Architectural Review in Montrachet: What to Know

Thinking about building a custom home in Montrachet? You are not alone. The community’s setting and privacy attract buyers who want a tailored design without surprises. The key is understanding how the Architectural Review Board fits into your build, what to submit, and how to time approvals with City permits. In this guide, you will learn the steps, timelines, and practical tips that help you move from concept to groundbreaking with confidence. Let’s dive in.

Where ARB fits in your build

The Architectural Review Board, often called the ARB or ARC, enforces the community’s Covenants, Conditions and Restrictions and architectural guidelines. Its role is to protect neighborhood design consistency, property values, and lot-specific constraints such as setbacks, easements, slope, and drainage.

You will work with several parties throughout the process:

• Owner: You are responsible for compliance and final approvals.
• Architect or designer: Prepares drawings and updates in response to ARB comments.
• Builder or contractor: Coordinates construction, permits, inspections, and often submits plans for you.
• HOA or management company and ARB: Receives submittals, issues comments and approvals, and monitors construction.
• City of Fort Worth Development Services: Issues building and site permits independently from the ARB.

In most luxury gated communities in West Fort Worth, ARB approval is required before you submit for or receive City of Fort Worth permits. Sometimes a conditional ARB letter is enough to start the City review, but final ARB sign-off is usually needed before construction begins. Always confirm with the HOA which type of ARB approval the City will accept and whether a pre-construction meeting or construction deposit is required before site work starts.

What to submit to the ARB

Montrachet’s exact checklist comes from the HOA, but most luxury communities in the area require a complete, professional packet. Incomplete submittals are the top cause of delay, so match your package to the checklist line by line.

Core plan set

• Site or plot plan with lot lines, building footprint, setbacks, spot elevations, driveway and garage orientation, utilities and easements, proposed retaining walls, and finished floor elevation.
• Foundation and floor plans with square footage breakdowns, room layouts, and ceiling heights.
• Exterior elevations on all sides with roof pitches, window and door types, overhangs, chimneys, and material callouts.
• Roof plan showing materials, slopes, ridgelines, drainage, skylights, and mechanical screening.
• Building sections as needed, including wall and roof assemblies and floor-to-ceiling heights.

Materials, colors, and finishes

• A material board or digital sample sheet for masonry, stone, stucco texture, siding, trim, roofing, metal accents, and window frame colors.
• Paint schedule or color chips for main and trim colors.
• Product cut sheets for specialty items such as windows, doors, garage doors, and railings.

Landscape and exterior lighting

• Landscape plan with plant palette, sizes, irrigation approach, turf areas versus native landscaping, and any tree protection or removal notes.
• Hardscape plan for driveways, patios, pool placement, retaining walls, and site grading with drainage arrows.
• Exterior lighting plan with fixture locations, cut sheets, and light levels or color temperatures if required by guidelines.

Site-specific engineering and compliance

• Tree survey and arborist recommendations if required.
• Civil grading and drainage plan with stormwater measures.
• Structural or soils reports for slopes and retaining walls where applicable.
• Erosion and sediment control details if required by the city.

Administrative and legal items

• Completed ARB application form with owner and builder signatures.
• A brief design narrative explaining how the project meets the guidelines.
• Proposed construction timeline with start and completion dates.
• Evidence of builder insurance or licenses if required for site access.
• Any HOA deposits or escrow related to construction damage or landscape completion.

Common Montrachet-style standards to expect

• Higher percentages of masonry or specific masonry types.
• Limits on certain exterior materials, such as restricted use of vinyl or heavy stucco.
• Preferred garage placement or orientation to reduce street impact.
• Requirements for roof pitch minimums, deep eaves, and porch proportions.

Timelines and meeting cadence

Plan your design and permitting schedule around ARB and City timing. While each HOA sets its own calendar, these ranges reflect common practice in West Fort Worth luxury communities:

• Pre-submittal consultation: 1 to 2 weeks to arrange. Optional but highly recommended.
• Initial ARB review: 2 to 4 weeks after a complete submittal. Some ARBs review between meetings; many meet monthly.
• Revision cycles: 1 to 3 weeks per round depending on complexity and meeting schedules.
• Final ARB approval: issued after you satisfy all conditions through an approval letter or stamped plans.
• City of Fort Worth permits: independent plan review, often 2 to 8 or more weeks depending on scope and requested revisions.

A realistic planning window from initial design through final ARB sign-off and City permit is often 8 to 16 weeks for a standard custom home with one or two ARB revision cycles. Complex sites, engineering needs, or variance requests can extend the timeline to 3 to 6 months.

Critical sequencing to confirm

• Whether you must have final ARB approval before submitting to the City, or if a conditional ARB letter is acceptable to start City review.
• Whether the HOA requires a pre-construction meeting or deposit before mobilization.
• Submission deadlines tied to ARB meeting dates, since missing one can add weeks.

What reviewers look for

ARB review centers on design quality, neighborhood fit, and site stewardship. Your team should anticipate comments in these areas and address them proactively.

Massing and scale

• Building height, roofline complexity, and how the home relates to adjacent homes and lot features.
• Balanced facades with thoughtful window rhythms and proportions.
• Street character, including garage prominence and setbacks, with side-entry garages often preferred.

Materials and architectural details

• Masonry type and percentage, including brick or stone requirements common in upscale neighborhoods.
• Roof materials and visible assemblies, with some limits on composite shingles or visible equipment.
• Window and door materials and colors that suit community standards.
• Trim, cornices, porch dimensions, columns, and chimney treatments that support the design intent.

Site, grading, and drainage

• Preservation of mature trees and minimizing mass grading where possible.
• Respect for drainage easements and stormwater controls so runoff does not impact neighbors.
• Retaining walls and slope stabilization that blend with neighborhood aesthetics.

Landscape, screening, and hardscape

• Plant palettes that reflect community consistency and water-wise practices.
• Screening of mechanical equipment and service areas from public view.
• Placement and visibility of pools, guest houses, and accessory structures.

Lighting and night-sky considerations

• Shielded fixtures, height limits, and warm color temperatures to minimize light trespass.

Sustainability and energy features

• Many ARBs encourage energy-efficient windows and native landscaping; solar is often reviewed for placement and visibility.

Fencing and walls

• Height, style, and materials consistent with lot placement and street view. Some communities restrict front-yard fencing.

Common pitfalls to avoid

You can save weeks by steering clear of these frequent missteps:

• Submitting an incomplete packet, such as missing material samples, landscape plans, or civil drainage details.
• Treating City and ARB requirements as the same. The ARB focuses on aesthetics and CCRs, while the City focuses on code and safety.
• Missing ARB submission deadlines and meeting dates, which can add a month.
• Hiring a team unfamiliar with Montrachet’s CCRs or similar West Fort Worth guidelines.
• Overlooking lot constraints, including easements, tree protection, steep grades, or retention areas.
• Not budgeting for construction deposits, HOA pre-construction meetings, or proof of insurance.

Smart steps for out-of-market buyers

A little preparation goes a long way when you are planning from outside the area.

• Engage a local architect and builder with direct experience in Montrachet or comparable gated communities. This is the single best way to shorten review cycles.
• Request the ARB submittal checklist, current CCRs and architectural guidelines, fee schedule, and ARB meeting calendar before design begins.
• Schedule a pre-submittal review or intake meeting with the ARB or management to surface issues early.
• Include landscape, civil grading, and exterior lighting in your first submittal. Many ARBs will not grant approval without them.
• Build buffers into your schedule for at least one to two revision cycles beyond the first review.
• Confirm whether ARB approval must be recorded or stamped for the City and whether the HOA requires any construction deposits or escrows.
• Review construction rules such as hours, on-site parking, street protection, and penalties for non-compliance.
• Plan for closeout. Some ARBs require final inspections, landscape completion certificates, and proof of specified materials before releasing deposits.

Questions to ask the HOA and your team

Ask the HOA or ARB

• May we receive the current CCRs, architectural guidelines, ARB submittal checklist, fee schedule, and meeting calendar?
• Is ARB approval required before City of Fort Worth permit submission, or only before construction starts?
• What are typical review timelines and revision counts for homes comparable in size and complexity?
• Are there lot-specific conditions such as easements, setbacks, tree protection, or drainage requirements?
• What construction hours, staging rules, and street cleaning standards are enforced, and what deposits or escrows apply?
• Are there standards for masonry percentages, roof materials, and garage or driveway orientation?
• Who is the point of contact for a pre-submittal meeting, and what is the preferred format for digital or paper submittals?

Ask your architect and builder

• How many projects have you taken through the Montrachet ARB or a similar West Fort Worth community, and can you provide references?
• Will you manage ARB and City permit coordination and handle ARB-requested revisions?
• How do you price and schedule ARB-driven changes or extra drawing rounds?
• Do you include landscape, civil, and lighting design in the initial ARB package or as separate scope?

Plan your build with confidence

When you understand how ARB review, design standards, and City permits work together, you can protect your timeline and your vision. With the right local team and a complete first submittal, you improve your odds of a smooth approval and a start date you can trust. If you would like introductions to experienced Montrachet architects and builders or a discreet strategy for securing the right lot, connect with Raleigh Green for a private conversation.

FAQs

What is the ARB’s role in Montrachet?

• The ARB enforces the community’s CCRs and architectural guidelines to ensure design consistency, protect property values, and check lot-specific constraints such as setbacks and drainage.

Do I need ARB approval before City permits?

• In most cases, yes. Many communities require ARB approval before City of Fort Worth permits; some accept a conditional ARB letter to start City review. Confirm the requirement with the HOA.

How long does ARB approval take?

• Initial review often takes 2 to 4 weeks after a complete submittal. With one or two revision cycles, expect 8 to 16 weeks from initial design through ARB sign-off and City permit, with longer timelines for complex sites.

What must be included in the ARB submittal?

• A complete packet usually includes site, floor, roof, and elevation plans, materials and color schedules, landscape and lighting plans, civil drainage details, administrative forms, and any required deposits.

What causes the biggest delays in review?

• Incomplete submittals, missing landscape or civil plans, materials that do not meet standards, and missed meeting deadlines are the most common sources of delay.