erosion control devices must be used to protect neighboring properties from erosion and runoff during the construction period.
- 1.4.5. Owners may not undertake any activity which will materially affect the contours or appearance of grades or drainage without written ARB approval.
- 1.4.6. A grading and drainage plan is required with the construction plan. It should include natural drainage, storm water drainage, road swale drainage, and any other water drainage issue that may exist for the lot or neighboring properties.
- 1.4.7. It is the responsibility of the owner/developer to design structures so that water drainage or water table changes do not impact structures of adjacent properties. To mitigate for such occurrences, avoiding subterranean structures and/or incorporating special water removal systems may be necessary. Direct drainage questions to the HOA General Manager.
- 1.4.8. High Water Mitigation. For new construction and major renovation projects, building sites subject to high sub-surface water or surface water emanating from natural causes, structure and landscape plans must mitigate to preclude damage.
1.5. Outbuildings and Accessory Structures. Only one building may be constructed on a residential lot. Not permitted are the following structures:
- 1.5.1. Detached garages.
- 22.214.171.124. Exception: Mountain Watch Phase I detached garages are Permitted but must be constructed within the building envelope setbacks as specified in Section III, para. 1.2.4.
- 126.96.36.199. Mountain Watch Phase I detached garages will have a Maximum height of 20’ and may not have any exterior stairs constructed to access any living space built in the attic of the garage.
- 1.5.2. Separate apartments.
- 1.5.3. Tree houses and permanent structure children’s playhouses.
- 1.5.4. Garden or storage structures.
- 1.5.5. Exception: R lot gazebos and hot tub rooms where appropriate.
2. Architectural Standards.
2.1. Architectural Design Theme. The architectural theme for the Meadow Lake community reflects the thoughtful integration of structures with the forest and mountain environments. In general, low profile structures which are integrated with the natural terrain and vegetation are encouraged. The use of wood, stone, and earth tone finishes contribute to this theme. There are special requirements for residential construction at The Ridge home sites. (See Appendix F.)
- 2.1.1. Designs that create structures with attractive sides of high quality are preferred.
- 2.1.2. Buildings should include various offsets and projections in all walls giving architectural relief.
- 2.1.3. Wall masses that have some architectural relief in either projections or indentations are favored.
- 188.8.131.52. Each Residence must be composed of multiple masses with each mass distinguished by a minimum vertical and horizontal offset of two (2) feet.
- 184.108.40.206. At least two distinct masses, with a maximum of 35’ dimension along any given wall plain, must be visible on each building elevation and the size of each must be in proportion to the overall scale of the residence.
- 2.1.4. Exterior materials, finishes and design should accommodate Montana’s extreme weather patterns.
2.2. Roofs. Roofs are an important design element that can contribute to the overall appearance of the structure. They may include:
- 2.2.1. Material of architectural style shingles, concrete tiles, or composites.
- 2.2.2. Metal roofing as an accent. (Note: The ARB may approve Mountain Watch Phase I metal roofing materials with non-glossy finish
- 2.2.3. Roof slopes between 4:12 and 12:12 pitch. Roof pitches lower than 4:12 or higher than 12:12 may be approved to complement architectural design.
- 2.2.4. Gable style or hip style 2.2.5. Overhangs a minimum of twelve inches (12″).
- 220.127.116.11. Overhangs. Special Guidelines at the Ridge. (See Appendix F.)
- 2.2.6. Overhangs that do not extend more than twenty-four (24″) into a setback.
- 2.2.7. NOT PERMITTED: Reflective materials. 16
- 2.2.8. NOT PERMITTED: Flat roof, geodesic, or barn style roofs.
2.3. Exterior Materials. Exterior material must conform to the overall structure as well as that of the adjoining neighborhood design. There must be multiple textures to each elevation. These textures may include:
- 2.3.1. Wood or wood-like siding with accent material such as stone, stucco, brick or log.
- 2.3.2. Accent material that is no more than 49% of total wall area per elevation.
- 2.3.3. Multiple materials, styles and finishes that break-up the building form and prevent a plain appearance.
- 2.3.4. Stone work that penetrates the ground plane so as not to appear as veneer.
- 2.3.5. Accents that end at inside corners, if possible.
- 2.3.6. Finished walk-out basement exterior walls when these walls are an extension of main structure.
- 2.3.7. Exposed foundation not exceeding eight inches (8″).
- 2.3.8. NOT PERMITTED: Full log homes or homes with vinyl siding
- 2.3.9. Special Guidelines at the Ridge: See Appendix F.
- 2.3.10.Special Guidelines for Mountain Watch Phase I: (See Appendix H.)
2.4. Colors. Exterior colors should consist of the following ranges (for example: brown to include rusts, sepias, sands, tans and buffs, and certain olive and gray tones).
- 2.4.1. Trim or accents may include other more prominent colors.
- 2.4.2. Multiple colors that complement each other and accent materials contributing to the aesthetic appeal of the structure are preferred.
- 2.4.3. Galvanized or metal accessories (i.e., fireplace terminations or vents) must be painted or enclosed to minimize appearance.
- 2.4.4. Building accents, vents, gutters, porches, railings, decks and exterior stairways must harmonize in color with other structure finishes.
- 2.4.5. NOT PERMITTED: Reflective colors.
- 2.5. Building Heights. The recommended maximum height for single family structures is thirty-five (35) feet. Deviation from this standard may be considered by the ARB.
2.6. Foundations. Exposed sonotube and concrete must be minimized on all elevations.
- 2.6.1. Concrete foundations exposed more than 8 ” above grade must have an architectural finish (texture, pattern, and/ or metal cladding).
- 2.6.2. Foundation steps down a hill should use retaining wall to maintain a maximum foundation exposure of eight inches (8″).
- 2.6.3. Retaining walls must not reveal unfinished exposed foundation concrete of more than eight inches (8″).
2.7. Lighting. Landscape lighting and exterior home lighting must only serve the functional requirements of safety, security, identification, and illumination of architectural features. All exterior lighting must be installed in aesthetically acceptable locations, and no exterior lighting should exceed 175 watts per lamp. Colored lights will not be allowed for exterior lighting.
- 2.7.1. A light structure should consist of a low-profile design of wood, stone or aesthetically appropriate metal material.
- 2.7.2. Down-lighting is desired.
- 2.7.3. Light standards should be separated sufficiently to create isolated “pools of light” on the pavement, rather than a continuous, saturated condition.
- 2.7.4. Home address numbers should be lit during dark hours to accommodate 17 emergency responders.
- 2.7.5. Meadow Lake requires all residences and buildings to have curbside lighting on a light post. Specifications include:
- 18.104.22.168. Post height: minimum sixty inches (60″).
- 22.214.171.124. Location: beside driveway, at property line, near road.
- 126.96.36.199. Power: permanent and controlled by photo cell, maintained by owner.
- 188.8.131.52. Light bulbs: once installed, are replaced by MLCCEHOA, Inc.
- 2.7.6 Lights on motion detectors for the purpose of security illumination are allowed. These lights shall not illuminate adjacent properties, and shall only stay lit for a maximum of 5 continuous minutes. Security lights of any type or location must still meet the requirements of shielding the light sources. The light sources should not be visible from neighboring property. If problems with these lights occur, the ARB reserves the right to demand that the fixtures be disconnected. Care must be taken to avoid setting off the motion detector by the motion of vegetation, and the movement of wildlife. Generally, the motion detector’s range should be limited to the Building Envelope area. These lights will not be allowed to operate for the purpose of general illumination.
- 2.7.7 Special Guidelines at the Ridge: See Appendix F.
2.8. Satellite Dishes and Antennas. Cable service is preferred over a technology requiring satellite dishes. Antennas are not authorized. Specifications for the satellite dish user require a meeting between the MLCCEHOA, Inc. general manager and the installer, as well as the following requirements:
- 2.8.1. Dish size: may not exceed twenty inches (20″) in diameter.
- 2.8.2. Location: least obtrusive location from public view; must receive ARB approval before installation.
- 2.8.3. Dish wiring: hidden from view or installed inside wall.
- 2.8.4. Dormant Dishes will be removed within 30 days of contract end/use.
2.9. Mechanical Equipment and Utilities Boxes. The visibility from curbside of exterior mechanical equipment and utility meters must be minimized according to the following guidelines:
2.9.1. Utilities boxes must be screened, structurally hidden from view, or hidden by landscaping, and painted to match siding or trim. 2.9.2. It is preferred that AC units and generators be screened with fence or landscaping.
2.10. Solar Applications. The use of passive and active solar designs should not create any adverse visual impact upon any portion of the community. All designs require review by the ARB before plan approval.
2.11. Fences. Fences must be minimized.
2.11.1. It is preferred that fences complement the house design, that fences not enclose the perimeter of the lot, and that fences not run along the golf course boundary. 2.11.2. Driveway gates are not permitted.
2.12. Dog Runs. Applicants with canine pets should consider incorporating a dog run in the design plan for their home. Use the following guidelines in the design:
- 2.12.1. Incorporate a dog run in the structural design.
- 2.12.2. Conceal the dog run from curbside, neighbor structures, and golf course view. 2.12.3. Use house structure, fencing and landscaping to conceal the dog run.
- 2.12.4. Include utility service (water, lighting) in design for pet care and dog run maintenance.
2.13. Signage and Street Numbers.
- 2.13.1. Townhouse/condominium identification signs should be located at primary entrances consistent with the general character of the project.
- 2.13.2. For houses, the location of street number designations and associated lighting are required and should be identified in the architectural or landscape design.
- 2.13.3. Mountain Watch Phase I: See Appendix H.
2.14. Storage Tanks. All private fuel tanks, water tanks, or similar storage facilities shall be shielded from view from adjacent lots, streets or common areas by walls, structures, landscape or shall be located underground with all visible projections screened from view by adjacent lots, streets and common areas.
2.15. Mountain Watch Phase I Garages, Decks, Foundations, Etc. See Appendix H.
- 2.16.1. Awnings may be retractable or fixed and require ARB approval
- 2.16.2. Awning overhang colors must complement the Residence exterior.
3. Landscape Standards.
- 3.1.1. The formal landscape treatment on all lots should provide a suitable setting for the home and neighboring properties. Low maintenance landscaping is acceptable when done appropriately. Please note that “low” maintenance is not “no” maintenance. Normal maintenance requirements should be considered when designing a landscape plan. Irrigation is recommended in all areas. Landscaping should have many varying elements to create a full and interesting appearance, and should not appear sparse or plain.
- 3.1.2. The Meadow Lake Golf Course is an important asset to our community. Maintaining tree lined fairways, natural transitions from the golf course to home owner lots, a positive aesthetic view from the golf course, and a weed free environment are important factors in a landscape plan. Lots that border the golf course will receive higher scrutiny in their landscape plan. One consideration is the limited removal of trees for maintaining a more natural appearance and providing added protection from errant golf shots.
- 3.1.3. Mountain Watch, Phase I. (See Appendix H)
3.2. Roadway View. The landscape design should attend to the roadway view of the site. In particular:
- 3.2.1. Front yards and yards along roadways should be fully landscaped with formal treatments.
- 3.2.2. Front yard ground cover should consist of no more than 70% of one covering element.
- 3.2.3. If 70% of front yard is more than 2000 square feet, then that area will include varying materials to prevent a sparse or plain appearance.
- 3.2.4. Formal bedding area should border the structure.
- 3.2.5. Front yard landscaping treatment must extend to the edge of the roadway to include the roadside swale or parkway and should be consistent and compatible with surrounding areas and lots.
- 3.2.6. Road swales should be landscaped in rock to aid water drainage and allow for snow berms.
- 3.2.7. Bedding areas must use ground cloth to prevent weed growth.
- 3.2.8. Use landscape elements to hide or break up large home elevations.
- 3.2.9. Use landscape elements to hide utility boxes.
- 3.2.10. Match or merge landscape edges along adjacent lots where possible.
- 3.2.11. Landscaping should look aesthetically pleasing upon completion and not require growth time to achieve that look.
3.3. Formal Landscape Treatment. A formal landscape treatment may include:
- 3.3.1. Areas of turf-grass lawn (bluegrass or turf type tall fescue)
- 3.3.2. Well-designed beds of deciduous and evergreen shrubs.
- 3.3.3. Perennial ground covers and/or annual flowers.
- 3.3.4. Landscape edging and mulch.
- 3.3.5. Deciduous shade and ornamental trees.
- 3.3.6. Evergreen trees.
- 3.3.7. Underground automatic sprinkler system serving formal landscape areas.
3.4. Native Area Landscape Alternative.
- 3.4.1. A native area is a portion of the lot protected from disturbance during construction and left to remain in a natural condition. Native areas are representative of natural plant communities typical in northwest Montana. For example, the back portion of steep lots and areas adjacent to existing native open space areas along with lot-to-lot buffers are appropriate for native area landscape treatment. It is recommended that landscape treatments be discussed and explored with the ARB at the preliminary meeting prior to initial site planning.
- 3.4.2. Wildflower areas should be minimized in front yard or street side yard locations. Wildflower areas should receive sufficient irrigation to promote plant growth and flowering and to compete with weed species. Wildflower areas should be mowed once each fall to aid in seed dispersal, control weeds, and improve winter appearance. Weeds should be controlled by spot application of herbicides or hand removal to limit the infestation and control spread. Native areas should receive regular maintenance to control weed infestations through proper application of herbicides or by hand removal.
- 3.4.3. Native plant areas may include: 184.108.40.206. Areas on street side locations (must be kept to a minimum).
- 220.127.116.11. Back portion of steep lots and areas adjacent to native open spaces.
- 18.104.22.168. Border edging must be used to separate natural from formal areas and prevent over growth into formal areas.
- 22.214.171.124. Re-vegetating a native area requires a combination of field grass, low hardy shrubs, organic mulch to fertilize growth, and trees.
- 126.96.36.199. Re-vegetated areas will require maintenance, weeding, and irrigation.
3.5. Landscape Grading and Drainage. Landscape grading will blend to natural terrain, neighbor properties and structures.
- 3.5.1. A varied, rolling terrain is preferred.
- 3.5.2. Where appropriate, a drainage swale along the road is required.
- 3.5.3. If necessary, install a draining culvert under driveway to maintain flow in the drainage swale.
- 3.5.4. Maintain drain slope away from the home.
- 3.5.5. Gutter down spouts should drain away from the house and be five feet (5′) in length at ground level.
- 3.5.6. Perimeter drainage around the foundation base is recommended to help keep crawlspace or basement dry.
- 3.5.7. Maintain or control natural drainage to prevent damage to neighboring properties.
- 3.5.8. Consider snow plowing and snow storage along driveways and roadways in landscape design.
3.6. Retaining Walls. Use retaining walls when ground slope is inappropriate or to improve the appearance of the home and landscaping.
- 3.6.1. Retaining walls may hide stepped foundation and allow for terrace slopes.
- 3.6.2. Use material natural in appearance when constructing a retaining wall (i.e., stone or Allan block).
- 3.6.3. Indicate material, size, height and location of retaining wall on landscape plans.
- 3.6.4. Not Permitted: cinder blocks, exposed concrete, railway ties, logs and treated timbers.
3.7. Man Made Elements. Man-made elements, including bird baths, sculptures, play equipment, flag poles, flags, water features, and similar apparatus are subject to review by the ARB. Generally, man-made elements should blend with and compliment the natural landscape or be of a material that is compatible with the materials of the structure. Indicate location of features in the landscape plan.
3.8 Special Guidelines for Meadow Lake North Construction. (See Appendix G.)
3.9 Special Guidelines for Mountain Watch Phase I Construction. (See Appendix H.)
3.10. Special Guidelines for Construction at The Ridge. (See Appendix F.)
4. Construction Activity Regulations.
4.1 Purpose. To protect the natural landscape of each lot and the living environment on the neighboring properties during any construction activities, the regulations below will be enforced during the construction phase. These regulations are a part of the construction contract document specifications for each residence or other improvements on a lot. All owners, builders and other persons involved in such projects are bound by these regulations. Any violation by such persons will be deemed to be a violation by the owner of the lot or residence on which the construction activity is occurring.
4.2. Construction Trailers, Portable Field Offices, Etc. Construction trailers are to be used only as offices and tool storage. Sleeping on the property is not permitted.
4.3. Debris and Trash Removal. Owners and builders shall provide adequate facilities for trash storage and removal. Trash and debris must be removed from each construction site on a regular basis to a dumping site located off Meadow Lake resort.
- 4.3.1. Lightweight material, packaging, and other items, shall be covered, stored, or weighted down to prevent the wind from blowing materials off the construction site.
- 4.3.2. Owners and builders are prohibited from dumping or burning trash anywhere on the lot or resort.
- 4.3.3. Project personnel are not permitted to dispose of trash or debris in any refuse container located on the resort that is not specifically designated for the construction project.
- 4.3.4. Project managers must keep the site neat and properly policed to prevent it from becoming a public eyesore or impacting other lots and open space.
- 4.3.5. Owners and builders are required to keep clean the public streets that are impacted by the work site (this includes mud and other debris).
- 4.3.7. Contractors may be fined if their workers or other persons associated with the project are found littering anywhere on Meadow Lake resort. [NOTE: Owners and project managers should notify all construction personnel of this provision.]
4.4. Sanitary Facilities. Each project must include adequate on-site sanitary facilities for construction workers. Portable toilets or similar temporary toilet facilities must be located only on the site itself or in areas approved by the MLCCEHOA, Inc. general manager. These facilities must be serviced frequently for sanitary reasons.
4.5. Vehicles and Parking Areas. There is no overnight parking on the public/private roads or bike paths at Meadow Lake resort. Construction crews may not park on, or otherwise use, other lots, open space, or sidewalks. No vehicle should have maintenance work done on any resort site other than in the case of emergencies. Construction vehicles necessary for the project should be parked out of the normal flow of the road systems within the community.
4.6. Conservation of Landscape Material. Owners and builders are advised that lots and open spaces may contain valuable native plants and other natural landscaping materials that should be protected during construction, including topsoil, rock outcroppings, boulders, and plant materials.
4.7. Restoration or Repair of Other Property. Damaging, scarring, disturbing or littering developed properties, open space, undeveloped lots, roads, sidewalks, driveways, and/or other improvements is prohibited. If such damage occurs, repair and restoration must be prompt and done at the expense of the person causing the damage, the builder, or the owner of the construction site. Upon completion of construction, each owner and builder shall ensure the construction site is clean and all property repaired. This includes, but not limited to, restoring grades, reseeding, planting shrubs and trees, repair of streets, driveways, pathways, drains, sidewalks, culverts, ditches, signs, lighting, fencing, and/or other improvements or utilities.
4.8. Construction Access.
- 4.8.1. The only approved construction access to a work site during the time a residence or other improvements are built is the approved driveway for the project unless the MLCCE HOA general manager approves an alternative access point.
- 4.8.2. Construction vehicles serving Mountain Watch Phase I will enter and exit the resort using Meadow Lake Drive, or Turnberry Terrace unless otherwise directed by the general manager. Contractors for projects located at the resort other than Mountain Watch Phase I and Saint Andrews Drive East should consult the general manager for an assigned entry/exit route for construction vehicles through the resort. (See Appendix C).
4.9. Length of Construction Time. Approval for construction of a home is given on the condition that the exterior of the home will be completed within twelve (12) months of construction start. All construction, once started, must be completed with due diligence. No construction proposal forecasting a project of more than twelve (12) months may commence without prior written approval by the ARB. In the absence of such approval, failure to complete construction within twelve (12) months will constitute a violation of these regulations. Landscaping must be completed within eighteen (18) months of the construction start date, or by June 30 (weather permitting) if the scheduled completion deadline falls during the winter months.
4.10. Fire Extinguishers. All construction sites must have a ten (10) pound ABC fire extinguisher. Under no circumstances may access to any fire hydrant located on the resort be blocked.
4.11. Pets. Construction workers are not permitted to allow pets to run free on the site or be a nuisance in any way. Animal waste must be removed daily. (NOTE: The owner must advise the contractor of this requirement prior to commencement of construction.)
4.12. Ownership Responsibilities. All owners are responsible for the conduct and behavior of their agents, representatives, builders, contractors, and subcontractors in the Meadow Lake Resort community.
4.13. Construction Hours.
- 4.13.1. Site development and exterior construction activity is limited to the hours between 8:00 AM and 7:00 PM, Monday through Friday, and from 9:00 AM until 5:00 PM on weekends and holidays. (NOTE: The MLCCEHOA Inc. general manager may grant exceptions to this rule.)
- 4.13.2. When the building is dried-in and closed-up, interior construction activity inside the structure is not limited.
4.14. Dust and Noise Control. The contractor shall be responsible for controlling dust and noise emanating from the construction site. Though construction work is of its nature noisy, unnecessary noise must be controlled. Radios with loud sound are not permitted. Noise will be judged from the lot line.
4.15. Construction Sign. One construction sign is required during construction. (NOTE: Meadow Lake does not permit any signage indicating a property is for sale.) The construction sign must be removed once construction is completed (this might occur before the MLCCEHOA, Inc. general manager issues a written notice of completion to the owner).
- 4.15.1. The construction sign MUST provide the following information:
- 188.8.131.52. Contact phone number for project.
- 184.108.40.206. Name of person to contact in an emergency.
- 220.127.116.11. Street address of building site/location.
- 4.15.2. A construction sign MAY also include the following:
- 18.104.22.168. Name of builder/contractor.
- 22.214.171.124. Builder’s business location and contact information.
- 4.15.3. Sign construction requirements:
- 126.96.36.199. Made of weather proof material.
- 188.8.131.52. Size not to exceed 60″ x 48″.
- 184.108.40.206. Golf course presentation not permitted.
IV. GENERAL POLICIES
1. Responsible Agent. All owners are responsible for the conduct and behavior of their agents, representatives, builders, contractors, subcontractors, and associated employees while they are in the Meadow Lake community. All personnel associated with an approved project are bound by the guidelines and regulations contained in this document as they might apply. The property owner will provide MLCCE HOA an address and phone number where the owner can be reached when not in residence at Meadow Lake.
2. Fines and Penalties.
- 2.1. Should an owner, owner agents, contractors, or subcontractors be found in noncompliance with any ARB regulatory requirements at any time, the homeowner shall receive verbal or written notice from the MLCCEHOA, Inc. general manager of such non-compliance. For each issue, the owner will have seven (7) days to correct the problem (problems relating to garbage cans, litter, trailers, pets, and parking must be corrected within 24 hours of notice). Fines and penalties during construction will follow the policies found in Appendix X.
- 2.2. Homeowners who undertake a change to their property without obtaining ARB approval, shall immediately be found in non-compliance and subject to a fine up to $1,500 or the direct costs to MLCCEHOA, Inc. incurred as a result of the enforcement of the non-compliance, whichever is greater. Direct costs include but are not limited to staff time, outside consultants, contractors, legal fees, and any other reasonably incurred expenses. In addition, the ARB may assess a $50 per day non-compliance fine until the issue of non-compliance is corrected.
- 2.3. Fines are due and payable at time imposed. Any unpaid fines at the end of a project will be recovered by lien against the property or deducted from the Road Protection or Completion/Compliance Assurance deposits.
3. Appeals. Any applicant may appeal in writing or in person an issue of non-compliance, deadlines, policies, fines, penalties, or regulation. Appeals may be submitted to the MLCCEHOA, Inc. general manager for consideration by the ARB. The HOA’s board of directors may consider all subsequent appeals. Waivers may be granted should delays in construction occur or problems arise due to weather or other extenuating circumstances beyond the property owner’s control.
A. Application for Design Review
B. Plan Submittal Requirements – New Construction
C. Construction Regulations – Short List
D. Explanation of Fees and Deposits
E. Special Guidelines: Construction on “Z” Lots
F. Special Guidelines: Construction at the Ridge
G. Special Guidelines: Construction at Meadow Lake North
H. Special Guidelines: Construction at Mountain Watch, Phase I
I. Meadow Lake Utility Connection Information
J. Special Guidelines: Construction of Commercial Property
X. Fines and Penalties
Z. Summary of Amendments
A Meadow Lake Architectural Review Board
APPLICATION FOR DESIGN REVIEW
PLAN SUBMITTAL REQUIREMENTS – NEW CONSTRUCTION
1. General. The following documents and information are to be submitted for New Construction Design Review.
- 1.1. Completed and signed Application for Design Review form – Appendix A
- 1.2. Application fee – $500
- 1.3. Site Plan (Scale 1” = 10’) (one set and 1 electronic PDF) 1.3.1 Location, Lot #, Street Address
- 1.3.2 North Arrow
- 1.3.3 Site Use Calculations (in sq. ft., to include calculations for total site area, building footprint area, and impervious materials area.
- 1.3.4 Required Setbacks (Section III, 1.2.)
- 1.3.5 Building location, (include any decks, walks, etc.) and the location of all other major structures.1
- 1.3.6 Building Envelope Area of the lot, and parking areas
- 1.3.7 Driveway, sidewalk, and patio material used
- 1.3.8 A Topographical survey is required on lots that have elevation variation of more than 2 feet inside the building envelope. The survey must show the building envelope, lot boundaries, and indicate elevations at lot corners at a scale standard in the industry for similar projects.
- 1.3.9 Utility connections from point of origin to structure (include water, sewer, gas, phone, electric, cable and meter locations on building).
- 1.3.10 Finished floor elevations, including garage
- 1.3.11 Drainage diagram, show site drainage patterns after construction.
- 1.3.12. Defensible Space Plan.
- 1.3.13. Structure and landscape plans mitigating for natural high surface and sub-surface water conditions.
2. Landscaping Plan (One set and 1 electronic PDF)
The landscape plan should encompass the entire lot. The plan should include the following:
- 2.1. A scale diagram (1″ = 10′ Scale) of lot and home, driveway, patio, etc.
- 2.2. Location of all plantings
- 2.3. Bedding area locations and materials to be used
- 2.4. Ground cover materials
- 2.5. Retaining wall location and materials and estimated height
- 2.6. Irrigation information
- 2.7. A listing of all plantings including species, quantity and size being used
- 2.8. Location of existing trees that will not be disturbed
- 2.9. Other landscaping features, i.e. boulders, etc.
- 2.10. Driveway streetlight location and other landscape lighting
- 2.11. Landscape lighting
- 2.12. Defensible space plan for wildfires
- 2.13. Rock address sign
3. Architectural Plan (One set and 1 electronic PDF)
Architectural plans must illustrate or provide information for the following:
3.1. Dimensioned floor plans, all floors (1/4″ = 1′ -0” Scale)
3.2. All overhangs and roofs as dashed lines
3.3. Gross square footages per floor (Living space, garage).
3.4. Foundation Plan (1/4″ = 1′ -0” Scale) 3.5. Roof Plan (1/8″ = 1′ -0” Scale) 3.6. Gutter and Drainage Plan.
3.7. Building Elevations
- 3.7.1 Material and color schedules, noted on one elevation
- 3.7.2 Existing and Proposed grade lines
- 3.7.3 Building height
- 3.7.4 Exterior lighting on building
- 3.7.5 Location of street numbers on building or sign rock.
3.8. Hand drawn changes to plans are discouraged, and if present will require the dated signature on the plan of an ARB member and the project manager.
4. Exterior Materials Display Board Set the following items on a 18″ x 24″ display board
4.1. Front elevation on 11″ x 18″ colored in finish color
4.2. Exterior materials finished with proposed finishes and including all forms of siding, trim, fascia, soffit, rock or any other siding accent.
4.3. Pictures of garage door, front door, exterior lighting fixtures, window colors, and address rock if used.
4.4. Deck and deck railing materials and pictures of roof material
5. Completed Review Checklist (Included in New Construction Packet)
6. On-Site Construction Review After plan approval, the following are required:
6.1. String line identifying all property boundaries and corners
6.2. String line the house and driveway locations
6.3. Identify all trees outside the house location designated for removal
6.4. Clearly identify on a stake the first-floor grade height
6.5. Fees and Applicable Deposits (See Section II, Paragraph 3.2 and Appendix D)
7. Construction may begin upon approval of all items as documented in approval letter from General Manager
CONSTRUCTION REGULATIONS – SHORT LIST
Owners shall advise building contractors and subcontractors of these regulations and post them on site.
1. Purpose To assure that the natural landscape of each lot is not damaged and that the living environment on neighboring properties is not compromised during any construction activities, the following construction regulations will be enforced during the construction. These regulations are a part of the construction contract document specifications for each residence or other improvements on a lot and all builders, owners, and any other persons will be bound by these regulations. Any violation by a builder or subcontractor shall be deemed to be a violation by the owner of the lot.
2. Construction Trailers, Portable Field Offices, etc. Construction trailers are for day use only as offices and tool storage. They will be located on the construction lot
3. Debris and Trash Removal Owners and builders shall provide adequate trash storage and debris removal on a regular basis by a vehicle covered with a tarp. Owners and builders are prohibited from dumping, burying, and burning of trash. The construction site must be kept neat at all times. Debris or mud on public streets affected by any site must be promptly removed. Damage to curb, gutter or sidewalks must be repaired at owner expense.
4. Sanitary Facilities Each owner and builder shall be responsible for providing adequate sanitary facilities for construction workers. Portable facilities must be located only on the site itself or in areas approved by the ARB.
5. Vehicles and Parking Areas No mechanical repairs or overnight parking on public/private roads in MLR. Construction crews will not park on other lots without owner approval, open space, sidewalks. They must park out of the normal traffic flow.
6. Speed Limits The posted speed limit in Meadow Lake is15 mph.
7. Conservation of Landscape Material see Design and Construction Standards (Section III, para 4.6)
8. Restoration or Repair of Other Property Owners and builders shall clean, repair and restore all public/private property which is damaged, scared, disturbed, or left untidy as required by the ARB.
9. Construction Access Construction access is only by the approved driveway during the time a residence or other improvements are being built unless the ARB approves an alternative access point.
10. Fire Extinguishers All construction sites shall have a l0-pound ABC fire extinguisher and provisions should be made not to block fire hydrants.
11. Pets Construction workers are not permitted to let pets run free on the site or cause any nuisance.
12. Ownership Responsibility All owners will be responsible for the conduct and behavior of their agents, representatives, builders, contractors, and subcontractors in the MLR community.
13. Construction Hours Site development and exterior construction activity will be limited to 8:00am7:00pm Monday through Friday and from 9:00am-5:00pm on weekends and holidays.
14. Dust and Noise Control Contractor is responsible for controlling dust and noise from the construction site (judge from the lot line). Loud radios with sound extending beyond the project lot line will not be tolerated.
15. Construction Sign One construction sign is required during construction and must be removed once construction is completed.
16. Access Routes to the Resort Enter and exit routes for Mountain Watch Phase I is Meadow Lake Drive, or Turnberry Terrace; for all other sites use St. Andrews Drive East (including Oakmont Lane for Whisper Village).
Fines may be levied for violations of regulations.
EXPLANATION OF FEES AND DEPOSITS
1. Road Protection, Regulation and Compliance
1.1 As part of “post approval requirements” to insure Meadow Lake roads are returned to original condition, construction regulations were followed, and fines paid, the property owner is required to provide a deposit of $1,500.
1.2 After completion of construction, the ARB will review for road damage and require repair if necessary before deposit return. Road cuts or damage to curb, gutter, or sidewalk must be repaired at owner expense or receive a notice of non-compliance. If the road damage is not repaired, the deposit will be used to complete repair. Additional fines may be required if substantial damages exist.
1.3 Fines incurred during the construction process must be paid as specified in Appendix X Failure to pay the fines may result in use of this deposit to meet that obligation.
1.4 The deposit, or portion thereof, will be returned upon ARB approval of final completion.
2. Completion/Compliance Assurance
2.1. As part of “post approval requirements” to insure project completion on time and in compliance with all standards, the property owner is required to provide a financial instrument in the amount of $10,000 on new construction. This financial instrument is a commitment to project completion and compliance, including, but not limited to, landscaping, driveway, exterior building or any other improvement to the lot as defined in the approved plan.
2.2. Owners, builders, or contractors who have forfeited a Completion/Compliance Assurance Deposit, or any portion thereof, in conjunction with a previous construction project at Meadow Lake, must post a $50,000 surety bond favoring the MLCCE, Inc., HOA, that guarantees compliance with these Building Standards. The bond must be posted prior to start of construction and will be released upon completion of construction as approved by the ARB. (This requirement may be waived by the ARB after 5-years following the offending forfeiture.)
2.3. For multi-unit buildings, the amount of the financial instrument shall be $10,000 for the first unit and $5,000 for each additional unit.
2.4. At the property owner’s discretion, this financial instrument may be any one of the following in an amount appropriate for the project:
- 2.4.1. Bond.
- 2.4.2. Irrevocable Letter of Credit from a financial institution.
- 2.4.3. Cash deposit held in trust at an escrow company.
SPECIAL GUIDELINES: CONSTRUCTION ON “Z” LOTS
This document provides regulatory guidance and information for “Z” lots at Meadow Lake resort and is derived from “Z” lot deeds, MLCCE CC&Rs, MLCCEHOA, Inc. Building Standards, and general building codes. The guiding principle for the regulation is north property may have benefit use and enjoyment of property to the north wall of the south property even though it may cross the property line. However, for lots 52Z through 55Z, this principle is reversed favoring the south property.
The following considerations apply when building or renovating a “Z” lot structure:
- Home requires a minimum two-foot jog away from zero lot line in house design (see diagram).
- The edge of the roof and overhang may be built to zero property line.
- Vents (except for crawl space vents), utility boxes, mechanical unit AC should not be located on “Z” property line wall.
- Windows or other openings cannot be placed on “Z” line wall.
- Windows that do not face directly to “Z” lot line, but would allow view to the zero lot side (especially on second floor), are not permitted.
- Decks or patios built within 6′ of “Z” lot line corner of house must have a full privacy wall built the entire length of deck. The privacy wall may be an extension of the building using the same finishes as the siding of the home. It should be a minimum of 6′ tall.
- Extension of deck, patio along “Z” lot lines also require extension of privacy wall or adding a privacy wall or fence to protect the privacy of property to the north (see diagram).
- Fences extending beyond house or deck extension may jog back to property line (see diagram).
- North home may landscape, build decks and patio following requirements of MLCCEHOA, Inc. Building Standards. NOT ALLOWED: attachments (decks, railings, planters, etc.) to the north wall of the “Z” lot home.
- The privacy requirements are continued when building occurs next to an undeveloped “Z” lot property.
SPECIAL GUIDELINES: CONSTRUCTION AT THE RIDGE
There are special requirements for residential construction at The Ridge home sites. The purpose of these guidelines is to support having a higher quality appearance in this more visible location. Due to this “perched” location and surrounding roads, it is required all elevations of a home reflect higher standards. To achieve this, the following additional guidelines are added to the existing MLCCE HOA, Inc. Building Standards, Section III.
[NOTE: The four (4) elevations must have equally appealing architectural appearances. There should also be more architectural detailing to improve aesthetics. Use of architectural design and enhancements to break up large exterior walls is required.]
Section III, 1.2. Building Setbacks: Proposed structures for “S” lots (The Ridge) units are located fifteen feet (15′) back from the front line of lot; fifteen feet (15′) back from the back of line of lot; and ten feet (10′) back from the lot’s side lines.
Section III, 1.3. Driveways and Off-Street Parking: Driveway widths are limited to fifteen feet (15′) at intersection with the street. The driveway can gradually widen as it approaches a structure.
Section III, 2.2. Roofs: All roof dimensions should have a minimum overhang of 24″. Exception: secondary roof areas (dormers), or roof areas already under a 24″ over hang.
Section III, 2.3. Exterior Materials: Exterior siding material must have a natural wood appearance with a semi-transparent stain look. The use of cement composite or wood composite siding is allowed when finished with the semi-transparent stain look. Solid stain may be used on trim. Rock work as an accent is encouraged, but should not exceed 49% coverage of exterior walls. Accents should wrap outside wall corners, fully returning to the inside corners. Brick and stucco may have limited use as an accent. Logs are not allowed.
Section III, 2.7. Lighting: Exterior light fixtures are limited to a maximum of 60 watts per lamp. Meadow Lake requires the use of a curbside light on a post (usually by the driveway). “S” kits can have their choice of light fixtures to match their exterior decor. ARB has final approval of all exterior light fixtures.
Section III, 3. Landscape Standards: The Ridge home sites will require formal landscaping on all front yard and side yard areas. Only portions of back yard hillsides may be in “natural” state.
SPECIAL GUIDELINES: CONSTRUCTION AT MEADOW LAKE NORTH
The landscaping in the front of each home, between the home, and the adjoining street(s) of Meadow Lake North must be predominantly grass and irrigated by automatic sprinkler system. Lawns must be seeded or have sod laid. This landscaping must be completed no later than 30 days after completion of the home, weather permitting. Consult the MLCCE HOA, Inc. general manager should these requirements not be achievable for weather reasons.
SPECIAL GUIDELINES: CONSTRUCTION AT MOUNTAIN WATCH, PHASE 1
The building standards specified in the MLCCE HOA, Inc. Building Standards are applicable to all lot, residential and commercial construction occurring in the Mountain Watch Phase I Subdivision.
This Appendix H contains standards supplementing the MLCCE HOA, Inc. document and are specific to Mountain Watch Phase I building projects. (Note: For owners within the Mountain Watch Phase I Subdivision, should their subdivision’s CC&R guidelines/standards exceed those of MLCCE HOA, Inc., then their subdivision’s requirements will apply.)
Owners and developers of Mountain Watch Phase I are encouraged to consult the MLCCE HOA, Inc. general manager for guidance regarding these standards or submit an appeal to the association’s board of directors should circumstances warrant.
- Exterior Materials
- Building Heights
- Street Numbers
- Service Yard
- Landscape Treatment
- 1.1. Architectural metal cladding is permitted.
- 1.2 Masonry shall return around corners a minimum of 24”.
- 1.3. Faux or natural stone must conform to the natural shades of the area.
- 1.4. Structural brackets must visually carry exteriors.
- 2.1. Windows shall be made of painted or solid stained wood, clad in vinyl or metal, or be a higher-grade vinyl window package. All exposed aluminum sash and framing shall be approved anodized color painted or vinyl coated. Metal finishes on solariums and green houses are included in this category.
- 2.3. Glass shall be clear but may be smoked or tinted. Mirrored glass shall not be used.
3. Building Heights.
- 3.1. On single family structures, the recommended maximum height is measured 35’ from the highest point on any ridge, peak or corner of any structure, projected in a vertical line to the natural existing grade directly below. Roof projections like chimney flues may be allowed to penetrate maximum building height.
- 3.2. Retaining walls and other walls not directly supporting a Residence or Structure, except screen walls, shall not exceed 6 feet in height, measured from the lowest Natural Grade (measured on the outside of the wall) adjacent to the wall; use multiple walls not over 6 feet in height and incorporate a 6-foot separation between walls to be softened by landscaping.
- 3.3. Retaining walls, which directly support a Residence or Structure, will be considered part of the elevation and will therefore be included in the overall height restrictions as listed above and reviewed by the ARB accordingly.
- 3.4. The ARB intends to discourage, and has the right to prohibit, the construction of any Residence or Structure, which would appear excessive in height when viewed from the street, or other Lots anywhere in Mountain Watch Phase I. 3.5 Detached garages. See paragraph 6.
- 4.1. The foundation visually and structurally connects the building with the ground. It may appear as a platform or terrace upon which the house stands or as a built extension of the ground integrated with the house above.
- 4.2. On slopping grades, siding shall remain level, stepping down the slope in increments of 4’ or less.
5. Street Numbers.
- 5.1. Street number designation shall be displayed on a sign rock located at driveway entrance.
- 6.1. Every effort should be made to minimize the impact of the garage and garage door(s).
- 6.2. Detached garages will have a maximum height of 20’ and may not have any exterior stairs constructed to access any living space built in the attic of the garage.
- 6.3. All garage doors shall be single bay (maximum 10 feet wide 9 feet tall) type.
- 7.1. Front porches are encouraged on residential structures to allow interaction with the street. Porch railings are encouraged.
- 7.2. Porch screens and glazing are not permitted.
- 7.3. Porch supports shall be built of stone, masonry, concrete, or wood. Wood 36 columns shall be no less than 8”. Concrete columns must have an architectural finish (texture, pattern, and/ or metal cladding).
- 7.4. The balustrade and the space below porches shall be enclosed and/or finished to match the siding of the soffits.
- Decks, balconies, and terraces shall be designed to enhance the overall architecture of the building by creating variety, layering, and detail on exterior elevations.
- 9.1. Freestanding flagpoles are not allowed.
- 9.2. Displaying a single National or State flag is permitted if it is hung from a pole bracket mounted on the residence or if it is suspended from a roof overhang.
10. Service Yard.
- Walls or adequate planting are required as screening for a service yard, if any, to enclose above-ground garbage and trash containers, mechanical equipment and other outdoor maintenance and service facilities, which must be of sufficient height so equipment may not be visible from a neighboring lot.
- Greenhouses must be attached to the Residence and be ARB approved.
12. Landscape Treatment.
- Landscape designs are intended to compliment, enhance and provide a pleasing aesthetic setting for the structure. The landscape layout should utilize landscape plant materials to create variations in color, texture, size and shape. Landscape plant materials and manmade elements, if used, should be arranged to create an attractive and pleasing composition. The landscape design should pay particular attention to the appearance of the site from the roadway. Formally landscaped areas integrated with natural state areas to provide a balance between structured and natural landscaping is desired. Sod is the recommended treatment for turf-grass areas. To avoid sod edges and other perimeters that follow lot lines it is recommended that a meandering border of native groundcovers, shrubs and trees be preserved or created between residential lot lines. Typical landscape treatment:
- 12.1. Areas of turf-grass lawn (bluegrass or turf type tall fescue)
- 12.2. Well defined beds of deciduous and evergreen shrubs
- 12.3. Perennial ground covers and/or annual flowers
- 12.4. Landscape edging and mulch
- 12.5. Deciduous shade and ornamental trees
- 12.6. Evergreen trees
- 12.7. Landscape mounds and landscape boulders
- 12.8. Native plant material areas or clusters
- 12.9. Underground automatic sprinkler systems on all areas formally landscaped
Meadow Lake Utility Connection Information
Meadow Lake County Water & Sewer District
- Water/Sewer Connection:
- 494 St. Andrews Dr. Columbia Falls, MT 59912
- Electrical Connection:
- 2510 US HWY 2 East Kalispell, MT 59901
- Garbage Collection:
- 55 West Valley Drive Kalispell, MT 59901
- Natural Gas Connection: 890 N. Meridian Rd Kalispell, MT 59904
- Utility Line Location:
- 406-755-8344 38
SPECIAL GUIDELINES: CONSTRUCTION OF COMMERCIAL PROPERTY
1. It is recognized by the MLCCEHOA, Inc. board of directors that construction of commercial property may require guidelines unique to a proposed project. Whereas the standards appearing in the MLCCEHOA, Inc. Building Standards are designed primarily for residential lots and structures, the board of directors has provided the following guidelines for commercial activities:
- 1.1. Once a commercial property is programmed for construction or major renovation, the developer will notify the MLCCEHOA, Inc. general manager via an ARB application that a project is proposed (see Appendix A).
- 1.2. The general manager will schedule a meeting with the developer or agent to discuss the scope of the project and plans that may have been developed.
- 1.3. The general manager will next schedule a joint meeting with the ARB and developer or agent to examine the project proposal and define design review procedures appropriate for the construction project.
- 1.4. Following approval of a design review plan by both the developer and the ARB, the ARB will broadly interpret the agreed upon guidelines and standards.
2. With the cooperation and participation of both parties, the design review plan that evolves will fulfill the needs of the developer while concurrently serving the interests of the Meadow Lake community. Through this process it is anticipated the construction guidelines developed for the commercial project will allow for flexibility while accommodating the unique aspects of commercial development at Meadow Lake resort. The goal of the HOA in this architectural review process is to protect and enhance the community and the value of member owned properties.
APPENDIX X FINES AND PENALTIES
1. Authority (CC&Rs Article VI, Section 2)
- 1.1. The MLHOA has the authority to set and collect fines and impose other penalties as appropriate for violations of its governing documents. This authority is found in the CC&Rs, Article VI, Section2 (Enforcement), which states: The Association, the Architectural Review Board or any owner shall have the right to enforce, by a proceeding at law or in equity, all covenants, conditions and restrictions now or hereafter imposed by the provisions of this Declaration. The method of enforcement may include proceedings to enjoin the violation, to recover damages or both. Failure of the Association, Architectural Review Board or by an owner to enforce any covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter.”
- 2.1. Fines: The MLHOA has set the following fine structure for violations of provisions stated in the subject governing documents.
- 2.1.1. First Offense: Warning 2.1.2. First repeat of offense: $100
- 2.1.3. Second repeat of offense: $200
- 2.1.4. Third repeat of offense: $500
- 2.1.5. Fourth and subsequent repeat violations of an offense: $1,000 each
- 2.2. Administration: fines will be administered by the MLHOA and will be assessed with MLHOA fees for residential, lot and business owner resort members. Owners who rent or lease their properties are responsible for their tenants and will be fined/penalized for tenant violations.
- 3.1. Penalties: The MLHOA reserves the right to assess unspecified penalties against owners of residences, lots, businesses or other members of the MLHOA (including timeshare owners). Penalties assessed against timeshare owners will be done in coordination with MLDC.
4.1. Collection of fines and penalties will normally occur through monthly or quarterly assessments levied to the owners or by forfeiture of deposits submitted for construction activities. Failure to pay fines may also result in a lien against the MLHOA member’s property. Settlement of non-financial penalties will occur as circumstances dictate and in coordination with applicable parties.
SUMMARY OF AMENDMENTS
1. Merger of Meadow Lake Building Standards and Tamarack Heights Building Standards Documents.
- 1.1. The MLHOA Board of Directors approved the merger of these documents on September 30, 2017. The purpose of this merger was to combine into one document, the requirements of the Meadow Lake Building Standards, while incorporating pertinent Mountain Watch Phase I requirements.
2. Update of construction road access to Mountain Watch Phase I
- 2.1. The MLHOA Board of Directors approved the change in the construction access to Mountain Watch Phase I on December 9, 2017. The purpose of this change was to include Meadow Lake Drive as an approved construction access to Gleneagles Trail. The HOA had requested from the Flathead County Commissioners and the Flathead County Roads and Bridges Department, that the “No Thru Trucks” restriction on Meadow Lake Drive be lifted. The Flathead County Commissioners approved that request on November 6, 2017, as reported to the HOA, by the Director of Public Works, for Flathead County.
3. Update of the Appendices Section
- 3.1. The MLHOA Board of Directors approved on March 17, 2018, the addition of a summary Appendix Z, to the Appendices section. This appendix will detail the changes made to the Building Standards.