Montrose is High River’s newest master-planned community, covering over 200 acres on the south side of High River. Surrounding a 16-acre pond that winds through the neighbourhood, residents can enjoy the pathway system and playgrounds. Arrival is distinct with the rundle stone bridge over the Little Bow River.
- Restrictive Covenants -
One of the benefits of a new neighbourhood is the presence of a document on the title of each lot that protects your investment. This document is called a Restrictive Covenant ("RC" for short).
An RC is a legal document that is placed on the title of each lot by Dream when the lot is created and before ownership is transferred to the first purchaser. Since it is on the title, the document remains on the land, even as the ownership passes from one person to another. The purpose of the RC is to set out what is not permitted on a lot.
In a high quality development such as Montrose, owners can expect that a high standard will be maintained long after the area has been completed. With the RC, you have the ability to enforce that standard when another owner violates any of the provisions. The RC is for the benefit of all owners in the entire community, and through this, property values should be maintained.
Although the contents of the RC can vary from one phase of Montrose to another, they generally protect owners from improper development in that same phase. As an example, construction of a new building or a change to the appearance of an existing home (including exterior colours), cannot be made without the written approval of Dream. Other restrictions relate to the condition of the house, yard and fences. A violation that we receive many calls about is the parking of recreational vehicles and trailers on a lot.
With the excitement and large number of documents associated with a home purchase, many owners have never reviewed (or possibly were not aware of) the RC. We suggest that you take a moment to read yours, firstly to ensure you are not violating them unknowingly, and secondly, so that you know you are able to protect your property value from being affected by the actions others.
For your convenience, you can reference Montrose Phase 1 single family RCs
, Montrose Phase 1 multiple family RCs
and Montrose Phase 2 Eurostyle RCs
and Montrose Phase 2b
- Stormwater Pond & Trapped Lows -
To address concerns over the potential for property damage that can affect other areas in High River when the river level rises much higher than normal, Montrose has been engineered so that the basements of homes should be above the highest water level, even in unusual conditions that may occur. To achieve this, Dream brought in a large amount of fill to raise the grade above the original level of the land.
To control the drainage during rainstorms, especially those severe summer downpours, a 16-acre stormwater pond was created. The storm water runoff from yards and streets flows into the pond, which can rise in level to absorb the impact of the storm (but still remain safely below basement levels). Throughout the storm, the water in the pond is gradually released to the nearby Little Bow River, eventually returning the pond to the normal level. Please note that, while the pond is an attractive visual feature, it does drain the roads and is subject to water fluctuations, so it is not suitable for recreational use.
There are a couple of design features that the Montrose stormwater pond has to control the algae build-up that could occur in other ponds. Firstly, the pond is designed to have a steady flow of water running through it to keep it fresh. Secondly, since the cause of algae growth is often attributed to runoff of fertilizers used on yards, the landscaping around the pond has been designed to absorb these nutrients. Special aquatic planting along the shoreline will absorb nutrients carried into the stormwater pond through the underground pipes. A buffer of natural growth grass (i.e., not manicured) up the slope from the water level will intercept nutrients washing down from the rear yard of the lots that back onto the pond, as well as the manicured portion of the pond landscaping that is generally above the pathway. Residents can do their part to keep the pond looking good by minimizing the use of fertilizers on their property.
‘Trapped lows’ or stormwater impoundment areas are very much like a small version of the stormwater pond discussed above. Streets are always designed to drain to low points, where a catch basin receives the flow and directs the water into an underground pipe and on to the stormwater pond. In the more severe summer downpours, the area of road, boulevard, and in some cases, a portion of the front yard adjacent to the catch basins, may temporarily accumulate some storm water. While it may appear that the catch basin is plugged (and may even cause some people to be alarmed as the water level rises) storm water is still draining through the catch basin into the underground pipe. The street is simply being used to buffer the intensity of the storm – by design. The water depth cannot exceed a certain amount, usually well under 0.5 metre (about 20 inches), because the water will spill over to another low area before it could get any deeper, ultimately ending up in the stormwater pond or other location away from homes. As the storm passes, the catch basin will eventually catch up to the incoming flow and the pond in the street will completely drain into the catch basin.
To guard against a homeowner unwittingly creating a drainage problem for themselves as a result of these trapped lows or the stormwater pond, a Stormwater Impoundment Easement is registered on the title of the affected lots. This easement identifies the elevation that the storm water may reach on the lot and instructs the owner to not create any openings to the home lower than a certain elevation, to prevent any possibility of property damage. When homes are initially approved for construction the grades that are set are in compliance with this easement, so having this document on title helps to inform owners of the property who may, for example, be contemplating renovations or redevelopment.
- Parking RV's -
Can I park my motor home in Montrose? Generally, the answer is no. Temporary parking is dependant on where it is parked. The Town of High River Traffic Bylaw 3532/85 Section 1313 states:
“No person shall park any commercial vehicle, bus or motor home, truck, engine, trailer or truck of the design capacity of more than 1 Tonne or a length of more than 6 metres except upon any highway where such parking is expressly permitted or except for the purpose of loading or unloading such vehicles.” (Highway means any street, road, avenue etc.)
Montrose's Restrictive Covenants specify that boats, campers and recreational vehicles, etc, are not allowed anywhere on a lot for longer than five days.
- Fences and Decks -
Please review the Restrictive Covenants that pertain to your lot prior to proceeding with your fencing plans. Fences built by Dream represent the 'standard' for the neighbourhood and you are encouraged to match this design and colour for additional fencing. (Montrose Fence Location Plan
) If you want to duplicate this style and colour on your property you do not have to make a submission to the Architectural Control Committee. Information on this 'Standard Fencing' is available for Steel
styles (click on the type of fence you are interested in to see the pdf for the fence designs).
If your lot backs onto a park or open space and you wish to have a fence that is different from one of the Dream ‘Standard Fences’, please send in a sketch with dimensions and colour choices, as well as a plan showing where on your lot the fence is proposed to be built.
We strongly recommend that you have a surveyor check the proposed location of your fence to ensure it is either within your property, or straddling a property line if you and your neighbour plan to share the fence. Fences constructed by Dream are located inside the lots that back onto Town property (such as a park or open space), or inside one of the lots where homes back onto each other.
Any side yard fence cannot be built taller than the rear fence within 6 metres of the back of the property. It should transition down to the height of the rear property line fence.
Note that that chain link fences (including chain link dog runs) are not permitted on any lot in Montrose.
If you want to build a new deck, you'll first need to submit plans for review by the Montrose Architectural Control Committee, then upon approval you'll need to make a separate application for a building permit from the Town.
Don’t forget to obtain locates for buried utilities that are in your lot before any doing any excavation or drilling post holes! Consult your phone directory for the phone number and allow at least four days before doing any work.
- Tree Gift Certificates -
Trees add character and colour to a neighbourhood, not to mention the environmental benefits. Dream has always offered trees to the new residents in its communities, and Montrose is no exception. The first owner of a new single-family home is offered a new tree for the front yard. Information on how the program works is provided after possession.
- Landscape Deposits -
As a new community develops and new residents move in, it is beneficial to have yards landscaped as soon as possible. The Restrictive Covenants specify that landscaping must be done within 60 days of occupancy, or by June 30 if occupancy occurred between October 1 and May 31.
To encourage early completion of the landscaping, a deposit was required with the purchase of your home, which Dream will refund upon completion and inspection. Please contact us at 245-3515 to begin the inspection process.