Board of Trustees Meeting, November 10, 2009
The meeting was held at the Firehouse. In attendance were: Trustees Kent Meager, Jodi Jacobson, Sherri Spykerman, John Corcoran, Tom Gering and Manager Edquist. Guests and Owners attending were accountant Bruce Anderson, Tim Lindholm, Eric Stahl, Suzanne Richman, Patty Jones, Randy and Althea Brimm, and Architect Doug Greybeal.
Architectural Control Authority-Lindholm Photovoltaic System
President Spykerman called the meeting to order at 7:07 pm, and asked owners and guests present to introduce themselves. All were present in relation to Mr. Lindholm’s submission and request for approval from the LEC ACA for a Photovoltaic (PV) system to be installed at 0140 Alexander Avenue. The ACA had previously approved Mr. Lindholm’s submission of his Garage/CDU Plan, and his Activity Envelope and Site Plan. In respect of the variance matter discussed below, and written comments from owners Stahl and Gloz, the ACA had not approved the Photovoltaic (PV) System Plan submitted at the October 14th meeting.
Mr. Lindholm reported that he was granted a variance from Pitkin County in regard to the overall height of the Photovoltaic installation– which is proposed to be pole mounted– from 10 feet to a height of 16 feet. He said the County had denied his request for a variance from established setbacks for these PV arrays, as they would rotate following the sun and overlap the prescribed setbacks for the lot. The County determination on this setback matter resulted in Mr. Lindholm submitting for new locations for the pole mounted arrays from which they would not overlap the setback during operation. Tim was clear to point out that the new locations did not move any of the arrays into the Gloz view corridor defined in the Activity Envelope and Site Plan previously approved.
Submitted to the ACA for this November meeting was a letter dated November 5, 2009 (“PV LEC Final Approval Request”) and a pdf file (“PV NW corner outside setbacks”) showing the new locations of the pole mounted arrays in red ink. Both these documents were reproduced and a part of the material provided to the Board this evening.
After the homeowners present were given the opportunity to voice their opinions and concerns with the Lindholm PV Plan, the Board approved the Plan as submitted, after a motion by Director Meager. The motion stated that Tim is to work with his neighbors to address appropriate screening of the panels, that approval of this PV array is specific to this property, and will not serve to set a precedent for approval of other installations, as each must be considered by the ACA individually. This motion was seconded and passed unanimously, based upon Colorado legislation that limits what common interest associations such as Little Elk can do regarding alternative energy installations. The Board recognizes that Little Elk Creek might need to have some guidelines with respect to solar installations going forward which incorporates the new Colorado legislation.
Approval of Minutes—the Board reviewed the minutes from the October 14th Board meeting and a special meeting of the Board held October 31. There was a minor change made in the regular meeting minutes, and both these sets of minutes were approved for posting to the website.
Financial Reports-– Accountant Bruce Anderson supplied the income statement and balance sheet in a modified format with some line items more clearly named. The Trustees reviewed these reports and also the aging statement. Sherri and Bruce reported on their meeting with Stan Snyder, whom the Board retained to review the association books, financial reports, financial reporting and practices. There were no irregularities evident, and Mr. Anderson welcomed the review of his practices and the reports generated for Board review. The board requested assessment statements be sent via e-mail. Bruce was asked to mail the December paper statement with red type stating to homeowners this is our intent on the following quarterly statement. It was noted there are 2 homeowners without e-mail, so those statements would continue to be mailed.
Unfinished Business- Manager Edquist reported that the play structure has a newly installed infant swing. He was asked to make repairs to the gate at the playground which is missing hardware. He reported that the Smart barn exterior dormer and second floor entry had been sided since the last meeting and mailing to the Smart’s the Notice of Violation letter in regard to fines for failure to comply with the covenant regarding “Prompt Completion of Structures”.
Mr. Edquist also said he had been out to the Little Elk ponds the previous day with Patrick McCarty, who is the Colorado State University Cooperative Extension Agent for Garfield County. The purpose was to look at the vegetation growing in the water. Mr. McCarty recommended removal of the rooted vegetation and accumulated silt by mechanical means. Manager Edquist had also forwarded the Board information in regard to aeration of the ponds. After discussion, it was determined to have owner Dan Harris come to the next meeting to strategize methods and timing for removing silt and vegetation from the ponds, and to look further into aeration as a long term method of maintenance.
Director Jodi Jacobsen reported on the land use application for the Stahl home to be constructed next spring. There was some discussion regarding a proposed geothermal heat system and on a second level deck which overhangs into the setback from Little Elk Creek. Manager Edquist was asked to draft a letter for Board approval to be sent to the County prior to the November 18th deadline for comments.
Also in relation to the Stahl construction schedule, the Board felt some further work may be due in regard to when a construction deposit is to be submitted. In the past, most home construction has not required demolition of an existing home. Since demolition requires a County permit, the Board discussed collection of the Construction Deposit in such situations at the time the applicant applies for a demolition permit.
The Pates home was discussed. Director Meager followed up with County official Tony Fusaro, who said he was unaware the home was still open. The Board felt this structure should be locked and not present a safety hazard to the neighborhood, Manager Edquist was asked to check that the home’s doors and windows are secured.
New Business-
Discussion and review of the present insurance for Little Elk Creek was tabled until the December meeting.
There being no other business to come before the Board, there followed a motion to adjourn at 9:35 pm.
Respectfully submitted,
Keith M. Edquist, Association Manager
Sherri Spykerman, President