Double Arrow Ranch - Facts, figures and a little history

Double Arrow Ranch has been a part of the Seeley Lake community for 48 years. It continues to see new construction and undeveloped lots change hands. This past year over 60 property transactions occurred on the Ranch, a clear indication that our part of Western Montana is seen as a haven to folks all over the country! Let's take a closer look at the Ranch and its homeowners' association, the Double Arrow Ranch Land Owners Association (DARLOA).

The first phases of the Ranch were approved by Missoula County in 1973, the year that the Legislature passed the Montana Subdivision and Platting Act. The Act required subdivisions with lots less than 20 acres needed to be reviewed by local governments. While subdivision regulation in Montana has increased over the years, some parts remain the same.

Three goals of the current subdivision regulations are still relevant to the Ranch: preventing overcrowding of land, development in harmony with the natural environment and preservation of open space.

What was included in our Double Arrow Ranch subdivision that dates from the 1970s? The project was developed in eight phases, and we still refer to areas of the Ranch by their phase number. (Phase Two, comprising the lots along Morrell Creek, left the Double Arrow Home Owners Association in 1998, creating an independent organization called "Phase Two Home Owners Association.") The other phases range in size from Phase IV, with 266 lots, to Phase VIII, with 25 lots. With a total of 736 lots, Double Arrow Ranch is one of the largest subdivisions in Missoula County.

Double Arrow Ranch has 10 common areas, the largest of which is 38 acres and adjoins state land. Another parcel is Drew Creek Park, 35 acres which belong to Missoula County, but is entirely surrounded by Double Arrow Ranch land. This park provides great access to Lolo National Forest property from The Nature Conservancy purchase.

It takes almost 30 miles of roads to service all of these properties, so it won't come as a surprise that road expenses are by far the largest budget item for the homeowners association. Speaking of money brings up the question of who exactly manages Double Arrow Ranch, anyway?

On Nov. 9, 1973, there were articles of incorporation approved for DARLOA. This was to be the organization that, to quote the original document, had "...the powers of maintaining, administering and enforcing the covenants and restrictions and collecting and disbursing the assessments and charges hereinafter created..." In other words, this would be the organization to oversee the subdivision.

DARLOA was incorporated as a non-profit corporation, meaning that "No part of the income or profit of the Corporation is distributable to its members, directors or officers." For those of you who are involved with non-profit organizations, you know that this is a complex area. There are 29 different types of 501(c) organizations, the most common of which are 501(c)3s. HOAs, our acronym for home owners associations, do not qualify for this category.

DARLOA is a 501(c)4, meaning that association dues are not taxable to DARLOA. Residents paying these dues cannot deduct them from their taxes, but it exempts the association from paying taxes on them. One requirement of having this 501(c)4 status is, according to the IRS, that "the common areas or facilities it owns and maintains must be for the use and enjoyment of the general public."

With such a long history since its early development, how does DARLOA function as the entity to manage the affairs of the Ranch? There are three types of documents that spell out rules and responsibilities. First are the covenants. DARLOA has the covenants for all seven phases posted on our website. These go back to the original filings of the development, and are the fundamental governing documents of the Ranch.

The second document, based on the covenants but with considerably more detail, are the bylaws. Since we have an organization called DARLOA to manage the affairs of the Ranch, you can think of the bylaws as the rules of the road for DARLOA. They specify things such as how many directors will be on the board and how they are elected. They tell us when membership meetings will be held and how members will be notified.

The third document that guides the management of Double Arrow Ranch are the Policies and Procedures. These are developed by the DARLOA Board of Directors, and provide more detail concerning areas such as assessments, management of funds, communication with residents and committee operations.

As with many non-profit organizations in the Seeley Lake area, volunteers are the lifeblood of a healthy and effective homeowners association. As the number of year-round residents on Double Arrow Ranch increases, there is an increasing pool of willing and dedicated volunteers. In addition to serving as directors, DARLOA volunteers serve on committees such as Roads, Architectural Control, Fire Safety - three committees that must be maintained according to the bylaws. In addition, the bylaws require that an Election Commission be established to ensure that our election process is thorough and fair, and well-communicated to all members.

Over the years, DARLOA has established additional committees as well, to support areas such as communications & hospitality. Does this require a substantial volunteer corps? Indeed it does! However, as volunteers meet fellow residents in the course of their activities, and see the value they bring to their community, the time and effort are definitely worth it.

Double Arrow Ranch and our DARLOA home owner association have a long history in the Seeley Lake area. Residents come here for the natural beauty of the area, and an opportunity to live in a place with a friendly and comfortable lifestyle. The vision of the original developers almost 50 years ago has been maintained and enhanced by our landowners, volunteers and the greater community.