Alta Meadow Ranch is governed by a home owners association.  The ranch functions best when our communal infrastructure is in working order, and since all owners benefit from this arrangement, the responsibility for maintenance is a shared one.  A process exists for emergency expenditures, a possibility not entirely unexpected in a land heavily influenced by natural forces.  Special assessments may be necessary and must be approved by 3/5 of the members of the HOA.  Upon joining the HOA new members will contribute a deposit to establish an operating account and reserve fund.  Contribution of dues for the reserve account will be on an as-needed basis while ongoing expenses will be billed monthly.  Monies in the HOA account will be used for repairs and maintenance of those areas of the ranch designated for common use or having common interest and are listed below.

  •  Roads (repairs and snow removal)
  •  Bridges 
  •  River and creek banks
  •  Common area trails
  •  Common area ponds
  •  Trees in common areas
  •  Mail facility
  •  Refuse collection structure
  •  Weed abatement on common and private areas
  •  Fire preventive measures (removal of downed timber & dead limbs) in common areas
  •  Payment of refuse collection fees and accounting fees
  •  Ownership and management of water rights and maintenance of gravity irrigation system


HOA Responsibilities

The roads will need minor repairs almost yearly, and snow accumulations require plowing on an unpredictable basis.  The entry way bridge and the bridge between Tracts A and C were constructed with substantial concrete abutments and steel beam supports.  Barring an accident or major flooding, they should be functional for the foreseeable future.        

With regard to irrigation, all tracts benefit directly or indirectly from the gravity irrigation from Chicken Creek, with the diversion located on Forest Service land just west of the ranch.  Absent this vital water, the entire ecosystem of Alta Meadow will suffer serious degradation.  The diversion is a carefully crafted, fish-friendly weir (as opposed to a dam) and will require occasional maintenance. The irrigation ditches will need maintenance from time to time.  

Since snow removal will depend on the amount of snowfall, the time necessary to remove it will be the basis on which charges are calculated.  Alta Meadow Ranch Inc. will provide the snow removal equipment and personnel, and will bill the HOA for this service on common area roads.  The cost per hour will reflect standard charges for the equipment and operator.  Charges to individual owners will reflect the time required to remove snow from their driveways and roads not designated as common areas. 

Alta Meadow Ranch, Inc. also has equipment to perform minor road repairs.  For more substantial repairs and maintenance of roads, as well as repairs of stream banks and irrigation system, the HOA will employ a construction company with heavier equipment. 


Owners Options and Responsibilities 

Services provided for individual owners by the ranch caretakers will be billed separately on a monthly basis.  Upon request from owners, these services could include lawn mowing, house cleaning, minor road and driveway repairs, and general caretaking in case of a prolonged absence from the ranch.  Additionally, "Earth and Wood Landscaping," the company that installed much of the ranch landscaping and watering system, will be available to individual owners to perform semi-annual inspections and maintenance for the automated irrigation systems on Tracts A, C, & D.  Those portions of Alta Meadow Trail not considered common areas as well as private driveways will be the responsibility of individual owners.  

The owners of Tracts B, C, & D will be responsible for harvesting hay from their respective fields.  A custom haying company will be employed and costs for this service will be shared by the owners based on acreage.  Hay storage is available in the buildings on Tracts B and E.  The hay could be used for ranch livestock or for sale on the local market, with proceeds distributed according to acreage.


Restrictions on Land Use

No subdivision of any tract will be permitted. No renting or leasing to other parties is permitted.

TRACT A consists of about 47 acres of meadow and forest.  It is the site of the River House, located near the West Fork of the Bitterroot River.  On the southwestern edge of this property is a former trailer site for which utilities were installed by a previous owner.  It has electricity, a water well and a septic system.  There is a conservation easement on this property which limits building and land use.  The site of the previous trailer with its utilities may be used for a barn or shop, but not another residence.  The River House could be replaced by a building roughly of same size in the same location.  No other additional residences or buildings will be permitted.  The available land is suitable for a small number (3) of horses, and fencing is permitted for that purpose.

TRACT B contains 65 acres of meadow, forest, willow groves and pasture.  It’s eastern border is the West Fork of the Bitterroot River, and a hiking trail runs through its northern aspect.  The Bench House is sited near the northwestern boundary of the property.  This dwelling could be replaced with a building of similar size.  There is a pasture, tack shed, and hay barn on the property, as well as a round pen.  The pasture could be extended to the north if more area is needed.  A portion of this tract is a hayfield and requires harvesting each summer in order to maintain water rights for the ranch. 

TRACT C is about 37 acres of meadowland, willow groves and ponds.  It abuts the West Fork of the Bitterroot River on the east and US Forest Service land on the West.  Its southern border traverses a willow grove which provides an excellent visual barrier.  On its northwestern border is the Ranch House.  A covenant for this parcel limits construction of a new residence to replacement of the present residence and garage/shop. No additional fencing or building will be permitted.  A portion of this tract is a traditional hayfield and requires harvesting each summer in order to maintain water rights for the ranch.  A small number (3) horses may be kept by owners of Tract C by leasing the horse facilities on Tract B.  

TRACT D consists of about 29 acres of meadow and willow groves containing three cabins, two of which are restored original buildings.  This tract is bounded by the West Fork of the Bitterroot River on the east, Chicken Creek on the south and US Forest Service land on the west.  The northern boundary traverses the meadow and willow grove, the latter providing an excellent visual barrier.  The cabins are separated visually by an extensive landscaping project planted in the spring of 2002.  It will be a HOA requirement that this landscaping be maintained.  A portion of this tract is traditional hayfield and requires harvesting each summer to maintain water rights for the ranch.  A covenant for this parcel stipulates that no additional fencing will be permitted.  One new building in the form of a residence will be permitted on tract D in the location of the Barn House.  In the case of a remodel effort, the Barn House has a flexible building plan which would lend itself to extensive renovation.  There is ample room to expand in all directions except southward, whether starting anew or remodeling.  Only the owner’s personal vehicles (cars & light trucks) may be parked outside the cabins until a garage is available.  The Stage Coach Inn and Homestead are designated as historical buildings and may not be destroyed or moved.  A small number of horses (3) could be kept by owners of Tract D by leasing the horse facilities on Tract E, 

TRACT 6 is an 8 acre parcel on the hillside east of the river and road, home to the Chalet.  The West Fork of the Bitterroot River forms its western boundary and it melds into Tract E on the south and east.  The land surrounding the home on this tract is heavily forested and somewhat uneven, and is unsuitable for further construction, fencing or the keeping of livestock.  

TRACT E is a 43 acre parcel south of Chicken Creek at its confluence with the West Fork of the Bitterroot River.  The land on the east side of the river is steep and forested.  On the west side there is a horse barn and large implement shed, as well as two fenced pastures and a riding arena.  A portion of the implement shed will be considered common area and used for storage of equipment used to maintain HOA common areas.  The barn has four indoor stalls and four covered outdoor stalls.  It has heated watering troughs, a dedicated water well, electricity and a tack room.  Tract E is for sale, but its horse barn and pastures are available for lease to other owners of ranch property until it is sold. 


Architectural Standards  

Ranch style construction compatible with other buildings at AMR

Exteriors – Log or board (cedar or redwood) with river stone accents

Exterior finish - Natural or stained but not painted

Roof material – metal or slate (fire protection)

Metal roof colors – Dark Brown, Dark Green, Terra Cotta

Building height – not to exceed 35 feet above grade

Square footage not to exceed 8,000 SF and must be greater than 2,500 SF

Primary heating source must not be a wood stove or wood burning fireplace

Residences must include garage spaces for all vehicles with the exception of those on Tract D for the present time. 


General Restrictions

The speed limit for vehicular traffic is 20 miles per hour on Alta Meadow Trail and driveways to individual homes.  For all terrain vehicles and snowmobiles the speed limit is 10 miles per hour, and Alta Meadow Trail can only be use by these vehicles to enter and leave the ranch.  No use of ATVs or snowmobiles will be permitted on the hiking trails or meadows except for ranch maintenance and repair projects.  Visiter's and owner's recreational vehicles may be parked outside a home for no more than one week.